In expansion of the declaration of legislative intent contained in Article I, § 475-2, of this chapter and the statement of community development objectives contained in Article I, § 475-4, of this chapter, it is hereby declared to be the intent of this Article XV with respect to the I Industrial District to provide for the orderly and planned development and redevelopment of office, research and development, and laboratory uses as well as a variety of nonpolluting, small-scale industries and major industrial operations in Royersford Borough. Furthermore, it is the intent of this Article XV to provide performance standards, setback regulations, and buffering requirements to ensure that the type and scale of office and industrial development and related support facilities will cause minimal negative impact on surrounding residential neighborhoods.
[Amended 7-28-1992 by Ord. No. 728]
In an I Industrial District, a building may be erected, altered,
or used, and a lot may be occupied for any of the following uses and
no other:
A.
Scientific or industrial research, engineering, testing or experimental
laboratory or similar establishment for research, training or product
development.
B.
Office, corporate headquarters, and administrative buildings or centers.
C.
Public or governmental utility building or use, including storage
yard, repair shop or similar use.
D.
Printing, publishing, lithography and similar processes.
E.
Manufacturing, fabrication, assembly, processing and packaging of natural and man-made materials, chemicals, synthetics and other organic and inorganic products, except those uses specifically prohibited in Subsection H herein.
F.
Wholesale, warehouse, storage or distribution center.
G.
Materials storage area, either open or enclosed.
H.
Any use of the same general character as the above permitted uses,
except that in no case shall the following uses or any substantially
similar thereto be permitted: abattoir; bulk storage of explosives;
fat rendering operation; wood or wood pulp processing; petroleum refining;
leather processing; manufacture of asphalt, explosives, fertilizer,
linoleum or rubber; dump, incineration or reduction of garbage, except
a sanitary landfill operated in accordance with the requirements of
the Pennsylvania Department of Environmental Protection.
I.
Accessory use on the same lot and customarily incidental to any of
the above permitted uses, including:
(1)
Storage within a completely enclosed building.
(2)
Repair shop or maintenance facilities normally required for
the conduct of industrial operations.
(3)
A cafeteria, recreation facility or other service facility located
within a permitted use and operated for the exclusive use of the occupants
of the buildings.
(4)
Living quarters for watchmen, caretakers, or similar employees
provided such quarters meet the definition of dwelling unit, all Borough
requirements for dwelling units and the requirements of § 475-29B,
E, and F of this chapter.
J.
Forestry.
[Added at time of adoption of Code (see Ch. 1, General Provisions,
Art. I)]
[Amended 7-28-1992 by Ord. No. 728]
Notwithstanding the laws and regulations of the United States
Environmental Protection Agency and the Pennsylvania Department of
Environmental Protection and other applicable federal and state regulations,
the following performance standards shall be used by the Borough Council,
Borough Planning Commission and Borough Engineer in reviewing the
suitability and possible hazardous impacts of a proposed use within
an I Institutional District:
A.
In determining whether a proposed use is or may become noxious, hazardous,
or offensive, the following general standards shall apply. The proposed
use shall not:
(1)
Constitute a nuisance or damage to health or property by reason
of dissemination of noxious, toxic or corrosive fumes, smoke, odor,
or dust;
(2)
Result in noise or vibration clearly exceeding the average intensity
of noise or vibration occurring from other causes at the property
line or beyond the district boundary line;
(3)
Endanger surrounding areas by reason of radiation, fire or explosion;
(4)
Produce objectionable heat or glare at the property line or
beyond the district boundary line;
(5)
Result in electrical disturbance in nearby residences or adversely
affect the operation of equipment other than the property on which
the disturbance is located;
(6)
Discharge any untreated sewage or industrial waste into any
stream or otherwise contribute to the pollution of surface or underground
waters;
(7)
Endanger the underground water level or supply for other properties;
(8)
Generate a nuisance to surrounding property by reason of truck
traffic or otherwise create an objectionable traffic condition on
the highway or in an adjacent area;
(9)
Create any other condition which will endanger public health
and safety or be detrimental to the environmental quality of the surrounding
area.
B.
In addition to the general standards listed above, the following
measures shall be applied to any use in the I Industrial District:
(1)
Control of air pollution. All uses shall comply with the standards
of the Air Pollution Control Act, 35 P.S. §§ 4001 through
4015, as amended, and the following standards:
(a)
Smoke. Visible air contaminants shall not be emitted in such
a manner that the emissions have a measured opacity equal to or greater
than 10% (10% loss of visibility) for a period or periods aggregating
more than three minutes in any one hour; or equal to or greater than
30% at any time, and shall comply with Pa. Code, Title 25, Chapter
127.A(7), or its most recent update.
(b)
Particulate, vaporous and gaseous emissions.
[1]
No emission shall be made which can cause any damage to health,
to animals or vegetation or other forms of property, or which can
cause any excessive soiling at any point.
[2]
No emission of particulate matter shall exceed 0.0115 grams
per dry standard cubic foot, corrected to 7% oxygen. Provisions must
be made to reduce dew point cycling and resulting damage to particulate
control devices.
[3]
For measurement of the amount of particles in gases resulting
from combustion, standards correction shall be applied to a stack
temperature of 500° F. and 50% excess air.
(c)
Hazardous air emission. All emissions shall comply with National
Emissions Standards for Hazardous Air Pollutants promulgated by the
United States Environmental Protection Agency under the Federal Clean
Air Act (42 U.S.C.S. § 7412) as promulgated in 40 CFR, Part
61, or its most recent update.
(2)
Control of noise. At no point on the boundary of a residential
or commercial district shall the sound pressure level of any operation
exceed the described levels in the designated octave bands shown below
for the districts indicated. Objectionable noises, due to intermittence,
beat frequency, or shrillness, shall be muffled so as not to become
a nuisance to adjacent uses. Further, loading, unloading, opening,
closing or other handling of boxes, crates, containers, building materials
or similar objects are prohibited between the hours of 8:00 p.m. and
7:00 a.m. the following day in such a manner so as to be plainly audible
across a residential property line (boundary). Such restrictions shall
also apply to truck idling and truck refrigerants.
[Amended 1-10-2023 by Ord. No. 924]
|
Sound Levels
| ||
|---|---|---|
|
Octave Band in Cycles Per Second
|
Along Residential District Boundaries Maximum Permitted Sound
Level in Decibels
|
At Any Other Point on the Lot Boundary Maximum Permitted Sound
Level in Decibels
|
|
0 to 75
|
72
|
79
|
|
75 to 150
|
67
|
74
|
|
150 to 300
|
59
|
66
|
|
300 to 600
|
52
|
59
|
|
600 to 1,200
|
46
|
53
|
|
1,200 to 2,400
|
40
|
47
|
|
2,400 to 4,800
|
34
|
41
|
|
Above 4,800
|
32
|
39
|
(3)
Control of odors. There shall be no emission of odorous gases
or other odorous matter in such quantities as to be offensive along
a lot boundary line. Any process which may involve the creation of
emission of any odors shall be provided with a secondary safeguard
system so that control will be maintained if the primary safeguard
system shall fail.
(4)
Control of glare or heat. Any operation producing intense glare
or heat shall be performed within an enclosed building or behind a
solid fence in such manner as to be completely imperceptible from
any point beyond the lot boundary lines.
(5)
Control of vibration. No vibration which is discernible to the
human sense of feeling shall be perceptible without instruments at
any point beyond the lot boundary lines.
(6)
Control of radioactivity or electrical disturbances. There shall
be no activities which emit dangerous or harmful radioactivity. There
shall be no electrical disturbance (except from domestic household
appliances) adversely affecting the operation of any equipment located
beyond the property of the creator of such disturbances.
(7)
Outdoor storage and waste disposal.
(a)
No flammable or explosive liquids, solids, or gases shall be
stored in bulk above ground; provided, however, that tanks or drums
of fuel directly connecting with energy devices, heating devices,
or appliances located on the same lot as the tanks or drums of fuel
are excluded from this provision.
(b)
All storage facilities for fuel, raw materials and products
stored outdoors shall be enclosed by a fence or planting screen adequate
to conceal the facilities from abutting properties and adequate to
prevent the access of children and other members of the general public.
(c)
No materials or waste shall be deposited upon a lot in such
form or manner that it can be transferred off the lot by natural causes
or forces.
(d)
All materials or wastes which might cause fumes or dust or which
constitute a fire hazard or which may be edible or otherwise be attractive
to rodents or insects shall be stored outdoors only in closed containers.
(8)
Electric, diesel gas or other power. Every use requiring power
shall be so operated that the service lines, substation, etc., shall
conform to the most acceptable safety requirements recognized by the
Pennsylvania Bureau of Labor and Industry and shall be so constructed
and installed so as to be an integral part of the architectural features
of the plant or properties, if visible from abutting residential properties
shall be concealed by coniferous planting.
(9)
Industrial sewage or waste. No use shall be conducted in such
a way as to discharge any treated or untreated sewage except as shall
be approved by the Department of Environmental Protection and/or the
County Sewage Enforcement Officer, as appropriate; nor shall industrial
wastes be stored, discharged, incinerated, or otherwise disposed of
except in conformance with the applicable state and federal regulations
regarding solid and hazardous wastes.
(10)
Water supply. Any proposed development in the I Industrial District
shall be served by public water facilities deemed acceptable by the
Borough Engineer.
C.
The applicant shall demonstrate to the Borough Engineer that:
(1)
Adequate provisions will be made to reduce and minimize any objectionable elements to the degree necessary to ensure that the proposed use(s) will not be noxious, hazardous or offensive as defined in Subsection A herein.
(3)
The Borough Engineer may require, in order to determine that
adequate safeguards are provided, that:
The following regulations shall apply to any development proposal
within the I Industrial District:
A.
Ownership. The tract of land to be developed shall be in one ownership or shall be the subject of an application filed jointly by the owners of the entire tract, and it shall be agreed that the tract will be developed under single direction in accordance with an approved plan. Transfer of ownership to another applicant prior to the commencement of construction shall render the development agreement required in Subsection C herein, void. Said agreements shall then be renegotiate between the new owners and the Borough Council.
C.
Development stages and permits. The development of a tract carried out in either a single phase or in stages shall be executed in accordance with a development agreement. The owner, developer and Borough shall enter into said agreement embodying all details regarding compliance with this Article XV to assure the binding nature thereof on the overall tract and its development, which agreement shall be recorded with the final development plan.
The following standards shall apply in the I Industrial District:
A.
Lot area, lot width, yards, coverage and height.
(1)
Minimum lot area: 20,000 square feet.
(2)
Minimum lot width at the building line: 80 feet.
(3)
Minimum front yard measured from the ultimate right-of-way line;
applies to both streets for corner lots: 20 feet.
(4)
Minimum side yard: 15 feet each.
(5)
Minimum rear yard: 25 feet.
(6)
Maximum building coverage (percent of total lot area): 50%.
(7)
Maximum impervious coverage, including buildings, parking areas,
vehicular accessways, and all other impervious surfaces (percent of
total lot area): 75%.
B.
Increases permitted by special exception.
(1)
An increase in maximum allowable building coverage, maximum
impervious coverage, and/or maximum building height may be permitted
by special exception only in those instances when such exceptions
are warranted by the character of existing development and when it
is determined that the proposed increase in the land use intensity
will not adversely affect the natural or built environment in the
surrounding area.
(2)
Water towers, chimneys, stacks, and other accessory structures
may exceed the maximum building height when authorized as a special
exception by the Zoning Hearing Board, provided that for every five
feet in excess of 55 feet, there shall be added to each yard requirements
a corresponding foot of width or depth.
The following additional development regulations shall apply
in the I Industrial District:
A.
Public facilities and services. All uses in an I Industrial District
shall be capable of being served by public sewer and centralized water
facilities. No use shall create an unreasonable burden upon other
Borough services.
B.
Access. A planned system of efficient ingress, egress, and internal
circulation of traffic which shall interfere minimally with nearby
traffic flow shall be required. Loading and unloading areas shall
be provided where deemed necessary, and shall be located to the rear
of the proposed use. Such areas shall be so arranged that they may
be used without blockage or interference with the use of accessways
or automobile parking areas.
C.
Lighting. Lighting shall be provided as needed and arranged in a
manner which will protect adjacent highways and neighboring properties
from unreasonable direct glare or hazardous interferences of any kind.
D.
Service. Areas for loading and unloading of delivery trucks and other
vehicles and for the servicing of refuse collection, fuel, and other
services shall be provided and shall be adequate in size. A plan for
weekly disposal of solid waste material shall be required. All solid
waste material shall be stored in covered containers. No solid waste
material shall be stored closer than within 15 feet of any property
line. Refuse collection areas shall be shielded from the direct view
of any adjacent property by walls which measure a minimum of six feet
in height.
E.
Buffer area. There shall be a screen buffer at least 10 feet in depth along all boundaries of a development constructed pursuant to this Article XV which abut a residential or institutional use or district.
F.
Minimum distance between buildings. The minimum distance between
buildings shall be 20 feet, except that all structures connected by
common rooflines or covered walkways shall be considered as one building.
Off-street parking facilities shall be provided and maintained in an I Industrial District in accordance with the requirements of Article XVII herein.
Signs shall be permitted in an I Industrial District subject to the provisions of Article XVIII herein.
An application for development in an I Industrial District shall
be accompanied by a plan, or plans showing the detailed use of the
entire tract, which plan or plans shall comply with all requirements
of other applicable ordinances of the Borough and which shall clearly
designate the proposed use(s) of each area of the tract. Development
plans required in this district shall include the following:
A.
A plot plan of the lot showing the location of all present and proposed
buildings, drives, parking lots, landscaping, and other constructional
features on the lot; and all buildings, streets, alleys, highways,
streams and other topographical features of the lot and within 200
feet of any lot line.
B.
Architectural renderings or sketches for any proposed buildings and
landscaping within the proposed development.
C.
A description of the industrial operations proposed in sufficient
detail to indicate the effects of those operations in producing traffic
congestion, noise, glare, air pollution, water pollution, fire hazards,
or safety hazards.
D.
Engineering and architectural plans for the handling of any excess
traffic congestion, noise, glare, air pollution, water pollution,
fire hazard, or safety hazard.
E.
Engineering and architectural plans for the handling and disposal
of sewage and industrial waste.
F.
The location of proposed utility and drainage systems.
G.
A landscaping plan which shall show the location, species, and size
of trees and shrubs and area to be in lawn.
H.
The proposed number of shifts to be worked and the maximum number
of employees on each shift.
I.
Any other pertinent data that the Planning Commission may require.
