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.
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]
The following uses shall be allowed as special
exception uses and conditional uses:
A. Special exception uses:
(1)
Heliport as an accessory or principal use, in accordance with §
255-199A(19).
B. Conditional uses:
(1)
Planned industrial development.
(2)
Tower-based wireless communications facilities, subject to compliance with §
255-199A(50) and §
255-198 of this chapter.
[Amended 4-9-2015 by Ord.
No. 2220, approved 4-9-2015]
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.
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.