The SU-1 Special Use District is designed primarily
to make provision for modern, nonnuisance scientific research establishments;
corporate office or headquarters-type office development; and other
compatible, nonnuisance light industrial and related uses in areas
of the Township which are particularly well suited for such uses.
In promoting the general purposes of this chapter, the intent of SU
Districts is to encourage attractive, large-site, low-lot coverage
campus-type development which does not constitute a hazard or a nuisance
to adjacent areas and which seeks a highly accessible, attractive
and spacious setting with the protections or appropriate design standards
relating to lot size, yard space, building placement and landscaping.
A building or combination of buildings may be erected or used and land may be used or occupied, subject to the provisions in Articles
XXIX and
XXX, as follows:
A. Permitted principal uses.
(1)
Scientific research laboratory.
(3)
A dairy, together with warehouse facilities
operating on the same lot, serving the dairy operation or warehouse
facilities serving off-site retail operations.
(5)
Communications antennas mounted on an existing public utility transmission tower, building or other structure and communications equipment buildings, subject to the regulations set forth in §
275-216 of Article
XXXIV.
[Added 9-14-1998 by Ord. No. 588]
B. Accessory uses to permitted principal uses.
(1)
Accessory use on the same lot with and customarily
incidental to any of the above permitted uses, including a cafeteria
located within the main building and operated by or for the employer
for the exclusive use of its employees.
(2)
Parking in accordance with Article
XXXI.
(3)
Signs in accordance with Article
XXXII.
C. Conditional uses.
(1)
Uses similar in character to those set forth in Subsection
A.
(2)
Outdoor and indoor recreational areas and facilities
and private clubs for recreation.
(3)
Conference centers and meeting and assembly
facilities for associations and organizations.
(4)
Schools, including nursery, kindergarten, elementary
and junior and senior high schools.
(6)
Communications towers, subject to the standards for communications towers as conditional uses set forth at §
275-216.1, and communications equipment buildings, subject to the regulations set forth in §
275-216 of Article
XXXIV.
[Added 9-14-1998 by Ord. No. 588]
(7) Regional
rail facilities.
[Added 7-25-2011 by Ord. No. 720]
The maximum height of buildings and other structures erected, enlarged or used shall be 40 feet, except as provided in the special provisions in Article
XXXIV, which provides for exceptions to height regulations for certain structures.
[Amended 1-8-1990 by Ord. No. 461]
A. Permitted principal uses.
(1)
Minimum tract area: 10 acres.
(2)
Minimum tract width at street line: 500 feet.
(3)
Minimum individual lot areas: four acres.
(4)
Minimum lot width at building line: 200 feet.
(5)
Minimum lot width at street line: 150 feet.
(6)
Maximum impervious surface area: 50%.
(7)
Maximum building coverage: 20%.
(8)
Minimum depth of each front and rear yard: 100
feet.
(9)
Minimum aggregate width of side yards: 200 feet.
(10)
Minimum width of each individual side yard:
100 feet.
(11)
Minimum side yard abutting the street on a corner
lot: 100 feet.
B. Conditional uses. All the provisions of Subsection
A shall apply to conditional uses except for regional rail facilities, for which the following shall apply:
[Amended 7-25-2011 by Ord. No. 720]
(1)
There shall be no minimum tract or lot area
requirements.
(2) Setbacks
for parking garages, parking lots, station buildings and other occupied
buildings shall be located no closer than 50 feet from adjacent residential
property lines.
(3) There
shall be no minimum setbacks from the street line.
[Amended 1-8-1990 by Ord. No. 461].
A. Special regulations relating to access and highway
frontage. In order to minimize traffic congestion and hazard, control
street access in the interest of public safety and encourage the appropriate
development of street or highway frontage, the following shall apply:
(1)
No parking lot or area for off-street parking
or for the storage or movement of motor vehicles shall abut directly
to a public street or highway unless separated from the street or
highway by a raised curb, barrier planting strip, wall or other effective
barrier against traffic, except for necessary accessways, and each
parking lot shall have not more than two accessways to any one public
street or highway for each 500 feet of frontage. Where practicable,
access to parking areas shall be provided by a common service driveway
or minor street in order to avoid direct access on a major street
or highway. No such accessway shall be more than 35 feet in width.
(2)
Accessway requirements.
(a)
All necessary accessways to a public street
or highway shall be located not less than 150 feet from any intersection
with any other street.
(b)
All streets and accessways shall be designed in a manner conducive to safe exit and entrance and shall conform to the design standards for streets in Chapter
210, Subdivision and Land Development.
B. Buffer areas and landscaping.
(1)
The following buffer areas shall be provided:
(a)
A buffer of 100 feet shall be provided, of which at least 50 feet shall be landscaped in accordance with the provisions in Article
XXXIV.
(2)
Buffer yards shall comply with the following
standards:
(a)
The buffer yard shall be measured from the district
boundary line or from the near street line where a street serves as
the district boundary line.
(b)
The buffer yard may be part of the required
front, side or rear yards, and, in cases of conflict, the larger yard
requirements shall apply.
(c)
In all buffer yards, the exterior 50 feet width
shall be planted with trees, shrubs, grasses and ground covers and
shall be maintained and kept clean of all debris, rubbish, weeds and
tall grass in conformance with existing regulations; provided, however,
if such land is naturally wooded, it may continue in its natural state.
(d)
No structure, manufacturing or processing activity
or storage of materials shall be permitted in the buffer yard.
(e)
Suitable screen planting shall be shown on the plan and shall be installed by the developer in accordance with Article
XXXIV.
(f)
Prior to the issuance of any building permit,
complete plans showing the arrangement of all buffer yards and the
placement, species and size of all plant materials and the placement,
size, materials and types of fences to be placed in such buffer yard
shall be reviewed by the Planning Commission after which the Planning
Commission shall certify to the Building Inspector that the plans
are in conformance with the terms of this chapter.
C. Building placement.
(1)
There shall be a minimum distance of 75 feet
between all buildings.
(2)
No building shall be closer than 75 feet from
the edge of any cartway of a dedicated public street.
D. Lighting.
(1)
All parking areas shall be adequately lighted
with lighting of such quality and type and with such shielding as
will not present direct glare to any adjoining residential area. All
such lighting shall be turned off within one hour following the close
of business in the building or the recreational area.
(2)
All driveways, aisles, maneuvering spaces, vehicular
service areas or spaces between or about buildings, other than those
relating to a dwelling, shall be adequately illuminated.
(3)
All outside lighting, including sign lighting,
shall be directed in such a way as not to create a nuisance, and in
every district all such lighting shall be arranged so as to protect
the street or highway and adjoining property from direct glare or
hazardous interference of any kind. Any light shall be equipped with
some type of glare-shielding device approved by the Township. The
height of any light must also be approved by the Township.
E. Architectural design.
(1)
All buildings shall be of compatible architectural
design with one another. No prefabricated or metal buildings shall
be permitted.
(2)
All buildings shall be located, oriented, designed
and constructed to create architectural, interest; to further the
amenities of light and air; and to maximize energy efficiency.
F. All of the provisions in §
275-114 shall apply to permitted principal uses, accessory uses to permitted principal uses and conditional uses, except § 275-114.B(1), C(1), and C(2) shall not apply to regional rail facilities.
[Added 7-25-2011 by Ord. No. 720]
Each application for a permit to erect, construct or alter any building within an SU-1 Special Use District or each request for an amendment to establish such a district or to modify a previously prepared plan shall comply with the special procedural and application requirements in Article
XXXIV.
All uses within the SU-1 District shall comply with all environmental controls of Article
XXXIII pertaining to noise, smoke, dust, fumes, vapors and gases, heat and glare, air quality, odor, vibration, outdoor storage and waste disposal.
If a property in the SU-1 District is sold by
the applicant or by any affiliated member of a single corporate family
of which the applicant or its parent company is a member after approval
of the plan but before proposed construction is started or if, within
18 months of the approval, construction is not undertaken by or for
the applicant or any affiliated member of a single corporate family
of which the applicant or its parent company is a member, said approved
plan shall be null and void, unless an extension of time is granted
by the Township Council; provided, however, that nothing herein shall
prohibit the applicant from transferring title to such property at
any time to a state or local industrial development corporation.