The SU-1 Special Use District is designed primarily to make provision for modern, nonnuisance scientific research establishments; corporate office or headquarters-type office development; and other compatible, nonnuisance light industrial and related uses in areas of the Township which are particularly well suited for such uses. In promoting the general purposes of this chapter, the intent of SU Districts is to encourage attractive, large-site, low-lot coverage campus-type development which does not constitute a hazard or a nuisance to adjacent areas and which seeks a highly accessible, attractive and spacious setting with the protections or appropriate design standards relating to lot size, yard space, building placement and landscaping.
A building or combination of buildings may be erected or used and land may be used or occupied, subject to the provisions in Articles XXIX and XXX, as follows:
A. 
Permitted principal uses.
(1) 
Scientific research laboratory.
(2) 
Light manufacturing.
(3) 
A dairy, together with warehouse facilities operating on the same lot, serving the dairy operation or warehouse facilities serving off-site retail operations.
(4) 
An office building.
(5) 
Communications antennas mounted on an existing public utility transmission tower, building or other structure and communications equipment buildings, subject to the regulations set forth in § 275-216 of Article XXXIV.
[Added 9-14-1998 by Ord. No. 588]
B. 
Accessory uses to permitted principal uses.
(1) 
Accessory use on the same lot with and customarily incidental to any of the above permitted uses, including a cafeteria located within the main building and operated by or for the employer for the exclusive use of its employees.
(2) 
Parking in accordance with Article XXXI.
(3) 
Signs in accordance with Article XXXII.
C. 
Conditional uses.
(1) 
Uses similar in character to those set forth in Subsection A.
(2) 
Outdoor and indoor recreational areas and facilities and private clubs for recreation.
(3) 
Conference centers and meeting and assembly facilities for associations and organizations.
(4) 
Schools, including nursery, kindergarten, elementary and junior and senior high schools.
(5) 
Day-care centers.
(6) 
Communications towers, subject to the standards for communications towers as conditional uses set forth at § 275-216.1, and communications equipment buildings, subject to the regulations set forth in § 275-216 of Article XXXIV.
[Added 9-14-1998 by Ord. No. 588]
(7) 
Regional rail facilities.
[Added 7-25-2011 by Ord. No. 720]
The maximum height of buildings and other structures erected, enlarged or used shall be 40 feet, except as provided in the special provisions in Article XXXIV, which provides for exceptions to height regulations for certain structures.
[Amended 1-8-1990 by Ord. No. 461]
A. 
Permitted principal uses.
(1) 
Minimum tract area: 10 acres.
(2) 
Minimum tract width at street line: 500 feet.
(3) 
Minimum individual lot areas: four acres.
(4) 
Minimum lot width at building line: 200 feet.
(5) 
Minimum lot width at street line: 150 feet.
(6) 
Maximum impervious surface area: 50%.
(7) 
Maximum building coverage: 20%.
(8) 
Minimum depth of each front and rear yard: 100 feet.
(9) 
Minimum aggregate width of side yards: 200 feet.
(10) 
Minimum width of each individual side yard: 100 feet.
(11) 
Minimum side yard abutting the street on a corner lot: 100 feet.
B. 
Conditional uses. All the provisions of Subsection A shall apply to conditional uses except for regional rail facilities, for which the following shall apply:
[Amended 7-25-2011 by Ord. No. 720]
(1) 
There shall be no minimum tract or lot area requirements.
(2) 
Setbacks for parking garages, parking lots, station buildings and other occupied buildings shall be located no closer than 50 feet from adjacent residential property lines.
(3) 
There shall be no minimum setbacks from the street line.
[Amended 1-8-1990 by Ord. No. 461].
A. 
Special regulations relating to access and highway frontage. In order to minimize traffic congestion and hazard, control street access in the interest of public safety and encourage the appropriate development of street or highway frontage, the following shall apply:
(1) 
No parking lot or area for off-street parking or for the storage or movement of motor vehicles shall abut directly to a public street or highway unless separated from the street or highway by a raised curb, barrier planting strip, wall or other effective barrier against traffic, except for necessary accessways, and each parking lot shall have not more than two accessways to any one public street or highway for each 500 feet of frontage. Where practicable, access to parking areas shall be provided by a common service driveway or minor street in order to avoid direct access on a major street or highway. No such accessway shall be more than 35 feet in width.
(2) 
Accessway requirements.
(a) 
All necessary accessways to a public street or highway shall be located not less than 150 feet from any intersection with any other street.
(b) 
All streets and accessways shall be designed in a manner conducive to safe exit and entrance and shall conform to the design standards for streets in Chapter 210, Subdivision and Land Development.
B. 
Buffer areas and landscaping.
(1) 
The following buffer areas shall be provided:
(a) 
A buffer of 100 feet shall be provided, of which at least 50 feet shall be landscaped in accordance with the provisions in Article XXXIV.
(2) 
Buffer yards shall comply with the following standards:
(a) 
The buffer yard shall be measured from the district boundary line or from the near street line where a street serves as the district boundary line.
(b) 
The buffer yard may be part of the required front, side or rear yards, and, in cases of conflict, the larger yard requirements shall apply.
(c) 
In all buffer yards, the exterior 50 feet width shall be planted with trees, shrubs, grasses and ground covers and shall be maintained and kept clean of all debris, rubbish, weeds and tall grass in conformance with existing regulations; provided, however, if such land is naturally wooded, it may continue in its natural state.
(d) 
No structure, manufacturing or processing activity or storage of materials shall be permitted in the buffer yard.
(e) 
Suitable screen planting shall be shown on the plan and shall be installed by the developer in accordance with Article XXXIV.
(f) 
Prior to the issuance of any building permit, complete plans showing the arrangement of all buffer yards and the placement, species and size of all plant materials and the placement, size, materials and types of fences to be placed in such buffer yard shall be reviewed by the Planning Commission after which the Planning Commission shall certify to the Building Inspector that the plans are in conformance with the terms of this chapter.
C. 
Building placement.
(1) 
There shall be a minimum distance of 75 feet between all buildings.
(2) 
No building shall be closer than 75 feet from the edge of any cartway of a dedicated public street.
D. 
Lighting.
(1) 
All parking areas shall be adequately lighted with lighting of such quality and type and with such shielding as will not present direct glare to any adjoining residential area. All such lighting shall be turned off within one hour following the close of business in the building or the recreational area.
(2) 
All driveways, aisles, maneuvering spaces, vehicular service areas or spaces between or about buildings, other than those relating to a dwelling, shall be adequately illuminated.
(3) 
All outside lighting, including sign lighting, shall be directed in such a way as not to create a nuisance, and in every district all such lighting shall be arranged so as to protect the street or highway and adjoining property from direct glare or hazardous interference of any kind. Any light shall be equipped with some type of glare-shielding device approved by the Township. The height of any light must also be approved by the Township.
E. 
Architectural design.
(1) 
All buildings shall be of compatible architectural design with one another. No prefabricated or metal buildings shall be permitted.
(2) 
All buildings shall be located, oriented, designed and constructed to create architectural, interest; to further the amenities of light and air; and to maximize energy efficiency.
F. 
All of the provisions in § 275-114 shall apply to permitted principal uses, accessory uses to permitted principal uses and conditional uses, except § 275-114.B(1), C(1), and C(2) shall not apply to regional rail facilities.
[Added 7-25-2011 by Ord. No. 720]
Each application for a permit to erect, construct or alter any building within an SU-1 Special Use District or each request for an amendment to establish such a district or to modify a previously prepared plan shall comply with the special procedural and application requirements in Article XXXIV.
All uses within the SU-1 District shall comply with all environmental controls of Article XXXIII pertaining to noise, smoke, dust, fumes, vapors and gases, heat and glare, air quality, odor, vibration, outdoor storage and waste disposal.
If a property in the SU-1 District is sold by the applicant or by any affiliated member of a single corporate family of which the applicant or its parent company is a member after approval of the plan but before proposed construction is started or if, within 18 months of the approval, construction is not undertaken by or for the applicant or any affiliated member of a single corporate family of which the applicant or its parent company is a member, said approved plan shall be null and void, unless an extension of time is granted by the Township Council; provided, however, that nothing herein shall prohibit the applicant from transferring title to such property at any time to a state or local industrial development corporation.