[Amended 3-28-2013 by Ord. No. 925[1]]
In expansion of the declaration of legislative intent contained in § 116-2, it is hereby declared to be the intent of this article with respect to industrial zones to establish reasonable standards for the height and size of buildings, the area and dimensions of yards and open spaces, and the provisions of facilities and operation of industries to minimize traffic congestion, noise, glare, vibration, air pollution, water pollution and fire and safety hazard in the HVY Industrial District. It is the further intent to provide for the rehabilitation of extractive uses when completed.
[1]
Editor’s Note: This ordinance also amended the title
of this article from “HVY and HVY-X Industrial Districts”
to “HVY District.”
[Amended 3-28-2013 by Ord. No. 925]
The Board of Supervisors may authorize as an
amendment to the Zoning Map the designation of an area as an HVY Industrial
District for the location of an industrial development. In an HVY
Industrial District, the following regulations shall apply.
No industrial district shall be less than 20
acres.
A.
Lot area. No industrial lot size shall be less than
two acres.
B.
Lot area coverage and yard regulations.
(1)
Lot coverage. Maximum building coverage shall
be no more than 40% of the total lot area. Impervious ground cover
shall be no greater than 60% of the total lot area. Each lot shall
have a minimum green space area of 40% of the total lot area.
[Amended 9-9-2004 by Ord. No. 794]
(2)
No building or structure may be erected closer
than 200 feet to any residential district; open areas shall be landscaped
in accordance with a landscape plan showing the location, species
and size of trees and shrubs and other proposed landscaping, which
plan shall include proposals for screening adjacent residential areas
and shall be submitted to and approved by the Shade Tree Commission
prior to issuance of a building permit.
(3)
No side or rear yard shall be required for the side or rear of a building or structure abutting on an existing railroad right-of-way except as provided in Subsection B(2) above.
(4)
Front yard. There shall be a front yard on each lot located across from an industrial or commercial zone of not less than 20 feet in depth, except as provided in § 116-153.
(6)
On each corner lot, there shall be two side yards having an aggregate width of not less than 40 feet, the side yards abutting the street having the width of not less than 25 feet and the side yard not abutting the street having a width of not less than 15 feet, except as provided in Subsection B(2) and (3) hereof and in § 116-153.
C.
Maximum height of buildings. No building shall exceed
one foot in height for each one foot of setback from the property
line or ultimate right-of-way line, whichever is closer to the building,
and no building shall exceed 120 feet in height exclusive of equipment,
devices and appurtenances such as stacks, tanks, silos, elevators
or air-pollution control equipment.
D.
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 form of property or which can cause any
detrimental 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.
E.
Control of radioactivity or electrical disturbances.
There shall be no activities which emit dangerous or harmful radioactivity
or electrical disturbance on or beyond the lot line.
F.
Control of odors. There shall be no emission of odorous
gases or other odorous matter in such quantities as to be offensive
on or beyond the lot line or which exceeds the standards of Table
III (odor threshold), Chapter V, Industrial Hygiene Standards, Maximum
Allowable Concentrations, 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.
G.
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 line.
H.
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
| |
I.
Conformity to federal, state, regional and local standards.
Any use permitted under the provisions of this chapter shall conform
to appropriate federal, state, regional and local standards relative
to water or air pollution, particle emission, noise, electrical disturbances,
waste disposal, light, glare, heat, vibration, radioactivity and outdoor
storage of materials.
[Amended 3-28-2013 by Ord. No. 925]
Provision shall be made for safe and efficient
ingress and egress to and from streets and highways serving the site.
All means of access to any tract in an HVY Industrial District shall
be so located and designed as to minimize the effect on existing traffic
and adjacent land uses. All access and internal circulation streets
shall be constructed or treated so as to be substantially dust-free
and mud-free. A traffic circulation and control plan shall be prepared
and filed with the Township for approval. The Township may require
the owners in an HVY District to provide traffic control by various
means when vehicles are entering or crossing streets for the safe
movement of vehicular and pedestrian traffic.
Signs in an industrial district shall be regulated in accordance with Article XXVIII of the Whitemarsh Township Code, as amended.
Adequate off-street parking and loading shall be provided at all times, but requirements for same shall not be less than those specified in Article XXVI, relating to off-street parking and loading, as contained in the Whitemarsh Township Code (Chapter 116). No parking area shall be permitted within the required minimum front yard of any lot in an industrial district, nor closer than 100 feet to a residential district.
[Amended 9-25-2008 by Ord. No. 862]
A.
When deemed appropriate by the Zoning Officer, plans for any use in an industrial district shall be submitted to the Planning Commission prior to the issuance of any zoning permit or certificate of occupancy, as provided in Article XXX, and such plans shall include, in addition to other applicable requirements, the following:
[Amended 7-28-2011 by Ord. No. 907; 3-28-2013 by Ord. No. 925]
(1)
A plot plan of the lot showing the location of all present and
proposed buildings, drives, parking lots, waste disposal facilities
and other constructional features on the lot and all buildings, streets,
alleys, highways, streams and other topographical features of the
lot and within 200 feet of any lot line.
(2)
Architectural plans for any proposed building and/or addition.
(3)
A description of the industrial operations proposed in sufficient
detail to indicate the effects of those operations in producing traffic
congestion, noise, glare, air pollution, water pollution, fire hazards
or safety hazards.
(4)
Engineering and architectural plans for the handling and disposal
of sewage and industrial waste.
(5)
Engineering and architectural plans for the handling of any
excess traffic congestion, noise, glare, air pollution, water pollution,
fire hazard or safety hazard.
(6)
Designation of the fuel proposed to be used and any necessary
architectural and engineering plans for controlling smoke.
(7)
The proposed number of shifts to be worked and the maximum number
of employees on each shift.
(8)
Landscaping plan for all front yards, side yards and rear yards,
which shall show the location, species and size of trees and shrubs
and area to be in lawn, and which plan shall be submitted to the Shade
Tree Commission for approval prior to the issuance of any permit.
(9)
Any other data that the Planning Commission may require.
B.
The Planning Commission shall review all plans and the data submitted
to it and shall submit such plans and data, together with any recommended
conditions for the issuance of a permit, to the Zoning Officer.
[Amended 3-28-2013 by Ord. No. 925]
C.
As a guide for recommendations by the Planning Commission, the following
provisions shall be considered:
(1)
The plan is consistent with the Comprehensive Plan for the orderly
development of the Township with the purpose of this chapter to promote
the health, safety, morals and the general welfare of the Township.
(2)
The appropriate use of the property adjacent to the area included
in the plan will be safeguarded.
(3)
The development will consist of a harmonious grouping of buildings,
service and parking area circulation and open spaces, planned as a
single unit, in such manner as to constitute a safe, efficient and
convenient industrial site.
(5)
There is adequate provision made for safe and efficient pedestrian
and vehicular traffic circulation within the boundaries of the site.
(6)
Provision is 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 normal traffic flow within the
Township.
(8)
All buildings within the development shall be served by a central
sanitary sewage disposal system.
(9)
If the development is to be carried out in progressive stages,
each stage shall be so planned that the foregoing requirements and
intent of this chapter shall be fully complied with by the development
at the completion of any stage.
Where any business or industry existing in an industrial district is made nonconforming by adoption of this chapter, by reason of existing lot coverage or by reason of any one or more of the following: existing front, rear, side yard or setbacks, then the provisions of Article XXVII regulating nonconforming uses shall not apply, and in that event, such business or industry may expand in any one or more directions to the ultimate right-of-way line of any street and to the property line of property held in single and separate ownership and zoned "industrial" at the time of enactment of this chapter, except where such street or property line is a residential district boundary line; expansion or change of a nonconforming use within the setback area shall be permitted only under the provisions of a special exception.
[Amended 3-28-2013 by Ord. No. 925]
Nothing herein shall be interpreted or construed
to restrict any industry or business existing within an HVY Industrial
District at the adoption of this chapter from continuing or expanding,
subject to the provisions of this chapter, within such district or
within such new industrial districts as may be created from time to
time.
A.
A building may be erected, altered or used and a lot
or premises may be used for any lawful purpose; however, the following
shall not be permitted except as an accessory use customarily incidental
to a permitted use:
|
Abattoirs
| |
|
Acetylene gas manufacture
| |
|
Ammonia, bleaching powder and chlorine manufacture
| |
|
Arsenal
| |
|
Automobile dismantling or junk establishment,
unless carried on in an enclosed building
| |
|
Bakery, wholesale
| |
|
Beryllium processing
| |
|
Blast furnace
| |
|
Brewing
| |
|
Celluloid manufacture
| |
|
Coke oven
| |
|
Commercial advertising on billboards, except
advertising of a business or industry conducted on the premises
| |
|
Creosote treatment or manufacture
| |
|
Distillation of bones, coal, wood, petroleum,
refuse or grain
| |
|
Dwellings, except such as are for the residence
of a caretaker, watchman or custodian on the same lot with the principal
use to which it is accessory, and located at least 10 feet from any
such building
| |
|
Dye-stuff manufacture
| |
|
Fat rendering
| |
|
Fireworks or explosive manufacture
| |
|
Fish smoking and curing
| |
|
Glue, size or gelatin manufacture
| |
|
Incineration, reduction, storage or dumping
of slaughterhouse refuse, rancid fats, garbage, dead animals or offal
| |
|
Lampblack manufacture
| |
|
Oil cloth or linoleum manufacture
| |
|
Oiled goods manufacture
| |
|
Oil, turpentine or varnish manufacture
| |
|
Organic fertilizer manufacture
| |
|
Petroleum or asphalt refining
| |
|
Plating works
| |
|
Printing ink manufacture
| |
|
Pyroxylin manufacture
| |
|
Retail commercial
| |
|
Soda and soda compound manufacture
| |
|
Steel mill
| |
|
Stockyard and piggery
| |
|
Sulfuric, nitric or hydrochloric acid manufacture
| |
|
Tallow, grease or lard manufacture or refining,
tanning, curing or storage of leather, rawhide or skins
| |
|
Tar distillation or manufacture
| |
|
Vinegar manufacture
| |
|
Wool pulling or scouring
| |
|
Yeast plant
| |
|
Any other use which is or may be, in comparable
degree to any of the foregoing, noxious or offensive by reason of
odor, dust, fumes, smoke, gas, vibration, illumination or noise, or
which is or may be dangerous to the public health, welfare, safety
or which constitutes or may constitute a public nuisance or hazard,
whether by fire, explosion or otherwise
|
B.
Extraction of mineral deposits, stockpiling, the processing
of the removed materials and on-site operations appurtenant to mineral
extraction shall not be permitted uses in an HVY Industrial District.
[Amended 3-28-2013 by Ord. No. 925]
C.
Private-use heliport, subject to the provisions of § 116-33.1, shall be permitted, when authorized as a special exception.
[Added 11-17-1983 by Ord. No. 481]
D.
Sales of consumer fireworks shall be permitted by conditional use, subject to compliance with all conditions set forth in § 116-104A(8).
[Added 10-25-2018 by Ord.
No. 989]
[1]
Editor’s Note: Former § 116-156, Additional
regulations, was repealed 3-28-2013 by Ord. No. 925.
[1]
Editor’s Note: Former § 116-157, Time for
compliance, was repealed 3-28-2013 by Ord. No. 925.
