[Ord. 162, 6/12/2002; as added by Ord. 219, 7/24/2012, § 9]
1.
It is the intent of this Part to provide an area within the Township
which encourages well-planned professional office buildings, non-nuisance
research establishments, and commercial and industrial uses that also:
A.
Provides for and protects areas for general industrial manufacturing
activity and other lawful uses.
B.
Encourages only those types of uses which would not constitute a
hazard or nuisance to the population of the adjacent areas.
C.
To create a well-designed industrial development which maintains
a high degree of aesthetic quality and environmental sensitivity in
keeping with the design standards and unified development plan regulations
of this Part.
[Ord. 162, 6/12/2002; as added by Ord. 219, 7/24/2012, § 9; and as amended by Ord. 227, 11/5/2014,
§§ VII, VIII]
1.
Uses by Right. Within the IMU - Industrial Mixed Use District, a
building may be erected, altered or used, and a lot or premises may
be used for any one or combination of the following purposes as a
use by right:
A.
Auction house.
B.
Day care center.
C.
Park and ride facility.
D.
Public utility.
E.
Sales and service of new and used automobiles; automobile repair
shops; auto body shops; provided that all repair, servicing and other
similar functions shall be completely enclosed within a building.
F.
Vehicular auction.
G.
Veterinary hospital or animal hospital.
H.
Cemetery.
I.
Mass transit station.
J.
Newspaper publishing establishment.
K.
Wholesale business.
L.
Truck terminal.
M.
Contractor's office and yard.
N.
Farm and garden machinery and equipment sales and service.
O.
Garden center and landscape nursery.
P.
Lumberyard.
Q.
Manufacturing facilities, which involve the processing, assembly,
packaging or distribution of goods and materials.
R.
Printing establishment.
T.
Forestry, where conducted in compliance with the provisions of § 22-429.2 of the East Vincent Subdivision and Land Development Ordinance [Chapter 22].
U.
Scientific research laboratory or other testing or research establishment.
V.
Executive, administrative, business, or professional office building.
W.
Educational use, including public and nonpublic educational uses;
corporate technical school for executives and employees; conference
center, training center, or vocational-technical school.
X.
Philanthropic institution or charitable use.
Y.
Hospital or medical clinic.
Z.
Government offices or semi-public offices serving the public such
as a library, post office, fire station, police station, municipal
building, and community or civic center buildings.
AA.
Municipal use.
BB.
Cold storage plant, frozen food plant.
CC.
Health or fitness club.
DD.
Mail order merchandise establishment.
EE.
Recreation, active and/or passive.
FF.
Self-service storage buildings; mini-warehouses.
GG.
Warehousing and distribution of products related to the uses above.
HH.
Planned industrial development.
II.
Express mail pick-up or delivery establishment.
JJ.
Composting.
KK.
Outdoor entertainment, recreation and theater.
LL.
Recreation building, including, but not limited to, use for entertainment
and historical oriented tours and events, such as, but not limited
to, a haunted house and other theme-oriented uses, including any associated
accessory uses, such as retail sales.
MM.
Age restricted community, which may be, but is not required to be,
a continuing care retirement community (CCRC) where assisted living
and/or nursing home facilities are provided. The density calculation
for this specific use shall be 15 units per acre.
2.
Prohibited Uses. The following uses are hereby prohibited:
A.
Any use which may be noxious or offensive as per § 27-1716 or by reason of the emission of odor, dust, fumes, smoke, gas, vibration, noise, air pollution, fire and explosive hazards, glare and heat, liquid and solid waste, vibration, radioactivity, or electromagnetic interference, so as to constitute a nuisance.
3.
Conditional Uses. The following uses shall be permitted as conditional use when authorized by the Board of Supervisors, subject to the standards set forth herein and in Part 19 of this chapter:
A.
Trash transfer station, incinerator, crematory, and other solid waste
disposal facilities.
B.
Sanitary landfill.
C.
Resource extraction uses.
D.
Feedlots.
E.
Planned commercial development including outlet center, involving
more than one principal use on a single lot or tract, including any
use otherwise permitted by right, special exception, and/or conditional
use in the GI District, subject to the provisions set forth in §§ 27-1103.2
and 27-1104.2. Any use permitted by special exception may be permitted
as a condition of conditional use approval of the planned commercial
development without requiring separate application for special exception.
F.
Motel, hotel or inn.
4.
Accessory Uses. The following accessory uses shall be permitted,
where in compliance with all applicable provisions of Part 16 and
provided that they shall be incidental to any of the foregoing uses,
and further provided that any on-site retail sales involved with any
accessory uses shall be permitted only when authorized as a special
exception:
A.
Restaurant or cafeteria facilities for employees.
C.
Living accommodations for a watchman or similar employee.
D.
Day care facility.
E.
Any other customary accessory uses that are clearly incidental to
the principal building, structure or use.
F.
Buildings and uses customarily incidental to the above uses, when
located on the same lot.
G.
Any on site retail sales related and incidental to any uses permitted
in IMU District.
[Ord. 162, 6/12/2002; as added by Ord. 219, 7/24/2012, § 9]
1.
The following regulations shall be observed:
A.
Minimum lot size: five acres with a 10 acre average lot size across
the entire subdivision.
B.
Minimum lot width at street line: 200 feet.
C.
Maximum impervious cover: 55%.
D.
Minimum setback at building setback line: 50 feet.
E.
Minimum side yard: 50 feet.
F.
Minimum rear yard: 50 feet, 100 feet minimum when adjoining any residential
district.
G.
Maximum building height: five stories, not to exceed 60 feet. Where
approved by the Township subject to conditional use approval, maximum
building height may be increased beyond five stories and 60 feet through
receipt of transferable development rights as provided in Part 24.
[Ord. 162, 6/12/2002; as added by Ord. 219, 7/24/2012, § 9; and as amended by Ord. 227, 11/5/2014,
§ IX]
9.
Any development within the IMU District will be required to ensure
that the existing sewer and water infrastructure is adequate or otherwise
satisfies Township requirements for a sewer plant upgrade.
10.
Any subdivision and/or land development within the IMU District shall
be required to provide, as part of the land development approval process,
a concept plan, containing information sufficient to assess the design
and impact of the then-proposed and future development of the entire
subject property. The concept plan submission requirements contained
in this section shall be indicated in sufficient detail to serve as
a firm commitment by the applicant with regard to the then-proposed
and future development of the subject property and for the Board of
Supervisors and Planning Commission to evaluate the effect of the
concept plan on the health, safety and general welfare of the Township.
The concept plan shall be the basis for the preliminary and final
land development plan submissions for the subject property. The concept
plan shall:
A.
Be drawn at a scale of not less than one inch equals 100 feet.
B.
Demonstrate that the proposed internal road network, pedestrian access
and circulation, connection to the Schuylkill River Trail, and any
proposed open space areas for the proposed use, will be coordinated
with the proposed (but not yet filed) future subdivision and/or land
development of the remainder of the subject property, as well as with
the internal road network, pedestrian access and circulation network,
connections to the Schuylkill River Trail, and open space areas of
adjacent properties.
C.
Identify natural features and cultural resources and set forth a
plan for their preservation and protection.
D.
Depict the source of and general methods by which water shall be
supplied, and sewage shall be treated and disposed.
E.
Depict the feasibility of stormwater management in accordance with the requirements of the Township's Stormwater Management Ordinance [Chapter 23].
F.
Include and/or be accompanied by a traffic impact study demonstrating
that access is adequate to support vehicular traffic expected to be
generated by the proposed development. The traffic impact study will
also be required to address proposed improvements so that access for
the proposed development is deemed sufficient by the Township, and
any such improvements deemed necessary shall be the responsibility
of applicant.
11.
Hours of Operation. Outdoor entertainment and recreation building
uses as defined in § 27-2802KK and LL above shall only be
operated during weekdays and Sunday until 9:30 p.m. and Friday and
Saturday until 11:30 p.m.
