[Ord. 21A, 9/2/1982, § 12.01]
These districts are designed to accommodate and promote wholesale
activities, warehousing and industrial operations dependent on existing
land uses, physical conditions and availability of nearby municipal
utilities and transport facilities. The district accommodate extensive
industrial activities in these areas so as to minimize any detrimental
effect that they might have on other uses in the Township and at the
same time provides an industrial zone free of encroachment from other
activities.
[Ord. 21A, 9/2/1982, § 12.02; as amended by Ord.
44, 6/11/1998; and by Ord. 2010-21, 8/12/2010, § 2]
1.
Permitted Uses.
A.
Any uses not otherwise prohibited by law of a manufacturing, fabricating,
processing, compounding, or treatment nature which, in the opinion
of the Zoning Officer, would be nonobjectionable in terms of smoke
or dust emission, odors, noise or glare, and will not otherwise be
injurious to the public health, safety, and welfare and will not have
an adverse effect on adjacent areas. Should the Zoning Officer feel
that there is any likelihood of the aforementioned dangers or nuisances,
the applicant shall prove the contrary to the Zoning Hearing Board
in an administrative review before a permit is issued. In such a case,
the Township Planning Commission shall be notified of the hearing
in order to provide the Zoning Hearing Board with a recommendation.
B.
Warehousing, high cube warehousing and wholesaling establishments
and storage yards, not including junkyards.
[Amended by Ord. No. 2022-9, 7/14/2022]
C.
Railroad, trucking, busing and other transit facilities including
storage, repair, and transfer operations.
D.
Automobile body shops, repair garages and gasoline stations, provided
that the following conditions are met:
(1)
All gasoline and petroleum pumps shall be located outside of
buildings, no less than 35 feet from any street right-of-way line
or lot line.
(2)
All fuel, oil or similar combustible petroleum product storage
tanks shall be located under ground at least 35 feet from any street
right-of-way line or lot line.
(3)
No mechanical or auto body repair work shall be performed out
of doors.
(4)
All automotive parts, dismantled and derelict vehicles and similar
articles or parts thereof shall be stored only within an enclosed
building.
(5)
Automotive vehicles without valid, current license plates and/or state inspection shall be regulated according to § 27-1418 of this chapter.
(6)
Any structure housing an automobile body shop shall be a minimum
of 50 feet from any lot line when located adjacent to any residential
district.
(7)
Flammable and/or combustible materials associated with the automobile
body shop use shall be stored within a fireproof enclosure within
the principal structure or within an accessory building located no
less than 50 feet from any lot line.
E.
Municipal buildings and facilities, including emergency or law enforcement
services facilities, sewage and water pumping stations, reservoirs
and similar structures.
F.
Customary accessory uses and buildings incidental to any of the above-permitted
uses.
G.
Medical marijuana dispensary, provided the following conditions are
met:
[Added by Ord. No. 2022-9, 7/14/2022]
2.
Special Exception Uses. Upon approval by the Zoning Hearing Board, the following special exception uses are permitted, provided that the use complies with the conditions listed herein and the applicable requirements specified in Part 22 of this chapter:
A.
Automobile recycling and junkyards used for storage, wrecking and
converting used or discarded materials, provided that the following
conditions are met:
(1)
Minimum lot area of 10 acres.
(2)
Such use shall be no closer than 150 feet to any street right-of-way
and no less than 500 feet from any use district other than industrial.
(3)
Such use shall be completely enclosed by an evergreen screen
planting to be planted and maintained at a height of not less than
eight feet and backed by a solid fence not less than six feet in height.
B.
Air fields, strips, or landing facilities and buildings accessory
thereto, provided that the following conditions are met:
(1)
Minimum lot area of 10 acres.
(2)
Applicant shall submit a plot plan of the lot indicating the
runway and approach area and existing residences located within a
five-hundred-foot radius of the runway.
(3)
Runway shall be no closer than 100 feet to any residential district,
and no closer than 50 feet to any property line or street right-of-way
line.
(4)
A description of equipment and facilities to be utilized, and
a description of overall development plans for the lot shall be made
available to the Zoning Hearing Board.
(5)
The airport approach area shall be defined as a three-hundred-foot-wide
area lying within and below an inclined plan extending outward horizontally
1,000 feet at a ratio of one foot of height for each 20 feet from
each end of the runway. No building, structure or airport hazard shall
exceed one foot in height, for each 20 feet of length of an established
airport runway, with no structure or airport hazard to exceed 35 feet
in height anywhere within the lot.
(6)
Any pulsating or intermittent lighting is prohibited.
(7)
Floodlights, spotlights and other lighting devices shall be
arranged or shielded so as to illuminate parallel to the ground and
not in an upward direction.
(8)
Any radio or electronic device shall be permitted only with
approval and license by the Federal Communications Commission.
(9)
All facilities of this nature shall conform and operate under
the standards set by the FAA and the Pennsylvania Aeronautical Commission.
(10)
The Zoning Hearing Board may impose other conditions as are
appropriate to public safety and welfare, including hours of operation,
frequency of use and a location in relation to existing residences.
C.
Sandpits, gravel pits, removal of topsoil, and the excavation, extraction
or removal of any natural resource from the land or ground for any
purpose, are permitted, subject to the following conditions:
(1)
Application for the special exception shall be accompanied by
and approved by the Department of Environmental Protection permit
authorizing said activities.
(2)
The proposed operation shall not adversely affect soil fertility,
drainage and lateral support of abutting land or other properties,
nor shall it contribute to soil erosion by water or wind.
(3)
Where any open excavation will have a depth of 10 feet or more
and a slope of more than 30%, there shall be an appropriate, protective
fence with suitable gates where necessary, effectively blocking access
to the area in which extraction is located. Such fence shall be located
no less than 50 feet from the edge of the excavation. All operations
shall be screened from nearby residential uses as required by the
Zoning Hearing Board.
(4)
That portion of access streets located within 100 feet of any
lot in residential use or lot zoned residentially shall be provided
with a dustless surface. Access streets shall connect to collector
or major road networks avoiding undue movement through residential
areas.
D.
A site plan for rehabilitation, showing both existing and proposed
final contours, shall be submitted. After any such operations, the
site shall be made reusable for a use permitted in the zoning district.
Where topsoil is removed, sufficient arable soil shall be set aside
for retention on the premises and shall be respread over the premises
after the operation is terminated. Except where lakes are created
and retained, the area shall be brought to final grade by a layer
of earth at least two feet deep or to original thickness, whichever
is less, and be capable of supporting vegetation. Fill shall be of
an acceptable material.
3.
Conditional
Uses. Upon approval of the Board of Supervisors, the following conditional
uses are permitted, provided that the uses comply with any conditions
listed herein and the applicable requirements specified in Parts 14
and 20.
[Added by Ord. No. 2021-5, 4/8/2021]
[Ord. 21A, 9/2/1982, § 12.03; as amended by Ord.
44, 6/11/1998]
1.
A lot area, lot width, lot coverage, yard depths and building height satisfying the requirements of the following list, unless otherwise specified heretofore in this section or § 27-1202, shall be provided for every principal building or use hereafter erected, altered, or established in this district.
B.
Yard Regulations. For every principal or accessory building or use
in the Industrial District, the minimum yard regulations shall be
as follows:
C.
Height Regulations. The height of any principal or accessory building
shall not exceed 75 feet, except that chimneys, flagpoles, towers,
water tanks and other mechanical appurtenances may be built to a height
not to exceed 125 feet above the finished grade when erected upon
or as an integral part of the building.
[Ord. 21A, 9/2/1982, § 12.04]
Off-street parking and loading shall be provided in accordance with the requirements of Part 16 of this chapter.
[Ord. 21A, 9/2/1982, § 12.05]
Signs shall be permitted in accordance with Part 17 of this chapter.
[Ord. 21A, 9/2/1982, § 12.06]
The supplementary district regulations in Part 14 shall apply,
where applicable, as additional requirements for this district.
[Ord. 21A, 9/2/1982, § 12.07]
The environmental and energy requirements in Part 15 shall apply,
where applicable, as additional requirements for this district.
