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.
Building material sales/associated storage
Business services
Restaurant
Warehousing and storage
Wholesale business
Coal mine adjunct facility
Barge docking and repair operations
Gas processing facility accessory use.
[Added 9-4-2007 by Ord. No. 2007-2]
B. 
M-1 conditional uses.
Business campus
River-oriented business
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.
(d) 
Light manufacturing and processing, as defined in Article III of this chapter.
(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.
(3) 
An owner of not less than one contiguous acre of land zoned M-1 may request a conditional use permit for land to be developed as a single entity for one or more of the uses specified in Subsection A(2)(a) through (i) above.
(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.
(d) 
Minimum side and rear setbacks of structures along the perimeter of the property shall be 25 feet. Minimum setbacks of structures for internal lots (within the development site) shall be as follows:
[1] 
Front setback: 50 feet.
[2] 
Side setback: 25 feet.
[3] 
Rear setback: 25 feet.
(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:
(a) 
Structures shall be sited and erected consistent with all provisions of this chapter.
(b) 
Structures shall be aesthetically compatible with adjacent related uses in terms of material, styling and color.
(c) 
No advertising shall be permitted in conjunction with said structures.
(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.
(2) 
Uses permitted shall be limited to the following:
(a) 
Boat marinas.
(b) 
Retail sales of marine accessories, supplies, fuel, bait and related provisions.
(c) 
Marine sales and services.
(d) 
Restaurants.
(e) 
Water parks.
(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.
C. 
Gas processing facility. This use shall be subject to the express standards and criteria specified in Article VI, A-1 Agricultural District, § 260-13I, and to any other standards and criteria generally applicable to conditional uses in the Township of Carroll.
[Added 9-4-2007 by Ord. No. 2007-2]