[Ord. 160, 4/6/1977; as amended by Ord. 569, 2/26/2014]
It is the intention of Northampton Township for this district
to be a thriving business and technology center to further enhance
the local and regional economy. It is further a goal and objective
to provide adequate sites for selected industrial uses which will
not cause adverse environmental impacts. It is further the specific
intent to encourage development that is compatible, unified, and coordinated
for all members of the center.
[Ord. 160, 4/6/1977; as amended by Ord. 210, 5/9/1984; by Ord. 221, 1/23/1985; by Ord.
262, 1/20/1988; by Ord. 289, 5/10/1989; by Ord. 411, 9/25/1996;
by Ord. 558, 4/27/2011, § 1; by Ord. 565, 2/27/2013, § IV; by Ord. 569, 2/26/2014; by Ord. 586, 11/16/2016; and by Ord. 587, 11/16/2016]
1.
Use regulations in the I-1 District shall be as follows:
A.
Uses by Right. The following uses are permitted by right:
(1)
Administrative and business offices.
(2)
Medical and professional offices.
(3)
Medical research, pharmaceutical, scientific, and laboratory
facilities.
(4)
Printing and publishing plants.
(5)
Packaging and final assembly uses.
(6)
Wholesale storage, distribution, and warehousing, provided all
products are contained in a fully enclosed structure.
(7)
Light manufacturing uses, excluding the manufacturing of new
products from raw materials and textiles.
(8)
Construction trade shops, including builders, plumbers, electricians,
earthmovers, and utility contractors.
(9)
Motor and automotive repair and assembly.
(10)
Municipal uses.
(11)
Bank or financial establishment.
(12)
Restaurant/eating place.
(13)
Day-care and childcare facility.
B.
Conditional Uses. The following conditional uses may be permitted or may be denied by the Board of Supervisors, subject to the provisions of §§ 27-901, 27-902, and 27-903 and subject to each specific conditional use requirement listed herein:
(1)
Adult uses.
(2)
(3)
Heliport (private or public).
(a)
Minimum front, side, and rear yards: 300 feet each for any landing
pads.
(b)
Approach zone studies and an analysis of operational hours and
environmental noise impact studies shall be required. In addition,
all State and Federal requirements shall be satisfied, and proof of
Federal Aviation Administration regulation conformance shall be submitted
to the Township at the time the applicant files the conditional use
application.
(4)
(5)
Hotel/motel.
(6)
Medical marijuana dispensary or medical marijuana grower/processor
subject to the specific criteria listed below:
(a)
A medical marijuana dispensary or medical marijuana grower/processor
shall provide proof of registration with the Department of Health
or proof that registration has been sought and is pending approval,
and shall at all times maintain a valid, accurate, and up-to-date
registration with the Department of Health. Should registration be
denied or revoked at any time, any Township approval shall immediately
become void. A medical marijuana dispensary may not operate on the
same site as facility used for growing and processing medical marijuana.
(b)
A medical marijuana dispensary or medical marijuana grower/processor
shall at all times operate in compliance with all Department of Health
regulations pertaining to such facilities.
(c)
A medical marijuana dispensary or medical marijuana grower/processor
must be located on a lot containing not less than two acres.
(d)
A medical marijuana dispensary or medical marijuana grower/processor
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.
(e)
A medical marijuana dispensary or medical marijuana grower/processor
must operate entirely within an indoor, enclosed, and secure facility.
No exterior sales and no sidewalk displays shall be permitted. No
drive-through services shall be permitted. The use cannot be advertised
on radio or television.
(f)
A medical marijuana dispensary or medical marijuana grower/processor
shall be limited to the hours of operation not earlier than 9:00 a.m.
and not later than 9:00 p.m.
(g)
A medical marijuana dispensary or medical marijuana grower/processor
shall submit a disposal plan to be reviewed and approved by the Township.
Medical marijuana remnants and by-products 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 or medical
marijuana grower/processor is located.
(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 or medical marijuana grower/processor.
(k)
A medical marijuana dispensary or medical marijuana grower/processor
shall submit a security plan to the Township. It 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.
C.
Uses by Special Exception.
(1)
The following uses shall be permitted by special exception when
approved by the Zoning Hearing Board:
(a)
Dry-cleaning plant.
(b)
Incineration or reduction of garbage.
(c)
Leather processing.
(d)
Heavy manufacturing, including, but not limited to, the manufacturing
of asphalt, cork, explosives, fertilizer, illuminating gas, glue,
ink, iron or steel (including rubber and synthetic processing), soap
and petroleum refining, and other similar heavy manufacturing as determined
by the Township.
(e)
Manufacturing, processing or storage of chemicals.
(f)
Quarry; stone processing.
(g)
Storage of crude oil or any of its volatile products or other
flammable liquids.
(h)
Wood or wood pulp processing.
(i)
Other similar types of uses not specifically noted herein.
(2)
Special exception uses are subject to the specific criteria
listed below:
(a)
Such uses shall be located in a separate freestanding building
having no other occupants on a lot having not less than five acres
in area and a lot width of not less than 400 feet, with front, side
and rear yards of not less than 100 feet each and with total impervious
surface coverage not to exceed 40% of the lot.
(b)
An environmental impact study will be required for any use involving
the handling of raw materials which appear on the Environmental Protection
Agency's or Department of Environmental Protection's hazardous and
toxic materials list.
(c)
Specific air pollution and/or groundwater pollution control
devices shall be in accordance with Environmental Protection Agency
and Pennsylvania Department of Environmental Protection's requirements.
The applicant shall submit device plans and the approved permit to
the Township with the special exception application.
(d)
Copies of Environmental Protection Agency or Department of Environmental
Protection's permits or evidence of application for Environmental
Protection Agency and Department of Environmental Protection's permits
shall be required for specific uses.
(3)
Transient dwelling subject to the following requirements:
(a)
Report of Rentals and Transient Dwelling Required. All lessors,
on or before January 31 of each year, shall report to the Township
Zoning Director, in writing, the number of parcels or units of real
estate that the lessor presently has rented and/or has available for
rental, a description (by address, number, and/or some other meaningful
method) of said parcel or units, the names of the lessees of all such
units at the time of such report, and a designation as to which unit
or parcel is occupied by each such lessee. In addition, for any parcel
or unit of real estate that constitutes a transient dwelling unit,
the lessor shall also report the number of persons who reside in the
transient dwelling unit at the time of such report, and the maximum
number of persons that can occupy the transient dwelling unit.
D.
Accessory Uses. Any use which is customarily incidental and subordinate
to the above permitted uses and is located on the same lot or parcel;
provided, that:
(1)
Storage and dispensing of any volatile oil product or any possible
and/or highly flammable liquid where such storage is in minor quantities
and it is required as an incidental use for any use noted above shall
be stored in a manner approved by the Fire Marshal.
(2)
Any outdoor storage, including temporary storage of materials
and equipment, must be fully fenced with a solid-type fencing and
other material, which fully screens such storage from adjacent properties.
If applicable, storage must be in accordance with the approved land
development plan. No storage shall be located past the front facade
of the building.
(3)
Retail sales are permitted; provided, that such use does not
exceed a maximum of 10% of gross floor area of the building. There
shall be no retail sales outside of the building.
[Ord. 160, 4/6/1977; as amended by Ord. 210, 5/9/1984; and by Ord. 415, 1/22/1997; and by Ord.
569, 2/26/2014]
1.
Any use allowed in the Planned Industrial/Office District will be
permitted only after an adequate water supply and a satisfactory method
of sewage and wastewater treatment have been both approved by the
Pennsylvania Department of Environmental Protection and the Bucks
County Health Department.
2.
The following development regulations shall apply:
A.
Minimum overall site area for planned industrial office use: 10 acres.
B.
Minimum lot area for individual principal buildings within the above
site: two acres.
C.
Minimum lot width at building setback line: 200 feet.
D.
Minimum lot width at the street right-of-way line (for culs-de-sac
only): 75 feet.
E.
Maximum building coverage: 30% of lot area.
F.
Maximum impervious surface ratio: 70% of lot area.
G.
Minimum setback for principal or accessory structure from any street:
100 feet.
H.
Minimum yard required (side or rear) abutting any agricultural or
residence district: 75 feet.
I.
Minimum side or rear yard not abutting any agricultural or residence
district: 40 feet.
3.
A buffer area (see Part 11) shall be required along any property
line abutting any other zoning district.
[Ord. 160, 4/6/1977; as amended by Ord. 470, 12/13/2000; by Ord. 569, 2/26/2014; and by Ord.
586, 11/16/2016]
