To provide for a mix of light industry and heavy commerce in
areas of the community where it will not conflict with less intense
land uses and where adequate highway access is available.
A.
M-1 uses permitted by right.
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Building material sales/associated storage
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Business services
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Restaurant
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Warehousing and storage
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Wholesale business
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Coal mine adjunct facility
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Barge docking and repair operations
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Gas processing facility accessory use.
[Added 9-4-2007 by Ord. No. 2007-2] |
B.
M-1 conditional uses.
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Business campus
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River-oriented business
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C.
M-1 special exceptions. No uses are authorized as special exceptions
in M-1 Districts.
The following conditional uses may be authorized by the Township
Supervisors pursuant to the standards and criteria specified herewith:
A.
Business campus.
(1)
These regulations are established to provide areas for businesses
and related commercial and office activities on common sites for purposes
of achieving economy, efficiency and conservation of land resources
and facilities, promoting coordination of structural design, providing
for adequate circulation and access of vehicular and pedestrian traffic,
and responding to compatibility with surrounding areas.
(2)
Uses permitted within this district shall be limited to the following:
(a)
Business, sales and professional offices.
(b)
Food processing, storage, packaging and distribution, exclusive
of slaughterhouses or related activities or processes such as rendering.
(c)
Governmental and public service facilities.
(e)
Printing, engraving and publishing.
(f)
Research and testing laboratories, subject to the following:
[1]
No activities shall be permitted that involve the handling,
testing, processing or other use of waste materials, sludge or by-products
thereof that have the potential to cause illness, death or pose substantial
threats to the environment when stored, transported, treated, handled
or disposed of.
[2]
Waste materials that shall not be utilized include, but are
not limited to, garbage, refuse, sludge and other discarded materials,
including solid, liquid, semisolid or contained gaseous material resulting
from residential, municipal, commercial, industrial, institutional,
mining or agricultural operations and from community activities, or
any combination of the above.
[3]
Such other factors and criteria as the Planning Commission and/or
Township Supervisors deem necessary to protect the public health,
safety and general welfare.
(g)
Restaurants.
(h)
Transportation depots and terminals.
(i)
Warehousing and storage.
(4)
Applications for a conditional use permit shall include the following
data:
(a)
A survey drawn to scale prepared by a licensed professional
land surveyor, registered in the Commonwealth of Pennsylvania, showing
the exact size, shape and dimensions of the site proposed for development.
(b)
The exact size and location of all existing buildings and structures
on the lot.
(c)
The proposed size and location of structures or buildings proposed
to be erected, moved, repaired or altered.
(d)
Water supply and sewage disposal plans prepared by a registered
civil engineer.
(e)
Proposed parking facilities, including the size, arrangement
and number of parking stalls and placement of lighting standards.
(f)
Circulation plan for all vehicles, including ingress and egress
drives for all off street parking and loading areas.
(g)
Preliminary architectural and engineering sketches showing plan
levels, elevations and information related to water runoff control,
slope, contours, type of building construction, etc.
(h)
Areas to be utilized for the exterior storage of materials and
type of architectural screen to be provided.
(i)
Such other information as may be required by the Board of Supervisors
or the Planning Commission.
(5)
Uses and buildings shall be planned and organized to achieve a unified
and harmonious development of the total site area. The following dimensional
standards shall apply:
(a)
Structures shall not exceed a maximum height of 40 feet.
(b)
The floor area ratio (FAR), the ratio of gross floor area of
structures to the total available site area shall not exceed 0.35.
(c)
Minimum front setback of structures from public road rights-of-way
shall be 50 feet. No parking areas shall be permitted within 30 feet
of any public right-of-way.
(6)
Parking shall be provided as required by Article XVI of this chapter. One or more parking lots may be designed to serve a multiple number of activity sites. The aggregate of all available spaces shall equal the sum required to serve all proposed uses. All areas used for driveways, loading, service, parking or vehicular storage shall be surfaced with paved surfaces.
(7)
No loading dock shall be constructed facing on any public street
or highway unless such loading dock and every part thereof is at least
75 feet from the right-of-way line of the street or highway and such
loading dock is concealed by use of landscaping and earthen barriers.
Truck and trailer maneuvering shall be confined to the property.
(8)
Streets shall be constructed in accordance with the prevailing specifications
for local street construction in Carroll Township.
(9)
Signs shall conform to the requirements specified in Article XV of this chapter. No flashing or animated signs will be permitted, and no building sign shall project above the roofline of the building.
(10)
The total ground area of the site not covered by buildings,
paved parking, interior roadways and service areas shall be landscaped.
Paved areas and roadways shall be limited to portions of the site
required for efficient operation of permitted business activities.
In no instance shall paving cover more than 25% of the gross site
area.
(11)
Walls, fences and similar structures may be used alone or in
conjunction with plant material to meet the landscape requirement
if approved by the Township Supervisors pursuant to the following
standards and criteria:
(12)
Outdoor storage areas shall be permitted only if such areas
are enclosed or screened by wall, planting or other barriers providing
year-round visual screening.
(13)
Development may be constructed in phases. Subsequent stages
shall be consistent with the tentatively approved plan and shall constitute
economically sound units of development.
(14)
The developer shall provide easements, covenants and other necessary
arrangements and furnish performance bonds or assurances, as determined
necessary by the Township, to reasonably assure performance in accordance
with the plan and to protect the public interest in the event of abandonment
prior to completion.
B.
River-oriented businesses.
(1)
These regulations are established to provide for the development
of river-oriented recreation sites to promote conservation of prime
land resources while permitting the land to be utilized for business
purposes and the enhancement of the local and regional economic base.
(3)
All proposed building elevations and materials shall be subject to
the review and approval of the Board of Supervisors.
(4)
Boats, trailers and related materials and articles being stored or
on view for sale shall be arranged in an orderly manner, and the site
of each shall be free of clutter and supplementary storage.
(5)
Outdoor storage areas shall not be permitted to front directly on
streets and shall be enclosed or screened by wall, planting or other
barriers providing year-round visual screening and shall be placed
so as to conform with building line restrictions as set forth in this
chapter. No site or lot shall be used for any purpose or business
which is considered dangerous or unsafe or which constitutes a nuisance
or is noxious or offensive by reason of emission of dust, odor, gas
smoke, fumes, vibration, radiation or noise.
(6)
The total ground area of the site not covered by buildings, paved
parking, interior roadways and service areas is to be landscaped.
A minimum of 50% of the front yard area is to be landscaped with lawn
or other planting materials, such as trees and shrubs. Side and rear
yards are to be landscaped with grass or other planting materials,
and all slopes are to be covered by grass or ground cover deemed appropriate
by the Board of Supervisors.
(7)
Site access drives and parking areas shall consist of defined entrances
and exits and shall have a minimum width of 20 feet.
No uses are specified for approval as special exceptions in
the M-1 Light Industrial District.
The following requirements shall apply in M-1 Light Industrial
Districts:[1]
[1]
Editor's Note: The Table of Lot, Area and Dimensional Requirements
for M-1 Light Industrial Districts is attached to this chapter.
