[Ord. 1998-11, 12/17/1998, § I]
The purpose of this district is to provide desirable locations for modern office, research, and light industrial uses that are harmonious with agricultural and other low intensity surrounding uses. Performance and development standards will ensure that these areas are desirable and will not constitute a hazard or nuisance to the Township.
[Ord. 1998-11, 12/17/1998, § I; as amended by Ord. 2002-5, 5/2/2002, § 11; and by Ord. 2010-08, 9/2/2010, Art. XXI]
The following uses are permitted by right in this zoning district conditioned on the requirements of Part 24 and provided the use type, dimensional and all other applicable requirements of this chapter (including the provisions of Part 24 where indicated) are satisfied:
Buildings owned or used by a public utility.
Light metal processes such as: metal machining and grinding, metal stamping and extrusion of small products (such as costume jewelry and kitchen utensils); and the manufacture of light metal products, small tools and hardware (such as hand tools, bolts, nuts).
Manufacture and assembly of electrical or electronic devices; small home, commercial and industrial appliances and instruments; electrical supplies, including such equipment and supplies as: lighting controls, lighting fixtures, fans, home radio and television receivers, electric switches and lamps.
Manufacture and assembly of metal and wood products, but excluding raw materials processing.
Manufacture, assembly or treatment of articles or merchandise from the following previously prepared materials: plastics, bone, canvas, cellophane, cork, feathers, fiber, glass, horn, leather and fur (excluding tanning, curing and dyeing) precious or semi-precious metals or stones, shell, textiles and tobacco.
Manufacture of: ceramic products (using only previously pulverized clay); boxes, envelopes, containers, novelty or small products from previously prepared paper or cardboard (not including bulk processing); jewelry, clocks and watches; medical, drafting, optical and other professional and scientific instruments and equipment; musical instruments; small rubber products and synthetic treated fabrics (excluding spinning and weaving, but not including wool scouring and pulling, or jute or burlap processing or reconditioning); toys; wood products (excluding planing mills and bulk processing of wood and lumber).
Mortuary or funeral home.
Packaging of such products as cosmetics and toiletries, drugs, perfumes and pharmaceuticals.
Places of worship.
Planned industrial, office or research park.
Professional offices including management, real estate, insurance, legal, engineering and other professional endeavors, not including retail sales activities.
Publishing, printing, lithographing, bookbinding or similar establishments.
[Ord. 1998-11, 12/17/1998, § I; as amended by Ord. 2010-08, 9/2/2010, Art. XXI; by Ord. 2011-12, 10/6/2011; and by Ord. 2011-20, 12/15/2011, Art. I.Q; by Ord. 2017-01, 1/19/2017; and by Ord. 2017-09, 9/7/2017]
The following conditional uses and their accessory uses may be permitted following a review and recommendation by the Planning Commission in accordance with the provisions of Part 24, and other applicable provisions listed herein, and approval by the Board of Commissioners:
Academic clinical research centers.
Facilities owned or operated by the Township, county, state or federal government.
Medical marijuana grower/processor.
Medical marijuana transport/vehicle offices.
Private, non-profit recreation or education facility, such as company-sponsored recreation and technical training institutes.
Restaurants or cafeterias (in structures existing at the time of passage of this chapter only).
[Ord. 1998-11, 12/17/1998, § I]
The following uses and their accessory uses may be permitted when authorized as a special exception by the Zoning Hearing Board, subject to the provisions of Part 24:
Any use of the same general character of those uses permitted by right or condition. Evidence shall be submitted documenting the degree to which the proposed use will emit smoke, dust, odor or other air pollutants, noise, vibration, light, electrical disturbances, water pollutants, increased storm runoff and the additional traffic generated by the proposed facility. Such evidence may include the proposed use of proven special structural or technical innovations.
[Ord. 1998-11, 12/17/1998, § I; as amended by Ord. 2011-20, 12/15/2011, Art. I.P]
Accessory uses on the same lot and customarily incidental to the permitted uses are permitted by right. The term "accessory use" may include the following uses which shall comply with all applicable provisions stated for them:
Restaurant or cafeterias for the use of employees and visitors of the primary use only.
Metal processes such as plating, finishing, anodizing and polishing.
Accessory buildings such as garages and buildings related to the proposed use and meeting the same yard requirements as the principal buildings.
Financial facilities for the use of employees and visitors of the primary use and located therein.
Off-street parking and loading areas in accordance with Part 23.
Signs in accordance with Part 22.
The storage of crude oil or any of its volatile products or other highly inflammable liquids as an accessory use, provided that no individual tank shall have a capacity greater than 10,000 gallons. Propane liquefied gas shall be stored above ground.
Fences and walls shall not exceed three feet in height in front yard areas, and eight feet in height in all other yard areas (except tennis court fences which may not exceed 10 feet in height). Fences and walls shall be no closer than three feet to a property line unless there is a letter of consent from the adjacent property owner in which case they may be positioned on the property line. In no case shall any fence or wall be located in the existing street right-of-way or interfere with a clear sight triangle. An exception is along the common property line where there is a common wall for single-family attached dwellings and semi detached dwellings where fences will be permitted within the property boundaries up to the property line.
[Ord. 1998-11, 12/17/1998, § I; as amended by Ord. 2002-5, 5/2/2002, § 12]
The following dimensional requirements in this section and § 27-1507 shall apply to each use permitted in the district by right, by condition and by special exception, subject to further applicable provisions of this chapter. The most restrictive dimensional requirement for each use shall apply. Lot coverage shall not exceed 70%.
[Ord. 1998-11, 12/17/1998, § I]
[Ord. 1998-11, 12/17/1998, § I; as amended by Ord. 2010-08, 9/2/2010, Art. XXI; and by Ord. 2011-12, 10/6/2011]
Coordinated Developments. Two or more uses permitted in the appropriate zone district schedules of this Part may occupy a single parcel provided that the following requirements are met:
All development shall be in accordance with a unified site plan and architectural scheme approved by the Township Board of Commissioners as a land development.
It shall not be required that the whole of the development in a single ownership or build and financed by a single party, if satisfactory evidence is given that all parties financially or otherwise concerned in the development are legally bound to conform to the above required unified site plan and architectural scheme.
The aggregate total floor space of all uses shall be used in determining parking requirements. Buildings may either be joined by common walls or separated. If separated, all minimum yard requirements shall be met.
The combined development shall be considered as a single tract for the purposes of determining driveway, access and parking requirements.
No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces or animals, nor shall any substance which can contaminate a stream or watercourse or otherwise render such stream or watercourse undesirable as a source of water supply or recreation, or which will destroy aquatic life, be allowed to enter any stream or watercourse.
All materials or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects, shall be stored or maintained in containers which are adequate to eliminate such hazards.
Prohibited Activities. No use shall be permitted which emits smoke, dust, fire, fumes, odors, noise, heat, glare, vibrations or radioactivity beyond the boundaries of the property. The requirements of this subsection shall not, however, apply to:
Motor vehicles used by employees, suppliers or customers of primary users.
The environmental impacts of activities customarily incident to the occupancy and operation of buildings and structures including, but not limited to, lighting, climate control and human waste disposal; provided, however, that such environmental impacts comply with applicable Township, state and federal standards.
Prohibited Uses and Processes. Any industrial use or process which (A) involves considerable danger of fire, explosion or other hazards to public health or safety including, but not limited to, such things as the manufacture of fireworks, explosives, toxic chemicals, toxic gasses or (2) cannot be designed to conform to the performance standards with respect to the emission of objectionable emissions into the environment set forth in Township, state or federal environmental regulations shall be prohibited.
Performance Standards Regulating Toxic or Noxious Matter.
For the purpose of this section, the term "toxic or noxious matter" is any solid, liquid or gaseous matter including, but not limited to gases, vapors, dusts, fumes and mists containing properties which by chemical means are:
The emission of toxic or noxious matter, if any, into the environment shall be in accordance with the limits established by the applicable state or federal environmental protection regulations. In addition to such emission limits, the emission of such matter shall be so controlled that no concentration at or beyond the boundary of the property shall be detrimental to or endanger the public health, safety, comfort or other aspects of the general welfare, or cause damage or injury to property as provided for in the aforesaid environmental protection regulations.
Protection of Surrounding Properties. Adequate facilities and regulations shall be provided to prevent employees, contractors or visitors intentional or unintentional use, damage or interferences with adjacent or surrounding properties or activities. All operations, facilities and materials that may be hazardous when misused or when accidental contact is made shall be enclosed by an approved safety fence.
No use shall require or promote the extension of public sewer service into the ORLIC or adjacent zoning districts.
No group care facility, nursing home, hospital, day care center, school shall be located within 1,000 feet of a petroleum storage tank or pumping facility.