Township of Upper Allen, PA Article VII Industrial District (IND)

§ 245-7.1 Area of application.

The following regulations shall apply to all areas designated as IND District on the Zoning Map.

§ 245-7.2 Permitted uses.

[Amended 10-4-2023 by Ord. No. 828]

The following table (Table VII-1) lists all permitted, special exception, and conditional uses in the Industrial (IND) District. Permitted, special exception, and conditional uses shall meet the requirements of Article XIV, § 245-14.1, and specific regulations for each use.

Table VII-1
Industrial District (IND)
Use #	Use	Use Regulation	Specific Criteria
	Use Nonresidential Uses
1	Academic clinical research centers	P
2	Adult regulated facilities	C	§ 245-14.7
3	Airports, heliports and helistops	C	§ 245-14.10
4	Contractors' offices, shops and yards	P
5	Convenience stores (with or without gas dispensing)	P	§ 245-14.19
6	Junkyards	SE	§ 245-14.31
7	Manufacturing (not limited)	P
8	Medical marijuana transport vehicle office	P
9	Mills	P
10	Mixed uses	P	§ 245-14.39
11	Municipal uses and buildings	P	§ 245-14.51
12	Natural production uses	SE	§ 245-14.44
13	Office buildings and office centers	P
14	Power-generating facilities	C	§ 245-14.46
15	Professional offices	P
16	Public utility buildings and structures	P	§ 245-14.52
17	Racetracks	C	§ 245-14.53
18	Retail businesses	P
19	Restaurants	P
20	Semitrailer parking lots	P	§ 245-14.58
21	Solid waste processing and/or disposal facilities	C	§ 245-14.63
22	Storage, mini facilities	P	§ 245-14.38
23	Transportation terminals	P	§ 245-14.67
24	Trucking terminals	P	§ 245-14.67
25	Vehicle body shop and repair garages	P	§ 245-14.68
26	Vehicle, mobile/manufactured home or trailer sales lots	P	§ 245-14.69
27	Vehicle washes	P	§ 245-14.70
28	Wholesaling, storage and warehousing	P	§ 245-14.71
29	Wireless communications facilities	C	§ 245-14.16
	Accessory Uses
30	Accessory buildings, and structures	P	§ 245-16.2 and § 245-16.3
31	Day care, accessory (for permitted nonresidential uses only)	P	§ 245-14.25
32	Drive-in facilities for permitted uses	P	§ 245-14.21
33	Solar energy systems	P	§ 245-14.62

§ 245-7.3 Lot requirements.

A. Lot area requirements. The minimum lot area shall be determined based on the size of the building(s); compliance with the yard and applicable parking requirements of the chapter; and the stormwater management requirements of the Upper Allen Township Subdivision and Land Development Ordinance.[1]

[1] Editor's Note: See Ch. 220.

B. Minimum setback requirements. The following minimum setback standards are required for all uses within the IND District:

(1) Front yard: 50 feet.

(2) Side yard: 25 feet.

(3) Rear yard: 50 feet.

C. Street frontage requirements. The minimum street frontage standard required for all uses within the IND District is 150 feet.

D. Lot coverage requirements. Not more than 50% of the lot area shall be occupied by buildings, and no more than 70% shall be occupied by impervious surface. The remaining 30% shall be in landscaping/vegetative coverage.

§ 245-7.4 Building height limitations.

No principal building or structure shall exceed 35 feet in height; however, this height may be exceeded in accordance with § 245-16.6, Height adjustments, of this chapter. Accessory building or structure heights shall be in accordance with § 245-16.2 herein.

§ 245-7.5 Buffer and screening requirements.

A. Where buffer yards and screen planting areas are required in this chapter, they shall be provided in place of yard setbacks prescribed in the applicable zoning districts and in accordance with the requirements contained in § 245-16.5, General buffer regulations, herein, and the Upper Allen Township Subdivision and Land Development Ordinance's screening and landscaping regulations.

B. A landscaping plan for the entire tract shall be required. A landscape architect licensed by the Commonwealth of Pennsylvania shall be retained to complete such a plan to ensure the proper species, use, arrangement of plant materials and installation by the developer. All areas of the development not covered by impervious surfaces shall be landscaped and maintained with suitable ground cover and plants.

(1) The plan shall indicate the extent in which existing vegetation will be preserved for landscaping purposes.

(2) Where deemed necessary by the Board of Commissioners of Upper Allen Township, earthen berms shall be incorporated into the landscaping plan along public street frontage and along property lines abutting existing dwellings, in accordance with the Upper Allen Township Subdivision and Land Development Ordinance.[1]

[1] Editor's Note: See Ch. 220.

(3) Landscaped areas shall be continually maintained by the landowner. Care, grooming, and replacement of plants shall be included as part of the required maintenance. Failure to adequately maintain landscaped areas shall be subject to a citation issued by the Township.

(4) In addition to landscape elements, the plan shall include the layout of walkways, lighting, and recreation areas throughout the development for the safety and security of the patrons. The layout and design of pedestrian-level streetlighting shall be provided throughout the development and parking areas.

(5) Parking areas shall be adequately landscaped in order to provide shade, to screen vehicles from public streets, and to reduce glare and noise within the development itself and shall be designed in accordance with § 245-17.5.

§ 245-7.6 Sign requirements.

Signs shall be permitted in accordance with Article XVIII, Signs, of this chapter.

§ 245-7.7 Off-street parking requirements.

Off-street parking and access requirements shall be provided in accordance with Article XVII, Off-Street Parking and Loading, of this chapter.