In expansion of the declaration of legislative intent and statement of community development objectives contained in Article
I of this chapter, the specific intent of this district is to:
A. Provide for the orderly and planned development and redevelopment
of office, research and development, and laboratory uses, as well
as a variety of small-scale industries.
B. Provide for a reasonable amount of industrial development in areas
of the Township already developed or zoned for such uses.
C. Provide performance standards, setback regulations and buffering
requirements to minimize traffic congestion, noise, glare, pollution
and safety hazards, and in general to ensure that the type and scale
of office and industrial development will cause minimal negative impacts
on surrounding neighborhoods.
In an IN Industrial District, a building may be erected, altered
or used, and a lot may be occupied for any of the following uses:
A. Scientific or industrial research, engineering, training, testing
or experimental laboratory.
C. Public or governmental utility building or use.
D. Job printing, book or newspaper publishing, lithography and bookbinding.
E. Manufacturing, fabrication, assembly, processing and packaging of
natural and man-made materials, chemicals, synthetics and other organic
and inorganic products.
F. Warehouse, storage (including self-storage) or distribution center.
G. Any other lawful use not otherwise provided for in the chapter shall be permitted in the Industrial District as a special exception pursuant to the standards set forth within §§
310-18 and
310-19 of this chapter.
The following uses may be permitted by the Board of Supervisors as a conditional use, provided that §
310-53 of Article
VIII and the applicable standards of §
310-174 herein are satisfied.
A. Class One. A building may be erected, altered or used and a lot may
be used or occupied for the following purposes:
(1)
Any use of the same general character as the above permitted
uses.
(2)
Auto body and repair shop, provided that all repair and body
work is conducted within an enclosed structure.
B. Class Two. A building may be erected, altered or used and a lot may
be used or occupied for the following purposes:
(2)
Auto salvage or junkyard.
(3)
Recyclable materials, recycling operation.
(5)
Solid waste disposal, scrap processor.
Accessory uses on the same lot and customarily incidental to
any of the above permitted uses:
A. Storage within an enclosed building or fenced area meeting the requirements of §
310-172D of this article.
B. Repair shop or maintenance facilities normally required for the conduct of industrial operations, provided all activities occur within an enclosed building or fenced area and meet the fencing and buffering requirements of the landscaping standards of Chapter
264, Subdivision and Land Development, and the requirements of §
310-172D of this article.
C. Cafeteria, recreation facility or other service facility located
within a building and operated solely for the occupants of the buildings.
In addition to the plan submission requirements in Chapter
264, Subdivision and Land Development, the following information shall be required for all developments in the IN Industrial District:
A. Submitted plans sufficient to show building entrances, service and
loading areas, refuse collection and recycling areas, elevations,
signs, lighting facilities, and all other pertinent information required
by the Township.
B. Plans for the treatment and disposal of industrial and hazardous
waste.
C. A description of the industrial operations proposed in sufficient detail to indicate the effects of those operations and plans for handling the production of traffic, noise, glare, air and water pollution, fire and safety hazards, pursuant to the performance standards of Article
VIII, General Regulations, §
310-52, of this chapter.
D. Any other information requested by the Township in order to determine
compliance with pertinent Township regulations.
All conditional uses shall comply with the following standards
where applicable:
A. Class Two uses.
(1)
All Class Two conditional uses shall be on lots of not less
than 10 acres.
(2)
All Class Two conditional use activities, whether performed in an enclosed structure or outside, shall be set back at least 100 feet from all adjacent property lines. All side and rear yard areas shall be screened with a screening buffer as defined by Chapter
264, Subdivision and Land Development.
(3)
All Class Two conditional uses shall only be allowed to take
access from a principal arterial or road of a greater classification.
(4)
A description of the proposed industrial operations is required
which provides sufficient detail to indicate how the use will handle
the effects of its operations in producing traffic congestion, noise,
glare, air pollution, water pollution, and potential fire or safety
hazards.
(5)
Engineering and architectural plans for the handling and disposal
of sewage and industrial water.
(6)
Designation of any fuel proposed to be used and any necessary
architectural and engineering plans for controlling smoke and other
emissions.
(7)
Any other data that the Township shall deem necessary to determine
that the proposed development is consistent with all regulations governing
industrial development, the Comprehensive Plan of the Township, and
the health, safety and general well-being of Township residents.
B. Regulations for all conditional uses.
(1)
The applicant shall demonstrate to the Township's satisfaction
that the proposed use does not create any health or safety problems.
(2)
The applicant shall demonstrate to the Township's satisfaction
that the proposed use will not create any traffic congestion or safety
problems.