Township of Northampton, PA Part 6 I-1 PLANNED INDUSTRIAL/OFFICE DISTRICT

§ 27-601 Specific Intent.

[Ord. 160, 4/6/1977; as amended by Ord. 569, 2/26/2014]

It is the intention of Northampton Township for this district to be a thriving business and technology center to further enhance the local and regional economy. It is further a goal and objective to provide adequate sites for selected industrial uses which will not cause adverse environmental impacts. It is further the specific intent to encourage development that is compatible, unified, and coordinated for all members of the center.

§ 27-602 Use Regulations.

[Ord. 160, 4/6/1977; as amended by Ord. 210, 5/9/1984; by Ord. 221, 1/23/1985; by Ord. 262, 1/20/1988; by Ord. 289, 5/10/1989; by Ord. 411, 9/25/1996; by Ord. 558, 4/27/2011, § 1; by Ord. 565, 2/27/2013, § IV; by Ord. 569, 2/26/2014; by Ord. 586, 11/16/2016; and by Ord. 587, 11/16/2016]

1. Use regulations in the I-1 District shall be as follows:

A. Uses by Right. The following uses are permitted by right:

(1) Administrative and business offices.

(2) Medical and professional offices.

(3) Medical research, pharmaceutical, scientific, and laboratory facilities.

(4) Printing and publishing plants.

(5) Packaging and final assembly uses.

(6) Wholesale storage, distribution, and warehousing, provided all products are contained in a fully enclosed structure.

(7) Light manufacturing uses, excluding the manufacturing of new products from raw materials and textiles.

(8) Construction trade shops, including builders, plumbers, electricians, earthmovers, and utility contractors.

(9) Motor and automotive repair and assembly.

(10) Municipal uses.

(11) Bank or financial establishment.

(12) Restaurant/eating place.

(13) Day-care and childcare facility.

(14) Personal service shops, specifically limited to the following uses and no others:

(a) Pick up and delivery shops for dry cleaning.

(b) Shipping and mail service uses.

(c) Hair styling.

(d) Nail shops.

(e) Tailor shops.

B. Conditional Uses. The following conditional uses may be permitted or may be denied by the Board of Supervisors, subject to the provisions of §§ 27-901, 27-902, and 27-903 and subject to each specific conditional use requirement listed herein:

(1) Adult uses.

(2) Any storage of fireworks, explosives and the like.

(a) Use shall be located in a freestanding building having no other occupants.

(b) Lot size: six acre minimum.

(c) Minimum front, side, and rear yard distances: 250 feet each.

(d) Use shall meet the requirements of § 27-1103, Subsection 3A, and all applicable State and Federal regulations, which shall be submitted with the conditional use filing.

(3) Heliport (private or public).

(a) Minimum front, side, and rear yards: 300 feet each for any landing pads.

(b) Approach zone studies and an analysis of operational hours and environmental noise impact studies shall be required. In addition, all State and Federal requirements shall be satisfied, and proof of Federal Aviation Administration regulation conformance shall be submitted to the Township at the time the applicant files the conditional use application.

(4) Telecommunications facility, subject to the provisions of §§ 27-1116, 27-1123 and the specific criteria listed below:

(a) The applicant shall present a site plan showing the following items:

1) Locations of all existing uses and proposed telecommunications facilities.

2) Elevations of any existing uses and proposed telecommunications facilities.

3) Vehicular access, fencing and any easements for access and utilities.

(b) The telecommunications facility shall comply with all State and Federal laws and regulations concerning aviation safety.

(5) Hotel/motel.

(6) Medical marijuana dispensary or medical marijuana grower/processor subject to the specific criteria listed below:

(a) A medical marijuana dispensary or medical marijuana grower/processor shall provide proof of registration with the Department of Health or proof that registration has been sought and is pending approval, and shall at all times maintain a valid, accurate, and up-to-date registration with the Department of Health. Should registration be denied or revoked at any time, any Township approval shall immediately become void. A medical marijuana dispensary may not operate on the same site as facility used for growing and processing medical marijuana.

(b) A medical marijuana dispensary or medical marijuana grower/processor shall at all times operate in compliance with all Department of Health regulations pertaining to such facilities.

(c) A medical marijuana dispensary or medical marijuana grower/processor must be located on a lot containing not less than two acres.

(d) A medical marijuana dispensary or medical marijuana grower/processor shall not be operated or maintained on a parcel within 1,000 feet, measured by a straight line in all directions, without regard to intervening structures or objects, from the nearest point on the property line of a residentially zoned property or a parcel containing a public, private or parochial school, day-care center, place of worship, public park, or community center.

(e) A medical marijuana dispensary or medical marijuana grower/processor must operate entirely within an indoor, enclosed, and secure facility. No exterior sales and no sidewalk displays shall be permitted. No drive-through services shall be permitted. The use cannot be advertised on radio or television.

(f) A medical marijuana dispensary or medical marijuana grower/processor shall be limited to the hours of operation not earlier than 9:00 a.m. and not later than 9:00 p.m.

(g) A medical marijuana dispensary or medical marijuana grower/processor shall submit a disposal plan to be reviewed and approved by the Township. Medical marijuana remnants and by-products shall be disposed of according to an approved plan, and shall not be placed within an exterior refuse container.

(h) There shall be no emission of dust, fumes, vapors or odors which can be seen, smelled, or otherwise perceived from beyond the lot line for the property where the medical marijuana dispensary or medical marijuana grower/processor is located.

(i) No one under the age of 18 shall be permitted in a medical marijuana dispensary, unless accompanied by a caregiver as required under Section 506 of the Medical Marijuana Act.

(j) No use of medical marijuana shall be permitted on the premises of a medical marijuana dispensary or medical marijuana grower/processor.

(k) A medical marijuana dispensary or medical marijuana grower/processor shall submit a security plan to the Township. It shall demonstrate how it will maintain effective security and control. The security plan shall specify the type and manner of twenty-four-hour security, tracking, recordkeeping, record retention, and surveillance system to be utilized in the facility as required by Section 1102 of the Medical Marijuana Act and as supplemented by regulations promulgated by the Department of Health pursuant to the Medical Marijuana Act.

C. Uses by Special Exception.

(1) The following uses shall be permitted by special exception when approved by the Zoning Hearing Board:

(a) Dry-cleaning plant.

(b) Incineration or reduction of garbage.

(c) Leather processing.

(d) Heavy manufacturing, including, but not limited to, the manufacturing of asphalt, cork, explosives, fertilizer, illuminating gas, glue, ink, iron or steel (including rubber and synthetic processing), soap and petroleum refining, and other similar heavy manufacturing as determined by the Township.

(e) Manufacturing, processing or storage of chemicals.

(f) Quarry; stone processing.

(g) Storage of crude oil or any of its volatile products or other flammable liquids.

(h) Wood or wood pulp processing.

(i) Other similar types of uses not specifically noted herein.

(2) Special exception uses are subject to the specific criteria listed below:

(a) Such uses shall be located in a separate freestanding building having no other occupants on a lot having not less than five acres in area and a lot width of not less than 400 feet, with front, side and rear yards of not less than 100 feet each and with total impervious surface coverage not to exceed 40% of the lot.

(b) An environmental impact study will be required for any use involving the handling of raw materials which appear on the Environmental Protection Agency's or Department of Environmental Protection's hazardous and toxic materials list.

(c) Specific air pollution and/or groundwater pollution control devices shall be in accordance with Environmental Protection Agency and Pennsylvania Department of Environmental Protection's requirements. The applicant shall submit device plans and the approved permit to the Township with the special exception application.

(d) Copies of Environmental Protection Agency or Department of Environmental Protection's permits or evidence of application for Environmental Protection Agency and Department of Environmental Protection's permits shall be required for specific uses.

(3) Transient dwelling subject to the following requirements:

(a) Report of Rentals and Transient Dwelling Required. All lessors, on or before January 31 of each year, shall report to the Township Zoning Director, in writing, the number of parcels or units of real estate that the lessor presently has rented and/or has available for rental, a description (by address, number, and/or some other meaningful method) of said parcel or units, the names of the lessees of all such units at the time of such report, and a designation as to which unit or parcel is occupied by each such lessee. In addition, for any parcel or unit of real estate that constitutes a transient dwelling unit, the lessor shall also report the number of persons who reside in the transient dwelling unit at the time of such report, and the maximum number of persons that can occupy the transient dwelling unit.

D. Accessory Uses. Any use which is customarily incidental and subordinate to the above permitted uses and is located on the same lot or parcel; provided, that:

(1) Storage and dispensing of any volatile oil product or any possible and/or highly flammable liquid where such storage is in minor quantities and it is required as an incidental use for any use noted above shall be stored in a manner approved by the Fire Marshal.

(2) Any outdoor storage, including temporary storage of materials and equipment, must be fully fenced with a solid-type fencing and other material, which fully screens such storage from adjacent properties. If applicable, storage must be in accordance with the approved land development plan. No storage shall be located past the front facade of the building.

(3) Retail sales are permitted; provided, that such use does not exceed a maximum of 10% of gross floor area of the building. There shall be no retail sales outside of the building.

§ 27-603 Area and Development Regulations.

[Ord. 160, 4/6/1977; as amended by Ord. 210, 5/9/1984; and by Ord. 415, 1/22/1997; and by Ord. 569, 2/26/2014]

1. Any use allowed in the Planned Industrial/Office District will be permitted only after an adequate water supply and a satisfactory method of sewage and wastewater treatment have been both approved by the Pennsylvania Department of Environmental Protection and the Bucks County Health Department.

2. The following development regulations shall apply:

A. Minimum overall site area for planned industrial office use: 10 acres.

B. Minimum lot area for individual principal buildings within the above site: two acres.

C. Minimum lot width at building setback line: 200 feet.

D. Minimum lot width at the street right-of-way line (for culs-de-sac only): 75 feet.

E. Maximum building coverage: 30% of lot area.

F. Maximum impervious surface ratio: 70% of lot area.

G. Minimum setback for principal or accessory structure from any street: 100 feet.

H. Minimum yard required (side or rear) abutting any agricultural or residence district: 75 feet.

I. Minimum side or rear yard not abutting any agricultural or residence district: 40 feet.

3. A buffer area (see Part 11) shall be required along any property line abutting any other zoning district.

§ 27-604 Off-Street Parking and Loading.

[Ord. 160, 4/6/1977; as amended by Ord. 470, 12/13/2000; by Ord. 569, 2/26/2014; and by Ord. 586, 11/16/2016]

1. Separate off-street storage spaces shall be provided for each delivery vehicle or other vehicle routinely stored on the site (where permitted). Such spaces shall not qualify as off-street parking spaces otherwise required by § 27-1110.

2. Off-street loading shall be in accordance with Part 11.