In a CLI-X Modified Campus-Type Limited Industrial
District, a building may be erected, altered or used and a lot may
be used or occupied for any of the following purposes and no other:
A.
Administrative or executive offices, or offices for
architects, professional engineers, certified public accountants or
lawyers.
[Amended 7-13-1989 by Ord. No. 582]
B.
Laboratory for scientific, agricultural or industrial
research and development.
C.
Manufacturing, fabricating, assembling and/or processing
of the following: scientific and precision instruments and controls;
electronic components, including computers; pharmaceutical and optical
goods; metallized and coated plastic film, photographic reproduction,
film and equipment; jewelry and timepieces; clothing and other textile
products (but excluding dyeing and manufacturing of textiles); small
electrical appliances and supplies, such as lighting fixtures, wiring,
toasters, radios, medical and dental equipment; hand tools; small
machine parts; musical instruments; toys; novelties; small products
from previously prepared paper, plastic, rubber (excluding the manufacture
of rubber or synthetic rubber), wood, tools, and hardware.
D.
The following processing of small metal pieces (capable of being held in one hand by the average worker) related to the uses indicated in Subsection C above: finishing, plating, grinding, sharpening, polishing, cleaning, rustproofing and heat treating.
E.
Accessory uses incidental to any of the above-permitted
uses, including a cafeteria and other similar services operated by
or for the employer for the exclusive use of its employees and business
visitors.
F.
Warehousing of products manufactured on the site or
products incidental to the use or manufacturing of the products so
manufactured.
G.
Any use of the same general character as any of the
above, including distribution plant for small parcels (capable of
being hand-delivered), when such use is authorized as a special exception
by the Zoning Hearing Board, and provided that such use shall be subject
to such reasonable restrictions as the Zoning Hearing Board may determine,
but excluding use by health-care professionals or use as a truck terminal
or general public warehouse; no use shall be permitted which may be
noxious or hazardous; no exterior storage of material or equipment
shall be permitted, except temporary storage which is not noxious
or offensive by reason of odor, dust, fumes, smoke, gas, vibration,
noise or risk of fire explosion, and provided that such temporary
storage shall not continue for periods of more than 72 hours at any
one time, and provided further that said temporary storage shall be
fully concealed by fencing or landscaping and shall be within the
area which could be utilized for building on the lot.
[Amended 7-13-1989 by Ord. No. 582]
H.
The following indoor recreational uses when authorized
as a special exception by the Zoning Hearing Board: badminton, basketball,
gymnastics, handball, squash and tennis, ice skating rink, provided
that any such building shall have a waiting or spectator area which
will comfortably accommodate no more than two times the maximum number
of participants in any such recreational facilities on the premises,
if they are being used to full capacity.
A.
District area. The minimum area which may be classified
as a CLI-X District shall be 20 acres.
B.
Lot area. The minimum area for any one lot shall be
two acres, provided that the average size of all lots within any subdivision
hereunder shall be not less than four acres. If any application for
subdivision approval hereunder contains any lot with a minimum area
of less than four acres, the applicant shall also submit a document
to be entered of public record, restricting in perpetuity further
subdivision of any lot containing six acres or more in such subdivision;
such document, creating the restriction, shall be fully executed and
approved as to form by the Township Solicitor prior to final approval
of the subdivision. The Board of Supervisors shall agree in writing
to remove any such deed restriction upon request from an owner of
any lot, upon such owner's request for further subdivision, provided
that the total number of lots in the entire tract which was originally
subdivided shall have an average area of four acres after such further
subdivision is approved. It shall be a condition of any such further
subdivision that any proposed lot containing six acres or more shall
be restricted against further subdivision as above provided.
C.
Building height. The maximum height of any building
shall be 40 feet.
D.
Setbacks. Front, side and rear yards shall be a minimum
of 150 feet from any residential district and 50 feet from any property
line, except where the property abuts a railroad right-of-way, where
no minimum setback is required. Notwithstanding the foregoing, where
the ground elevation of the building is lower than the elevation of
the midpoint of any residential line bounding the lot, the aforesaid
one-hundred-fifty-feet minimum setback of any building from any residential
zoning district shall be reduced by an amount calculated by multiplying
2.5 by the difference between 40 and the height of such building,
provided that in no event shall the setback line from any residential
zoning district be less than a minimum of 100 feet.
E.
Lot coverage. Maximum building coverage shall be no
more than 30% of the total lot area. Impervious ground cover shall
be no greater than 55% of the total lot area. Each lot shall have
a minimum green space area of 45% of the total lot area.
[Amended 9-9-2004 by Ord. No. 794]
F.
Control of dust, dirt, smoke, vapors and gases. No
emission shall be made which can cause any damage to health, to animals
or to vegetation or to other forms of property or which can cause
any significant soiling at any point outside the operations. Table
I, Chapter V, Industrial Hygiene Standards, Maximum Allowable Concentrations,
Air Pollution Abatement Manual, Manufacturing Chemists Association,
1951, Washington, D.C., shall be used as a guide in determining what
is a toxic gas.
G.
Control of radioactivity or electrical disturbances.
There shall be no activities which emit dangerous or harmful radioactivity
or electrical disturbances on or beyond the lot line.
H.
Control of odors. There shall be no emission of odorous
gases or other odorous matter in such quantities as to be offensive
at or beyond the lot line or which exceeds the standards of Table
III (odor threshold), Chapter V, Industrial Hygiene Standards, Maximum
Allowable Concentration, Air Pollution Abatement Manual, Manufacturing
Chemists Association, 1951, Washington, D.C. Any process which may
involve the creation or emission of any odors shall be provided with
a secondary safeguard system, so that control will be maintained if
the primary safeguard system should fail.
I.
Control of glare and heat. Any operation producing
intense glare or heat shall be performed within an enclosed building
or behind a solid fence in such a manner as to be completely imperceptible
from any point on or beyond the lot lines.
J.
Control of noises. At no point on or beyond the boundary
of a residential or commercial district shall the sound-pressure level
of any operation exceed the maximum of that permitted:
|
Sound Levels
| |||
|---|---|---|---|
|
Maximum Permitted Sound Level
(decibels)
| |||
|
Octave Band
(cycles per second)
|
Along Residential District Boundaries
(Re: 0.0002 microbars)
|
At Any Other Point on Lot Boundary
(Re: 0.0002 microbars)
| |
|
0 to 75
|
72
|
79
| |
|
75 to 150
|
67
|
74
| |
|
150 to 300
|
59
|
66
| |
|
300 to 600
|
52
|
59
| |
|
600 to 1,200
|
46
|
53
| |
|
1,200 to 2,400
|
40
|
47
| |
|
2,400 to 4,800
|
34
|
41
| |
|
Above 4,800
|
32
|
39
| |
K.
Conformity to federal, state, regional and local standards.
Any use permitted hereunder shall conform to all appropriate air pollution,
particle emission, noise, electrical disturbances, waste disposal,
light, glare, heat, vibration, radioactivity and outdoor storage of
materials.
All front yards, side yards and rear yards which
abut a residential district shall be landscaped for a depth of 50
feet for the entire length thereof in accordance with a landscape
plan showing the location, species, the size of trees and shrubs,
grass and open areas, and other proposed landscaping, which plan shall
include proposals for screening adjacent residential areas and shall
be submitted for approval by the Township Shade Tree Commission prior
to issuance of a building permit.
A.
Adequate off-street parking shall be provided at all times, but the requirement for same shall not be less than those specified in § 116-184, relating to off-street parking and loading, as contained in this chapter.
B.
No parking area shall be permitted within the front
yard of any unit in a CLI-X District (except front yards facing an
internal road wholly within an industrial park) nor closer than 100
feet to a residential district unless authorized as a special exception,
but in no case shall any parking area be permitted closer than 50
feet to any residential district or to any property line of a property
in residential use. The parking area shall not exceed 25% of the total
lot area (unless authorized as a special exception) unless the total
building area of buildings on such lot is less than 40% of the total
lot area, in which event the difference between the 40% of the total
area which could have been covered and the area actually covered by
building area may be used for parking.
C.
On-street parking shall not be permitted.
Provisions shall be made for safe and efficient
ingress and egress to and from public streets and highways serving
the site without undue congestion to or interference with the normal
traffic flow within the Township. Plans showing the locations and
engineering details of all entrances and exits shall be submitted
for approval by the police and engineering departments prior to the
issuance of building permits.
Advertising signs shall be permitted subject
to the following requirements and limitations:
A.
Any sign permitted in any residential district (provided
that the use to which it refers is permitted in a CLI-X District)
shall be permitted on any portion of a lot or building.
B.
Where a property fronts on a street across from a
residential district, one ground sign may be erected indicating the
name(s) of the occupants, provided that such sign is mounted within
the building setback area and is not connected to the building. The
sign area of the side of any such sign shall not exceed 35 square
feet. One additional square foot of sign area shall be allowed for
each two feet that the sign is set back in excess of the minimum front
yard required setback for a CLI-X District.
[Amended 7-21-1994 by Ord. No. 662]
D.
Where a sign faces a nonresidential district, the
total sign area erected by all occupants on any one street frontage
shall not exceed 100 square feet, except that if street frontage is
on a limited access toll road of not less than four lanes, the total
signage for all sides of the building facing on the limited access
toll road shall not exceed 300 square feet, provided that any such
sign shall be attached to a building wall and shall not project higher
than the main cornice line of the building.
[Amended 3-22-1990 by Ord. No. 594]
E.
In addition thereto, where a property fronts on a
street across from a nonresidential district, one ground sign may
be erected at the entrance of the property out of the clear site area
and no closer to the road than half the front yard setback indicating
the name of the occupant(s), provided that the total area erected
on any one street frontage shall not exceed 35 square feet.
[Amended 7-21-1994 by Ord. No. 662]
