It is the legislative intent of the Employment-Industrial (EI)
District to establish reasonable standards to provide for employment
and business campus, manufacturing, and industrial uses in appropriate
areas of Hamilton Township. Furthermore, it is the intent of this
article to:
A. Create development patterns that are efficient in design and which
will minimize traffic congestion and hazardous traffic flow conditions
on Hamilton Township roadways.
B. Encourage the development of high quality, visually attractive employment
centers within appropriate growth areas.
C. Encourage the development of large land parcels under single, unified
direction and design expertise.
D. Provide for ancillary uses to support business and employment development.
E. Avoid significant adverse impacts on surrounding land regarding odors,
noise, glare and vibration.
F. Promote appropriate building location and design standards which
create attractive developments and accommodate future roadway improvements
or projects.
G. Ensure that appropriate on-site improvements are included in commercial
development projects within the Industrial District.
A structure may be erected or used, and a lot may be used for
the following permitted accessory uses and no other:
A. Other accessory uses and structures on the same lot that are customarily
incidental to the uses permitted by right per this section.
B. Wireless communications antennas mounted on an existing public utility transmission tower, building, or other structure, along with associated communications equipment buildings, pursuant to §
150-98.
C. Accessory solar energy systems (ASES), pursuant to §
150-96.
[Added 9-13-2021]
The following uses are permitted by special exception in accordance
with the performance standards contained in this chapter and any additional
standards that the Hamilton Township Zoning Hearing Board may deem
necessary to apply:
A. Accessory dwelling unit, pursuant to §
150-96.
B. Heavy manufacturing uses, pursuant to §
150-98.
C. Mineral extraction and recovery operations, pursuant to §
150-98.
E. Place of worship, pursuant to §
150-98.
F. Stadiums and spectator sports facilities.
G. Truck terminals, pursuant to §
150-98.
H. Wireless communications towers, pursuant to §
150-98.
I. Medical marijuana grower/processor, in accordance with §
150-98PP.
[Added 9-13-2021]
Within the EI District, the following uses are permitted by
conditional use in accordance with the performance standards contained
in this chapter. The Township Supervisors may authorize a use as a
conditional use if it conforms, at a minimum, to these stated standards
and criteria. The Township Supervisors may apply additional criteria
to specific projects, where appropriate, to protect the residential
environment of developing neighborhoods, and in the interests of public
health, safety, and welfare.
A. Adult-oriented uses, including but not limited to adult-oriented retail uses, pursuant to §
150-98.
B. Electrical generating facility and substation.
E. Solar energy facility (SEF), in accordance with §
150-98RR.
[Added 9-13-2021]
The following site design requirements and applicable nonresidential building design standards in Article
XIV shall govern all uses, subdivision projects, and land development plans within the EI District:
A. Public water and sewer. All developments proposed in accordance with
this section shall be served by public water and sewer.
B. The applicant shall demonstrate that truck traffic associated with
the site is separated, to the maximum degree possible, from employee
or customer automobile traffic. At a minimum, compliance with this
provision will include a determination that truck traffic will not
be forced to travel through employee or customer parking areas to
access delivery or loading areas on the site.
C. For projects involving more than one use or lot, regardless of whether
the lots are managed independently or remain under the control of
a joint management entity (a centrally managed business or industrial
park):
(1) Landscaping. Landscaping within any industrial or business park project
in the EI District shall conform with the following landscaping requirements:
(a)
Buffer requirements. Buffer areas within the EI District shall
be integrated with landscaping plans for individual projects in accordance
with the following standards:
[1]
The applicant shall maintain a landscaped buffer of 75 feet
from the edge of any public road right-of-way adjoining the property.
[2]
Structural development, including buildings, parking lots, loading
areas, and similar uses are prohibited in the required buffer area.
Stormwater management facilities, if designed to replicate a natural
setting, and noise mitigation structures are exempt from this requirement.
(b)
Where new access roads are intended to be constructed in support
of the project, street trees shall be installed which, when mature,
will produce a canopy effect.
The following standards shall govern all uses, subdivision projects,
and land development plans within the EI District:
A. Lot size. The minimum lot size for individual uses shall be three acres. The minimum lot size for individual uses within an industrial or business park as permitted by §
150-69 of this chapter shall be 1.5 acres.
B. Lot width. The minimum lot width for individual uses shall be 350 feet. The minimum lot size for individual uses within an industrial or business park as permitted by §
150-69 shall be 200 feet.
C. Lot coverage. The minimum lot coverage for individual uses shall be 60%. The maximum lot coverage within an industrial or business park as permitted by §
150-69 shall be 65%, provided that an integrated stormwater management system serving the needs of the entire park is provided.
D. The minimum front yard setback for individual uses shall be 50 feet. The minimum front yard setback for lots within an industrial or business park as permitted by §
150-69 shall be 35 feet, provided that the front yard of the lot is adjacent to an internal park street.
E. The minimum side yard setback for individual uses shall be 50 feet. The minimum side yard setback for lots within an industrial or business park as permitted by §
150-69 shall be 25 feet.
F. The minimum rear yard setback for individual uses shall be 50 feet. The minimum rear yard setback for uses within an industrial or business park as permitted by §
150-69 shall be 25 feet.
G. The maximum height shall be 45 feet.
H. Existing, nonconforming residential uses shall conform to the area and bulk requirements of §
150-32 of the Low Density Residential (R-1) District.
The uses permitted in this district are also subject to the
applicable regulations contained in the following sections of this
chapter:
A. Article
XIV - General Regulations.
B. Article
XV - Performance Standards.
C. Article
XVI - Sign Regulations.
D. Article
XVII - Off-Street Parking and Loading Regulations.