[Amended 7-5-2005 by Ord. No. 05-08; 7-25-2006 by Ord. No. 06-10]
In expansion of the declaration of legislative intent and community development objectives contained in Article I of this chapter, the specific intent of this district is:
A. 
To provide reasonable standards for the development of commercial, service, manufacturing, warehouse, and related uses.
B. 
To establish strict performance standards to control potentially adverse environmental effects resulting from development of permitted uses.
C. 
To minimize the potential negative impacts on surrounding uses and districts.
D. 
To take advantage of highway access and visibility from major thoroughfares.
E. 
To provide for a variety of small-scale industrial uses and to provide for other larger industrial uses that, by their nature, require more land area than can be provided elsewhere in the region while respecting the natural environment.
In the LI Limited Industrial District, a building may be erected, altered or used, and a lot may be used or occupied for any one or more of the following uses:
A. 
Self-service storage facilities (miniwarehouses); wholesale, warehouse, or storage, provided no retail sales are made from these facilities. Uses specifically listed in § 170-81 are not permitted by right.
B. 
Scientific or industrial research, engineering, testing or experimental laboratory or similar establishment for research, training, or product development.
C. 
Printing and publishing.
D. 
Fabrication, packaging, assembly, and manufacturing establishments, excluding those uses specifically listed in § 170-81.
E. 
Offices, shops, and storage for building, plumbing, electrical or other contractors.
F. 
Agriculture, including related buildings.
G. 
Kennel, animal hospital.
H. 
Open space uses, primarily passive in nature, including wildlife sanctuary, forest preserve, nature center, and similar uses.
I. 
Game farm, fish hatchery, hunting or fishing preserve; or similar uses designed for the protection or propagation of wildlife.
J. 
Parks and recreation areas in compliance with the standards and criteria of Article XIII Institutional and Recreational Overlay District, when approved by the Board of Supervisors.
K. 
Accessory uses. Accessory uses shall be permitted on the same lot with and customarily incidental to any permitted use, in compliance with § 170-24, Accessory uses, of this chapter.
L. 
Government uses, post office, community center, public library, public utility facility.
In support of the legislative intent and statement of community development objectives of this article, the following uses are permitted in the LI Limited Industrial District by conditional use by the Board of Supervisors, in compliance with the standards and criteria in § 170-83 and in compliance with § 170-31 of this chapter.
A. 
Municipal waste landfill, as defined in § 170-8 and subject to the review and permitting procedures of § 170-37 of this chapter.
B. 
Motor vehicle repair shop, body shop, or painting establishment, subject to the provisions of § 170-83I and J of this article.
C. 
Oil and chemical processing and storage, fuel depot.
D. 
Solid waste disposal or transfer facility, recycled materials processing and storage facility, resource recovery operation, salvage operation, junkyard or similar use.
[Amended 5-3-2011 by Ord. No. 11-04]
E. 
Indoor sports facility for racquet or court sports; indoor swimming pool.
F. 
Uses of similar nature to the above permitted uses listed in §§ 170-80 and 170-81.
[Amended 2-7-2023 by Ord. No. 2023-01]
For all uses permitted by right or by conditional use, except parks and recreation areas, the following dimensional regulations apply:
A. 
Minimum lot area: two acres (87,120 square feet).
B. 
Minimum building envelope: 49,000 square feet.
C. 
Minimum lot width: 250 feet.
D. 
Minimum front yard setback: 50 feet.
E. 
Minimum side yard setback: 30 feet each.
F. 
Minimum rear yard setback: 40 feet.
G. 
Minimum side or rear setback from a residential zoning district boundary: 200 feet for any building, 100 feet for any parking, service, or outdoor storage area. This setback may be part of a required yard area, and shall include landscaping and/or berming according to the provisions of Chapter 145, Subdivision and Land Development.
H. 
Minimum parking and service area setback: 15 feet to any property line. This setback shall not be paved, and shall be landscaped with lawn, trees, or shrubs. The setback shall not be required when two or more lots share a common parking area or driveway.
I. 
Maximum building coverage: 25%.
J. 
Maximum building footprint: 15,000 square feet.
K. 
Maximum impervious surface coverage: 50%.
L. 
Unless specifically regulated elsewhere in this chapter, the maximum height for all accessory buildings and structures is 15 feet and is 35 feet for all other buildings and structures. (See § 170-24 and § 170-32 for additional height regulations.)
[Amended 10-3-2023 by Ord. No. 2023-03]
M. 
Minimum distance between two buildings on one lot: 25 feet.
A. 
All development in the LI Limited Industrial District shall be served by public sewer and water systems if available.
B. 
All development shall comply with the provisions of Chapter 145, Subdivision and Land Development.
C. 
All development shall comply with the parking and loading requirements of Article XVII, and the sign regulations of Article XVIII, of this chapter.
D. 
All uses shall be connected by a safe and convenient pedestrian circulation system, which shall connect buildings with sidewalks along streets, and parking areas, common areas, and other buildings.
E. 
Safe and convenient vehicular connections between parking areas on adjacent lots used for nonresidential purposes shall be required except where impracticable because of environmental constraints (such as steep slopes or mature trees), or other site constraints (such as existing buildings or structures). Common parking areas serving two or more lots are strongly encouraged to increase flexibility and reduce the number of access points on the street. Each use shall provide parking to meet the requirements of this chapter. Cross access easements shall be provided for all common parking areas.
F. 
Service and loading areas, dumpsters, and similar site elements shall not be located within the required front yard setback of the property, and shall be adequately screened from view according to the provisions of Chapter I45, Subdivision and Land Development.
G. 
All development shall comply with the performance standards of § 170-33 of this chapter.
H. 
Conditional use standards and criteria.
(1) 
The proposed use shall not cause undue noise, glare or pollution of the surrounding areas, as determined by the Board of Supervisors, upon recommendation by the Township Engineer and Township Planning Commission.
(2) 
Anticipated levels of traffic congestion, noise, glare, and pollution created by the proposed use will be similar to the levels created by uses permitted under § 170-80 of this chapter.
(3) 
Any visual or functional conflicts between the proposed use and surrounding existing uses shall be kept to a minimum. Increased setbacks, planted buffers, wooden fences or other measures may be required by the Board of Supervisors to minimize potential conflicts, or to reduce anticipated levels of noise. Visual and functional conflicts include, but are not limited to, loading docks, parking lots, service driveways, or large nonresidential buildings adjacent to residential neighborhoods or open space areas without adequate buffering.
(4) 
The proposed use will comply in all other respects with the provisions of § 170-31 of this chapter.
I. 
Additional regulations for motor vehicle uses:
(1) 
Parking, and/or storage, of motor vehicles and parts shall be done within the building envelope.
(2) 
All major and minor repair, maintenance, and service activities shall be performed within a completely enclosed building.
(3) 
No streamers, pennants, or festoon lighting, comprised of a group of light bulbs, shall be hung or strung on a building or other structure. In addition, light bulbs (or other lighting sources) shall be shielded, hooded, or otherwise screened to prevent the direct rays of the light from shining on adjacent properties, rights-of-way, or roadways.
J. 
Outdoor storage.
(1) 
All outdoor storage facilities for fuel, flammable or explosive materials and raw materials shall be enclosed by a fence adequate to prevent the access of children and other members of the general public.
(2) 
No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces.
(3) 
All material or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise be attractive to rodents or insects shall be stored outdoors only in closed, sealed containers.
(4) 
No materials or wastes of any form may be stored in a floodplain area.
(5) 
Outdoor storage and refuse areas shall be set back a minimum of 30 feet from all property lines.
(6) 
Outdoor storage and refuse areas are not permitted in the setback area measured from the ultimate right-of-way line.
A. 
The siting of all required parking spaces in the side or rear of the lot is strongly encouraged.
B. 
Parking and loading areas shall not interfere with driveways, accessways, sidewalks, or pedestrian walkways.
C. 
If the front yard setback includes parking, there shall be a minimum five-foot buffer between the end of the driveway or parking area and the building (except in the case of a driveway leading to a garage or carport). The buffer area shall be landscaped and shall not be paved.
D. 
The use of natural building materials, such as brick, stone, stucco or wood, is strongly encouraged.
E. 
The use of a gable, hip, gambrel or mansard roof is strongly encouraged.