[Ord. 147, 8/11/2008, § 1100]
It is the intent of this Part and this industrial district to
provide for sufficient area within the Township to conduct office,
warehousing and light industrial operations.
[Ord. 147, 8/11/2008, § 1101]
1.
LI Limited Industrial District Uses Permitted by Right. A building
or other structure may be erected or used and a lot may be used or
occupied by right for any of the following purposes:
A.
All uses permitted by right in the C-1 Commercial and Business Campus
District.
B.
Medical marijuana growing/processing facility.
[Added by Ord. 212, 5/8/2017]
C.
Heavy construction contractor facility, provided the use is located
on a separate lot containing a single principal use.
[Added by Ord. No. 2019-231, 3/11/2019]
D.
Vehicle auctions for passenger and/or commercial vehicles.
[Added by Ord. No. 2020-237, 2/10/2020]
2.
LI Limited Industrial District Conditional Uses. A building or other
structure may be erected or used and a lot may be used or occupied
when authorized as a conditional use for any of the following purposes:
A.
Any use permitted as a conditional use in the C-1 Commercial and
Business Campus District may also be permitted in the LI Light Industrial
District as a conditional use.
B.
Any use of the same general character as those uses listed in Subsection 1, above, when authorized as a conditional use.
C.
Light manufacturing, provided that outdoor storage of products or equipment shall be permitted only when screened from view in accordance with the provisions of § 22-428 of the Subdivision and Land Development Ordinance [Chapter 22]; and, further provided, that any use or activity which is noxious or offensive by reason of odor, dust, fumes, smoke, gas, vibration, noise or radiation, or which constitutes a public hazard by fire, explosion or otherwise, shall not be permitted.
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All raw materials used in any permitted manufacturing or assembly
process shall be stored in a fully enclosed structure. Farm equipment
and industrial vehicles available for sale shall not require enclosures.
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D.
Laboratory for scientific research and development.
E.
Commercial kennel, provided that a minimum setback of 100 feet from
all property lines shall be provided.
3.
LI Limited Industrial District Special Exceptions. A building or
other structure may be erected or used and a lot may be used or occupied
when authorized as a special exception for any of the following purposes:
4.
Off-Street Parking. Off-street parking spaces, as defined in § 27-202 of this chapter, in the LI District, shall be provided in accordance with the provisions of § 27-1306 of this chapter. Limited on-street parking may be permitted only in accordance with the provisions of § 27-1306, Subsection 1A(1)(c), of this chapter.
5.
Signs. Signs shall be permitted in the LI District only in accordance with the provisions of § 27-1314 of this chapter.
6.
Accessory Uses. Accessory uses to any of the foregoing permitted uses shall be permitted in the LI District only in accordance with the provisions of § 27-1319 of this chapter.
7.
Open Space. All subdivisions and land developments in the LI District shall comply with the open space requirements of § 22-426 of the Subdivision and Land Development Ordinance [Chapter 22]. The design, disturbance, permitted uses, ownership, maintenance and management of open space shall comply with the applicable standards of § 27-1404, Subsection 1A, of this chapter.
8.
Trails. Trails shall be provided for all subdivisions and land developments
in the LI District in accordance with the Township approved trail
plan.
[Ord. 147, 8/11/2008, § 1102]
1.
Notwithstanding any provision of this Part or other provisions of this chapter to the contrary, a building may be erected and used on an unimproved lot in the LI District, and such unimproved lot may be used and occupied, by right, for a single-family detached dwelling and accessory uses thereto in accordance with § 27-1319 of this chapter, subject however to all the following conditions:
A.
That the lot shall have existed of public record, on and since January
1, 1993, as a lot held in single and separate ownership.
B.
That the zoning district classification of the lot on January 1,
1993, shall have been R-1 Residential.
C.
That the single-family detached dwelling shall be the only principal
use of the lot.
D.
That the erection, use and occupancy of the building and lot for such single-family detached dwelling and accessory uses shall be in accordance with the regulations of § 27-703 of this chapter, and other provisions of this chapter applicable to a single-family detached dwelling principal use in the R-2 District and uses accessory thereto.
[Ord. 147, 8/11/2008, § 1103]
1.
The following standards shall be applicable to all uses in the LI
District:
A.
Minimum Net Lot Area, Lot Width and Yards. The required minimum net lot area shall be calculated according to the definition of net lot area in § 27-202 of this chapter.
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Minimum Net Lot Area
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Minimum Lot Width
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Minimum Front Yard
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Minimum Side Yards
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Minimum Rear Yard
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With or Without Public Sewage Disposal and/or Public Water Supply
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3 Acres
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300 feet
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75 feet
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75 feet
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75 feet
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B.
Building and Lot (or Site) Coverage. The maximum lot or site building
coverage shall not exceed 35% and the maximum total lot or site impervious
coverage shall not exceed 60%.
C.
Density Regulations. The maximum density in the LI District shall
be 10,000 square feet of building area per acre with a total of 300,000
square feet of building area per tract, and 75,000 square feet of
building area per individual building.
D.
Height Regulations. The maximum height of all buildings and other
structures, with the exception of communications towers and antennas,
erected or enlarged in this district shall be:
(1)
For any dwelling, or any accessory building or structure, 35
feet, not exceeding three stories.
(2)
For any non-dwelling building or other structure, 35 feet, except
that such height may be increased to a maximum of 65 feet; provided,
that for every foot of height in excess of 35 feet, there shall be
added to each front, side and rear yard requirement one corresponding
foot of additional width or depth.
(3)
For any farm structure (silo, barn, elevator, etc.) 35 feet,
except that such height may be increased to a maximum of 90 feet;
provided, that for every foot of height in excess of 35 feet, there
shall be added to each front, side, and rear yard requirement one
corresponding foot of additional width or depth.
[Ord. 147, 8/11/2008, § 1104; as amended by Ord.
172, 2/14/2011, § III]
1.
The following requirements and standards shall be applicable to all
uses in the LI District:
A.
Required Landscaped Buffers. Within the setback area, a forty-foot wide buffer area containing a landscape screen shall be required for all lots abutting a residential district or a residential use, and shall utilize a berm with such landscape screen. When a yard abuts a nonresidential district or nonresidential use a buffer area of not less than 25 feet in width containing a landscape screen shall be provided within the setback area. A buffer area within the setback shall not be required along any Route 724 frontage. The landscape screen shall comply with the § 22-428 of the Subdivision and Land Development Ordinance [Chapter 22] and shall consist of plant material, walls, fencing, earthen berms or a combination thereof.
C.
Outdoor Storage.
(1)
All outdoor storage of finished products, supplies and equipment
shall be fully screened from view from any point off the premises
however farm equipment and industrial vehicles available for sale
shall not require screening. All raw materials used for any permitted
use shall be stored in a fully enclosed structure.
(2)
No equipment or other products, except industrial vehicles for
sale, shall be stored or displayed for sale on a lot within a front
yard or side yard abutting a street, or between a street line and
the wall of a principal building. Any industrial vehicles for sale
shall be set back a distance of not less than 50 feet from a right-of-way
line or property line.
D.
Multi-use Commercial Building. In a multi-use commercial building
having party walls, no side yard shall be required except at the end
of the structure. The minimum distance between buildings located on
the same lot shall be 30 feet.
E.
Vehicular Ingress and Egress. Points of vehicular ingress and egress
between a street and all off-street parking and service areas shall
be so located and so controlled that vehicles can be moved from the
parking and service areas to the street only by way of such designated
points of ingress and egress. No parking area shall be permitted which
may allow or encourage the backing of vehicles directly onto a street.
Service streets shall be required. Access driveway intersection points
with PA Route 724 shall be separated by a distance of 400 feet or
greater.
F.
(Reserved)
2.
Use Regulations for Medical Marijuana Growing/Processing Facilities.
The following requirements and standards shall apply to a medical
marijuana growing/processing facility located in the LI Limited Industrial
District:
[Added by Ord. 212, 5/8/2017]
A.
The medical marijuana growing/processing facility shall comply with
all applicable standards, rules, regulations and requirements of the
Pennsylvania Department of Health and the Commonwealth of Pennsylvania,
including, without limitation, Title 28, Part IX, of the Pennsylvania
Code.
B.
The medical marijuana growing/processing facility shall not be located
in a trailer, cargo container, mobile unit, mobile home, recreational
vehicle or other motor vehicle.
F.
A medical marijuana growing/processing facility may not operate on
the same site as a facility used for dispensing medical marijuana.
3.
Requirements for Heavy Construction Contractors. The following requirements
and standards shall apply to heavy construction contractors:
[Added by Ord. No. 2019-231, 3/11/2019]
A.
No on-street parking shall be permitted.
B.
Street or driveway access to the lot shall be limited to one access
point per street frontage. All entrance and access ways shall be designed
to meet PennDOT guidelines or be otherwise satisfactory to the Township
Engineer and shall be of sufficient width, with widened radii where
they meet the sides of roads and highways, to conveniently and safely
accommodate the flow of traffic. The locations of entranceways shall
be subject to approval of the Board of Supervisors upon advice of
the Township Traffic Engineer. The entrance and access ways shall
be designed, constructed and maintained to provide safe and efficient
ingress and egress for traffic without undue congestion or interference
with the normal traffic flow on the abutting streets and highways.
C.
If deemed appropriate by the Board of Supervisors and approved by
PennDOT when required, the applicant shall be required to widen the
paved road frontage abutting the lot, install curbing along the same
and/or build acceleration and deceleration lanes to provide for the
safe and efficient ingress and egress of trucks and other vehicles.
D.
The outdoor parking or storage of trucks, materials and equipment shall be permitted, provided the outdoor parking and storage areas comply with the yard setback requirements of § 27-1104, Subsection 1A.
E.
The pavement design specifications for the driveways, access and
any necessary frontage widening, including turning lanes, shall comply
with all applicable requirements of the East Coventry Township Driveway
Ordinance and be otherwise acceptable to the Township Engineer.
