The purpose of this district is to provide sufficient
space in appropriate locations to meet current and anticipated future
regional needs for large-site industrial and commercial development
appropriate to the community; to encourage industrial and commercial
development that will benefit the community and the region, both economically
and aesthetically; and to permit investment in a planned development
that will provide for the co-location of several plants and/or commercial
establishments to ensure an efficient interior street system with
safe and efficient access to public streets. This Article encourages
excellence in site planning and building design, careful traffic management,
attractive landscaping and screening in a campus-like setting.
For conditional uses in the PIC district, a development plan shall be submitted including the following information, in addition to information required in a site plan under §§ 190-201 and 190-208:
A.
A list of the types of uses expected to be located
on the tract and their approximate floor areas.
B.
A map and statement indicating the manner in which
the proposed site plan relates to existing and anticipated future
development of the balance of the PIC District, with respect to traffic
flow and parking, utilities and services, open space, landscaped areas
and drainage.
C.
A map and statement indicating the manner and extent
to which open space and landscaped areas are to be provided in the
development, including any proposal for extension of a recreation
trail along the Schoeneck Creek.
D.
For any major industrial use(s), the likely hours
of operation, the maximum number of employees expected on any one
shift and a reasonable estimate of the expected amounts of different
types of truck traffic.
E.
Proposed methods to screen and buffer any adjacent
dwellings and any adjacent residential districts.
F.
Such additional data or evidence that the Board of Supervisors may reasonably require to ensure compliance with specific provisions of Township ordinances, especially to ensure public health and safety and to ensure compliance with the performance standards of Article XVI.
G.
An applicant for a development of multiple lots intended
to involve industrial uses shall provide the substance of the proposed
declarations of restrictions and covenants (if any) that would impose
additional use and development and maintenance restrictions on the
development of the tract. Such restrictions and covenants are strongly
encouraged to ensure adequate maintenance and to control nuisances
from individual uses within the tract. Any proposed covenants shall
also include a written process for enforcement, preferably by both
the developer and by neighboring property owners.
The following uses are permitted by right in
the PIC District, provided that all other requirements of this ordinance
are met:
A.
Crop farming or orchard.
B.
Publicly-owned recreation or Township-owned facility.
C.
Christmas tree farm, which may include seasonal sales.
D.
Greenhouse/plant nursery.
E.
Business, medical, public and semipublic office.
F.
Private picnic grove.
G.
Golf course.*
H.
Commercial stable or riding academy.
I.
Exercise club.
J.
Membership club.
K.
Printing and publishing establishment.
L.
Facility for providing services, repairs and maintenance
to office equipment.
M.
Bed-and-breakfast use.
N.
The routine replacement of an existing business use with a business use listed in § 190-125 that the applicant proves to the satisfaction of the Zoning Officer is of generally similar 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 the truck traffic, the Zoning Officer shall require conditional use approval.
O.
The routine initial development of permitted nonindustrial
uses within a building previously approved to include multiple uses
(such as but not limited to a shopping center or office building).
P.
Forestry.
[Added 2-19-2001 by Ord. No. 2001-299]
Q.
Auto service station.
[Added 5-20-2002 by Ord. No. 2002-316]
The following are permitted by right accessory
uses in the PIC District, provided that all other requirements of
this ordinance are complied with:
[Amended 5-20-2002 by Ord. No. 2002-316]
The following are special exception uses within
the PIC District, provided that all other requirements of this ordinance
are complied with:
The following are conditional uses in the PIC District, provided that all other requirements of this ordinance are complied with, especially including §§ 190-208, 190-210 and 190-211:
A.
Research, engineering or testing laboratory, excluding
all projects with the potential of environmental or genetic hazards.
D.
Industrial activity involving processing, cleaning, assembling, packaging, conversion, production, repair, manufacturing or testing of materials, goods and/or products (other than those uses specifically permitted by right), that the applicant proves, to the satisfaction of the Board of Supervisors, based upon review by the Planning Commission, will not create a significant hazard to the public health and safety. These uses shall not include any use specifically prohibited by the regulations of this district. These uses shall comply with the performance standards of Article XVI. These industrial activities include but are not limited to the following:
(1)
Testing and repair of manufactured products.
(2)
Manufacture of products requiring light metal
processing, including finishing, grinding, polishing, heat treating
and stamping.
(3)
Packaging and bottling operations with no retail
activity on the lot.
(4)
Manufacture and assembly of products from previously
prepared materials, such as plastic, leather, glass, cellophane or
textiles.
(5)
Manufacture of jewelry, precision instruments,
optical goods and similar products.
(6)
Manufacture and assembly of small electrical
and electronic appliances, supplies and equipment.
E.
Raising of livestock.*
F.
Tank farm* involving the bulk storage of flammable
liquids, subject to the standards of the National Fire Protection
Association and/or such other recognized safety standards acceptable
to the Board of Supervisors.
H.
Hotel, motel* and conference/convention center.
I.
Shopping center or mall.
[Amended 12-17-2001 by Ord. No. 2001-311]
J.
Commercial outdoor recreation*, other than uses permitted
by right.
K.
Recreational vehicle storage.
L.
Nature preserve.
N.
College or trade school.
O.
Cultural center or auditorium.*
P.
Commercial communications antennae.*
Q.
Self-storage development.*
R.
Planned commercial, business, office and/or industrial
park or center involving the subdivision of land into lots smaller
than 15 acres.
Area and bulk regulations in the PIC District
shall be as follows:
A.
Tract area.
(1)
Minimum area of 40 acres for shopping centers
or other uses that include greater than 15% of the total floor area
in retail uses.
(2)
Minimum tract size of 15 acres for all other
uses.
(3)
The fifteen-acre-minimum tract shall not be
required for the following uses: individual single-family house or
mobile home, greenhouse or plant nursery, membership club, private
picnic groves and a bed-and-breakfast use.
B.
Lot area.
(1)
Within the minimum tract area requirements if
applicable, lots may be subdivided into minimum lot areas of two acres,
if complying with the purposes of this district.
(2)
A minimum lot area of three acres shall be required
for the following uses that do not require a fifteen-acre tract size:
greenhouse or nursery, membership club, private picnic groves and
a bed and breakfast use.
C.
Lot width: a minimum of 100 feet at the setback line
and a minimum of 60 feet at the existing right-of-way line, except
a minimum lot width of 250 feet at the existing right-of-way line
for any use having driveways that only serve one lot entering directly
onto a minor arterial road.
D.
Lot coverage: a maximum building coverage of 40%; a maximum impervious coverage of 65%. At least 20% of the lot shall be landscaped. See also bonus provisions in § 190-132.
E.
Front yard setback: a minimum of 40 feet, except when
a residential lot line is abutting to or across the street from the
front yard, in which case the front yard setback shall be 75 feet
minimum.
F.
Side yard setback: a minimum of 15 feet, except when
a residential lot line directly abuts the side yard, in which case
the side yard setback shall be 150 feet on the side thus abutted.
On a corner lot there shall be a side yard of not less than 40 feet.
G.
Rear yard setback: a minimum of 15 feet, except when
a residential lot line directly abuts the rear yard, in which case
the rear yard setback shall be 150 feet.
H.
Maximum height: 2 1/2 stories or 40 feet, whichever
is more restrictive, except that structures up to 60 feet 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 review.
[Amended 8-21-2006 by Ord. No. 2006-365]
I.
Enclosed structures. All manufacturing shall occur within completely enclosed structures. See also § 190-194D(6).
J.
Changes in setback. Any structure with a length greater
than 300 feet should have a variation or offset of the front and back
wall planes of 10 feet at minimum intervals of 300 feet.
K.
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 setback 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.
The requirements of § 190-105 shall apply.
See § 190-192C.
See § 190-192B.
The following guidelines are encouraged to guide
the development of all industrial structures:
A.
The proposed development should be designed with an
overall plan having a single architectural and landscaping theme.
B.
Proposed buildings should relate in scale and materials
to adjacent buildings.
C.
Long, unbroken facades are strongly discouraged.
D.
The exteriors of all buildings that are visible to
a public street should be finished with masonry, brick, stone or equivalent
types of attractive materials, as opposed to tin, steel or aluminum.
[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 lock box.
A.
See § 190-208G.
B.
Based upon § 190-208G and the past traffic
impact studies for the Northwood Mall, the widening of PA 248 from
PA Route 33 to the Palmer Park Mall to four lanes shall be a condition
of any conditional approval of a shopping mall or shopping center
of more than 200,000 square feet of total floor area in the PIC District.
A site plan submittal is required for certain uses. See § 190-201.
The regulations of § 190-104 shall apply.
