[Ord. 12/21/1998, § 1000]
1. In expansion of the Community Development Objectives contained in
Part of this Chapter, it is hereby declared to be the intent of the
LI District to establish reasonable standards to provide for the maintenance
and appropriate expansion of the light industrial area of the Borough.
Furthermore, it is the intent of this Part to:
A. Create industrial development patterns that are efficient in design
and which will minimize hazardous traffic conditions not only within
the light industrial area itself, but on the roads leading to and
from Lincolnway East, the main transportation artery serving the New
Oxford light industrial area.
B. Allow for the development of a variety of land uses, including medium
to medium/high density residential, on vacant land areas within the
New Oxford light industrial area, thus providing development flexibility
within areas of the Borough containing both industry and large vacant
land parcels.
C. Provide for potential new housing opportunities in close proximity
to workplaces, thus enabling people to walk from home to work.
D. Require new industrial development to be adequately buffered from
nearby residential land uses to ensure the maximum possible compatibility
between land uses; conversely, require also that new residential development
in light industrial area be buffered again to insure compatibility
between land uses.
E. Provide performance standards for industrial uses that ensure that
the off-site impacts of industrial operations on surrounding, moderate
density residential areas are minimized.
F. Prohibit uses that, because of their nature and because of the lack
of large vacant parcels that could supply adequate buffering, are
inconsistent with the developed and historic village fabric that currently
exists in New Oxford Borough.
[Ord. 12/21/1998, § 1001; as amended by Ord. 385,
9/7/1999, § 2]
1. Within the LI District, the following uses are permitted by right.
A. Light manufacturing uses defined as the processing and/or assembly
of the following and similar types of products.
(1)
Food and kindred products excluding those which process meat,
fish or poultry products.
(3)
Limber and wood products excluding sawmills.
(4)
Household and office furniture, fixtures and supplies.
(5)
Printing, publishing and bookbinding.
(6)
Audio-visual components, computers and office equipment.
(7)
Electronic communications equipment.
(8)
Paper products excluding paper mills.
(10)
Scientific, technical and medical instruments.
C. Scientific and commercial testing laboratories.
D. Contractor supply stores.
E. Mini-warehouse of self-storage operations.
F. Home related fuels sales.
G. Plumbing, heating, ventilation, air conditioning electric, and structural
building components sales and storage.
[Ord. 12/21/1998, § 1002]
1. Within the LI District, the following uses are permitted by special
exception. The Zoning Hearing Board may authorize a use as a special
exception if it conforms, at a minimum, to the stated standards and
criteria. The Zoning Hearing Board may apply additional criteria to
specific projects where relevant, to protect the historic and architectural
integrity of New Oxford Borough, and in the interest of public health,
safety, or welfare.
A. Industrial uses including the processing and/or production of petroleum
and/or coal products, rubber and/or plastic products, glass, primary
metals, industrial machinery and/or equipment, motorized vehicles
and other similar products.
(1)
A two-hundred-foot setback line shall be required along any
boundary line which separates the site from a residential use or zoning
district.
(2)
Along such boundary line, the developer shall also provide a
vegetative buffer to provide visual screening. The buffer shall contain
various types and sizes of species, arranged in such a manner so as
to provide an effective visual barrier. The type, sizes and arrangement
of the various species shall be indicated on the site plan required
by this Section.
(3)
The outdoor storage of raw or finished materials is permitted
provided the storage area is enclosed by a protective fence. The fence
shall provide visual screening of the storage area.
(4)
The developer shall submit, to the Zoning Hearing Board, information
detailing the disposal of organic material and/or waste. The disposal
process shall conform to all applicable State and Federal regulations.
(5)
The site shall be designed such that the maximum number of delivery
trucks and related vehicles can enter the operation from non-residential
streets.
(6)
A site plan shall be submitted to the Zoning Hearing Board showing
the interrelationships between the proposed structures, open and landscaped
areas, parking areas, storage areas, and other features necessary
to evaluate the proposed site design.
B. Warehousing and wholesaling operations including farm products warehousing
and storage, refrigerated warehousing and storage, support services
such as packing and crating operations, and other similar operations.
(1)
A two-hundred-foot setback line shall be required along any
boundary line which separates the site from a residential area.
(2)
Along such boundary line, the developer shall also provide a
vegetative buffer to provide visual screening. The buffer shall contain
various types and sizes of species, arranged in such a manner so as
to provide an effective visual barrier. The types, sizes, and arrangement
of the various species shall be indicated on the site plan required
by this Section.
(3)
To the maximum extent possible, loading and unloading docks
shall be located on the side of the building furthest removed from
the closest residential area.
(4)
The loading and unloading areas shall be designed such that
all truck maneuvering can be accomplished on the property inside all
street rights-of-way.
(5)
The site shall be designed such that the maximum number of delivery
trucks and related vehicles can enter the operation from nonresidential
streets.
(6)
A site plan shall be submitted to the Zoning Hearing Board showing
the interrelationships between the proposed structures, open and landscaped
areas, parking areas, and other features necessary to evaluate the
proposed site design.
C. Planned Townhouse Communities.
(1)
The standards and procedures presented in §§ 703
and 704 of this Chapter which apply to planned townhouse communities
are also applicable to planned townhouse communities proposed within
the LI District.
(2)
The proposed planned townhouse community development shall adjoin
and be a logical extension of the existing residential neighborhood.
(3)
At least one access point to the planned townhouse community
development shall be from the existing and adjoining residential area,
such that residents may travel to and from their residences without
having to travel through the industrial area.
(4)
The developer shall provide a vegetative buffer along any property
line bordering an industrial property. The buffer shall contain various
types and sizes of species, arranged in such a manner so as to provide
an effective visual barrier. The types, sizes, and arrangements of
the various species shall be indicated on the site plan required by
§ 703.
D. Multi-Family Development (Apartments or Condominiums).
(1)
The standards and procedures presented in §§ 703
and 704 of this Chapter which apply to multi-family dwellings are
also applicable to multi-family dwellings proposed within the LI District.
(2)
The proposed multi-family dwelling development shall adjoin
and be a logical extension of the existing residential neighborhood.
(3)
At least one access point to the multi-family dwellings development
shall be from the existing adjoining residential area, such that residents
may travel to and from their residences without having to travel through
the industrial area.
(4)
The developer shall provide a vegetative buffer along any property
line bordering an industrial property. The buffer shall contain various
types and sizes of species, arranged in such a manner so as to provide
an effective visual barrier. The types, sizes and arrangement of the
various species shall be indicated on the site plan required by § 703.
[Ord. 12/21/1998, § 1003]
1. Within the LI District, the following uses are permitted as conditional
uses. The Borough Council may authorize a use as a conditional use
if it conforms, at a minimum, to the stated standards and criteria.
The Borough Council may apply additional criteria to specific projects
where relevant, to protect the historic and architectural integrity
of New Oxford Borough, and in the interests of public health, safety
and welfare.
A. Adult entertainment uses, including, but not limited to, "adult bookstores."
(1)
No more than one adult entertainment use shall be permitted
in any one building.
(2)
No adult entertainment use shall be located within 500 feet
of any building within which is located another adult entertainment
use.
(3)
No adult entertainment use shall be located within 1,000 feet
of a TCM, TCR, LDR, or MDR District. Where a residential development
has been constructed within the LI District according to the special
exception standards of this Part, the above location standard shall
also be applied.
(4)
No adult entertainment use shall be located within 1,000 feet
of any lot upon which is located a school, church, child care facility,
public park, or playground.
(5)
The landscaping standards of § 904 shall be met.
(6)
The building occupied as an adult entertainment use shall have
an opaque covering over all windows and/or glass doors to prevent
items and/or services from being visible from outside the building.
(7)
No sign shall be erected on the premises depicting or giving
a visual representation of the types of items and/or services offered
within the establishment.
[Ord. 12/21/1998, § 1004]
1. Within the LI District, all industrial and related uses shall comply
with the following performance standards.
A. Dust and other similar types of air pollution borne by wind from
storage areas, yards, parking areas, or other areas shall be minimized
by landscaping, sealing or other acceptable means.
B. No operation shall release materials capable of becoming odorous,
either by bacterial decomposition or chemical reaction, to an extent
so as to be readily discernible without instruments from the boundaries
of the property.
C. No operation may emit, from any process, smoke or steam that exceeds
a density or equivalent capacity of Ringlemann No. 1, from the Ringlemann
Chart as adopted and published by the United States Department of
the Interior.
D. Electric or electronic equipment shall be shielded such that no interference
of radio and television broadcasts shall be discerned beyond the property.
E. No operation shall produce a sound pressure level on adjacent property
in excess 65 decibels for residential property and 70 decibels for
nonresidential property. The maximum permitted sound levels shall
be reduced by 10 decibels between the hours of 6:00 p.m. and 7:00
a.m.
F. No operation shall produce at any point along the property line a
continuous earth borne vibration so as to be readily discernible without
instruments from the boundaries of the property.
[Ord. 12/21/1998, § 1005]
1. The following standards shall govern all industrial uses, subdivision
projects and land development plans within the LI District.
A. The minimum lot size shall be one acre.
B. The maximum building coverage shall not exceed 40%.
C. The maximum impervious lot coverage shall not exceed 65%. Impervious
lot coverage includes features such as buildings and paved parking
lots and other such facilities that do not allow for the infiltration
of water into the ground.
D. Unless otherwise required by this Part, the minimum building setback
from Commerce Street, South College Street or West Golden Lane shall
be 50 feet. The minimum building setback from all other streets shall
be 80 feet.
E. The minimum side and rear setbacks for properties with adjoining
industrial uses shall be 40 feet.
F. Unless otherwise required by this Part, the minimum side and rear
setbacks for an industrial property which borders a residential zoning
district shall be 100 feet for structures and buildings and 50 for
parking lots, loading areas and outdoor storage.
G. The maximum building height shall be 45 feet.
H. A landscaped area, planted in such a manner to provide a visual screen
of 50% opacity, shall be provided along any property line that borders
a residential zone, regardless of whether or not the residentially
zoned parcel is developed. The opacity percentage is defined as the
percentage of the normal line of sight that is obscured by the visual
screen. Landscaping shall also be provided on any portion of the site
not used for buildings, structures, parking, loading areas or storage
areas.
(1)
The landscaped area shall be a minimum of 15 feet wide, measured
inward from the property line.
(2)
Landscaping materials shall include a mixture of the following:
trees, grass, shrub, mulch, or other suitable landscaping material
not including sand or pavement or other similar material.
(3)
For the length of the landscaped area, a tree shall be planted
at no less than fifteen-foot intervals. For the entire area to be
landscaped, at least one tree shall be planted for every 1,000 square
feet of the landscape area.
(4)
When planted, all trees shall have a minimum height of eight
feet and a minimum caliper of two inches. When mature, all trees shall
reach a minimum height of 15 feet and a minimum caliper of five inches.
(5)
Any garbage or other waste and/or refuse which accumulates within
the landscaped area shall be promptly removed and disposed of by the
applicant.
(6)
All landscape design shall be performed by a qualified landscape
architect, horticulturist, or similar landscaping specialist.