A. 
Purpose. In addition to the general goals listed in the statements of Purpose, § 370-2, and Community development objectives, § 370-3, the purpose of this district is to:
(1) 
Provide for administrative office and research uses in appropriate areas within the Township.
(2) 
Locate administrative office and research uses in close proximity to arterial roads to provide efficient and safe access by industry-related traffic.
(3) 
To provide opportunities for light industrial uses which have a minimal negative impact on land, air, and water resources.
B. 
Use regulations.
(1) 
By-right uses. A building or other structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other, provided any use, process, or activity which is or could be noxious or offensive by reason of odor, dust, fumes, glare, smoke, gas, vibration, radiation, or noise, or which constitutes a public health hazard by fire, explosion, or otherwise shall not be permitted.
(a) 
Craftsman or contractor shop, such as carpentry, plumbing, welding, electrical, or machine shop.
(b) 
Municipal or public uses, including a public park, recreational area, library, or pumping station for sewage or water supply serving the Township, but excluding sanitary landfills.
(c) 
Commercial educational use, subject to the provisions of § 370-49.
(d) 
Nonintensive agricultural with a minimum gross lot size of five acres and subject to the provisions of § 370-40B.
[Amended 2-26-2007]
(e) 
Temporary structure, subject to the provisions of § 370-68.
(f) 
Printing, publishing, or document reproduction.[1]
[1]
Editor's Note: Former Subsection g, regarding professional or administrative offices, which immediately followed this subsection, was repealed 2-26-2007.
(g) 
Bank or other financial institution.
(h) 
Catering business.[2]
[2]
Editor's Note: Former Subsection j, regarding post offices, and Subsection k, regarding medical centers, which immediately followed this subsection, were repealed 2-26-2007. Subsection l, regarding commercial communication antennas, was repealed 5-23-2005.
(i) 
Minor home occupation (provided there is an existing nonconforming residential use), subject to the provisions of § 370-50.
[Amended 2-26-2007]
(j) 
Timber harvesting, subject to the provisions of § 370-29B(7).
(2) 
Special exception uses. A building or other structure may be erected, altered, or used and a lot may be used for any one of the following uses when authorized by a special exception by the Zoning Hearing Board subject to Article XVII of this chapter.
(a) 
Offices for administrative, executive, corporate headquarters, and other similar uses.
(b) 
Laboratory for scientific, agricultural, commercial or industrial research and development.
(c) 
Adaptive reuse of a building for offices for administrative, executive, corporate headquarters, only, subject to the provisions of § 370-38.
(d) 
Public service facilities, except as exempted by the Municipalities Planning Code.[3]
[3]
Editor's Note: Former Subsection e, regarding commercial communication antennas, which immediately followed this subsection, was repealed 5-23-2005.
(e) 
Major home occupation (provided there is an existing nonconforming residential use), subject to the provisions of § 370-50.
[Amended 2-26-2007]
(3) 
Conditional uses. A building or other structure may be erected, altered or used for any one of the following uses when authorized as a conditional use by the Board of Supervisors subject to § 370-138 of this chapter.
(a) 
Office or industrial park, consisting of two or more uses specified by § 370-25B(1) and (2) subject to the provisions of § 370-53.
(b) 
Automobile sales.
(c) 
Trucking terminal.
(d) 
Wholesaling, warehousing, and distributing.
(e) 
Manufacturing and processing operations, including beverages, confections, and other food products (excluding meat and fish packing), tobacco products, drugs, cosmetics, clothing, light metal processes, plastics, ceramics, electrical devices and appliances, furniture, hardware, tools, dies, patterns, toys, jewelry, optical goods, time pieces, and scientific instruments.
(4) 
Accessory uses. Uses on the same lot, customarily incidental to any of the foregoing uses, and subject to the provisions of § 370-36, shall be permitted.
C. 
Area and bulk regulations. The following regulations shall apply to all uses permitted by-right or by special exception, except as otherwise indicated:
(1) 
Lot area. A net lot area shall be at least one acre.
[Amended 2-26-2007]
(2) 
Lot width. Lots containing less than two acres in gross lot area shall have a lot width of not less than 150 feet at both the street line and at the building line. Lots containing two acres or more of gross lot area shall have a lot width of not less than 300 feet at the building line and 150 feet at the street line.
[Amended 2-26-2007]
(3) 
Building coverage. The maximum area of a lot occupied by all buildings shall not exceed 50% of the gross lot area, up to 15,000 square feet for commercial uses.
[Amended 2-26-2007]
(4) 
Lot coverage. The maximum area of each lot covered by buildings, paving and other impervious cover shall not exceed 70% of the gross lot area.
[Amended 2-26-2007]
(5) 
Setbacks.
(a) 
Front yard. On each lot there shall be a front yard of not less than 75 feet.
(b) 
Rear yard. On each lot there shall be a rear yard of not less than 50 feet.
(c) 
Side yard. On each lot there shall be two or more side yards having a depth of 35 feet. Yards of corner lots abutting streets shall have a depth of not less than 75 feet.
(d) 
Yards abutting residential properties. The depth of any yard abutting an existing residential use or residential district shall be no less than 75 feet.
(e) 
Between internal roads and structures. There shall be at least a twenty-five-foot distance between any structure and the internal roads.
(f) 
Between buildings. On each lot there shall be at least a twenty-five-foot distance between buildings.
(6) 
Height regulations. No building or structure shall exceed 35 feet in height.
(7) 
Minimum open space. Open space shall be provided as required by § 320-53 of Chapter 320, Subdivision and Land Development.
[Added 3-12-2007]
D. 
Design standards. For design standards for all uses in the I-1 District, refer to the applicable provisions of Article X, Supplemental Land Use Regulations; Article XI, Common Regulations; Article XII, Off-Street Parking and Loading Provisions; and Article XIII, Signs.
A. 
Purpose. In addition to the general goals listed in the statements of Purpose, § 370-2, and Community development objectives, § 370-3, the purpose of this district is to:
(1) 
Centralize industrial uses to allow for efficient delivery of services and use of infrastructure within the Township.
(2) 
To provide for manufacturing and bulk material processing in appropriate locations within the Township.
(3) 
To locate industrial uses in close proximity to major arterials to provide efficient and safe access by industry-related traffic.
B. 
Use regulations. For all uses within the I-2 District, whether permitted by-right, special exception, or conditional use, the information shall be provided as required by § 370-84 of this chapter.
(1) 
By-right uses. A building or other structure may be erected, altered, or used, and a lot may be used or occupied for any one of the following purposes and no other, provided any use process or activity which is or could be noxious or offensive by odor, dust, fumes, smoke, gas, vibration, radiation, glare, or noise, or which constitutes a public health hazard by fire explosion or otherwise shall not be permitted.
(a) 
Any use permitted by-right in the I-1 District.
(b) 
Offices for administrative, executive, corporate headquarters, and other similar uses.
(c) 
Laboratory for scientific, agricultural, commercial or industrial research and development.
(d) 
Nonintensive agricultural with a minimum gross lot size of five acres and subject to the provisions of § 370-40B.
[Amended 2-26-2007]
(e) 
Minor home occupation (provided there is an existing nonconforming residential use), subject to the provisions of § 370-50.
[Amended 2-26-2007]
(f) 
Timber harvesting, subject to the provisions of § 370-29B(7).
(2) 
Special exception uses. A building or other structure may be erected, altered, or used and a lot may be used for any one of the following uses when authorized by a special exception by the Zoning Hearing Board subject to Article XVII of this chapter:
(a) 
Fabrication and finishing of products from previously prepared aluminum, magnesium, copper, and other nonferrous metals, wood, glass, cork, sheet rubber, and paper.
(b) 
Recycling center, including the processing of recyclable materials.
(c) 
Mini-warehouses, subject to the provisions of § 370-55.
(d) 
Public service facilities, except as exempted by the Municipalities Planning Code.[1]
[1]
Editor's Note: Former Subsection e, regarding commercial communication antennas, which immediately followed this subsection, was repealed 2-26-2007.
(e) 
Major home occupation (provided there is an existing nonconforming residential use), subject to the provisions of § 370-50.
[Amended 2-26-2007]
(3) 
Conditional uses. A building or other structure may be erected, altered or used for any one of the following uses when authorized as a conditional use by the Board of Supervisors subject to § 370-138 of this chapter.
(a) 
Manufacturing and processing operations, including beverages, confections, and other food products (excluding meat and fish packing), tobacco products, drugs, cosmetics, clothing, light metal processes, plastics, ceramics, electrical devices and appliances, furniture, hardware, tools, dies, patterns, toys, jewelry, optical goods, time pieces, and scientific instruments.
(b) 
Office or industrial park consisting of two or more of the uses specified by § 370-26B(1) and (2) subject to the provisions of § 370-53.
(c) 
Trucking terminal.
(d) 
Wholesaling, warehousing, and distributing.[2]
[2]
Editor's Note: Former Subsection e, regarding sanitary landfills, Subsection f, regarding transfer stations, Subsection g, regarding quarrying and mining, and Subsection h, regarding junkyards, which immediately followed this subsection, were repealed 2-26-2007.
(4) 
Accessory uses. Uses on the same lot, customarily incidental to any of the foregoing uses, and subject to the provisions of § 370-36, shall be permitted. In addition, the following accessory use shall be permitted in conjunction with manufacturing and processing uses:
(a) 
Retail outlet for sale of goods produced on the property, provided that the area devoted to such sale of goods does not exceed 20% of the gross floor area of the building and that all other applicable provisions of this chapter are met by both the permitted use and the associated retail activity.
C. 
Area and bulk regulations. The following regulations shall apply to all uses permitted in the I-2 District, except as otherwise indicated:
(1) 
Lot area. A net lot area of not less than two acres shall be provided for individual uses unless otherwise required in the supplemental use regulations or provided elsewhere in this chapter.
[Amended 2-26-2007]
(2) 
Lot width. Lots shall have a lot width at both the street line and the building line of no less than 200 feet.
(3) 
Building coverage. For all uses, the maximum area of each lot occupied by buildings shall not exceed 50% of the gross lot area, but not greater than 15,000 square feet for commercial uses.
[Amended 2-26-2007]
(4) 
Lot coverage. The maximum area of each lot covered by buildings, paving and other impervious cover shall not exceed 70% of the gross lot area.
[Amended 2-26-2007]
(5) 
Setbacks.
(a) 
All yards. On each lot there shall be front, rear, and side yards of no less than 50 feet. Setbacks shall be increased to 75 feet when adjacent to a residential use or residential zoning district.
(b) 
Between buildings. On each lot there must be at least a thirty-foot setback between buildings.
(6) 
Height regulations. No building or structure shall exceed 35 feet in height.
(7) 
Minimum open space. Open space shall be provided as required by § 320-53 of Chapter 320, Subdivision and Land Development.
[Added 3-12-2007]
D. 
Design standards. For design standards for all uses in the I-2 District, refer to the applicable provisions of Article X, Supplemental Land Use Regulations; Article XI, Common Regulations; Article XII, Off-Street Parking and Loading Provisions; and Article XIII, Signs.