In expansion of the declaration of legislative intent and statement of community development objectives contained in Article I of this chapter, the specific intent of this district is to:
A. 
Provide for the orderly and planned development and redevelopment of office, research and development, and laboratory uses, as well as a variety of small-scale industries.
B. 
Provide for a reasonable amount of industrial development in areas of the Township already developed or zoned for such uses.
C. 
Provide performance standards, setback regulations and buffering requirements to minimize traffic congestion, noise, glare, pollution and safety hazards, and in general to ensure that the type and scale of office and industrial development will cause minimal negative impacts on surrounding neighborhoods.
In an IN Industrial District, a building may be erected, altered or used, and a lot may be occupied for any of the following uses:
A. 
Scientific or industrial research, engineering, training, testing or experimental laboratory.
B. 
Offices.
C. 
Public or governmental utility building or use.
D. 
Job printing, book or newspaper publishing, lithography and bookbinding.
E. 
Manufacturing, fabrication, assembly, processing and packaging of natural and man-made materials, chemicals, synthetics and other organic and inorganic products.
F. 
Warehouse, storage (including self-storage) or distribution center.
G. 
Any other lawful use not otherwise provided for in the chapter shall be permitted in the Industrial District as a special exception pursuant to the standards set forth within §§ 310-18 and 310-19 of this chapter.
The following uses may be permitted by the Board of Supervisors as a conditional use, provided that § 310-53 of Article VIII and the applicable standards of § 310-174 herein are satisfied.
A. 
Class One. A building may be erected, altered or used and a lot may be used or occupied for the following purposes:
(1) 
Any use of the same general character as the above permitted uses.
(2) 
Auto body and repair shop, provided that all repair and body work is conducted within an enclosed structure.
(3) 
Auto sales.
B. 
Class Two. A building may be erected, altered or used and a lot may be used or occupied for the following purposes:
(1) 
Truck terminal.
(2) 
Auto salvage or junkyard.
(3) 
Recyclable materials, recycling operation.
(4) 
Salvage.
(5) 
Solid waste disposal, scrap processor.
Accessory uses on the same lot and customarily incidental to any of the above permitted uses:
A. 
Storage within an enclosed building or fenced area meeting the requirements of § 310-172D of this article.
B. 
Repair shop or maintenance facilities normally required for the conduct of industrial operations, provided all activities occur within an enclosed building or fenced area and meet the fencing and buffering requirements of the landscaping standards of Chapter 264, Subdivision and Land Development, and the requirements of § 310-172D of this article.
C. 
Cafeteria, recreation facility or other service facility located within a building and operated solely for the occupants of the buildings.
A. 
Minimum lot area, width and yards.
(1) 
Minimum lot size: two acres.
(2) 
Minimum lot width, measured at the building line: 250 feet.
(3) 
Minimum building front yard setback: 50 feet.
(4) 
Minimum building side yards: 30 feet for each yard.
(5) 
Minimum building rear yard: 40 feet.
(6) 
Minimum accessory building setback from any property line: 15 feet.
B. 
Additional setbacks.
(1) 
All parking lots or areas shall be set back 10 feet from the property line or the ultimate right-of-way line, whichever is greater.
(2) 
All buildings on the same lot shall be located a distance of not less than 30 feet from their nearest walls.
(3) 
Any principal building shall be located a distance of not less than 100 feet from an adjacent residential zoning district in the Township or adjacent municipality.
(4) 
All parking lots or areas shall be set back 50 feet from an adjacent residential zoning district in the Township or adjacent municipality.
C. 
Maximum height and coverage requirements.
(1) 
Maximum building coverage: 40%.
(2) 
Maximum impervious coverage: 70%.
(3) 
Maximum principal building height: 40 feet.
(4) 
Maximum accessory building height: 15 feet.
A. 
Access. A planned system of efficient ingress, egress and internal circulation of traffic shall be required. Loading and unloading areas shall be provided and arranged so that they may be used without blocking or interfering with the use of driveways, parking areas or streets.
B. 
Service. Areas for refuse collection and recycling shall be provided. A plan for disposal of solid waste material shall be required. All solid waste material shall be stored in covered containers no closer than 15 feet from any property line. Refuse collection areas shall be shielded from the direct view of any adjacent property by a wall or a fence which is six feet in height.
C. 
Fire and explosive hazards. Flammable and explosive materials shall be stored, used and transported in accordance with the applicable state and federal regulations regarding such materials and associated storage vessels.
D. 
Outdoor storage. Outdoor storage is permitted, provided that it is within an area enclosed by an opaque fence at least eight feet in height and screened from public view. The design of the screen shall be acceptable to the Board of Supervisors.
E. 
Waste disposal. Industrial wastes shall not be stored, discharged, incinerated or otherwise disposed of except in conformance with the applicable state and federal regulations regarding solid and hazardous wastes.
F. 
Health and safety hazards. All uses in the IN Industrial District shall comply with the local, state and federal regulations regarding health and safety hazards, including the reporting of potential hazards.
G. 
Public utilities. All uses shall be served by public sewer and public water facilities. All public sewer or water facilities shall be subject to all local, state and federal regulations and are subject to approval by the Board of Supervisors upon the recommendation of the Township Engineer.
H. 
Applicable standards. All the applicable performance standards of Article VIII, General Regulations, § 310-52, of this chapter shall be followed.
In addition to the plan submission requirements in Chapter 264, Subdivision and Land Development, the following information shall be required for all developments in the IN Industrial District:
A. 
Submitted plans sufficient to show building entrances, service and loading areas, refuse collection and recycling areas, elevations, signs, lighting facilities, and all other pertinent information required by the Township.
B. 
Plans for the treatment and disposal of industrial and hazardous waste.
C. 
A description of the industrial operations proposed in sufficient detail to indicate the effects of those operations and plans for handling the production of traffic, noise, glare, air and water pollution, fire and safety hazards, pursuant to the performance standards of Article VIII, General Regulations, § 310-52, of this chapter.
D. 
Any other information requested by the Township in order to determine compliance with pertinent Township regulations.
All conditional uses shall comply with the following standards where applicable:
A. 
Class Two uses.
(1) 
All Class Two conditional uses shall be on lots of not less than 10 acres.
(2) 
All Class Two conditional use activities, whether performed in an enclosed structure or outside, shall be set back at least 100 feet from all adjacent property lines. All side and rear yard areas shall be screened with a screening buffer as defined by Chapter 264, Subdivision and Land Development.
(3) 
All Class Two conditional uses shall only be allowed to take access from a principal arterial or road of a greater classification.
(4) 
A description of the proposed industrial operations is required which provides sufficient detail to indicate how the use will handle the effects of its operations in producing traffic congestion, noise, glare, air pollution, water pollution, and potential fire or safety hazards.
(5) 
Engineering and architectural plans for the handling and disposal of sewage and industrial water.
(6) 
Designation of any fuel proposed to be used and any necessary architectural and engineering plans for controlling smoke and other emissions.
(7) 
Any other data that the Township shall deem necessary to determine that the proposed development is consistent with all regulations governing industrial development, the Comprehensive Plan of the Township, and the health, safety and general well-being of Township residents.
B. 
Regulations for all conditional uses.
(1) 
The applicant shall demonstrate to the Township's satisfaction that the proposed use does not create any health or safety problems.
(2) 
The applicant shall demonstrate to the Township's satisfaction that the proposed use will not create any traffic congestion or safety problems.