[Ord. No. 196-2018, 9/12/2018]
In accordance with the planning goals of the Honey Brook Township
and Borough Multi-Municipal Comprehensive Plan, and the purpose statements
and community development objectives set forth in Article I of this
Chapter, the BI — Business Industrial District is established
to meet the business and industrial land use needs of Honey Brook
Township and Honey Brook Borough. The BI District has been established
in Honey Brook Township where convenient access to both highways and
public services (sewer and water) exist, and where residential uses
exist or are planned at a very low density. The BI District is intended
to provide for a wide range of employment-related uses which, in some
cases, may exhibit characteristics such as excessive noise, dust,
odor, or glare, that are incompatible with residential uses. The regulations
set forth herein are intended to achieve the following specific purposes:
A.
To provide for industrial and larger-scale business, service, and
automobile-oriented uses that generate employment, and which may not
be compatible with the Borough's Town Center District or the Township's
Mixed Use Residential or Mixed Use Commercial Districts.
B.
To provide for a variety of uses which will be an asset to the Honey
Brook Borough and Honey Brook Township, from the standpoint of local
service, and in the Township, in terms of diversification of the local
tax base and manufacture of added-value products from nearby farms.
C.
To provide appropriate safe-guards to protect the public health and
safety through the control of noise, vibrations, dust, and particulate
emissions, sulfur oxides, smoke, odor, toxic matter, detonable materials,
fire hazards, glare, heat, radioactive radiation, liquid or solid
wastes, and electromagnetic radiation, and through access management
and internal circulation standards.
D.
To provide opportunity and incentives for the receipt of transferable
development rights (TDR) within the Township through the use of this
Chapter's transferable development rights provisions.
[Ord. No. 196-2018, 9/12/2018]
The following uses are permitted within the BI District when in compliance with the provisions of this district, the applicable provisions of Part 9, General Regulations, the applicable provisions of Part 10, Supplemental Use Regulations, and any other applicable provisions of this Chapter.
A.
Uses Permitted by Right. A building or other structure may be erected,
altered, or used, and a lot may be used or occupied, for any one of
the following principal uses, together with the permitted accessory
uses, by right in accordance with the terms of the Chapter:
(1)
Industrial activities involving processing, production, repair,
packaging, or testing of materials, goods, and/or products by industries
primarily performing conversion, assembly, or nontoxic chemical operations.
(2)
Wholesale distribution of commercial or industrial products, including lumber and coal yard, building material storage yard, contractor's equipment and storage yard, and commercial warehouse, subject to the standards of § 27-1062.
(3)
Scientific or industrial research or engineering laboratory,
product testing facility, and/or design center.
(4)
Business, professional or government office building, but excluding
medical or dental offices.
(5)
Mini-warehouse (self-storage units).
(6)
Automobile/truck sales, service, and repair.
(7)
Mobile and modular home sales, service, and/or repair facility.
(8)
Restaurant, including take-out and outdoor cafe.
(9)
Studio for performing or visual arts.
(10)
Municipal use.
(11)
Recreational use, indoor.
(12)
Winery, distillery, or brewery, including microdistillery and
microbrewery.
[Amended by Ord. No. 197-2019, 7/10/2019]
(13)
Emergency services station.
(14)
Bus station.
(15)
Retail and wholesale plant nursery.
(16)
Solid waste transfer facility.
(17)
Recycling center.
(18)
Trade school.
(19)
Public utility building or facilities.
(20)
Hotel, motel, or inn.
(21)
Non-tower wireless communication facility.
(22)
Medical marijuana grower/processor.
(23)
Kennel, boarding kennel, or animal shelter.
(24)
Agricultural uses.
(25)
Forestry/timber harvesting.
(26)
Auto service station.
(27)
Fuel dispensing station.
(28)
Day-care facility for children or adults.
(29)
Bus storage area.
(30)
Trucking or freight terminal.
(31)
Car or truck wash.
(32)
Food stands and fast food restaurant with drive-through service.
(33)
Electric substation.
(34)
Commercial use of water resources.
(35)
Wholesale agricultural produce sale, stockyard, or buying station.
(36)
Church or similar place of worship.
(37)
Dead animal composting facility.
(38)
Concentrated animal feeding operation (CAFO).
(39)
Methane generator as a principal use.
(40)
Solar energy system as a principal use.
(41)
Tower-based wireless communication facility.
(42)
Retail stores, including grocery and convenience stores, involving
the sale of goods or services to the general public, excluding drive-up
or drive-through services, automobile service stations, or fuel-dispensing
facilities.
B.
Uses Permitted by Special Exception. Within the BI — Business Industrial District the following uses may be permitted by the Zoning Hearing Board as a special exception in accordance with the provisions set forth in Part 14 and any other applicable provisions of this Chapter:
C.
Uses Permitted as Conditional Use. Within the BI — Business Industrial District any one of the following uses shall be permitted when approved as a conditional use by the Board of Supervisors in accordance with Part 13 and any other applicable provisions of this Chapter:
(1)
Airport, helipad or heliport.
(2)
Quarrying.
(3)
Junkyard.
(4)
Municipal landfill.
(5)
Adult commercial use.
(6)
Any other use not elsewhere provided for in this Chapter, or
in the zoning ordinance of the Borough of Honey Brook, and which use
is not explicitly excluded from this district, which is, 1) in the
judgment of the Board of Supervisors, of the same general character
as the uses permitted herein; or 2) required by law to be permitted
in a municipality.
D.
Accessory Uses. The following accessory uses shall be permitted,
provided that they shall be incidental to any of the foregoing permitted
uses and where in compliance with all applicable provisions of this
Chapter:
(1)
Manure storage facility.
(2)
Display and sale of produce or nursery products.
(3)
Private garage or private parking area.
(4)
Agricultural and nonagricultural accessory buildings.
(5)
Noncommercial swimming pool/hot tub and tennis courts.
(6)
Noncommercial antennas and towers.
(7)
Renewable energy systems.
(8)
Garage/yard and private vehicle sales.
(9)
Keeping of animals.
(10)
Temporary structure, building, or use.
(11)
Other customary accessory structures and uses.
[Ord. No. 196-2018, 9/12/2018]
A.
B.
Modification of Standards through Receipt of TDRs. Maximum impervious cover or maximum height may be increased as provided in Subsection A above, through receipt of TDRs. In addition, for any development where at least five TDRs are received, any applicable area and bulk requirement other than maximum impervious coverage or maximum height may be modified, subject to conditional use approval as provided in Part 13. Such modifications shall be limited to no more than 25% of the otherwise applicable standard.
[Ord. No. 196-2018, 9/12/2018]
A.
The following design standards shall govern all uses, as applicable,
in this zoning district:
B.
Noise.
(1)
All operations, with the exception of those exempted in Subsection
B(2) below, shall be further limited by the standards listed in the
table below, which describes the maximum sound pressure level permitted
from any source and measured in any abutting zoning district.
|
Frequency Band
(Cycles/Second)
|
Maximum Permitted Sound Pressure Level
(Decibels)
|
|---|---|
|
0 to 150
|
67
|
|
150 to 300
|
59
|
|
300 to 600
|
52
|
|
600 to 1,200
|
46
|
|
1,200 to 2,400
|
40
|
|
2,400 to 4,800
|
34
|
|
Above 4,800
|
32
|
(2)
The following sources of noise are exempt from the standards
listed in the table in Subsection B(1) above:
(a)
Transportation vehicles not used in the ordinary cause of business
and not under the control of the owner, tenant, or lessor.
(b)
Occasionally used safety signals, warning devices, and emergency
pressure relief valves.
(c)
Temporary construction activity between the hours of 7:00 a.m.
and 7:00 p.m.
