In addition to the goals and objectives listed in Article I, this district is intended:
A. 
To promote development of high-quality light industrial/office parks that have a campus-like setting with substantial landscaping.
B. 
To avoid intrusive uses that would conflict with modern business development.
C. 
To attract employers and businesses with a balanced mix of uses.
D. 
To recognize that the additional proliferation, within the Borough and surrounding areas, of truck terminal/warehouse/distribution uses and the accompanying volume of tractor-trailer truck traffic should be limited to avoid overwhelming the traffic capacity of roadways in and proximate to the I-2 Light Industrial Districts.
E. 
To provide for land uses that will be compatible with nearby housing, if any.
F. 
To encourage development that generates a large number of on-site jobs per acre.
For any tract of 10 or more acres, no subdivision plan or land development plan shall be preliminarily approved unless conditional use approval is first obtained for a planned industrial development. A planned industrial development shall be reviewed by the Planning Commission, which shall provide its advice to the Borough Council. The Borough Council shall then approve, disapprove, or conditionally approve the planned industrial development as a conditional use, subject to the provisions of this article and Article XXIV.
[Amended 9-1-2005 by Ord. No. 2038, approved 9-1-2005; 8-28-2008 by Ord. No. 2107, approved 9-1-2008; 7-11-2013 by Ord. No. 2182, approved 7-11-2013; 4-9-2015 by Ord. No. 2220, approved 4-9-2015; 7-10-2025 by Ord. No. 2460, approved 7-10-2025]
A. 
The following uses shall be permitted by right in the I-2 Light Industrial District, subject to the requirements of § 255-104, if applicable:
(1) 
Bus or train terminal, park-and-ride lot, and related vehicle parking.
(2) 
Privately owned parks, conservation areas and recreation areas held open to the public for use without charge.
(3) 
Custom printing, photocopying, faxing, mailing or courier service.
(4) 
Exercise club.
(5) 
Financial institution, including banks, which may include drive-through facilities.
(6) 
Offices and administrative activities.
(7) 
Trade/hobby school.
(8) 
Medical, dental or veterinarian office and/or outpatient medical center.
(9) 
Assembly or finishing of products using materials produced elsewhere (such as products from plastics manufactured off-site).
(10) 
Manufacture of the following:
(a) 
Apparel, textiles, shoes and apparel accessories.
(b) 
Ceramic products.
(c) 
Computers and electronic and microelectronic products.
(d) 
Electrical equipment, appliances and components.
(e) 
Food (human) and beverage products.
(f) 
Glass and glass products, jewelry and silverware.
(g) 
Leather and allied products (other than tannery).
(h) 
Machinery and gaskets.
(i) 
Medical equipment and supplies.
(j) 
Mineral products, nonmetallic (other than mineral extraction).
(k) 
Paper and paper products (including recycling, but not including manufacture of raw paper pulp).
(l) 
Pharmaceuticals and medicines.
(m) 
Products from previously manufactured materials, such as glass, leather, plastics, cellophane, textiles, rubber or synthetic rubber.
(n) 
Roofing materials and asphalt saturated materials.
(o) 
Scientific, electronic and other precision instruments.
(p) 
Sporting goods, toys, games, musical instruments or signs.
(q) 
Transportation equipment.
(r) 
Wood products and furniture (not including raw paper pulp).
(11) 
Packaging.
(12) 
Printing or bookbinding.
(13) 
Research and development, engineering or testing facility or laboratory.
(14) 
Wholesale sales (other than motor vehicles).
(15) 
College or university - educational and support buildings.
(16) 
Day-care center, adult or child.
(17) 
Fire, emergency services and ambulance stations.
(18) 
Manufacture of natural rubber, synthetic rubber, plastics, polymers, resins, vinyl, coatings, adhesives, sealants, soaps, detergents, printing ink or photographic film, provided that areas devoted to such uses shall be located a minimum of 400 feet from any residential lot line or residential district boundary.
(19) 
Public utility facility (other than trash-to-energy plant).
(20) 
Forestry.
(21) 
Billboard signs, as defined in § 255-216, subject to the provisions of § 255-221.1 of Article XXVI (Signs).
B. 
Community gardens, subject to compliance with § 255-199A(53).
C. 
Non-tower wireless communications facilities, subject to compliance with § 255-199A(50).
D. 
Artisan industry.
Only the following accessory uses shall be permitted:
A. 
Customary accessory and incidental uses related to a permitted use.
B. 
Restaurant, day-care or cafeteria facilities provided solely for employees and their immediate families.
C. 
Fire apparatus and equipment areas.
D. 
Commercial communications antenna mounted on an existing permitted structure and which complies with § 255-199A(50).
E. 
Warehousing, storage and distribution as clearly accessory activities to an on-site permitted use, special exception use or conditional use. In addition to all other relevant factors, the determination of whether this activity is accessory shall include consideration of the ratio of monetary investment in the principal use to that invested in the accessory activity, the ratio of impervious surface devoted to the principal use to that devoted to the accessory activity and the ratio of employees devoted to the principal use to those devoted to the accessory activity. The ratio of each of the above factors for principal use to accessory use shall not be less than 35% principal use to 65% accessory use.
F. 
Community gardens, subject to compliance with § 255-199A(53).
[Added 7-11-2013 by Ord. No. 2182, approved 7-11-2013]
Each lot shall meet the following requirements, unless a stricter requirement is established by another section of this chapter:
A. 
Minimum tract size for a planned industrial development: at least 10 acres located solely within the Borough.
B. 
Minimum lot area: one acre, unless a larger size is required by another section of this chapter.
C. 
Minimum front building setback: 40 feet, except 60 feet from an arterial street and 75 feet from any dwelling or residential district boundary, unless a greater distance is required under § 255-108D of this article.
D. 
Minimum setback from any dwelling and residential district boundaries: 200 feet, which shall apply to structures, buildings, paved areas, and any areas devoted to principal and accessory uses. This setback may be reduced to a minimum setback of 120 feet if the use is separated from all residential lot lines and residential district boundaries by an earth berm that meets the following requirements:
(1) 
Minimum height: six feet above ground level on the residential side of the berm.
(2) 
Maximum side slopes: four to one, which the Zoning Officer may reduce to three to one if the applicant proves that such slopes will be able to be easily maintained in an attractive condition, considering the type of landscaping. A retaining wall may also be used along part or all of the nonresidential use side of the berm, so long as it is not visible from a public street, in place of sloped earth.
(3) 
Evergreen plantings required by § 255-191 shall be placed on the residential side of the berm, and along the top of the berm.
(4) 
The berm shall be landscaped and covered by vegetation in a manner that can be easily maintained. Any fencing shall be placed on the nonresidential use side and no part of the fencing shall extend above the top of the berm.
E. 
Minimum paved area setback: The following minimum setbacks shall apply for any ground-level paving, concrete, stone or similar hard surface area as measured from the legal right-of-way of a street after development. This setback area shall be maintained in approved landscaping, except for approximately perpendicular driveway crossings. A minimum paved setback of 75 feet shall apply from an arterial street. A minimum paved setback of 30 feet shall apply from any other street.
(1) 
All vehicle and trailer parking shall be located to the rear or side of principal buildings, and not in front of a building along a public street.
(2) 
No fencing shall be placed within paved area setbacks, except if necessary around a stormwater facility for safety reasons and no such fencing shall obstruct clear lines of sight for vehicular traffic.
F. 
Minimum lot width: 150 feet, except 350 feet for a lot having individual vehicle access which allows left-hand turns onto an arterial street.
G. 
Building coverage: 45% maximum.
H. 
Impervious coverage: 75% maximum.
I. 
Minimum rear yard: 25 feet, subject to compliance with § 255-108D.
J. 
Minimum side yard: 25 feet, subject to compliance with § 255-108D.
K. 
Building height: 40 feet maximum. This height may be increased by the average computed by dividing the sum of the excess rear yard setback and excess side yard setbacks by three, up to a maximum of 60 feet.
L. 
Materials: The applicant for land development for a new or expanded structure shall provide building elevations and a written description of the exterior materials that will be used on any side of the structure which faces or is visible from a public street, residential use or residential district boundary.
A. 
The following uses are also specifically prohibited:
(1) 
Manufacture of agricultural chemicals, fertilizers or pesticides.
(2) 
Mineral extraction.
(3) 
Manufacture of asphalt.
(4) 
Bulk storage of liquid fuels for off-site use.
(5) 
Manufacture of cement, gypsum, concrete or plaster products.
(6) 
Truck terminal as a principal use.
(7) 
Animal feed mill.
(8) 
Self-storage development.
(9) 
All uses prohibited in the I-1 District.
(10) 
Hotel or motel.
(11) 
Auto repair garage or auto service station.
(12) 
Any retail sale of fuel for dispensing into motor vehicles.
(13) 
Warehousing, storage and distribution, except as an accessory use in compliance with § 255-106E.
A. 
No subdivision or land development of any tract of 10 or more acres shall be permitted except pursuant to a planned industrial development approved as a conditional use by Borough Council. No site plan receiving conditional use approval shall be substantially changed except upon further conditional use approval. Substantial changes shall include, but not be limited to: further subdivision of a tract within said plan, either by elimination or creation of lot lines; or changes in the layout of streets, easements, private rights of way, utilities, infrastructure, or other public amenities. Notwithstanding the foregoing, no conditional use approval of a planned industrial development shall be required for expansions or changes of use relating to existing buildings within an approved planned industrial development.
B. 
All planned industrial developments shall meet the following requirements:
(1) 
Minimum tract area: 10 acres, which shall be located within the Borough (see definition of tract in § 255-12 of this chapter).
(2) 
Site plan. A site plan review pursuant to the provisions of § 255-253 of this chapter shall be required.
(3) 
Uses. The applicant shall provide information on the uses that are intended or expected in different parts of the development.
(4) 
Relationship to surroundings. The site plan required under Subsection B(2) of this section shall include the manner of coordination of traffic access and utilities within the planned industrial development, with adjoining tracts and with the connecting public street system, including, where applicable, areas in adjoining municipalities.
(5) 
Landscaping. All plans shall show an overall layout of open areas, buffers and landscaping.
(6) 
Coordinated traffic access.
(a) 
A planned industrial development shall make optimum use of interior streets to discourage numerous driveways accessing bordering arterial or collector streets. The Borough may require plan notations and/or deed restrictions to prohibit traffic patterns contrary to this provision.
(b) 
As part of any conditional use approval, Borough Council may restrict traffic access toward or away from certain locations or streets and may require that access be provided at a traffic signal, provided any such restrictions affecting a state highway shall comply with the regulations and requirements of the Pennsylvania Department of Transportation (PennDOT).
(c) 
Notwithstanding any prohibitions set forth in other sections of this chapter or Chapter 226 (Subdivision and Land Development), Borough Council may require that one or more lots or tracts within a planned industrial development include provisions for efficient interconnected traffic access between lots and between tracts. These provisions may include, but not be limited to, traffic easements across a lot, dedications of rights-of-way for future stub streets, and/or the construction of driveways between lots.
(7) 
Staged construction. Every phase of subdivision and/or land development shall comply with all of the requirements of the Pennsylvania Municipalities Planning Code[1] and Chapter 226 (Subdivision and Land Development) and shall provide such financial security as is deemed necessary to provide public access to each tract or lot in each phase and to secure the installation of public utilities, stormwater facilities and other public infrastructure necessary to service all of the lots within each phase and necessary for the proper operation of the facilities to which they connect outside the boundaries of the planned industrial development.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(8) 
Lots. Each lot shall comply with all regulations of this district.
(9) 
Highway access. Within a planned industrial development, the minimum separation distance between the center lines of street intersections, between the center line of a street intersection and the center line of a private access, and between the center lines of private accesses shall be 500 feet.
(10) 
Location and screening of loading docks. Loading docks designed to accommodate parking for motor vehicles having a GVW rating in excess of 26,000 pounds or trailers having a GVW rating in excess of 10,000 pounds shall be located and landscaped, or screened by decorative masonry walls, in a manner that will minimize their visibility from any public street, residential district, residence or residential use. Loading docks for such vehicles and trailers shall not be located along the front facade of buildings.
(a) 
Loading docks for such vehicles and trailers shall be placed in the center of a U-shaped building or in locations that are heavily screened by landscaping.
(b) 
Loading and parking areas shall comply with the requirements of § 255-211 of this chapter.
(c) 
Any fencing shall be placed in the interior side of the plantings, opposite any public street or residential lot or residential boundary line.
(11) 
Pedestrian access. Each principal building shall have an impervious pedestrian walkway between the building and a public street. Each planned industrial development shall have a pedestrian walkway system that is designed to connect principal buildings with adjoining development and with public streets. The Borough may approve impervious bike paths or other appropriate methods of providing connections instead of conventional concrete sidewalks. In lieu of sidewalks in the public right-of-way of streets, the Borough may allow pathways to be located on private property, provided pedestrian easements are dedicated to public use.
Each land development plan shall describe the proposed exterior building materials, or range of materials, for each building facade that is visible from a public street, residential district boundary, residence, or residential use. In addition, the following guidelines must be achieved:
A. 
Long, unbroken facades are discouraged.
B. 
Deed restrictions shall be imposed to require that at least 50% of the front facades of buildings that face a public street, residential district boundary, residence or residential use be constructed of glass and/or decorative masonry (such as brick). The intent is to allow the use of metal, cinder block and other materials on the nonpublic street and nonresidential facades of buildings, and allow 50% on the facade fronting on public streets, residential districts, residences or residential uses.
C. 
The front entrances of buildings should be placed relatively close to a public street to promote pedestrian access.