A.
The I-1 Industrial District is hereby established
as a district in which regulations are intended to provide for selected,
large-scale, nonnuisance industrial type establishments, which require
large sites and land areas, as well as to permit and encourage an
integrated industrial development of land held in single and separate
ownership and/or control as defined in Section 107(a) of the Pennsylvania
Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10107(a).
B.
In an integrated industrial development it is intended
that the overall tract be designed so that the planning concept known
as "lot averaging" shall apply and be fostered to the extent that
the smallest permissible lot shall not be applicable to the entire
tract (or any part thereof) but shall only be permitted in the ratio
to the total tract as herein set forth, when the tract is developed
in the overall pattern of lots of varying sizes or areas so that an
average minimum lot size shall not be less than six acres.
C.
It is the intent of this legislation to be applied
to land so located and designed for integrated development that it
will constitute a harmonious and appropriate part of the physical
land development of the Township, thereby contributing to the economic
base of the Township; to encourage construction of structures on the
land for continued use of land for industrial and related purposes;
to prohibit any use which would interfere with the development, continuation,
or expansion of the integrated industrial use in any such district;
to establish reasonable standards for buildings and structures, areas
and dimensions of yards (i.e., setback requirements) and use of other
open spaces; for the provision of facilities and the operation of
industry to prevent air pollution, noise, glare, heat, vibration,
fire and ensure the public safety of those employed in such districts
as well as the general health, safety, and welfare of the Township.
A building or group of buildings may be erected
or used, and a lot may be used or occupied for any of the following
purposes, and no other:
A.
The processing, compounding, treatment, packaging,
and manufacturing of clothes, cosmetics, soft drinks, electronics,
electrical appliances and equipment; tools and hardware, jewelry,
watches; musical, professional and scientific instruments; metal working
and treatment, such as stamping, extrusion, heating, plating, rustproofing
and similar uses; processing of food excluding meat and fish; textiles,
excluding bleaching.
B.
Laundry, dry-cleaning or dyeing plant.
C.
Laboratory, research, experimental and testing.
D.
Printing, publishing, lithographing and similar processes.
F.
Wholesale, warehouse, storage or distribution center,
provided that satisfactory provisions are made to prevent traffic
congestion and hazard, and that all loading and unloading operations
be carried on within the lines of any building used for such purposes.
G.
Accessory use on the same lot and customarily incidental
to any of the above permitted uses not detrimental to the neighborhood,
which may include:
H.
The following indoor recreational uses: badminton,
basketball, gymnastics, handball, squash and tennis; provided that
any building proposed to house any of such uses shall be constructed
in such a manner that will permit it to be readily converted to at
least one of the industrial uses permitted in this section if the
recreational use of the building should be discontinued; and provided
further that any such building shall have a waiting or spectator area
which will comfortably accommodate no more than two times the maximum
number of participants in any such recreational facilities on the
premises, if they are being used to full capacity.
J.
Municipal building.
[Added 12-23-2002 by Ord. No. 1153]
K.
Mini storage facility on properties located in the I-1 Industrial
District only in accordance with the development regulations and standards
specified below:
[Added 8-10-2022 by Ord. No. 2022-04]
(1)
Area and yard requirements.
(a)
The property on which the mini storage facility is located shall
have a minimum of 500 feet of frontage on and have direct access to
a road classified as an arterial road in the Township Subdivision
and Land Development Ordinance.
(b)
Gross lot area and width. Any parcel of land developed for a
mini storage facility shall have a minimum gross lot area of five
acres with a lot width of not less than 650 feet at the building line.
(c)
Building and impervious coverage. Maximum building coverage
shall not exceed 30% of the gross lot area. Maximum impervious surface
coverage shall not exceed 55% of the gross lot area.
(d)
Building placement. No building shall be located less than 80
feet from the ultimate right-of-way line of any street, nor less than
40 feet from a side property line, nor less than 150 feet from a rear
property line.
(e)
Parking, loading, and service area placement. No parking, loading
or service area shall be located less than 60 feet from the ultimate
right-of-way of any street or 10 feet from any other property line.
(2)
Building height. The maximum building height shall be 40 feet.
(3)
Fence and wall height. Fences and walls in excess of eight feet
in height shall be prohibited within the required front, side, and
rear yard. Fences and walls shall not be required to contain openings
therein. Retaining walls are excluded from this provision.
(4)
There shall be no business activity other than leasing of storage
units. One office is permitted as an accessory use to facilitate the
leasing of storage units.
(5)
All storage shall be within enclosed buildings.
A.
Lot area and width.
(1)
Individual lot development. Every lot developed individually
on which a building or combination of buildings is hereafter erected
or used shall have a lot area of not less than 25 acres and such a
lot shall be not less than 750 feet in width at the building line.
(2)
Integrated industrial tract development. The development
of an integrated industrial tract shall meet the following conditions:
(a)
The total tract area shall be at least 50 acres.
(b)
No individual lot may have an area less than
two acres or a width less than 200 feet at the building line.
(c)
Not more than 15% of the total tract area, exclusive
of street rights-of-way, may be utilized for lots less than four acres.
(d)
Not more than 40% of the total tract area, exclusive
of street rights-of-way, may be utilized for lots less than six acres.
(e)
The average lot, exclusive of street rights-of-way,
shall be not less than six acres.
B.
Building and lot coverage.
[Amended 9-16-1998 by Ord. No. 1147]
(1)
For lots developed individually, not more than 40%
of the developable area of any lot may be occupied by buildings, and
a total of not more than 65% of the developable area of any lot may
be occupied by buildings, parking areas, unloading areas and access
roads.
(2)
In an integrated industrial development.
(a)
The building coverage of primary and accessory
buildings and/or structures, excluding basement area, shall not exceed
40% of the developable area of each lot area regardless of size.
(b)
Primary and accessory use buildings and/or structures,
parking area, unloading areas and access roads shall not occupy more
than 65% of the developable area of each lot area.
C.
Building placement.
(1)
On lots developed individually no building shall be
located less than 200 feet from a street right-of-way line, nor less
than 150 feet from a side or rear property line, and no parking, loading
or service area shall be located less than 100 feet from a street
or 10 feet from any other property line.
(2)
In an integrated industrial development no building
shall be located less than 150 feet from a residential zone nor less
than 100 feet from a street right-of-way line, nor less than 50 feet
from any other property line. No parking, loading, or service area
shall be located less than 100 feet from any other property line.
However, the use of a common driveway along property lines will be
permitted.
A.
In all integrated industrial developments a written
"lot average agreement" shall be submitted to and approved by the
Township Council prior to any approval by the Township of any development
site plans as a condition precedent to the issuance of any building
permit(s).
C.
All parking areas, with the exception of visitor parking
for no more than 12 cars, shall be located in the rear and/or side
yard of the principal building.
D.
Corner lots which adjoin both an interior and perimeter
road shall have driveway connections only to the interior road. The
points of vehicular egress or ingress shall not be closer than 300
feet from any intersection or roadways.
