A.
The PI Planned Industrial District is hereby established
as a district in which regulations are intended to provide for many
businesses and industries which require large sites and land areas
for their exclusive use, as well as to permit an alternative development
program for an adequately planned and aesthetically pleasing integrated
industrial complex of various sized nonnuisance establishments within
a structured community open space system on large panels of land held
in single and separate ownership and/or control.
B.
It is the intent of this legislation to be applied
to land so located and environmentally sound that it will be appropriate
for use by an exclusive tenant of large-scale needs or for development
as an integrated industrial complex to be harmonious with 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 building 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, 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 loading docks are provided to load
and unload directly into the building. No retail sales display areas
are permitted and retail sales will be limited to that of an accessory
use.
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, tennis or other similar
sport, provided that any building proposed to house any of such uses
will 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.
I.
Day-care center when authorized by special exception
by the Zoning Hearing Board.
J.
Utility line, or any necessary governmental or public
utility use.
K.
Municipal building.
[Added 12-23-2002 by Ord. No. 1153]
A.
Lot area and width. A tract may be developed under
individual lot development or integrated industrial complex as indicated
below:
(1)
Individual lot development. Every lot developed individually
by a single user on which buildings are hereafter erected or used
shall have a minimum lot area of 25 acres with a minimum width of
that lot being not less than 750 feet at the building line.
(2)
Integrated industrial complex. The development under
the alternative method shall meet the following conditions:
(a)
The total tract area shall be at least 100 acres.
(b)
No individual lot in the subdivision of the
tract may have an area less than 50,000 square feet; or a width less
than 150 feet at the right-of-way line with the exception of lots
located on a cul-de-sac, in which case a width of not less than 50
feet at the right-of-way line will be permitted provided that a width
of not less than 100 feet is provided at the building line.
(c)
An average lot size of 2.75 acres shall be provided.
In computing average lot size, only net planned industrial acreage
shall be used, that is, the average lot size shall be based on the
total tract area excluding required open space and excluding required
road right-of-way. Open space shall be excluded from the computation
of average lot size regardless of the ultimate ownership of the open
space.
B.
Building and lot coverage. 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 or other
impervious surfaces.
[Amended 9-16-1998 by Ord. No. 1147]
A.
Total tract. Whenever a development pursuant to this
article abuts a residential zoning district, a yard area of at least
300 feet, not including any legal right-of-way, shall be provided.
No structure or parking shall be permitted in any buffer area.
B.
Individual lots within the development.
(1)
Front yard setback shall be measured from the ultimate
right-of-way line and shall be a minimum of 50 feet. On corner lots
the front yard setback may be reduced on one side only to a minimum
of 40 feet.
(2)
Side yards shall total a minimum of 80 feet, with
neither side yard being less than 15 feet. No two fifteen-foot side
yards shall abut each other unless a planting strip of at least five
feet is provided for the entire length of the common line.
(3)
Rear yards shall be a minimum of 50 feet.
Under the provisions for a planned industrial
development, open space must be provided for recreational lands for
public use to preserve areas of nondevelopment in perpetuity, and
to protect environmentally sensitive and vulnerable areas from development.
It is the intent of this chapter to provide lands of meaningful size
which may be used for structured or unstructured recreational activities.
Therefore, open space shall be so designed and allocated as to be
a contiguous and free flowing entity, and wherever possible abut an
existing residential district. Two alternative methods exist to calculate
open space minimum provisions:
A.
Dedication of open space.
(1)
The developer may, upon acceptance of the land in
question by the Township, dedicate a parcel of land to the Township
or to any other governmental entity on request of the Township. This
parcel shall represent a minimum of 40% of the industrially zoned
tract. Right-of-way of dedicated road shall not be included in this
percentage. Such offer of dedication shall be free and clear of any
conditions or restrictions which shall limit the open space's use
for any public purpose the Township shall deem consistent with the
nature of the ground in question.
(2)
Seventy-five percent of the parcel shall be free of
any floodplain constraints.
B.
Covenant of open space. The developer may retain title
to the land used for open space under a covenant running with the
land perpetually prohibiting development of this land except as a
single recreational use. The use or any future changes or additions
to the use must be approved by the Township. Such use shall be limited
to 1% of ground coverage for building structure and 4% impervious
ground cover. Under this option the minimum open space required shall
represent a parcel of 45% of the industrially zoned tract. Recreational
use shall not be construed to pertain to primary recreational structures,
but to allow such uses as golf course, equestrian center with stables,
swimming pool with bathhouse, club (including normal accessory facilities)
or other similar use so long as such use does not generate noise,
fumes, exterior illumination or other characteristics which would
be objectionable to surrounding landowners. Under this option there
shall be provisions which insure that the open space shall be properly
maintained and repaired to the satisfaction of Horsham Township. Horsham
Township shall have the right to cite any violations in maintenance
and repair and after notice, perform such necessary maintenance and
repair, and charge to the developer or owner the cost of such work.
C.
In computing the ground necessary for dedication of
open space or covenant of open space, up to 20% of the required acreage
may be contiguous vacant ground zoned other than industrial.
In addition to the requirements of this chapter, the plan for development shall comply with the applicable regulations contained in Article IV, General Provisions, and Article V, Performance Standards, except as follows:
A.
All parking shall be to the side or rear of the structure.
B.
No lot shall have access onto any existing public
road but rather must have access to an interior street to be created
at the time of subdivision and land development.
C.
No lot access point shall exist closer than 200 feet
to an intersection.
D.
Vehicular parking shall not be permitted on access
roads.
E.
Sidewalks shall be provided as may be required by
Township Council.
