The I-1 Industrial District is designed to provide for industrial and related uses in selected locations in the Borough.
A. 
Permitted principal uses. Uses shall be as follows:
(1) 
Any use permitted in C-2 Commercial District, in accordance with Article VIII, C-2 Commercial District.
(2) 
Commercial greenhouse, nursery and wholesale florist.
(3) 
Cold storage plants, frozen food plants and lockers.
(4) 
Laundry, laundry service, cleaning and dyeing plants.
(5) 
Mail-order merchandise business.
(6) 
General service or contractor's shop, lumber, millwork, carpenter, cabinetmaking, furniture repair, light metal working, electrical, plumbing, roofing and similar shops.
(7) 
Warehouse or storage within a completely enclosed building.
(8) 
Indoor storage buildings, warehouses, distribution centers and packaging and crating.
(9) 
Municipal use.
(10) 
Public utility use.
(11) 
Uses similar to the foregoing as shall be determined by the Borough Council. Any use which is not considered to be similar to the foregoing shall be treated as a special exception.
B. 
Permitted accessory uses. Uses shall be as follows:
(1) 
Accessory use on the same lot with and customarily incidental to any of the above-permitted principal uses.
(2) 
Parking, in accordance with Article XII, Off-Street Parking and Loading Facilities.
(3) 
Signs, in accordance with Article XI, Signs.
C. 
Uses by special exception shall be as follows:
(1) 
Manufacture of large products from the following previously prepared and manufactured materials: canvas, feather, felt, hair, fur, glass and leather.
(2) 
Manufacture of small paper products (such as stationery, boxes and wallpaper), ceramic products (such as pottery and small tile), small plastic products, small rubber products and wood products.
(3) 
Manufacture of nonalcoholic beverages, cameras and photographic equipment (other than film), hosiery, hats, shoes, textiles and toys.
(4) 
Manufacture, compounding, assembly, processing and distribution of confections, candy, chewing gum and food products, excluding meat and fish and excluding the manufacture, compounding, assembly and processing of alcoholic beverages (but permitting the distribution of beverages), cosmetics, pharmaceuticals, ink, hat bodies, textiles and hosiery.
(5) 
Manufacture, compounding, assembly, processing and distribution of products from the following previously prepared materials: sheet cellophane, polyethylene and similar material, canvas, cloth, rope, cord, twine, glass, china, plastic, feathers, felt, fiber, fur, hair (excluding washing, curling and dyeing), leather, paper, cardboard, ceramics, textile, wood (excluding chemical treatment or preservation), rubber and synthetic treated fabrics (excluding all rubber and synthetic processing).
(6) 
Compounding of perfumes and pharmaceutical products.
(7) 
Bottling, warehousing and storage of soft drinks, subject to the following restrictions:
(a) 
The operation shall be conducted within a permanent building.
(b) 
No retail sales shall be made on the premises.
(c) 
Distribution trucks or other vehicles shall be under the supervision and control of the owner of the plant when on the premises.
(d) 
The Zoning Hearing Board shall impose such additional conditions, restrictions and safeguards as may be in the public interest in the event that an application is approved.
(8) 
Combining and processing of food products (excluding meat and fish and the manufacture of basic products from the raw state).
The maximum height of dwellings and other structures attached thereto shall be 35 feet. Measurement shall be in accordance with Article IV, R-1 Residential District, § 70-12.
For every building or group of buildings hereafter erected or used for any permitted use, the following regulations shall apply:
A. 
Principal permitted uses.
(1) 
Lot area. Each permitted use shall have a minimum lot area of not less than 22,500 square feet.
(2) 
Lot width of building line. A lot width at the building line of not less than 150 feet shall be provided.
B. 
Building coverage and impervious surface. Not more than 75% of the lot area shall be occupied by buildings and not more than 90% shall be covered by impervious surfaces.
C. 
Setbacks. No building shall be located less than 30 feet from the street line or from a side or rear property line.
D. 
Uses by special exception. The area and bulk regulations for uses by special exception shall be established after analyzing the particular use which is proposed. In determining such regulations, the following shall be considered:
(1) 
The nature of the use and related activities conducted therewith; in particular, the space needs or requirements of such uses and activities.
(2) 
The area and bulk regulations set forth in this chapter which are similar to those proposed, but in no case less than those set forth above.
(3) 
Recognized space standards published in the professional planning design literature for architects, engineers and allied professionals for educational purposes.
(4) 
The area required for off-street parking.
A. 
General design and dimensional standards.
(1) 
Each industrial building shall be designed so as to minimize its nonresidential appearance and shall, insofar as practicable, afford minimum external evidence of the nature of the operation conducted therein.
(2) 
Each use permitted in the district shall be conducted within a completely enclosed building.
(3) 
All utility lines servicing the lot and the permitted buildings shall be placed underground within the lot lines of the property on which the use is located.
(4) 
All mechanical equipment which is not enclosed within a building shall be fully and completely screened from view in a manner compatible with the architectural and landscaping style of the overall tract.
(5) 
The physical design of the development plan shall provide for adequate control of vehicular traffic, making adequate provisions for public water, public sewer, erosion and sedimentation control, stormwater management, fire protection and other public services and further the amenities of light, air and visual enjoyment.
B. 
Buffer requirements. Along any property line which directly abuts a residential district in the Borough or a similar district in an adjoining municipality, a buffer yard of not less than 10 feet in width shall be provided.
C. 
Highway and traffic considerations.
(1) 
Each building or group of buildings and the parking and service areas shall be physically separated from the highway or street by a curb, planting strip or other suitable barrier against unchanneled ingress or egress of motor vehicles, except for accessways as authorized by Subsection C(2) below.
(2) 
There shall be no more than two accessways to any one public highway.
D. 
Off-street parking and loading.
(1) 
Adequate off-street parking and loading areas shall be provided in accordance with Article XII.
(2) 
Areas provided for loading and unloading of delivery trucks and other vehicles and for servicing of permitted establishments by refuse collection, fuel and other service vehicles shall be adequate in size, shall be located at the rear of the buildings and shall be so arranged that they may be used without blockage or interference with the use of the accessway or parking facilities.
(3) 
All parking, loading, access and service areas shall be located entirely within the lot lines of the permitted use, shall be paved and shall be adequately illuminated at night. All such areas shall be paved with concrete, blacktop or other hard surface. Lighting, including sign lighting, shall be arranged so as to protect the street and adjoining property from direct glare or hazardous interference of any kind.
E. 
Signs. All signs shall be in accordance with the requirements of Article XI.
F. 
Environmental controls.
(1) 
No building may be erected, altered or used and no lot or premises may be used for any use which is noxious or offensive by reason of odor, dust, vibration, illumination or noise or which constitutes a public hazard, whether by fire, explosion or otherwise, which is not in strict compliance with § 70-65.
(2) 
All equipment shall provide and utilize such smoke, odor, dust, noise or other control devices as are necessary to assure that the use will not be objectionable as defined below.
(3) 
In determining whether a proposed use is or may become noxious, hazardous or offensive, the proposed use or operation shall comply with the environmental controls of § 70-67 and with any more specific standards of a nationally recognized agency for a particular industry or use as may be subsequently adopted by resolution or ordinance.
(4) 
In the case of an industrial use existing at the effective date of this chapter, no process shall be more objectionable than a process conducted at such date.
(5) 
All trash, garbage, rubbish and debris of any kind and nature shall be stored within the building and fireproofed rooms and shall be collected and disposed of as often as may be necessary under the particular circumstances by private collectors and at no cost to the Borough. If dumpster-type containers are used, said containers must be concealed from the public view and in conformance with the Fire Prevention Code.[1]
[1]
Editor's Note: See Chapter 80, Fire Prevention.
G. 
Fencing. A six-foot high privacy fence shall be required along rear and/or side property lines which abut any residential or less restrictive zoning district.