[Added 6-7-2022 by Ord. No. 148]
A.
This zoning district provides services and facilities to support
the Township's larger-scale farm-related and cottage-industry-type
businesses in addition to those uses permitted in the Limited Manufacturing
Zone. This zoning district provides uses less intense than those permitted
in the Light Industrial Zone.
B.
This zoning district also imposes design and performance standards
to ensure that the larger-scale limited manufacturing uses are compatible
with adjoining land uses. Finally, these zoning districts have been
located along major roads to avoid the movement of commercial vehicles
on local and narrow roads or along residential roads.
The permitted uses shall be those uses permitted in § 310-85.
The special exception uses shall be those uses permitted in § 310-86.
The following uses are permitted when a conditional use is granted
by written approval of the Board of Supervisors. In granting any conditional
uses, the Board may attach such reasonable conditions and safeguards,
in addition to those expressed in this chapter, as it may be deemed
necessary to implement the purposes of this chapter.
A.
Large-scale limited manufacturing/retail subject to the provisions
below:
(1)
The requirements of § 310-87 (Height and area regulations) and § 310-88 (Additional regulations) shall be in full force and effect except as modified below:
(a)
Minimum lot area: five acres.
(c)
Maximum coverage: 80% lot coverage with public sewer or 60%
without public sewer.
(d)
Maximum building size: 50,000 square feet of gross floor area;
however, maximum building size may be modified up to 100,000 square
feet by conditional use approval by the Board of Supervisors.
(e)
No single building containing more than 50,000 square feet of
gross floor area shall exceed 35 feet in height.
(2)
Retail sales shall be permitted subject to the provisions below:
(a)
Retail sales shall be limited to no more than 10,000 square
feet of a 50,000 square foot building, and additional square footage
of retail sales space may be approved by conditional use approval
if the total building size has been approved to exceed 50,000 square
feet.
(b)
Retail sales shall be limited to goods manufactured and services
provided on the premises as well as supplies related to goods manufactured
or services provided on the premises.
(c)
The above retail sale provisions may be modified by conditional
use by the Board of Supervisors.
(3)
Off-street parking. Alternative off-street parking standards to those provided in § 310-239 may be modified by the Board of Supervisors in accordance with the conditional use provisions. The applicant shall establish by credible evidence that adequate parking is provided for all uses within the project. Such evidence shall include, but not necessarily be limited to, the following:
(a)
Estimates or required parking needs based upon actual traffic
or parking surveys for existing similar land uses located in comparable
settings.
(b)
Estimates of required parking needs for the project based upon
actual traffic or parking needs of an existing business which is subject
to the conditional use application.
(c)
Analysis of shared parking facilities with other uses that routinely
experience peak parking demands at different times of the day, week,
or season and where the parking spaces required by one use can accommodate
another nearby use.
(d)
Analysis of the likelihood of public transportation or private
transportation services by a significant volume of patrons or employees.
(e)
Any other significant characteristics of the proposed use that,
in the opinion of the Board of Supervisors, justifies a different
parking ration.
