[Ord. No. 2019-10, 8/1/2019]
The purpose of this district is to provide desirable locations for modern industrial uses that are harmonious with surrounding uses. Performance and development standards will ensure industrial areas that are desirable and that do not constitute a hazard or nuisance to the Township.
[Ord. No. 2019-10, 8/1/2019]
1. 
The following conditional uses available in the Exhibit 1: Zoning Use Matrix may be permitted following review and recommendation by the Planning Commission and a hearing and approval by the Board of Commissioners in accordance with the procedures and criteria in Part 24, provided all provisions of this chapter are met.
[Ord. No. 2019-10, 8/1/2019]
1. 
The following uses may be permitted when authorized as a special exception by the Zoning Hearing Board, subject to the provisions of Part 24, provided all provisions of this chapter are met:
A. 
Any use of the same general character as those uses permitted by right or condition in this district. Evidence shall be submitted documenting the degree to which the proposed use will emit smoke, dust odor or other air pollutants, noise, vibration, light, electrical disturbances, water pollutant, chemical pollutants, increased storm runoff, and the additional traffic generated by the proposed facility. Such evidence may include the proposed use of proven special structural or technological innovations.
B. 
Adult bookstore, adult movie/picture theater, or cabaret.
C. 
Heliports.
D. 
Store at which the modeling of exotic or adult/intimate-oriented clothing is exhibited by live male or female models.
E. 
Any use not otherwise authorized by right, by special exception, or as a conditional use in this chapter.
[Ord. No. 2019-10, 8/1/2019]
1. 
Accessory uses on the same lot and customarily incidental to the permitted uses are permitted by right. The term "accessory use" may include the following uses which shall comply with all applicable provisions stated for them:
A. 
Accessory buildings such as garages and buildings related to the proposed use and meeting the same yard requirements as the principal buildings.
B. 
Accessory residential dwelling.
C. 
Off-street parking and loading areas in accordance with Part 23.
D. 
Signs in accordance with Part 22.
E. 
Temporary structures or uses, as outlined in § 27-1708.2.J.
F. 
Outdoor storage use areas for equipment supplies and materials provided that they are screened from view of adjacent properties and streets as described in § 27-1803.
G. 
Restaurant or cafeteria, primarily for employees.
H. 
The storage of crude oil or any of its volatile products or other highly inflammable liquids as an accessory use in underground tanks, provided that no individual tank shall have a capacity greater than 10,000 gallons. Propane liquefied gas may be stored above- or underground.
I. 
Satellite dish antennas in accordance with § 27-1709.1.I of this chapter.
J. 
Amateur radio antennas in accordance with § 27-1709.1.J of this chapter.
K. 
Home occupations in accordance with § 27-1709.1.K of this chapter.
L. 
Wind turbines in accordance with § 27-1709.1.L of this chapter.
M. 
Solar panel in accordance with § 27-1709.1.M of this chapter.
N. 
Daycare for children in accordance with § 27-1709.1.N, provided as an accessory use to a commercial or industrial use.
[Ord. No. 2019-10, 8/1/2019]
The following dimensional requirements in this section and § 27-1207 shall apply to each use permitted in the district by right, by condition, and by special exception, subject to further applicable provisions of this chapter. The most restrictive dimensional requirements for each use shall apply.
Principal Use
Minimum Lot Area
(acres)
Minimum Lot Width
(feet)
Maximum Building Coverage
Maximum Impervious Coverage
Maximum Building and Structure Height Unless Otherwise Specified
(feet)
Public utility structures, necessary for transmission such as well house, switching station, etc.
No minimum
None
None
100%
35
Self-storage facility
1
150
40%
55%
25
All uses unless otherwise specified
3
150
35%
55%
50
[Ord. No. 2019-10, 8/1/2019]
1. 
There shall be no outdoor storage of materials or supplies, except those below:
A. 
Propane storage tanks for light manufacturing, industrial or other utility use accessory to a building or use's primary function.
B. 
Gasoline or diesel tanks for accessory emergency power generation purposes of a building or use.
C. 
Other gas or liquid storage tanks which serve as an accessory utility or purpose to a building or use as reviewed and approved by the Township.
D. 
On-site parking, customary and incidental to the use and in accordance with this chapter.
2. 
No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces or animals, nor shall any substance which can contaminate a stream or watercourse or otherwise render such stream or watercourse undesirable as a source of water supply or recreation, or which will destroy aquatic life, be allowed to enter any stream or watercourse.
3. 
All materials or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects shall be stored or maintained in containers which are adequate to eliminate such hazards.
4. 
Prohibited Activities. No use shall be permitted which emits smoke, dust, fire, fumes, odors, noise, heat, glare, vibrations or radioactivity beyond the boundaries of the property. The requirements of this subsection shall not, however, apply to:
A. 
Motor vehicles used by employees, suppliers or customers of primary users.
B. 
The environmental impacts of activities customarily incident to the occupancy and operation of buildings and structures including, but not limited to, lighting, climate control and human waste disposal; provided, however, that such environmental impacts comply with applicable Township, state and federal standards.
5. 
Prohibited Uses and Processes. Any industrial use or process which (A) involves considerable danger of fire, explosion or other hazards to public health or safety including, but not limited to, such things as the manufacture of fireworks, explosives, toxic chemicals, toxic gasses or (B) cannot be designed to conform to the performance standards with respect to the emission of objectionable emissions into the environment set forth in Township, state or federal environmental regulations shall be prohibited.
6. 
Fences and walls shall be no closer than three feet to a property line unless there is a letter of consent from the adjacent property owner in which case they may be positioned on the property line. In no case shall any fence or wall be located in the existing street right-of-way or interfere with a clear sight triangle. Fences shall be no more than eight feet in height. Chain link, barbed wire, razor wire are prohibited on any fence in this district.
7. 
Performance Standards Regulating Toxic or Noxious Matter.
A. 
For the purpose of this section, the term "toxic or noxious matter" is any solid, liquid or gaseous matter including, but not limited to, gases, vapors, dusts, fumes and mists containing properties which by chemical means are:
(1) 
Inherently harmful and likely to destroy life or impair health.
(2) 
Capable of causing injury to the well-being of persons or damage to property.
(3) 
The emission of toxic or noxious matter, if any, into the environment shall be in accordance with the limits established by the applicable state or federal environmental protection regulations. In addition to such emission limits, the emission of such matter shall be so controlled that no concentration at or beyond the boundary of the property shall be detrimental to or endanger the public health, safety, comfort or other aspects of the general welfare, or cause damage or injury to property as provided for in the aforesaid environmental protection regulations.
(4) 
Protection of Surrounding Properties. Adequate facilities and regulations shall be provided to prevent employees', contractors' or visitors' intentional or unintentional use, damage or interferences with adjacent or surrounding properties or activities. All operations, facilities and materials that may be hazardous when misused or when accidental contact is made shall be enclosed by an approved safety fence.
8. 
No hospital, life care center, day-care center, school or place of worship shall be located within 1,000 feet of a petroleum storage tank or pumping facility.