F Planned Industrial Districts are designed primarily to make
special provision for modern industrial development which is appropriate
in selected locations in the Township. In addition, the provisions
of the F Planned Industrial Districts are intended to:
A.
Provide for attractive nonnuisance industrial development in areas
designated for such use which are accessible from major roads.
B.
Encourage industrial development which is compatible with the character
of the districts and neighborhoods which adjoin the district.
C.
Establish buffer, landscaping and other special requirements as set
forth herein.
A building may be erected, altered or used and a lot or premises may be used or occupied, subject to Article XIII, for any one of the following uses and no other:
A.
Permitted principal uses.
(1)
Business, medical, and professional office or Planned Business Center.
(2)
Laboratory (scientific or industrial research, testing, experimental),
provided that:
(a)
No processing shall be permitted, except insofar as such processing
is incidental to a research, experimental or testing process.
(b)
There is no commercial production or storage of goods, materials
or any other substance for sale, except as may be produced by a small
pilot plant or for storage necessary for scientific research.
(3)
Manufacture of small or novelty products from the following previously
prepared and manufactured materials: bones, canvas, cork, feathers,
felt, fur, glass, hair, horn, leather and paper.
(4)
Manufacture of clothing and other textile products, jewelry, optical
goods and equipment, watches and clocks and medical, dental, drafting
and other professional, scientific or precision instruments.
(5)
Printing, publishing, bookbinding, engraving, lithographing, reproduction,
photofinishing, film processing or similar establishment.
(6)
Commercial greenhouse, nursery and wholesale florist.
(7)
Cold storage plants, frozen food plants and lockers and catering
plants.
(8)
Laundry, laundry service, cleaning and dyeing plants.
(9)
Mail-order merchandise business.
(10)
General service or contractor's shop, lumber, millwork, carpenter,
cabinetmaking, furniture repair, light metal working, electrical,
plumbing, roofing or similar shop.
(11)
Warehouse or storage within a completely enclosed building.
(12)
Indoor storage building, warehouse, distribution centers and
packaging and crating.
(13)
Municipal use.
(14)
Public utility use.
B.
Permitted accessory uses.
(1)
Accessory use on the same lot with and customarily incidental to
any of the above-permitted principal uses.
(4)
Public garage accessory to any permitted use.
(5)
A maximum of three charitable donation bins or containers, provided
that such containers are located outside of existing parking spaces,
drive aisles, loading areas, and buffer areas or existing landscaped
areas.
C.
Conditional Uses.
(1)
Any new use proposed in the TND-5 Overlay District and meeting the eligibility criteria in § 143-87B(6) shall be considered a Conditional Use pursuant to Article XIV.
D.
Uses by special exception.
(1)
Manufacture of large products from the following previously prepared
and manufactured materials: canvas, feather, felt, hair, fur, glass
and leather.
(2)
Manufacture of small paper products (such as stationery, boxes and
wallpaper), ceramic products (such as pottery and small tile), small
plastic products, small rubber products and wood products.
(3)
Manufacture of nonalcoholic beverages, cameras and photographic equipment
(other than film), hosiery, hats, shoes, textiles and toys.
(4)
Manufacture, compounding, assembly, processing and distribution of
confections, candy, chewing gum and food products, excluding meat
and fish and excluding the manufacture, compounding, assembly and
processing of alcoholic beverages (but permitting the distribution
of beverages), cosmetics, pharmaceuticals, ink, hat bodies, textiles
and hosiery.
(5)
Manufacture, compounding, assembly, processing and distribution of
products from the following previously prepared materials: sheet cellophane,
polyethylene and similar material, canvas, cloth, rope, cord, twine,
glass, china, plastic, feathers, felt, fiber, fur, hair (excluding
washing, curling and dyeing), leather, paper, cardboard, ceramics,
textiles, wood (excluding chemical treatment or preservation), rubber
and synthetic treated fabrics (excluding all rubber and synthetic
processing).
(6)
Light metal processes, including metal finishing, grinding, polishing
and heat treatment, metal stamping and extrusion of small products
(such as costume jewelry and pins), assembly and manufacture of small
electrical appliances, equipment and supplies (such as irons, fans,
lighting fixtures, wire, lamps and radio and television receivers)
and manufacture of light machinery (such as business machines).
(7)
Compounding of perfumes and pharmaceutical products.
(8)
Bottling, warehousing and storage of soft drinks, subject to the
following restrictions:
(a)
The operation shall be conducted within a permanent building.
(b)
No retail sales shall be made on the premises.
(c)
Distribution trucks or other vehicles shall be under the supervision
and control of the owner of the plant when on the premises.
(d)
The Zoning Hearing Board shall impose such additional conditions,
restrictions and safeguards as may be in the public interest in the
event that an application is approved.
(9)
Combining and processing of food products (excluding meat and fish
and the manufacture of basic products from the raw state).
(11)
Adult entertainment centers, adult theaters, and/or adult bookstores
which shall not be located within a four-hundred-foot radius of any
other adult entertainment centers, adult theaters, and/or adult bookstores.
(12)
Tattoo/body piercing establishments.
(13)
Massage studios.
The maximum height of buildings and other structures attached
to buildings erected, enlarged or used shall be 45 feet and three
stories, except:
For every building or group of buildings hereafter erected or
used for any permitted use, the following regulations shall apply:
A.
Principal permitted uses.
(1)
Lot or tract area. Each permitted use or group of buildings or uses
permitted on a lot as part of an integrated plan shall have a minimum
lot area or tract size of not less than three acres.
(2)
Lot width at the building line. A lot width at the building line
of not less than 200 feet shall be provided.
(3)
Lot width at the street line. A lot width or frontage of not less
than 200 feet shall be provided.
(4)
Building coverage and impervious surface. Not more than 40% of the
lot area shall be occupied by buildings and not more than 75% shall
be covered by impervious surfaces.
(5)
Setbacks. No building shall be located less than 100 feet from the
street line or from a side or rear property; provided, however, that
if the adjacent property in the Township or a similar district in
an adjoining municipality is a residential use or zone, no building
or other permanent structure, including off-street loading and unloading
facilities, may be erected within 200 feet of an existing dwelling.
A.
General standards.
(1)
Each industrial building shall be designed so as to minimize its
nonresidential appearance and shall, insofar as practicable, afford
minimum external evidence of the nature of the operation conducted
therein.
(2)
The tract of land on which each separate use or group of buildings
or uses permitted on a lot as part of an integrated plan is conducted
shall be held in single ownership and shall be operated under unified
control or management. In the event of multiple ownership, a written
agreement between the parties and owners involved shall be submitted
to evidence that the development and management will be in accordance
with a single plan with common authority and common responsibility.
(3)
If there are more than two buildings on a lot, the minimum distance
between buildings shall be not less than 40 feet.
(4)
Each use permitted in the district shall be conducted within a completely
enclosed building.
(5)
Each use shall be served by public sewer and water.
(6)
All utility lines servicing the lot and the permitted buildings and
structures shall be placed underground within the lot lines of the
property on which the use is located.
(7)
All mechanical equipment which is not enclosed within a building
shall be fully and completely screened from view in a manner compatible
with the architectural and landscaping style of the overall tract.
(8)
The physical design of the development plan shall provide for adequate
control of vehicular traffic, make adequate provisions for loading/unloading,
off-street parking, trash and recycling areas, public water, public
sewer, erosion and sedimentation control, stormwater management, fire
protection and other public services and further the amenities of
light, air and visual enjoyment.
(9)
All buildings shall be designed and sited to reflect a sensitivity
to existing natural features, to be responsive to solar orientation,
wind exposure and energy efficiency and to relate to similar buildings
on adjoining tracts in terms of size and scale.
(10)
All signs, lighting, benches and other structures shall be designed,
built and maintained in keeping with the architectural character of
the planned industrial district.
(11)
Public garages shall be designed in accordance with the following:
(a)
A public garage shall be located behind the plane of the primary
facade of any principal building.
(b)
Any facade of the public garage facing a public street (primary
facade) shall be designed with first floor commercial space and liner
shops as shown in the Manual of Design Guidelines for the Traditional
Neighborhood Development Overlay District.[1]
[1]
Editor's Note: Said manual is included at the end of this chapter as Exhibit A.
(c)
The primary facade of public garage shall have an architectural
character consistent with that of the principal buildings on the tract
in terms of materials, fenestration and roofline.
(12)
The storage of product, raw or waste materials exterior to the
building shall be prohibited.
(13)
The display of product exterior to the building shall be prohibited.
(14)
The retail sales of manufactured or processed product shall
be prohibited.
(15)
Trucks and other vehicles used for the transport of product
or raw materials shall be parked or stored to the rear of the lot,
premises or building and shall not reduce the availability of required
off-street parking spaces need to serve the individual use or overall
need of the premises, nor interfere with the vehicular circulation
of the lot or premises.
B.
Buffer requirements.
(2)
Along any property line which directly abuts a residence district in the Township or a similar district in an adjoining municipality, a buffer yard not less than 100 feet in width shall be provided. Thirty feet of such yard space nearest the district or Township boundary line shall be used only as a buffer planting strip on which shall be placed shrubbery, trees or other suitable plantings sufficient to constitute an effective screen and give maximum protection to the abutting district in strict conformance with Article XVII, § 143-116 and in accordance with a landscaping plan approved by the Code Enforcement Officer.
C.
Vehicular access and traffic considerations.
(1)
Access barrier. Access to the public highway or street shall be controlled in the interest of public safety. Each building or group of buildings erected in the Planned Industrial District and the parking or service areas shall be physically separated from the highway or street by a curb, planting strip or other suitable barrier against unchanneled ingress or egress of motor vehicles, except for accessways as authorized by Subsection C(2) below.
(2)
Accessways. Each separate use, grouping of attached buildings or
grouping of uses permitted as part of a single integrated project
shall have not more than two accessways to any one public highway
or street. Neither of such accessways shall be more than 50 feet in
width. On major streets, adequate acceleration and deceleration lanes
shall be provided. The intent of this provision is to encourage the
use of common accessways by two or more permitted highway uses in
order to reduce the number and spacing of access points along the
highway.
(3)
Traffic control devices and acceleration and deceleration lanes shall
be provided at the expense of the owner.
F.
Environmental controls. No building may be erected, altered or used and no lot or premises may be used in a special use district which is not in strict conformity with the environmental controls of Article XVII, § 143-113, or which is otherwise noxious or offensive or which constitutes a hazard in the immediately surrounding area. Each permitted use shall provide and utilize such smoke, noise or other control devices as are necessary to assure that the use will not:
(1)
No building may be erected, altered or used and no lot or premises may be used for any use which is noxious or offensive by reason of odor, dust, vibration, illumination or noise or which constitutes a public hazard, whether by fire, explosion or otherwise, or which is not in strict compliance with Article XVII, § 143-113.
(2)
All equipment shall provide and utilize such smoke, odor, dust, noise
or other control devices as are necessary to assure that the use will
not be objectionable as defined below.
(3)
In determining whether a proposed use is or may become noxious, hazardous or offensive, the proposed use or operation shall comply with the environmental controls of Article XVII, § 143-113 and with any more specific standards of a nationally recognized agency for a particular industry or use as may be subsequently adopted by resolution or ordinance.
(4)
In the case of an industrial use existing at the effective date of
this ordinance, no process shall be more objectionable than a process
conducted at such date.
(5)
The applicant shall demonstrate that:
(b)
Adequate provisions will be made to reduce and minimize any
objectionable elements to the degree necessary to ensure that the
proposed use will not be noxious, hazardous or offensive as defined
above. In order to determine that adequate safeguards are provided
in any case where a use is proposed subject to a special exception,
the Zoning Hearing Board may:
(6)
Disposal requirements. All trash, garbage, rubbish, recycling and
debris of every kind and nature shall be stored within the building
in fireproofed rooms and shall be collected and disposed of, as often
as may be necessary under the particular circumstances, by private
collectors and at no cost to the Township. If dumpster-type containers
are used, said containers must be located to the rear or side of a
lot, screened from view, and in conformance with the Fire Code.[2] Where multiple uses are permitted, one central disposal
area shall be provided for all users in each building.
G.
Fencing. A six-foot high opaque fence may be required along rear
and/or side property lines which abut any residential or less restrictive
zoning district when deemed advisable by the Board of Commissioners.
Approval procedure shall be in accordance with § 143-128.
