The purpose of the Quarry/Landfill District is to provide an area for a generalization of heavy industrial land uses which services and provides for the basic needs of the surrounding residential communities of the Township. The Quarry/Landfill District is located and centralized in an area which will adequately accommodate industrial growth, provided that each existing and proposed land use does not affect the public health, safety, and general welfare of the adjacent residential areas.
The following, as a principal use, their accessory uses and no other, are permitted in the Quarry/Landfill District, provided that the use, type, dimensional and all other requirements of this chapter have been satisfied:
A. 
Asphalt plants.
B. 
Construction business activities.
C. 
General agriculture.
D. 
Manufacture of concrete items.
E. 
Manufacture of stone-related products.
F. 
Mobile home park, subject to Article XV of this chapter.
G. 
Non-coal surface mining.
H. 
Offices related to any of the permitted uses.
I. 
Any uses regulated by the Public Utility Commission, provided that, where appropriate, such shall be made subject to § 619 of the Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 619.
J. 
Railroads.
K. 
Ready-mix concrete plants.
L. 
Retail and wholesale sales of stone and stone-related products.
M. 
Forestry activities.
N. 
Garden center greenhouse.
O. 
Accessory uses and structures to the above permitted on the same lot or lots, if adjacent lots are owned by the same parties (including radio towers to the height permitted by the Federal Communications Commission, provided such radio towers shall not be greater in height above their bases than the shortest distance from such bases to any lot line).
P. 
Certain wireless communication facilities (WCFs), subject to § 200-133B(1).
[Added 8-15-2016 by Ord. No. 2016-05]
The minimum lot size for uses permitted by right in the Quarry/Landfill District shall be 10 acres. The required setback for such uses shall be 25 feet from any property line, 25 feet from any street right-of-way and 25 feet from any residential zoning district boundary except in the instance of a four-hundred-foot buffer from the homes located along Hopewell Street pursuant to Haines and Kibblehouse Stipulation and Court Order of 1995.
Uses permitted by right in the Quarry/Landfill District, if located within an area subject to a permit issued by DEP or other state regulatory agency or EPA or any other federal regulatory agency, shall not require a land development plan. To the extent that the activity is not preempted by DEP, EPA or other like-type agency, a land development plan shall be submitted.
Uses permitted by right in the Quarry/Landfill District, if located within an area subject to a permit issued by DEP or other state regulatory agency or EPA or other federal regulatory agency, shall not be subject to the supplementary regulations contained under Article XVI of this chapter.
The following principal uses, their accessory uses and no others, are permitted in the Quarry/Landfill District when a conditional use is granted by the Board of Supervisors subject to and in accordance with Article XVIII of this chapter:
A. 
Industrial park, subject to § 200-127 of this chapter.
B. 
Junk/salvage yards, subject to § 200-122 of this chapter.
C. 
Manufacturing activities, such as, but not limited to, assembly, bottling, compounding, fabrication, packaging, processing, production and repair.
D. 
Metal processing facilities.
E. 
Municipal use.
F. 
Research park, subject to § 200-126 of this chapter.
G. 
High intensity outdoor recreation use, medium intensity outdoor recreation use, and low intensity outdoor recreation use.
H. 
Solid waste disposal facilities, subject to § 200-123 of this chapter.
I. 
Truck distribution center.
J. 
Warehouse facilities.
K. 
Wholesale and distribution facilities.
L. 
Accessory uses and structures to the above permitted uses when on the same lot as the permitted use.
M. 
Any lawful land use not specified and/or permitted in any of the other zoning districts.
N. 
Certain wireless communication facilities (WCFs), subject to § 200-133B(2).
[Added 8-15-2016 by Ord. No. 2016-05]
O. 
Solar energy facilities, subject to § 200-130A and C.
[Added 5-16-2022 by Ord. No. 2022-02]
P. 
Wind energy facilities, subject to § 200-130D and F.
[Added 10-17-2022 by Ord. No. 2022-03]
[Amended 3-21-2016 by Ord. No. 2016-01]
Each of the following minimum and maximum dimensional requirements shall apply to each conditional use in the Quarry/Landfill District:
Minimum Regulations
Lot area
3 acres
Lot width
250 feet
Building setback
80 feet
Rear yard
50 feet
Side yard
Total
80 feet
One side
40 feet
Improvement setback
30 feet
Buffer yard (depth)
25 feet
Maximum Regulations
Building height
35 feet
Building coverage
40%
Lot coverage
60%
Prior to the issuance of a zoning and/or building permit for a nonresidential land use that is a conditional use within the Quarry/Landfill District, the applicant shall submit a land development plan to the Planning Commission for review and comment. The Planning Commission shall review each land development plan in accordance with all Township standards and specifications concerning land development before recommending a decision to the Board of Supervisors.
All sections under Article XVI of this chapter shall apply as supplementary guidelines and specifications to the conditional uses permitted in the Quarry/Landfill District.