[Ord. 6-4-84, 6/4/1984, § 13.01]
These districts are designed to accommodate and promote wholesale
activities, warehousing and industrial operations dependent on existing
land uses, physical conditions and the availability of nearby municipal
utilities and transport facilities. The district accommodates extensive
industrial activities in these areas so as to minimize any detrimental
effects that they might have on other uses in the Township and at
the same time provide an industrial zone free of encroachment from
other activities.
[Ord. 6-4-84, 6/4/1984, § 13.02; as amended by
Ord. 2-1993, 5/17/1993, § VIII; by Ord. 2-1995, 12/18/1995,
§ IX; by Ord. 1-1999, 8/16/1999, § XXXIII; by
Ord. 5-2005, 12/19/2005, § XVI; and by Ord. 2-2014, 5/19/2014,
§ XI]
1. Any uses not otherwise prohibited by law of a manufacturing, fabricating,
processing, compounding or treatment nature which, in the opinion
of the Zoning Administrator, would be nonobjectionable in terms of
smoke or dust emission, odors, noise or glare, and will not otherwise
be injurious to the public health, safety and welfare and will not
have an adverse effect on adjacent areas. Should the Zoning Administrator
feel that there is any likelihood of the aforementioned dangers or
nuisances, the applicant shall prove the contrary to the Zoning Hearing
Board in an Administrative Review before a permit is issued. In such
case, the Township Planning Commission shall be notified of the hearing
in order to provide the Zoning Hearing Board with a recommendation.
2. Warehousing and wholesaling establishments and storage yards, not
including junk yards.
3. Railroad, trucking, busing and other transit facilities including
storage, repair and transfer operations.
4. Automobile body shops, repair garages and gasoline stations provided
that the following, conditions are met:
A. All gasoline or other fuel pumps shall be located outside of buildings,
no less than 35 feet from any road right-of-way line or lot line.
B. All fuel, oil or other combustible product storage tanks shall be
located underground at least 35 feet from any road right-of-way line
or lot line.
C. No mechanical or auto body repair work shall be performed out-of-doors.
D. All automotive parts, dismantled and derelict vehicles, and similar
articles or parts thereof shall be stored only within an enclosed
building.
E. Automotive vehicles without valid, current license plates and/or state inspection shall be restricted according to §
27-1218 of this chapter.
F. Any structure housing an automobile body shop shall be a minimum
of 50 feet from any lot line when located adjacent to any residential
district.
G. Flammable and/or combustible materials associated with the automobile
body shop use shall be stored within a fireproof enclosure within
the principal structure or within an accessory building located no
less than 50 feet from any lot line.
5. Customary accessory uses and buildings incidental to any of the above
permitted uses.
6. Communication facilities requiring transmission antennas, radio or
television stations, satellite earth stations and similar uses, provided
that the following conditions are met:
A. All communication equipment, including antennas and their associated
structures or supports, shall meet principal building/structure setbacks
and maximum height limitations and shall not be located in required
buffer areas.
B. All ground-mounted antennas shall be completely enclosed by a minimum
six-foot high fence.
C. Antennas and their associated structures or supports shall be neutral
in color and shall not contain or be a part of any form of advertising
message or sign.
D. Ionizing and nonionizing electromagnetic radiation emitted from communications
equipment associated with the above uses shall comply with all state
and federal requirements governing such uses.
E. There shall be no outside storage of any materials other than vehicles.
All materials must be in completely enclosed buildings.
F. A bond shall be provided in such amount and for such purposes as
the Board of Supervisors deems necessary to protect the interest of
the Township, and the bond shall be for such term as the Board of
Supervisors determines is necessary to protect the interests of the
Township. In the event that the use of the transmission or communications
antenna or tower ceases for a period of 12 months, the owner thereof
shall remove the transmission tower within the next 90 days. All transmission
or communications antennas or towers shall be erected to accommodate
such additional users as is feasible and as is approved by the Board
of Supervisors of North Lebanon Township.
7. Industrial enterprise offices, national and regional corporate headquarters,
computer, clerical and operations centers for industrial enterprises,
subject to the following criteria:
A. The industrial enterprise shall mean an enterprise other than a mercantile,
commercial or retail enterprise.
B. The office operations are designed to attract little or no customer
or client traffic other than the employees of the enterprise.
C. No outdoor storage shall be permitted within the front or side yards.
In rear yards, all outdoor storage areas shall be screened from adjoining
properties and roads utilizing screening that is approved by the Board
of Supervisors of North Lebanon Township.
8. Upon approval by the Zoning Hearing Board, the following Special Exception uses are permitted provided that the use complies with the conditions listed herein and the applicable requirements specified in Part
20 of this chapter:
A. Automobile recycling and junk yards used for storage, wrecking and
converting used or discarded materials provided that the following
conditions are met:
(1)
Minimum lot area of 10 acres.
(2)
Such use shall be no closer than 150 feet to any road right-of-way
and no less than 500 feet from any use district other than industrial.
(3)
Such use shall be completely enclosed by an evergreen screen
planting to be planted and maintained at a height of not less than
eight feet and backed by a solid fence not less than six feet in height.
B. Air fields, strips or landing facilities and buildings accessory
thereto provided that the following conditions are met:
(1)
Minimum lot area of 10 acres.
(2)
Applicant shall submit a plot plan of the lot indicating the
runway and approach areas and existing residences located within a
five-hundred-foot radius of the runway.
(3)
Runway shall be no closer than 100 feet to any residential district,
and no closer than 50 feet to any property line or road right-of-way.
(4)
A description of equipment and facilities to be utilized, and
a description of overall development plans for the lot shall be made
available to the Zoning Hearing Board.
(5)
The airport approach area shall be defined as a three-hundred-foot
wide area lying within and below an inclined plan extending outward
horizontally 1,000 feet at a ratio of one foot of height for each
20 feet from each end of the runway. No building, structure or airport
hazard shall exceed one foot in height, for each 20 feet of length
of an established airport runway, with no structure or airport hazard
to exceed 35 feet in height anywhere within the lot.
(6)
Any pulsating or intermittent lighting is prohibited.
(7)
Floodlights, spotlights and other lighting devices shall be
arranged or shielded so as to illuminate parallel to the ground and
not in an upward direction.
(8)
Any radio or electronic device shall be permitted only with
approval and license by the Federal Communications Commission.
(9)
All facilities of this nature shall conform and operate under
the standards set by the FAA and the Pennsylvania Aeronautical Commission.
(10)
The Zoning Hearing Board may impose other conditions as are
appropriate to public safety and welfare, including hours of operation,
frequency of use and a location in relation to existing residences.
C. Sandpits, gravel pits, removal of topsoil and the excavation, extraction
or removal of any natural resource from the land or ground for any
purpose, are permitted subject to the following conditions:
(1)
Application for the special exception shall be accompanied by
an approved Department of Environmental Resources permit authorizing
said activities.
(2)
The proposed operation shall not adversely affect soil fertility,
drainage and lateral support of abutting land or other properties,
nor shall it contribute to soil erosion by water or wind.
(3)
Where any open excavation will have a depth of 10 feet or more
and a slope of more than 30%, there shall be an appropriate, protective
fence with suitable gates where necessary, effectively blocking access
to the area in which extraction is located. Such fence shall be located
no less than 50 feet from the edge of the excavation. All operations
shall be screened from nearby residential uses as required by the
Zoning Hearing Board.
(4)
That portion of access roads located within 100 feet of any
lot in residential use or lot zoned residentially shall be provided
with a dustless surface. Access roads shall connect to collector or
major road networks avoiding undue movement through residential areas.
(5)
At all stages or operations, proper drainage shall be provided
to prevent the collection and stagnation of water and to prevent harmful
effects upon surrounding properties.
(6)
A site plan for rehabilitation, showing both existing and proposed
final contours, shall be submitted. After any such operations, the
site shall be made reusable for a use permitted in the Zoning District.
Where topsoil is removed, sufficient arable soil shall be set aside
for retention on the premises and shall be respread over the premises
after the operation is terminated. Except where lakes are created
and retained, the area shall be brought to final grade by a layer
of earth at least two feet deep or to original thickness, whichever
is less, and capable of supporting vegetation. Fill shall be of an
acceptable material.
9. Upon approval by the Board of Supervisors of North Lebanon Township,
multiple storage rental units, self-storage facilities, and mini-warehouses
shall be a permitted use, provided that the applicant meets all conditions
as required by the Board of Supervisors and provided the following
conditions are met:
[Amended by Ord. No. 2-2020, 4/20/2020]
A. Self-service storage facilities (mini-warehouses) are permitted,
provided that the applicant has met his/her burden of proof that the
proposed use meets all applicable regulations and ordinances.
B. Self-storage facilities proposed on a lot with an existing principal use shall be considered an additional principal use, and not an accessory use to the existing principal use. The erection of the second principal use shall be in compliance with §
27-1208 of this chapter and shown as part of the required land development plan.
C. One off-street parking space shall be provided for each 25 storage
units, plus one per each 250 square feet of office space, plus two
per any residential use associated with an on-site manager.
D. Parking shall be provided by parking/driving lanes adjacent to the
buildings. These lanes shall be at least 26 feet wide when cubicles
open onto one side of the lane only, and at least 30 feet wide when
cubicles open onto both sides of the lane.
E. Required parking spaces may not be rented as, or used for, vehicular
storage.
F. Except as noted above, all storage shall be kept within an enclosed
building, except that the storage of flammable, highly combustible,
explosive or hazardous chemicals shall be prohibited. Any fuel tanks
and/or machinery or other apparatuses relying upon such fuels shall
be stored only in an external storage area as described above.
G. Because of the danger from fire or explosion caused by the accumulation
of vapors from gasoline, diesel fuel, paint, paint remover, and other
flammable materials, the repair, construction, or reconstruction of
any boat, engine, motor vehicle, or furniture is prohibited.
H. Warehouses shall be used solely for the dead storage of property.
The applicant shall adequately demonstrate that all rental and/or
use contracts shall specifically prohibit the following examples of
uses expressly prohibited upon the site:
(1)
Auctions, commercial wholesale or retail sales, or garage sales.
(3)
The servicing, repair, or fabrication or motor vehicles, boats,
trailers, lawn mowers, appliances, or other similar equipment.
(4)
The operation of power tools, spray-painting equipment, table
saws, lathes, compressors, welding equipment, kilns, or other similar
equipment.
(5)
The establishment of a transfer and storage business.
(6)
Any use that is noxious or offensive because of odors, dust,
noise, fumes, or vibrations.
I. The self-storage facilities will be surrounded by a six-foot- to
eight-foot-high fence, with the construction plan and materials to
be approved by the Board of Supervisors.
J. All outdoor lights shall be shielded to direct light and glare only
onto the site and may be of sufficient intensity to discourage vandalism
and theft. Said lighting and glare shall be deflected, shaded and
focused away from all adjoining property.
K. Design Standards. Design review shall be required for all new construction
and expansions of self-service storage buildings to ensure the development
has a high-quality design and is appropriate to the desired character
of the zone it is located in and the adjacent neighborhood.
(1)
Fences and Walls. Fences and walls, including entry gates, shall
be constructed of high-quality materials and shall be compatible with
the design and materials of the building(s) and site. The design guidelines
for fences and walls and the following provisions shall apply to self-service
storage facilities:
(a)
Decorative metal, wrought iron or chain-link fences are preferred.
(b)
Barbed or razor wire fences and walls made of precast concrete
blocks are prohibited.
(c)
Street-front landscape areas required by the design guidelines
or elsewhere in this Code shall not be fenced.
(2)
Self-service storage facilities shall be one story.
(3)
Materials. Self-service storage facility buildings shall be
surfaced in high-quality materials that are approved by the Board
of Supervisors.
(4)
All driveway and parking areas shall be paved.
(5)
Self-storage facilities and warehouses shall be constructed
of high-quality materials.
10. Upon approval by the Board of Supervisors of North Lebanon Township, solar farms and other solar energy systems or wind energy conversion systems installed for the commercial production, distribution, or sale of energy or other off-site distribution shall be a permitted as a conditional use, provided that the applicable requirements and conditions set forth in Chapter
27, Part
13, Environmental Improvements and Energy Conservation Requirements, §
27-1306, are met, along with any other reasonable conditions and safeguards that may be imposed by the Board of Supervisors as deemed necessary to implement the purposes of this chapter.
[Added by Ord. No. 5-2022, 3/21/2022]
[Ord. 6-4-84, 6/4/1984, § 13.03]
1. A lot area, lot width, lot coverage, yard depths and building height satisfying the requirements of the following list, unless otherwise specified heretofore in this section or §
27-1002, shall be provided for every principal building or use hereafter erected, altered, erected, established in this district.
A. Lot Area, Lot Width and Coverage Requirements.
(1)
Minimum lot area: two acres.
(2)
Minimum lot width: 200 feet.
(3)
Maximum lot coverage: 50%.
B. Yard Regulations. For every principal or accessory building or use
in the Industrial District, the minimum yard regulations shall be
as follows:
(1)
Required front yards, measured from the road right-of-way line
(lot line) to the building, are as follows:
(a)
A depth of not less than 100 feet along any road right-of-way.
(b)
A depth of 150 feet if said front yard is across the street
from a residential district.
(2)
Required side yards, measured from the lot line to the building
line, are as follows:
(a)
Not less than 20 feet on each side of the building.
(b)
No building or structure shall be located less than 150 feet
from any residentially zoned district.
(3)
Rear yards of not less than 30 feet shall be provided, except
that no building or structure shall be located less than 150 feet
from any residentially zoned district.
(4)
All yards shall be appropriately landscaped and well maintained in accordance with Part
13 of this chapter.
C. Height Regulations. The height of any principal or accessory building
shall not exceed 75 feet, except that chimneys, flagpoles, towers,
water tanks and other mechanical appurtenances may be built to a height
not to exceed 125 feet above the finished grade when erected upon
or as an integral part of the building.
[Ord. 6-4-84, 6/4/1984, § 13.04]
Off-street parking and loading shall be provided in accordance with the requirements of Part
14 of this chapter.
[Ord. 6-4-84, 6/4/1984, § 13.05]
Signs shall be permitted in accordance with Part
15 of this chapter.
[Ord. 6-4-84, 6/4/1984, § 13.06]
The Supplementary District Regulations in Part 12 shall apply,
where applicable, as additional requirements for this district.
[Ord. 6-4-84, 6/4/1984, § 13.07]
The environmental and energy requirements in Part 13 shall apply,
where applicable, as additional requirements for this district.