[Ord. No. 2020-01, 1/6/2020]
To provide for a wider range of industries and related uses
than the LI/B District. To require compliance with the performance
standards of this chapter.
[Ord. No. 2020-01, 1/6/2020]
The requirements of this chapter shall not apply to uses or
structures owned by Williams Township, or for municipal authorities
created solely by Williams Township.
[Ord. No. 2020-01, 1/6/2020]
Only the following are permitted-by-right uses in the GI District,
provided that the requirements for specific uses in Part 14 are met:
A. The following uses within the requirements of this district:
(1)
Academic clinical research center.
(2)
Auto service station,* provided the use is a minimum of 300
feet from the lot line of any existing dwelling or residential district.
This use shall not include facilities primarily intended to serve
tractor-trailer trucks.
(3)
Animal hospital/veterinary office.
(5)
College, university or trade school.
(7)
Exercise club/fitness center.
(9)
Finishing, grinding, polishing, stamping, or heat treating of
products.
(10)
Finishing of previously prepared resin, vinyl, polymer, plastic,
or rubber products.
(11) Forestry activities.
[Added by Ord. No. 2023-2, 8/9/2023]
(12)
Healthcare medical marijuana organization.
(16)
Lumber yard and/or building supply sales (not including asphalt
or cement processing).
(17)
Manufacture and assembly of electrical and electronic machines,
supplies and equipment.
(18)
Manufacture and assembly of microelectronic components.
(19)
Manufacture and assembly of products from wood or previously
prepared materials, such as glass, leather, cellophane, textiles,
rubber, or synthetic rubber.
(20)
Manufacture of fabricated metal products (except ammunition
or explosives).
(21)
Manufacture of food products (but not including a slaughterhouse,
meat packing plant, stockyard, animal husbandry, or animal feed mill).
(22)
Manufacture of glass and glass product.
(23)
Manufacture of jewelry, precision instruments, optical goods,
and similar products.
(24)
Manufacture of leather, clay, and pottery products.
(25)
Manufacture of manufactured or modular housing.
(26)
Manufacture of paper and cardboard products (but not including
paper mill).
(27)
Manufacture of pharmaceuticals.
(28)
Manufacture of textiles, apparel, shoes, and apparel accessories.
(29)
Manufacture of transportation equipment.
(30)
Medical marijuana grower/processor.
(31)
Natural gas compressor facility.
(32)
Non-tower WCF that do not substantially change the physical
dimensions of the wireless support structure to which they are attached,
and/or fall under the Pennsylvania Wireless Broadband Collocation
Act.
(34)
Outdoor storage as accessory to a permitted use.**
(35)
Packaging and bottling operations, without on-lot retail sales.
(36)
Package delivery services.
(38)
Recycling collection center.*
(39)
Research, engineering, or testing laboratory.
(40)
Sales and rental of industrial equipment, other than vehicles
primarily intended for use on public streets.
(41)
Self-storage development.*
(43)
Testing and repair of manufactured products.
(45)
Warehousing* or distribution.
(47)
Wholesale sales.*
NOTES:
|
* See additional requirements in § 27-1402.
|
** See additional requirements in § 27-1403.
|
B. The following accessory uses, within the requirements of §
27-1403:
(1) Forestry activities.
[Added by Ord. No. 2023-2, 8/9/2023]
(2)
Solar energy system, on-site usage.**
[Amended by Ord. No. 2022-02, 5/11/2022]
(4)
Wind turbines.**
NOTES:
|
* See additional requirements in § 27-1402.
|
** See additional requirements in § 27-1403.
|
[Ord. No. 2020-01, 1/6/2020]
Only the following are permitted by special exception uses in
the GI District, provided that the requirements for specific uses
in Part 14 and the performance standards of Part 15 are met:
A. The following uses, provided that all manufacturing and storage facilities
will be setback a minimum of 400 feet from any residential district
boundary or existing dwelling:
(1)
Abrasive or nonmetallic mineral products.
(6)
Criminal treatment center.
(8)
Manufacture of soaps, detergents, paints, varnishes, or enamels.
(9)
Manufacture of natural or synthetic rubber products.
(10)
Manufacture of plastics, polymers, resins, or vinyl.
(11)
Manufacture of paving or roofing materials, including asphalt.
(12)
Manufacture of cement, gypsum, concrete, or plaster products.
(14)
Non-tower wireless communications facilities that do substantially
change the wireless support structure to which they are attached,
or that otherwise do not fall under the Pennsylvania Wireless Broadband
Collocation Act.
(15)
Primary (as opposed to fabricated) metal products.
(18)
Tower-based wireless communications facilities.
[Ord. No. 2020-01, 1/6/2020]
The following are conditional uses in the GI District, provided
that all other requirements of this chapter are met:
A. Emergency services station (see §
27-1402).
B. Incinerators, resource recovery, and similar facilities for the processing of solid wastes (see §
27-1402).
C. Transfer stations and resource recycling facilities (see §
27-1402).
D. Other industrial activities involving processing, distribution, recycling,
cleaning, assembling, packaging, conversion, production, repair or
testing of materials or products if the applicant clearly proves to
the satisfaction of the Board of Supervisors that the use would have
a character similar to permitted by right and special exception uses,
but not including uses that are specifically prohibited.
[Ord. No. 2020-01, 1/6/2020]
All uses not specifically permitted are prohibited, unless their
allowance is implied by a closely similar use. The following uses
are very specifically prohibited in the GI District as principal and/or
accessory uses:
A. All uses are prohibited that would have a serious threat of future inability to comply with the performance standards of this chapter, as stated in Part
15.
B. All of the following uses are prohibited:
(1)
Bulk manufacture of hazardous chemicals, including but not limited
to the following acids: hydrochloric, nitric, picric, sulfuric, sulphurous,
or carbolic.
(3)
Creosote treatment or manufacture.
(4)
Explosives, fireworks and gunpowder manufacture and bulk storage
related to the above uses (except storage within a U.S. military or
state-owned facility).
(6)
Petroleum or kerosene refining or distillation.
(10)
Stockyard, slaughterhouse, or meat packing plant.
(11)
Tar distillation or manufacture.
[Ord. No. 2020-01, 1/6/2020]
The following lot and setback regulations shall apply to uses in the GI District, unless a more restrictive requirement is stated in Part
14 (for a particular use) or elsewhere in this chapter. See also the special setback requirements for certain special exception uses.
A. Minimum lot area: 43,560 square feet per principal use.
B. Minimum lot width: 100 feet, except 200 feet at the existing right-of-way
line of any arterial street which an individual lot will have a driveway
entering directly onto.
C. Minimum lot depth: 120 feet.
D. Minimum front yard setback: 35 feet from the future street right-of-way,
except as provided for in § 27-1106M.
F. Maximum building coverage: 40%.
G. Maximum impervious coverage: 60%, except 70% if an earthen berm around
the perimeter of all paved areas (other than accessways) is provided
that meets the following requirements:
(1)
Minimum average height of berm: five feet above the average
finished ground level (disregarding drainage channels) on the outside
side of the berm. Fluctuations in height are encouraged.
(2)
Maximum side slopes of berm: three horizontal to one vertical.
(3)
A fifty-foot-wide yard (which may include vegetated drainage
channels) and the berm (which may be within such yard) shall be maintained
in an all-season natural ground cover, and with any fence on the inside
of the berm or any wall.
H. Minimum side yard: 25 feet, except as provided for in § 27-1106L
and § 27-1106M, for both principal and accessory structures
and uses.
I. Minimum rear yard: 25 feet, for both principal and accessory structures
and uses, except as provided for in §§ 27-1106L and
27-1106M.
K. Enclosed structures: All manufacturing shall occur within completely
enclosed structures.
L. Setback from expressway and arterial streets: 50 feet minimum from
the future right-of-way.
M. Setbacks from the lot line of an existing dwelling or residential
district: 80 feet minimum for any building, except as follows:
(1)
Any industrial use or area routinely used for the movement,
parking or storage of tractor-trailer trucks or refrigerator trucks
shall be setback a minimum of 200 feet from any residential zoning
district boundary or an existing principally residential building,
unless such areas are separated by an expressway.
(2)
Reduction of Setback. A 200-foot-wide minimum setback under
this section may be reduced to 120 feet if the business use provides
an earthen berm as a buffer that meets the following conditions:
(a)
Minimum height: an average of five feet above the average finished
ground level on the residential side of the berm.
(b)
Maximum side slopes: three horizontal to one vertical.
(c)
The evergreen plantings required by §
27-1304 shall be placed on the top or on the residential side of the berm.
[Ord. No. 2020-01, 1/6/2020]
A. Information. The applicant shall present information on the approximate
number of employees and shifts that are expected. Also, the applicant
shall present information on the approximate amount of tractor-trailer
truck traffic that is expected.
D. Site Plan Review. See §
27-1311A, which requires site plan review by the Planning Commission for nonresidential building expansions and parking lots.
F. Performance Standards. See Part
15, especially §
27-1511, Noise Control.
G. Uses With On-Lot Sewage. Two acres per EDU.
I. More Than One Principal Building on a Lot. See §
27-1302B.
J. Utilities. All commercial, industrial and institutional uses shall
be served by both public water and public sewer service.