The purpose of this district is to provide for heavy industrial
uses such as manufacturing, warehousing and the refinement of raw
materials in locations which are suitable and appropriate while taking
into consideration their potential impacts on nearby properties not
zoned Heavy Industrial. It is further the intent of this district
to mitigate to the greatest extent possible potential adverse impacts
such as, but not limited to, traffic congestion, noise, odor, glare,
air and water pollution.
A.
Permitted uses. A building may be erected or used and a lot may be
used or occupied by any of the following uses or those uses not expressly
permitted elsewhere.
(1)
All uses permitted in the LI-MU District except for those listed
as special exception.
(2)
Abrasives manufacturing.
(3)
Acetylene gas manufacturing.
(4)
Asphalt manufacturing or refining.
(5)
Brick manufacturing.
(6)
Bulk fuel storage.
(7)
Cellulose manufacturing.
(8)
Cement and cement products manufacturing.
(9)
Concrete and concrete products manufacturing.
(10)
Fertilizer manufacturing.
(11)
Forge plant.
(12)
Foundries.
(13)
Outdoor storage of raw material or finished product.
(14)
Plastic and plastic products manufacturing.
(15)
Sawmill.
(16)
Truck terminal.
(17)
Vehicle manufacturing and assembly.
(18)
Wholesale distribution facility.
B.
Special exceptions. The following uses when authorized by Zoning Hearing Board pursuant to Article XXI, Special Exceptions, and the criteria contained herein.
(1)
Any use of the same general character as allowed in the above
permitted uses or any use not expressly permitted elsewhere in the
Municipality.
(2)
Adult uses, including but limited to adult bookstores, adult
entertainment cabarets, and adult motion-picture theaters.
(3)
Tattoo parlors.
(4)
Pawn shops.
(5)
Methadone clinics.
(6)
Mobile home parks.
(7)
Rooming houses.
(8)
Medical marijuana dispensaries provided that the following requirements
are met:
[Added 4-18-2017 by Ord.
No. 17-01]
(a)
A medical marijuana dispensary shall provide proof of registration
with the Pennsylvania Department of Health or proof that registration
has been sought and is pending approval, and shall maintain a valid,
accurate, and up-to-date registration with the Department of Health.
Should registration be denied or revoked at any time, any special
exception or conditional use shall immediately become void.
(b)
A medical marijuana dispensary shall at all times operate in
compliance with all Department of Health regulations pertaining to
such facilities.
(c)
A medical marijuana dispensary shall not be operated or maintained
on a parcel within 1,000 feet, measured by a straight line in all
directions, without regard to intervening structures or objects, from
the nearest point on the property line of a residentially zoned property
or a parcel containing a public, private or parochial school, day-care
center, place of worship, public park, or community center. Nor shall
a medical marijuana dispensary be located closer than 2,500 feet from
another medical marijuana dispensary or from a medical marijuana grower/processor.
(d)
A medical marijuana dispensary must operate entirely within
an indoor, enclosed, and secure facility. No exterior sales, and no
sidewalk displays, shall be permitted. No drive-through, drop-off,
or pick-up services shall be permitted.
(e)
A medical marijuana dispensary may not operate on the same site
as a medical marijuana grower/processor.
(f)
A medical marijuana facility shall be limited to hours of operation
not earlier than 9:00 a.m. and not later than 9:00 p.m.
(g)
A medical marijuana dispensary shall submit a disposal plan
to, and obtain approval from the Municipal Code Enforcement Officer
or his or her designee. Medical marijuana remnants and byproducts
shall be disposed of according to an approved plan, and shall not
be placed within an exterior refuse container.
(h)
There shall be no emission of dust, fumes, vapors, or odors
which can be seen, smelled, or otherwise perceived from beyond the
lot line for the property where the medical marijuana dispensary is
operating.
(i)
No one under the age of 18 shall be permitted in a medical marijuana
dispensary, unless accompanied by a caregiver as required under Section
506 of the Medical Marijuana Act.
(j)
No use of medical marijuana shall be permitted on the premises
of a medical marijuana dispensary.
(k)
The minimum size of a medical marijuana dispensary facility
shall be 2,000 gross square feet in total floor area.
(l)
A medical marijuana dispensary shall submit a security plan
to, and obtain approval from, the Municipal Engineer, the Municipal
Planner, and the Municipal Code Enforcement Officer. The medical marijuana
grower/processor shall demonstrate how it will maintain effective
security and control. The security plan shall specify the type and
manner of twenty-four-hour security, tracking, recordkeeping, record
retention, and surveillance system to be utilized in the facility
as required by Section 1102 of the Medical Marijuana Act and as supplemented
by regulations promulgated by the Department of Health pursuant to
the Medical Marijuana Act.
(m)
A medical marijuana dispensary shall provide proof of a contract
with a private security company, licensed in accordance with 22 Pa.C.S.A.
(the Private Detective Act), and shall be staffed with/monitored by
security personnel 24 hours a day and seven days a week, and shall
install panic alarms approved by the Chief of Police.
(n)
A medical marijuana dispensary shall submit a site plan for
approval by the Municipal Engineer and a floor plan for approval by
the Municipal Building Code Official. The floor plan shall identify
internal security measures. All medical marijuana product, byproduct,
and waste shall be stored in an interior secure vault or receptacle
in such a manner as to protect against improper dissemination.
|
A
|
All Uses
| |
|---|---|---|
|
1
|
Minimum lot size (net square feet)
|
7,500
|
|
2
|
Minimum lot width (feet)
|
75
|
|
3
|
Minimum front yard (feet)
|
20
|
|
4
|
Minimum side yard setback (feet)
|
None, and 50 when abutting a residential use or district
|
|
5
|
Minimum rear yard setback (feet)
|
10, and 50 when abutting a residential use or district
|
|
6
|
Maximum building height (feet)
|
45
|
|
7
|
Maximum impervious surface (percent of net lot area)
|
90%
|
A.
All uses.
(2)
Plans for any use, subdivision, land development or change of
occupancy shall be submitted to Municipal Council prior to the issuance
of any building permit or certificate of occupancy, and such plan
shall include the following unless otherwise determined by Council:
(a)
A plot plan of the lot and property within 100 feet of all property
lines showing the location of all present and proposed buildings,
drives, parking lots, including natural and topographical features.
(b)
A detailed description of the proposed use.
(c)
A description of any proposed building.
(d)
A description of the proposed use in sufficient detail to indicate
the effects of the use in producing traffic congestion, noise, glare,
odors, vibrations, electrical interference, air and water pollution,
fire hazards or any and all other potential safety hazards and a detailed
plans detailing mitigations strategies.
(e)
Designation of the fuel proposed to be used and engineering
plans for the controlling of smoke.
(f)
Any other pertinent data or evidence as deemed necessary by
Council.
(3)
The storage of refuse shall be provided inside the building
or within an outdoor area enclosed by either walls or an opaque fence
that is architecturally compatible with the primary building.
(4)
Exterior lighting shall be designed to prevent glare onto adjacent
properties. Pedestrian pathways need to be clearly marked and well
lit.
(5)
A planned system of efficient ingress, egress and internal circulation
of traffic and pedestrians shall be required.
(6)
Loading and unloading areas shall be provided to the rear of
the use and shall not block or interfere with the use of driveways,
parking areas or streets.
(7)
Architectural and engineering plans for the treatment and disposal
of sewage and industrial waste.
B.
Special exceptions.
(1)
Adult uses, tattoo parlors, pawn shops and methadone clinics
may not be located closer than 500 feet from any other adult use,
tattoo parlor pawn shop or methadone clinic and must be set back a
minimum of 500 feet (1,000 feet for adult uses) from any residential
district or use, public park, playground, church or school.
(2)
Mobile home parks may be developed at a density of eight dwelling
units per acre.
