STATUTORY REFERENCES
General provisions and definitions — See
53 P.S. § 10101 et seq.
[Ord. 233A. Passed 6-18-1987]
In an "F" Industrial District, the regulations
set forth in this chapter shall apply.
[Ord. 233A. Passed 6-18-1987; Ord. 382. Passed 4-17-2001]
In an "F" Industrial District, a building or
combination of buildings may be erected or used, and a lot may be
used or occupied, for any of the following purposes and no other:
(a)
Manufacturing.
(b)
Storage or warehousing.
(c)
Industrial uses.
(d)
Municipal uses.
(e)
Administrative offices and research facilities.
(g)
Any other legitimate use not otherwise permitted expressly
or by implication elsewhere in this Zoning Code when authorized as
a conditional use by the Board of Supervisors and after the imposition
of conditions designed to eliminate (to the extent reasonably possible)
adverse affects upon neighboring properties and the general public
health, safety and welfare.
(h)
Mixed-Use Campus.
[Added 7-26-2016 by Ord.
No. 505]
(1)
On a property already partially improved with existing buildings,
a development consisting of the following uses, for single and multiple
occupancy of property and buildings, shall be permitted when authorized
by conditional use.
A.
Office (administrative, professional and/or medical).
B.
Warehouse, research facility (laboratory), industrial/manufacturing.
C.
Exterior storage, limited to vehicles other than automobiles
or light trucks, and excluding any vehicle sales, rentals, repairs,
bodywork or painting. Areas used for exterior storage shall not exceed
10% of the total tract area.
D.
The following commercial, retail, and personal service uses
when accessory to permitted uses and/or supporting the immediately
surrounding community: restaurant, food service, bakery, indoor recreation
establishment, fitness center, craft breweries/distilleries and/or
wineries with retail, wholesale and/or on-site consumption beer, wine
and alcohol sales and food service.
E.
Special events which shall include, but not be limited to, a farmer's market, food trucks, craft fair, car show, movie night, and beer garden or festival and shall be permitted only Thursdays through Sundays. All special events shall conform to the yard requirements of Section 1287.04, shall be located solely in an area designated on the approved Master Plan, shall not be located or conducted on more than 30% of the tract, shall be provided adequate parking and shall be subject to written permission of the Township Manager.
(2)
Master Plan. For all mixed-use campuses, a master plan shall
be submitted as part of the required conditional use application,
which adequately depicts where each of the above category of uses
and parking shall occur on the property. Material changes to the Master
Plan involving more than 15% of the total building area or tract area
shall require an amended conditional use approval from the Board of
Supervisors. Review and approval of the conditional use shall include
the approval of the dimensional criteria and parking as shown on the
Master Plan.
[Ord. 233A. Passed 6-18-1987; Ord. 382. Passed 4-17-2001]
[Ord. 233A. Passed 6-18-1987; Ord. 328. Passed 7-22-1996]
(a)
Front Yard. In an "F" Industrial District, there shall
be a front yard on each lot which shall not be less than 50 feet.
(b)
Side Yards. There shall be two side yards on each
lot, neither of which shall be less than 50 feet.
(c)
Rear Yards. There shall be a rear yard on each lot
which shall not be less than 50 feet.
(d)
District Yard. No side or rear yard adjacent to any
residential district shall be less than 100 feet in depth.
[Ord. 233A. Passed 6-18-1987]
[Ord. 233A. Passed 6-18-1987]
The maximum height for buildings or other structures
erected or enlarged in an "F" Industrial District shall be 45 feet.
For purposes of this section, chimneys, spires, towers, elevator penthouses,
tanks, solar energy apparatus and similar projections shall be included
in the height and shall be permitted to extend not more than 10 feet
above the allowable building height only when authorized as a special
exception by the Zoning Hearing Board.
[rd. 233A. Passed 6-18-1987]
(a)
Parking and Loading. In an "F" Industrial District, all-weather parking and loading facilities shall be provided in accordance with Chapter 1294.
(b)
Setbacks. No parking, loading or driveway area shall
be located closer than 25 feet to any side or rear property line,
nor closer than 50 feet to any front property line, except as required
for normal ingress and egress.
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In the case of any side or rear line being adjacent
to a single-family residential district, no parking, loading or driveway
area shall be located closer than 50 feet to such property line, except
as required for normal ingress and egress.
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No railroad loading area shall be closer than
18 feet to any property line.
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[Ord. 233A. Passed 6-18-1987; Ord. 251. Passed 2-16-1988; Ord. 400.
Passed 5-21-2002]
(b)
Minimum District Size. The minimum area of any "F"
Industrial District shall be 40 acres.
(c)
Landscaping. All development in an "F" Industrial
District shall be designed and maintained in accordance with the landscape
provisions of the Subdivision Regulations. There shall be a suitable
and effective landscape barrier to separate the property from any
adjacent public street. Such buffer strip shall be at least 10 feet
wide and shall channel motor vehicle ingress and egress from the property.
There shall be a maximum of one access road per 200 feet of frontage
and in no case more than two access roads per frontage.
(d)
Utilities. All development in an "F" Industrial District
shall be served by public sewer and water. All utilities serving a
permitted use in this district shall be underground.
(e)
Outdoor Land Use. The outdoor storage of goods, materials
and trash shall be designed and maintained to be completely screened
from view by a landscape buffer, and such uses shall conform to all
building setbacks.
(f)
Hazardous Uses. No building shall be erected, altered
or maintained, and no lot shall be used for any purpose, trade or
business, that is noxious, offensive or potentially injurious to health
by reason of odor, noise, dust, smoke, heat, gas, radiation or vibration.
(g)
Building Spacing. The distance at the closest point
between any buildings shall be not less than 30 feet.
(h)
Site Lighting. Exterior lighting provided in conjunction
with any building or use shall be placed not higher than 14 feet above
grade and shall be screened so as not to permit the source of illumination
to be seen from off the premises. Only color-corrected types of illumination
shall be used. The hours of illumination of such lights (except security
lighting) shall be limited to hours of business operation and shall
otherwise be extinguished between 10:00 p.m. and 6:00 a.m. of the
following day, prevailing time.
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Exterior security lighting, when set back a
minimum of 50 feet from an adjacent district, may exceed the fourteen-foot
limitation stated in this subsection, but shall not be placed higher
than 25 feet above grade.[1]
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[1]
Editor's Note: Former Subsection (i), Detention Basins, which
immediately followed this subsection, was repealed 8-22-2017 by Ord.
No. 513.
[1]
Editor's Note: Former Section 1287.09, Application
procedure, was repealed 2-21-1995 by Ord. No. 314.
