In expansion of the declaration of legislative intent contained in Article I, § 113-3, of this chapter and the statement of community development objectives contained in Article I, § 113-5, of this chapter, it is hereby declared to be the intent of the LI Limited Industrial District to provide for a variety of nonpolluting and smaller-scale industrial, research and development and office facilities within the Borough.
The specific uses permitted in this district shall be the erection, construction, alteration or use of buildings or premises for the following uses and no other, to be conducted wholly within a completely enclosed building or in a court enclosed on all sides by buildings, except for on-site parking and loading facilities incidental thereto and, when approved by the Zoning Hearing Board as a special exception, public utility facilities not normally enclosed within a building.
A. 
The manufacture, compounding, processing, packaging or treatment of products such as candy, drugs, pharmaceuticals, cosmetics and food products; provided, however, that the following uses shall not be permitted:
(1) 
Manufacture of sauerkraut, vinegar or yeast.
(2) 
Refining or rendering of fats, bones or oils.
(3) 
Roasting of coffee, spices or soybeans.
(4) 
Milling of flour.
(5) 
Drying, smoking, pickling, preserving or curing of meats or fish.
(6) 
Manufacture of beer or ale.
B. 
The manufacture, compounding, assembly or treatment of articles of merchandise from the following previously prepared materials: cellophane, canvas, cloth, cork, rope, cord and twine, plastics and natural and synthetic rubber, feathers, felt, fiber, fur, glass, hair, horn, leather, paper, plaster, metals, precious or semiprecious stones, shell, tobacco, textiles, wood (excluding planning mills) and yarns.
C. 
The manufacture of ceramic products, using only previously pulverized clay.
D. 
Printing, publishing, lithographing, binding and kindred arts.
E. 
Incidental offices and office record storage.
F. 
Manufacture of musical instruments, toys, novelties and metal stampings.
G. 
Storage buildings and warehouses.
H. 
Manufacture and assembly of electrical or electronic devices, home, commercial and industrial appliances and instruments, including the manufacture of accessory parts or assemblies.
I. 
Laboratories: experimental, manufacturing and research.
J. 
Manufacture of textiles or textile products, including spinning and weaving, but not including wool pulling or scouring, or jute or burlap processing or reconditioning or hosiery and knitting mills.
K. 
Manufacture of paper or cardboard, boxes, containers and novelties from previously prepared paper or cardboard.
L. 
The above uses are permitted only when meeting the following conditions:
(1) 
No kiln is fired except by oil, gas or electricity, and no individual kiln capacity exceeds 200 cubic feet.
(2) 
No blast or reverberatory furnaces or foundries are used.
(3) 
No punch or stamping presses are used until the type, size and use is first approved, authorized and permitted as a special exception by the Zoning Hearing Board.
(4) 
No drop hammers are used.
M. 
Adult entertainment uses are permitted in the Light Industrial District by conditional use pursuant to the provisions of § 113-33.2.
[Added 9-6-2000 by Ord. No. 00-8, approved 9-7-2000]
The following performance standards shall apply to each and every use in the LI Limited Industrial District:
A. 
Smoke control.
(1) 
No smoke shall be emitted from any chimney or other source of a visible grey greater than No. 1 on the Ringelmann Smoke Chart as published by the United States Bureau of Mines.
(2) 
Smoke of a shade not darker than No. 2 on the Ringelmann Smoke Chart may be emitted for not more than four minutes in any thirty-minute time period.
(3) 
These provisions, applicable to visible grey smoke, shall also apply to visible smoke of a different color, but with an equivalent apparent opacity.
B. 
Control of dust and dirt, fly ash, and fumes, vapors and gases.
(1) 
No emission shall be made which can cause any damage to health, animals or vegetation or other forms of property, or which can cause any excessive soiling at any point.
(2) 
No emission of liquid or solid particles from any chimney or otherwise shall exceed 0.3 per cubic foot of the covering gas at any point.
(3) 
For measurement of the amount of particles in gases resulting from combustion, the standard correction shall be applied to a stack temperature of 500° F. and 50% excess air.
C. 
Control of noise. At no point on the boundary of a residential or commercial district shall the sound pressure level of any operation exceed the described levels in the designated octave bands shown below for the districts indicated.
Sound Levels
Octave Band
(cycles per second)
Along Residential District Boundaries Maximum Permitted Sound Level
(decibels)
At Any Other Point on the Lot Boundary Maximum Permitted Sound Level
(decibels)
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
D. 
Control of odors. There shall be no emission of odorous gases or other odorous matter in such quantities as to be offensive along a lot boundary line. 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. There is hereby established as a guide in determining such quantities of offensive odors, Table III (Odor Thresholds) in Chapter 5 of the Air Pollution Abatement Manual, copyright 1951, by the Manufacturing Chemists' Association, Inc., Washington D.C., or the latest revised edition of same.
E. 
Control of glare or heat. Any operation producing intense glare or heat shall be performed within an enclosed building or behind a solid fence in such manner as to be completely imperceptible from any point beyond the lot lines.
F. 
Control of vibration. No vibration which is discernible to the human sense of feeling shall be perceptible without instruments at any point beyond the lot line.
G. 
Control of radioactivity or electrical disturbances. There shall be no activities which emit dangerous or harmful radioactivity. There shall be no electrical disturbance except from domestic household appliances) adversely affecting the operation of any equipment located beyond the property of the creator of such disturbances.
H. 
Outdoor storage and waste disposal.
(1) 
No flammable or explosive liquids, solids or gases shall be stored in bulk above ground; provided, however, that tanks or drums of fuel directly connecting with energy devices, heating devices or appliances located on the same lot as the tanks or drums of fuel are excluded from this provision.
(2) 
All outdoor storage facilities for fuel, raw materials and products, all fuel and all raw materials and products stored outdoors shall be enclosed by a fence or planting screen adequate to conceal the facilities from abutting properties.
(3) 
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.
(4) 
All materials or wastes which might cause fumes or dust, or which constitute a fire hazard, or which may be edible or otherwise be attractive to rodents or insects, shall be stored outdoors only in closed containers.
Every use requiring power shall be so operated that the service lines, substation, etc., shall conform to the most acceptable safety requirements recognized by the Pennsylvania Bureau of Labor and Industry and shall be so constructed, installed, etc., to be an integral part of the architectural features of the plant or, if visible from abutting residential properties, shall be concealed by coniferous planting.
[Amended 12-17-1996 by Ord. No. 96-015, approved 12-17-1996]
No use shall be conducted in such a way as to discharge any treated or untreated sewage or industrial waste treatment and disposal, except as shall be approved by the Pennsylvania Department of Environmental Protection at the expense of the owner of the premises.
Any proposed development in the LI Light Industrial District shall be served by public water facilities deemed acceptable by the Borough Engineer.
A. 
Lot area and width. No individual lot shall be less than 30,000 square feet, with a minimum width of 80 feet at the building line.
B. 
Front yard. The required minimum front yard shall be 25 feet in depth measured from the right-of-way.
C. 
Side yards. There shall be two side yards having an aggregate width of not less than 25 feet, with neither side yard having a width of less than 10 feet, except as hereinafter provided in § 113-64.
D. 
Rear yards. The required minimum depth of a rear yard shall be 25 feet, subject to the exceptions hereinafter set forth in § 113-64 and except where a lot abuts railroad trackage.
No more than 50% of the total lot area may be occupied by buildings.
[Amended 11-14-1995 by Ord. No. 95-436, approved 11-14-1995]
A. 
Setbacks from residential districts. No building or structure shall be erected closer than 100 feet to any residential district in the Borough or in an adjoining municipality unless authorized by the Zoning Hearing Board as a special exception. In no case shall any building or structure or any parking area be closer than 50 feet to any residential district.
B. 
Landscaping. Landscaping, including buffers, screens, parking lot landscaping, street trees and preservation of existing vegetation, shall be provided according to the requirements of Chapter 102, Subdivision and Land Development.
The maximum height of any building or structure erected or enlarged in this district shall be 35 feet, except when approved by the Zoning Hearing Board for such structures as water towers, chimneys and stacks, provided that for every foot of height in excess of 35 feet there shall be added to each yard requirement one corresponding foot of width or depth.
Each use shall be subject to the off-street parking and loading requirements of Article XV of this chapter. Signs are permitted subject to the provisions of the West Conshohocken Sign Ordinance.[1]
[1]
Editor's Note: See Art. XXIII, Signs.