The purpose of the LI District is to provide
sufficient space, in appropriate locations, to meet the anticipated
future needs for limited industrial activity with due allowance for
the need for a choice of sites. It is further intended that limited
industrial operations will be compatible with surrounding residential
areas. The district includes a process for review of all industrial
uses to ensure that the performance standards of this ordinance will
be complied with fully.
Permitted by right uses shall be as follows:
A.
Crop farming and orchard.
B.
Business, government and medical office with a total
floor area of less than 30,000 square feet (see also as a conditional
use).
C.
Greenhouse/plant nursery.
D.
Christmas tree farm.
E.
Private picnic grove.*
F.
Publicly-owned recreation and Township-owned facility.
G.
Exercise club.*
H.
Building contractor's headquarters and storage.
J.
Golf course.*
K.
The routine replacement of an existing lawful use
by a new permitted use that the applicant proves to the satisfaction
of the Zoning Officer is closely similar in intensity to the previous
use and that does not involve new construction or expansion of buildings.
If the Zoning Officer has doubts or questions about the potential
nuisances or hazards of the use and/or the amount of truck traffic,
the Zoning Officer shall require a conditional use application.
Special exception uses in the LI District shall be as follows, within the requirements of Article XX:
Conditional uses in the LI District shall be as follows, within the requirements of Article XX and the performance standards of Article XVI.
A.
Research, engineering or testing laboratory.
C.
Auto service station.*
D.
Business, government and medical office and administrative
activities with a total floor area of 30,000 square feet or more.
E.
Industrial activity involving processing, cleaning, assembly, production, conversion, packaging, manufacturing, repair or testing of materials, goods and/or products that the applicant proves to the satisfaction of the Board of Supervisors, based upon review by the Planning Commission, will not primarily involve use of toxic substances or other highly hazardous substances that could create a hazard to the public health and safety, but not including uses that are specifically prohibited by this Article or that cannot reasonably be expected to be able to comply with Article XVI.
F.
Raising of livestock.*
G.
Commercial forestry.*
H.
Recycling collection center.*
I.
Funeral home.
[Added 12-17-2001 by Ord. No. 2001-311; 5-20-2002 by Ord. No. 2002-316]
A.
All uses are prohibited that would have a serious threat of future inability to comply with the performance standards of this ordinance, as stated in Article XVI.
B.
The following uses are specifically prohibited:
(1)
Asphalt manufacture or refining.
(2)
Coke oven.
(3)
Creosote treatment or manufacture.
(4)
Distillation of bones, coal or refuse (except
in the manufacture of gas).
(5)
Explosives, fireworks, ammunition and gunpowder
manufacture or storage (except within a U.S. military facility).
(6)
Fat rendering.
(7)
Incineration, reduction, storage or dumping
of slaughterhouse refuse, rancid fats, garbage, dead animals or offal.
(8)
Bulk manufacture of the following acids: hydrochloric,
nitric, picric, sulfuric, sulphanous or carbolic.
(9)
Oilcloth or linoleum manufacture.
(10)
Paper mill.
(11)
Petroleum or kerosene refining or distillation
or bulk storage.
(12)
Potash work.
(13)
Stockyard or slaughterhouse.
(14)
Tar distillation or manufacture.
(15)
Trucking company terminal as a principal use.
A.
In areas of the Township determined by the Township
Sewer Authority unlikely to be served by public sewers within the
next year following the date of zoning application, no industrial
use shall be permitted that would reasonably be expected to generate
an amount or intensity of sewage greater than one equivalent dwelling
unit per acre, nor any use that would generate significant amounts
of process waste, as determined by the Township Sewer Authority.
B.
The Board of Supervisors may require an industrial
facility to adequately pretreat its wastes if the Township Sewage
Authority determines that the waste that would result from the use
would represent a serious hazard to the proper functioning of the
regional sewage system.
Area and bulk regulations for uses in the LI
District shall be as follows, unless a more strict requirement is
stated elsewhere:
A.
Lot area: one acre minimum.
B.
Lot width: 100 feet at the setback line, except a
minimum of 200 feet at the right-of-way line if having direct vehicular
access onto a minor arterial street.
C.
Lot coverage: a maximum of 40% for all buildings, a maximum of 65% for all impervious surfaces. See § 190-108 for possible intensity bonuses.
D.
Front yard setback: a minimum of 40 feet, except when
a residential lot line is adjacent to or across the road from the
front yard, in which case the front yard set back shall be 75 feet
minimum.
E.
Side and rear yard setbacks: a minimum of 30 feet;
except that when a residential lot line directly abuts the rear or
side yard, the yard setback shall be 120 feet minimum.
F.
Height: 2 1/2 stories or 40 feet, whichever is more restrictive. Structures higher than this may be permitted as a conditional use, provided that fire protection measures above and beyond those normally required would be included as the Supervisors determine are necessary, after providing the Fire Commissioner with an opportunity for a review. See also height exceptions in § 190-193.
[Amended 8-21-2006 by Ord. No. 2006-365]
G.
Enclosed structures. All manufacturing shall occur within a completely enclosed structure. See also § 190-194D(6).
H.
Truck parking and loading docks. Any area routinely
used for the parking of two or more tractor-trailer trucks and/or
trucks that would have refrigerated systems operating during nighttime
hours and any related loading dock(s) shall be set back a minimum
of 75 feet from any residential lot line. If such parking and/or loading
dock(s) are within 200 feet of any residential lot line and are not
separated from such lot line by a building, then an earth berm shall
be provided between such parking and such lot line(s).
(1)
Such earth berm shall have maximum side slopes
of 3:1, a minimum height of four feet and be covered with an attractive
all-season vegetative ground cover.
(2)
An earth berm shall be accompanied by evergreen screening as specified in § 190-194. The evergreen screening shall be placed near the top of or on the residential side of such berm. The earth berm may be placed within the width of a required buffer yard.
(3)
Such berm shall have a minimum width of three
feet across the top of the berm.
[Added 2-19-2001 by Ord. No. 2001-301]
See Article XIX for landscaping. See § 190-194D for screening. See Article XVII for off-street parking. See Article XVI for performance standards, especially §§ 190-158 (noise standards) and 190-150 (regarding intrusion of construction areas into certain features). See § 81-27 et seq. regarding installation of a lock box.
See § 190-201.
