[Ord. No. 2015-03, 6/3/2015]
The Industrial District is established as a district in which
the regulations are intended to permit and encourage industrial development
that will be located and designed to form a harmonious and appropriate
development, contribute to the soundness of the local economic base
and otherwise further the purposes set forth in this chapter. The
specific intent of this Part is to encourage the development of and
continued use of land for industrial purposes; prohibit any use which
would substantially interfere with the development, continuation or
expansion of industrial uses in the district; and establish reasonable
standards to minimize air pollution, noise, glare, heat, vibration,
and fire and safety hazards.
[Ord. No. 2015-03, 6/3/2015]
1.
A structure may be erected or used, and a lot may be used or occupied,
for any of the following purposes and no other; providing, however,
that all new uses shall utilize municipal or public sewer and water
services provided such service or capacity exists within 1,000 feet
of the proposed use. On-site sewage disposal systems and on-site wells
may be utilized until such public systems become available or are
located within 1,000 feet from the proposed use.
2.
In addition to the provisions set forth in this Part, the following
uses shall meet all applicable supplementary and general regulations
found in Parts 14 and 15 of this chapter.
3.
Supplementary regulations accompany the uses below and are listed
in Part 14.
4.
Permitted Uses.
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Business service establishment
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Child day-care facility or nursery school (see § 27-1404)
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Composting facility (see § 27-1404)
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Convenience store (see § 27-1404)
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Emergency services
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Financial institution (see § 27-1404)
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Forestry (see § 27-1404)
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Heavy equipment sales, service and storage (see § 27-1404)
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Hotel or motel (see § 27-1404)
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Manufacturing, light
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Municipal building (see § 27-1404)
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Parking facilities (see § 27-1404)
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Restaurant (see § 27-1404)
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Retail store
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Sawmill (see § 27-1404)
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Storage, general (see § 27-1404)
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Veterinary office or animal hospital (see § 27-1404)
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Warehousing and distribution (see § 27-1404)
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5.
Permitted Accessory Uses.
[Amended by Ord. No. 2022-01, 3/2/2022]
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Alternative energy system (private use) (see § 27-1404)
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Buildings and uses customarily incidental to a permitted principal
use
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Caretaker or watchman dwelling (see § 27-1404)
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Detention or retention pond
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Domiciliary care facility (see § 27-1404)
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Home occupation (see § 27-1404)
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No-impact home-based business (see § 27-1404)
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Portable storage unit (see § 27-1404)
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Swimming pool, private (see § 27-1404)
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Public utility building (see § 27-1404)
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6.
Principal Uses Permitted as Special Exception by the Zoning Hearing
Board.
[Amended by Ord. No. 2022-01, 3/2/2022]
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Airport/heliport (see § 27-1404)
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Communications facility or tower (see § 27-1404)
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Concrete and asphalt batch plant (see § 27-1404)
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Correctional facility (see § 27-1404)
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Crematorium (see § 27-1404)
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Electrical generation facility (commercial use) (see § 27-1404)
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Feed and grain mill (see § 27-1404)
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Gaming establishment (see § 27-1404)
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Manufacturing, heavy
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Mineral extraction and processing (see § 27-1404)
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Helipad (see § 27-1404)
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Intensive agricultural operation (see § 27-1404)
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Junkyard (see § 27-1404)
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Kennel (see § 27-1404)
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Landfill, resource recovery facility (see § 27-1404)
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Laundry and dry-cleaning establishment (see § 27-1404)
[Amended by Ord. No. 2020-01, 8/5/2020] |
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Mineral extraction/processing (see § 27-1404)
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Stable (see § 27-1404)
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Stockyard (see § 27-1404)
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Transportation and motor freight terminal (see § 27-1404)
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Waste processing/disposal (off-site sewage)
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8.
Prohibited Construction: No permanent buildings may be constructed
or placed in a critical environmental area (see Part 13).
[Ord. No. 2015-03, 6/3/2015]
In this district, any structure hereafter erected or any lot
hereafter used or occupied for any lawful purpose shall provide the
minimum dimensions specified below. Should these requirements conflict
with the requirements of Part 14 or 15, as applicable, for any specified
use, the requirements of Part 14 or 15, as applicable, shall take
precedence.
1.
Principal and Accessory Use Dimensions:
[Amended by Ord. No. 2020-01, 8/5/2020]
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All Uses
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Minimum lot area (non-agriculture, forestry)
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With off-lot water and sewage
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20,000 square feet
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With on-lot water and sewage
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40,000 square feet
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Minimum lot width (off-lot water and sewer)
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100 feet
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Minimum lot width (on-lot water and sewer)
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200 feet
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Minimum lot depth, all uses
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150 feet
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Minimum front setback, all uses
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30 feet
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Minimum side setback
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30 feet
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Minimum rear setback
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30 feet
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Maximum lot coverage
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75%
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Maximum building height
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45 feet*
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Accessory buildings and structures: side/rear setback
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5 feet
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NOTES:
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*
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Limit shall not apply to spires, belfries, cupolas, antennas,
water tanks or cooling towers, ventilators, chimneys, widow's walks,
turrets, elevator bulkheads, mechanical penthouses, stacks, stage
towers, scenery lofts, domes, steeples and spires, or other appurtenances
usually required to be placed above the roof level and not intended
for human occupancy, which may exceed the maximum building height
provided such structures do not exceed 25 feet in height above the
roof line. Height may be extended to 90 feet as a special exception
to the requirements of this Part with a corresponding five-foot increase
in side and rear setbacks for every 20 feet of height over 45 feet
in building height.
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[Ord. No. 2015-03, 6/3/2015]
1.
Before any special exception is granted by the Zoning Hearing Board,
the applicant must describe the proposed use in detail and establish
that the proposed use will not:
A.
Cause dust, smoke, fumes, gas, any air pollution, or offensive odors to be disseminated beyond the boundaries of the lot in violation of § 27-1516 of this chapter;
D.
Cause glare observable from beyond the boundaries of the lot in violation of § 27-1515 of this chapter;
E.
Cause any pollution, degradation, contamination or discoloration
of any underground or surface waters of the Township or neighboring
municipalities; and
F.
Constitute a fire or explosion hazard.
2.
In addition to the above, the applicant for a special exception must
establish to the Zoning Hearing Board the following:
A.
If connection to an existing public water supply system is proposed,
the applicant shall establish the execution of an agreement committing
the public water supply system to providing such water as will be
utilized by the proposed use. If the water supply system proposed
involves the utilization of water obtained from the parcel where the
proposed use is to be located or from a nearby tract, the applicant
must establish that the groundwater recharge on the tract where the
water supply system is located, after development, computed during
drought conditions (periods when precipitation is 40% below normal)
will exceed projected water usage. The Zoning Hearing Board may require
as a condition of approval that the applicant execute an agreement
with the Township committing the proposed industrial use not to utilize
more water on a daily basis than the groundwater recharge computed
during drought conditions and to establish procedures pursuant to
which usage can be verified by the Township's engineer at the developer's
cost.
B.
That there is suitable access to the site of the proposed use taking
into consideration the amount and type of additional traffic movement
likely to result from the location of the proposed use on the site
proposed, and that the additional traffic movement likely to result
from the proposed use will not cause nearby intersections to function
at PennDOT Highway Capacity Manual (2000) Levels of Service (d), (e)
or (f) with capacity analysis calculated based on that manual.
3.
In the event that a special exception is granted by the Zoning Hearing
Board and a permit and use certificate are issued therefore by the
Township Zoning Officer, the permit and use certificate shall be revoked
and the use shall terminate immediately if it is established to the
satisfaction of the Shrewsbury Township Board of Supervisors that
the use is in fact causing:
A.
Dust, smoke, fumes, gas or offensive odors to be disseminated beyond the boundaries of the lot in violation of § 27-1516 of this chapter; or
D.
Glare observable from beyond the boundaries of the lot in violation of § 27-1515 of this chapter; or
E.
Any pollution, degradation, contamination or discoloration of any
underground or surface waters of the Township, or neighboring municipalities;
or
F.
An unusual fire or explosion hazard; or
G.
An adverse effect upon water supplies utilized by neighboring properties.
4.
In addition, such permit and use certificate shall be revoked and
the use shall terminate immediately if it is established to the satisfaction
of the Board of Supervisors that the permit or certificate holder:
[Ord. No. 2015-03, 6/3/2015]
Each principal use, building and structure shall be located
on a separate, approved lot. Such lots must meet all the requirements
of this chapter, the Township Subdivision and Land Development Ordinance,[1] and all requirements of the Pennsylvania Department of
Environmental Protection.
[Ord. No. 2015-03, 6/3/2015]
In addition to the standards set forth in this Part, all uses
permitted within the Industrial District shall also comply with:
1.
Landscape, Buffering and Screening. As further set forth in the Shrewsbury
Township Subdivision and Land Development Ordinance.
