This district has been established and the regulations
of this article enacted in support of the following purposes:
A. To group certain types of industrial development in
those areas where they will be most appropriate from the aspects of
access to major transportation routes and the character of the area.
B. To prevent the intrusion of other types of industrial
use which may be deleterious to the character of the area.
C. To encourage the development of such uses that will
provide employment opportunities for Township residents and will supplement
the municipal tax base.
All uses in this district (except for off-street
parking and loading areas) shall be carried on within a completely
enclosed building. Outdoor storage is prohibited.
A. Uses by right. Uses by right shall be as follows:
(1) Offices for business, clerical or administrative purposes.
(2) Wholesale sales and distribution.
(3) Food processing, except that animal slaughtering,
rendering and meat-packing facilities are specifically prohibited
in this district.
(4) Research, development or testing of products or processes.
(6) Assembly of finished products from component parts
manufactured elsewhere.
(7) Public utility operating facilities.
(8) Facilities or structures owned or operated by the
Township, a duly created authority of the Township or the county,
state or federal government for the benefit of the general public.
(9) Uses customarily accessory to any of the uses by right, including
but not necessarily limited to the following:
[Amended 8-26-2010 by Ord. No. 2010-01]
(a)
A single dwelling unit for a caretaker or watchman.
(b)
Signs in conformance with §
131-78 of this chapter.
(c)
Retail sales of goods produced on the premises.
(d)
Facilities for the exclusive use of the employees of a use by
right, including child-care facilities, recreational areas and facilities
and cafeterias or restaurants.
(e)
Alternative energy systems in conformance with §
131-70G of this chapter.
(f)
Other accessory uses and structures necessary for the conduct
of any use by right when located upon the same lot as the principal
use.
(10)
Sales of motor vehicles and related services,
including gas stations and automobile service stations.
[Added 8-25-1994 by Ord. No. 1994-10]
(11)
Communications antennas mounted on an existing
public utility transmission tower, building or other structure, including
existing communications towers and communications equipment buildings.
[Added 7-9-1998 by Ord. No. 1998-6]
B. Uses by special exception. Uses by special exception
shall be as follows:
(1) Any manufacturing process, including the conversion
of raw materials into component parts for future assembly or into
finished products.
(2) Contractor's establishments and lumberyards, provided
that all activities, including storage of raw materials and partially
finished and finished goods, are conducted within a completely enclosed
structure or within a completely fenced area.
(4) Accessory uses not located on the same lot as the
principal use but located not more than 300 feet from the principal
use lot.
(5) Growing or processing of medical marijuana, which in addition to
meeting the standards for special exceptions in this chapter must
meet the following specific requirements:
[Added 7-27-2017 by Ord.
No. 2017-1]
(a)
Provide a copy of the permit for medical marijuana growing/processing
issued by the Pennsylvania Department of Health.
(b)
Provide a copy of the security information for the growing/processing
permit issued by the Pennsylvania Department of Health.
(c)
Not more than one such business or activity shall be permitted
within any one building or lot.
(d)
No such business or activity may change to another type of such
business or activity, except upon application to and approval by the
Zoning Hearing Board of such change as special exception subject to
the criteria set forth herein.
[Amended 4-24-1997 by Ord. No. 1997-1]
Area and bulk regulations are hereby as follows:
A. Minimum lot area: 2.0 acres of the adjusted tract
area.
B. Minimum lot width: 200 feet.
C. Minimum yard setback:
(2) Side yard (each side): 30 feet.
D. Maximum area of building coverage: 35% of the adjusted
tract area.
E. Maximum area of impervious surface: 60% of the adjusted
tract area.
F. Maximum building height: 45 feet.