The purpose of this district is to provide sufficient
space, in appropriate locations, to meet the current and anticipated
future needs for a wide range of industrial activity with due allowance
for the need for a choice of sites and to ensure that industrial operations
will be compatible with surrounding residential areas. Although nonindustrial
uses may be provided for in this district, this district is primarily
intended to provide for industrial uses.
A development plan including the same types of information as listed under § 190-99B shall be submitted to the Board of Supervisors for all conditional uses.
The following are permitted by right uses in
the HI District within the other requirements of this ordinance:
A.
Crop farming or orchard.
B.
Business, government and medical offices.
C.
Christmas tree farm with seasonal sales.
D.
Publicly-owned recreation or Township-owned facility.
E.
The routine replacement of an existing business use with a business use listed in § 190-114 that the applicant proves to the satisfaction of the Zoning Officer will be closely similar in intensity and that will not involve construction of a new principal building or a structural addition to an existing principal building. If the Zoning Officer has doubts or questions about the potential nuisances or hazards of the use and/or the amount of truck traffic, the Zoning Officer shall require conditional use approval.
F.
The routine initial development of permitted nonindustrial
uses within a building previously approved to include multiple uses
(such as an office building).
G.
Forestry.
[Added 2-19-2001 by Ord. No. 2001-299]
H.
Auto service station.
[Added 5-20-2002 by Ord. No. 2002-316]
[Amended 5-20-2002 by Ord. No. 2002-316]
Conditional uses in the HI District shall be as follows, within the requirements of Article XX:
A.
Research, engineering or testing laboratory.
C.
Auto service station.*
D.
Industrial uses involving processing, production,
assembly, repair, cleaning or testing of materials, goods and/or products
that the applicant proves, to the satisfaction of the Board of Supervisors,
based upon review by the Planning Commission, will not primarily involve
the use of toxic substances or other highly hazardous substances or
otherwise create a significant hazard to the public health and safety.
F.
Outside industrial storage, adequately screened from
view of residential lot lines and public streets.
G.
Recycling collection center.*
H.
Car wash.*
I.
Self-storage development.*
J.
Golf course.*
K.
Appropriate governmental facility and service, except
those permitted by right.
[Added 5-20-2002 by Ord. No. 2002-316]
L.
Trucking terminal, taxi terminal.
[Added 5-20-2002 by Ord. No. 2002-316]
M.
Bus terminal.
[Added 5-20-2002 by Ord. No. 2002-316]
N.
Distribution center.
[Added 5-20-2002 by Ord. No. 2002-316]
A.
Retail market for the sale of agricultural products
produced on the premises.*
B.
Accessory use and structure specifically permitted
under § 190-211C.**
C.
Accessory use and structure which are clearly customarily
incidental to a permitted use.
D.
Industrial outdoor storage.*
E.
Home occupation, light.**
Area and bulk regulations in the HI District
shall be as follows:
A.
Lot area: one acre minimum.
B.
Lot width: a minimum 100 feet at the setback line,
except a minimum of 250 feet at the existing right-of-way line for
any use having direct vehicular access onto a minor arterial road.
The intent of this requirement is to seek an efficient interior road
system.
D.
Front yard setback: a minimum of 40 feet, except when
a residential lot line is abutting or across the street from the front
yard, in which case the front yard setback shall be 75 feet minimum.
E.
Side yard setback: a minimum of 15 feet, except when
a residential lot line directly abuts the proposed use, in which case
the side yard setback shall be 120 feet on the side thus abutted.
On a corner lot there shall be a side yard of not less than 40 feet.
F.
Rear yard setback: a minimum of 15 feet, except when
a residential lot line directly abuts the proposed use, in which case
the rear yard setback shall be 120 feet.
G.
Height.
(1)
Three and one-half stories or 45 feet, whichever
is more restrictive.
(2)
Structures higher than the above height may
be permitted as a conditional use, provided that fire protection measures
above and beyond those normally required would be provided as the
Supervisors determine are necessary, after providing the Township
Fire Commissioner with an opportunity for a review.
[Amended 8-21-2006 by Ord. No. 2006-365]
I.
Recreation trail setback. No structure, parking space
for a commercial or industrial use, or commercial or industrial storage
or display shall be located within 20 feet of the property line of
the Palmer Township Bikeway/Recreational Trail.
J.
Truck parking and loading docks. Any area routinely
used for the parking of two or more tractor-trailer trucks and/or
trucks that would have refrigerated systems operating during nighttime
hours and any related loading dock(s) shall be set back a minimum
of 75 feet from any residential lot line. If such parking and/or loading
dock(s) are within 200 feet of any residential lot line, and are not
separated from such lot line by a building, then an earth berm shall
be provided between such parking and such lot line(s).
(1)
Such earth berm shall have maximum side slopes
of 3:1, a minimum height of four feet and be covered with an attractive
all-season vegetative ground cover.
(2)
An earth berm shall be accompanied by evergreen screening as specified in § 190-194. The evergreen screening shall be placed near the top of or on the residential side of such berm. The earth berm may be placed within the width of a required buffer yard.
(3)
Such berm shall have a minimum width of three
feet across the top of the berm.
[Added 2-19-2001 by Ord. No. 2001-301]
See Article XVI for performance standards. See Article XIX for landscaping. See § 190-194D for screening. See Article XVII for off-street parking. See Article XVIII for signs. See § 190-150 regarding intrusion of a construction area into certain features. See § 81-27 et seq. regarding installation of a lock box.
See § 190-201.
