[Ord. 8, 4/3/1972, § 10.1; as amended by Ord. 6/4/1984, 6/4/1984, § 10.01]
These districts are designed to accommodate and promote wholesale activities, warehousing, and industrial operations dependent on existing land uses, physical conditions, and the availability of nearby municipal utilities and transport facilities. The district accommodates extensive industrial activities in these areas so as to minimize any detrimental effect that they might have on other uses in the Township and at the same time provides an industrial zone free of encroachment from other activities.
[Ord. 1-1987, 4/6/1987, §§ 3,4; Ord. 2-2000, 5/15/2000, § 4; Ord. 6/4/1984, 6/4/1984, § 9.02; Ord. 8, 4/3/1972, § 10.2; Ord. No. 1-2018, 2/5/2018; Ord. No. 3-2025, 5/19/2025; Ord. No. 6-2025, 1/5/2026]
1. 
Any use not otherwise prohibited by law of a manufacturing, fabricating, processing, compounding or treatment nature which, in the opinion of the Zoning Administrator, would be nonobjectionable in terms of smoke or dust emission, odors, noise or glare, and will not otherwise be injurious to the public health, safety and welfare, and will not have an adverse effect on adjacent areas. Should the Zoning Administrator feel that there is any likelihood of the aforementioned dangers or nuisances, the applicant shall prove the contrary to the Zoning Hearing Board in an administrative review before a permit is issued. In such a case, the Township Planning Commission shall be notified of the hearing in order to provide the Zoning Hearing Board with a recommendation. In addition, the Zoning Hearing Board may require necessary safeguards to assure the aforementioned conditions.
2. 
Small warehouse/logistics centers and storage yards, not including junkyards.
3. 
Railroad, trucking, busing, and other transit facilities including storage, repair and transfer operations.
4. 
Automobile body shops, repair garages and gasoline stations provided that the following conditions are met:
A. 
All gasoline and petroleum pumps shall be located outside of buildings, no less than 35 feet from any road right-of-way line or lot line.
B. 
All fuel, oil or similar combustible petroleum product storage tanks shall be located under ground at least 35 feet from any road right-of-way line or lot line.
C. 
No mechanical or auto body repair work shall be performed out of doors.
D. 
All automotive parts, dismantled and derelict vehicles, and similar articles or parts thereof shall be stored only within an enclosed building.
E. 
Automotive vehicles without valid, current license plates and/or state inspection shall be restricted according to § 27-1418 of this Chapter.
F. 
Any structure housing an automobile body shop shall be a minimum of 50 feet from any lot line when located adjacent to any residential district.
G. 
Flammable and/or combustible materials associated with the automobile body shop use shall be stored within a fireproof enclosure within the principal structure or within an accessory building located no less than 50 feet from any lot line.
5. 
Customary accessory uses and buildings incidental to any of the above-mentioned uses.
6. 
All single-family dwellings.
7. 
Upon approval by the Zoning Hearing Board, the following special exception uses are permitted provided that the use complies with the conditions listed herein and the applicable requirements specified in Part 19 of this Chapter 27.
A. 
Automobile recycling and junk yards used for storage, wrecking, and converting used or discarded materials provided that the following conditions are met:
(1) 
Minimum lot area of 10 acres.
(2) 
Such use shall be no closer than 150 feet to any road right-of-way and no less than 500 feet from any use district other than industrial.
(3) 
If warranted by topographical, aesthetic or other considerations regarding the specific property, the Board, in its discretion, may require that the property be completely enclosed by an evergreen screen planting to be planted and maintained at a height of not less than eight feet or backed by a solid fence not less than six feet in height.
B. 
Airport Facilities. Airfields, airstrips or landing facilities for any type of small or medium-size aircraft and buildings accessory thereto provided that the following conditions are met:
(1) 
For airfields and airstrips, a minimum lot area of 10 acres; and for helipads, a minimum lot area of two acres.
(2) 
Applicant shall submit a plot plan of the lot indicating the landing pad, runway and approach area and existing residences located within a five-hundred-foot radius of the runway or landing area.
(3) 
Landing pads or runways shall be no closer than 100 feet to any residential district and no closer than 50 feet to any property line or road right-of-way line.
(4) 
A description of equipment and facilities to be utilized, and a description of the overall development plans for the lot shall be made available to the Zoning Hearing Board.
(5) 
The airport or landing pad approach shall be defined as a three-hundred-foot-wide area lying within and below an inclined plan extending outward horizontally 1,000 feet at a ratio of one foot of height to each 20 feet of length of an established airport runway or landing pad, with no structure or airport hazard to exceed 35 feet high in height anywhere within the lot.
(6) 
Any landing facility shall obtain the approval of the appropriate licensing body including but not limited to the Federal Communications Commission, the Federal Aviation Administration or the Pennsylvania Aviation Commission.
(7) 
The Zoning Hearing Board may impose other conditions as are appropriate to the public safety and welfare, including hours of operation, frequency of use and location in relation to existing residences.
C. 
Large warehouse/logistics center, provided that the following conditions are met:
(1) 
The minimum lot area for a large warehouse/logistics center having a gross floor area less than or equal to 100,000 square feet shall be five acres.
(2) 
The minimum lot area for a large warehouse/logistics center having a gross floor area greater than 100,000 square feet shall be 10 acres.
D. 
Truck terminal and warehouse/logistics center as truck terminal. Truck terminal and warehouse/logistics center as truck terminal uses are more fully regulated by § 27-1428 of this Chapter.
E. 
Data centers and data center accessory uses. Data centers and data centers as accessory uses are more fully regulated by § 27-1429 of this chapter.
8. 
Wireless telecommunication towers are a permitted use in the Industrial District of the Township. Wireless telecommunications facilities are more fully regulated by §  27-1424 of this chapter.
9. 
Self-storage facilities, provided the following conditions are met:
A. 
External storage area may be provided for the storage of privately owned recreation vehicles and boats so long as such external storage area is screened from adjoining residential uses and adjoining roads in accordance with Part 27, Environmental Improvements and Energy Conservation Rights, § 27-2704A(4) and (5), and is located behind the minimum front yard setback line. This provision shall not be interpreted to permit the storage of partially dismantled, wrecked, or inoperative vehicles.
B. 
Except as noted above in Subsection 9A, all storage shall be kept within an enclosed building, except that the storage of flammable, highly combustible, explosive or hazardous chemicals shall be prohibited. Any fuel tanks and/or machinery or other apparatuses relying upon such fuels shall be stored only in an external storage area as described above.
C. 
Because of the danger from fire or explosion caused by the accumulation of vapors from gasoline, diesel fuel, paint remover, and other flammable materials, the repair, construction, or reconstruction of any boat, engine, motor vehicle, or furniture is prohibited.
D. 
Self-storage facilities shall be used solely for the dead storage of property.
E. 
Self-storage facilities shall be completely surrounded by a minimum six-foot- to maximum eight-foot-high fence to be located inside of any required landscape screening.
F. 
Wall-mounted lighting shall be provided on all self-storage facility buildings, which meets IESNA fully shielded criteria (no light output emitted above 90° at any lateral angle around the fixture) and is arranged and positioned so as not to be directed, be reflected, cause glare or increase the measurable light levels beyond the site boundary.
G. 
Self-storage facilities shall be screened from adjoining residential uses in accordance with Part 27, Environmental Improvements and Energy Conservation Rights, § 27-2704A(4) and (5), except no screening shall be required for self-storage facilities set back more than 300 feet from the property line abutting the residential use.
H. 
All self-storage facilities and portable self-storage units shall be a maximum of one story or 15 feet in height.
I. 
Self-storage facilities shall be located on a permanent foundation constructed in accordance with requirements of the Pennsylvania Uniform Construction Code, as amended.
[Ord. 4-1975, 4/15/1975, § 10; as amended by Ord. 6/4/1984, 6/4/1984, § 10.03]
A lot area, lot width, lot coverage, yard depths, and building height satisfying the requirements of the following list, unless otherwise specified heretofore in this section or § 27-1002, shall be provided for every principal building or use hereafter erected, altered, or established in this district.
A. 
Lot Area, Lot Width and Coverage Requirements.
(1) 
Minimum lot area: two acres.
(2) 
Minimum lot width: 200 feet.
(3) 
Maximum lot coverage: 50%.
B. 
Yard Regulations. For every principal or accessory building or use in the Industrial District, the minimum yard regulations shall be as follows:
(1) 
Required front yards, measured from the road-right-of-way line (lot line) to the building, are as follows:
(a) 
A depth of not less than 100 feet along any road right-of-way.
(b) 
A depth of 150 feet if said front yard is across the street from a residential district.
(2) 
Required side yards, measured from the lot line to the building line, are as follows:
(a) 
Not less than 20 feet on each side of the building.
(b) 
No building or structure shall be located less than 150 feet from any residentially zoned district.
(3) 
Rear yards of not less than 30 feet shall be provided, except that no building or structure shall be located less than 150 feet from any residentially zoned district.
C. 
Height Regulations. The height of any principal or accessory building shall not exceed 75 feet, except that chimneys, flagpoles, towers, water tanks, and other mechanical appurtenances may be built to a height not to exceed 125 feet above the finished grade when erected upon or as an integral part of the building.