[Ord. No. 2019-10, 8/1/2019]
The purpose of the Highway Industrial-Spring Creek District is to provide desirable locations for modern industrial uses in the vicinity of Spring Creek Road west of Route 100 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 uses listed as "conditional use" in the HI-SC district in Exhibit 1: Zoning Use Matrix and their accessory uses may be permitted following a review and recommendation by the Planning Commission and a hearing by the Board of Commissioners in accordance with the provisions of Part 24, provided all other applicable provisions of this chapter are met.
[Ord. No. 2019-10, 8/1/2019]
1. 
The following uses and their accessory uses may be permitted when authorized as a special exception by the Zoning Hearing Board, subject to the provisions of Part 24:
A. 
Heliports.
B. 
Any use of the same general character as those uses permitted by right or condition in this HI-SC District.
[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 ancillary buildings related to the proposed use and meeting the same yard requirements as the principal buildings.
B. 
Accessory residential dwelling.
C. 
Decks and patios.
D. 
Garages and carports.
E. 
Pool, private.
F. 
Greenhouses.
G. 
Off-street parking and loading areas in accordance with Part 23, as modified by § 27-1308.
H. 
Signs in accordance with Part 22.
I. 
Shed.
J. 
Private outdoor recreation including tennis courts.
K. 
Temporary structures or uses, as outlined in § 27-1708.2.J and § 27-1709.1.D.
L. 
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.
M. 
Pool bath houses, private.
N. 
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 shall be stored above ground.
O. 
Fences and walls in accordance with § 27-1708.B.2.A(2) and § 27-1709.1.G.
P. 
Buffer areas in accordance with § 27-1803.
Q. 
Amateur radio antennas in accordance with § 27-1708.2.G and § 27-1709.1.J.
R. 
Home occupations in accordance with § 27-1708.2.1.
S. 
Solar panels in accordance with § 27-1708.2.O and § 27-1709.1.M.
T. 
Restaurant or cafeteria, primarily for employees.
U. 
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 (minimums or maximums) shall apply to each principal use permitted in the district by right, by condition and by special exception, subject to further applicable provisions of this chapter:
Principal Use
Minimum Lot Area
(acres)
Minimum Lot Width
(feet)
Maximum Impervious Coverage
Maximum Building Coverage
Maximum Building and Structure Height
(feet)
All principal uses
2
150
70%; however, an additional 5% of the lot may be covered with pervious pavement
45%
501
NOTES:
1
The prescribed height limit may be exceeded provided that the minimum yard setbacks are increased one foot for each foot of height above 50 feet, but not to exceed 75 feet, and if adequate fire protection is provided.
[Ord. No. 2019-10, 8/1/2019]
The following minimum dimensional requirements shall apply to all uses in the HI-SC-Highway Industrial-Spring Creek District, subject to further applicable provisions of this chapter:
Principal Use
Front Yard
(feet)
Each Side Yard
(feet)
Rear Yard
(feet)
All other principal uses
50
30
30
[Ord. No. 2019-10, 8/1/2019]
1. 
Off-street parking shall be in accordance with Part 23 except as follows:
A. 
No retail store or shopping center shall be required to provide more than one off-street parking space per 250 square feet of gross floor area.
B. 
Notwithstanding the provisions of §§ 27-1704 and 27-2303, there may be two accessways for the first 300 feet of frontage and one additional accessway for each additional 150 feet or portion thereof of frontage.
[Ord. No. 2019-10, 8/1/2019]
1. 
Coordinated Developments. Two or more uses permitted in this HI-SC-Highway Industrial-Spring Creek District may occupy a single parcel provided that the following requirements are met. These provisions shall supersede those of §§ 27-1701.11.B.
A. 
All development shall be in accordance with a unified site plan and architectural scheme approved by the Township Board of Commissioners as a land development.
B. 
It shall not be required that the whole of the development be in single ownership or be built and financed by a single party, if satisfactory evidence is given that all parties financially or otherwise concerned in the development are legally bound to conform to the above required unified site plan and architectural scheme.
C. 
The aggregate total floor space of all uses shall be used in determining parking requirements, but such requirements shall not exceed the maximum set in § 27-1308. Buildings may either be joined by common walls or separated. If separated, all minimum yard requirements shall be met.
D. 
The combined development shall be considered as a single tract for the purposes of determining driveway, access and parking requirements.