A. 
It is the intent of the PI District to provide and require unified and organized arrangement of buildings, service and parking areas, together with adequate circulation and designated open space, all planned and designed as integrated units, in a manner as to provide and constitute efficient, safe, convenient and attractive planned campus-like office park, corporate center, hotels/conference center and other appropriate uses. It is also the intent of the PI District to promote large unified developments which have direct access on a major highway, while discouraging the application of this district in areas of the Township which cannot support the above stated intentions. All ground considered for this district must be in single ownership. The requirement for a plan will provide the Board of Supervisors with a means to review proposals and permit the development of those facilities which, in addition to demonstrating a contribution to the community and the region, would incorporate design innovations in building and landscaping so no adverse impacts of any kind would occur. The development plan shall reflect sensitivity in the designation of areas for different uses that will allow for homogenous uses to be contiguous.
B. 
In the PI Planned Industrial/Office District, the following regulations shall apply.
A building may be erected, altered or used, and a lot may be used or occupied, for any of the following purposes, and no other:
A. 
Manufacturing, assembling and/or servicing electronic equipment only.
A.1. 
Medical marijuana grower/processor.
[Added 6-19-2017 by Ord. No. 2017-02]
B. 
Passenger station for public transportation; electric substation; telephone central office.
C. 
Hotel and/or conference center where a conference center is designed as a building or series of buildings, designed and used as a professional meeting and training facility and may include conference rooms, recreational facilities, restaurants, sundries shops and other accessory facilities; a minimum of five acres shall be required for this use.
D. 
Offices or office building for administrative, executive and professional activity, and similar activities involving the performance or rendering of professional service, such as a bank, financial institution, the sale of real estate and business office including the showing of samples, sale promotion and demonstration of equipment; provided, however, that no merchandise shall be warehoused on the premises for sale, exchange or delivery thereon, and further provided that nothing herein preclude sale or manufacturers' representatives from arranging for the sale of merchandise manufactured, fabricated or warehoused at, or delivered to, locations outside of the PI District.
E. 
Restaurant, cafeteria or recreational facilities designed for the comfort and convenience of employees shall be permitted provided such facilities are located inside the confines of the building and provided further that such facilities are not offered for use by the general public.
F. 
Churches.
G. 
Public uses, structures, or buildings owned or operated by the municipality, a municipal authority organized by the municipality or an authority of which the municipality is a member.
H. 
Indoor recreational facilities containing amenities such as a swimming pool, spa, indoor track, nautilus equipment, handball and racquetball courts and facilities typical of a YMCA facility.
I. 
Laboratory for scientific research and development including animal research provided such animal research is conducted pursuant to the Guiding Principles in the Use of Animals in Toxicology as adopted by Society of Toxicology in July 1989 and revised in March 1999.
[Amended 12-2-2002 by Ord. No. 02-07]
J. 
Day-care centers.
K. 
Wholesaling, warehousing and distributing, provided that there shall be no exterior evidence of such, and, further, no aboveground storage tanks shall be allowed on the exterior of the building except as permitted by § 200-49O(3).
[Amended 10-18-2021 by Ord. No. 2021-04]
L. 
Existing agriculture.
M. 
Any one of the following uses when authorized as a conditional use by the Board of Supervisors, subject to § 200-116 of this chapter:
(1) 
Manufacturing and processing provided there shall be no raw materials or finished products permitted on the exterior of the building, and, further, no above ground storage tanks shall be allowed on the exterior of the building except as permitted by § 200-49O(3).
[Amended 10-18-2021 by Ord. No. 2021-04]
(2) 
Any other use as determined by the Board of Supervisors to be the same general character as the above permitted uses.
(3) 
A building may exceed the thirty-five-foot height limitation as set forth in § 200-50 by conditional use approval; however, in no event shall any building or structure exceed 45 feet in height.
[Added 10-17-2011 by Ord. No. 2011-06]
(4) 
Adaptive reuse for historic preservation where indicated as a use subject to approval by the Board of Supervisors as a conditional use in accordance with § 200-72.1.
[Added 9-19-2016 by Ord. No. 2016-07]
N. 
Any one of the following uses when authorized as a special exception by the Zoning Hearing Board, subject to Article XX of this chapter:
(1) 
A private-use helistop as an accessory use to a permitted principal use subject to Planning Commission review and recommendation.
O. 
The following accessory uses shall be permitted provided they are incidental to any of the foregoing permitted uses:
(1) 
Private parking areas pursuant to § 200-73 of this chapter, except that the minimum number of parking spaces for office buildings other than provided for herein shall be one space for each 250 square feet of gross floor area. However, if, in the opinion of the Board of Supervisors, parking proves to be inadequate, a sufficient number of additional spaces shall be added to alleviate the problem to the satisfaction of the Board of Supervisors. Also, the size of the parking spaces within the entire district for each vehicle shall consist of a rectangular area having a dimension of not less than 10 feet in width and 20 feet in length. Where a parking space abuts a grass median of at least two feet in width or four feet in width where parking spaces are on each side of the median, only 18 feet of paving shall be necessary with the remaining two feet being with the grass median area.
(2) 
Other customary accessory uses, structures or buildings, provided such are clearly incidental to the principal use.
(3) 
Aboveground storage tanks for storage of Inert gases, liquids and solids, water and brine; provided, however, that the storage of any materials and/or substances that meet the definition of a Regulated Substance as that term is defined n 25 Pa. Code § 245.1 shall be prohibited.
[Added 10-18-2021 by Ord. No. 2021-04]
P. 
Adaptive reuse for historic preservation where indicated as a use by right in accordance with § 200-72.1.
[Added 9-19-2016 by Ord. No. 2016-07]
A. 
Minimum lot area. Two-acre minimum with three-acre average. However, one to 1.99 acre size lots may be permitted for a maximum of 5% of the total number of lots in the development. Also, any lot which is less than three acres shall be under single ownership and shall contain one specific use, company or corporation and any incidental accessory use thereto.
B. 
Minimum lot width. Every lot shall not be less than 200 feet in width.
C. 
Designated open space. In this district, the developer shall allow for a minimum of 5% of the total net tract area that can include stormwater management areas that shall be properly landscaped, separate from any lots, and usable for any active or passive recreation. Developer may dedicate such area to the Township, retain ownership and maintenance responsibilities or provide for an organization to do same. It shall be the Township's sole decision to either accept or reject any such offer of dedication. Designated open space shall carry the same area and bulk regulations as building lots.
D. 
Yard regulations.
(1) 
Front yard. Minimum of 40 feet except when an agricultural use or residential district is adjacent to the front yard, in which case front yard setback shall be 150 feet minimum.
(2) 
Each side yard. Minimum of 15 feet except when an agricultural use or residential district, or lot containing an occupied dwelling, is adjacent to the side yard, in which case the side yard setback shall be 150 feet on the side thus abutted. On a corner lot there shall be a side yard of not less than 40 feet.
(3) 
Rear yard. Minimum of 15 feet except when an agricultural use or residential district, or lot containing an occupied dwelling unit, is adjacent to the rear yard, in which case the rear yard setback shall be 150 feet.
(4) 
There shall be a 100-foot setback from the ultimate right-of-way of PA Route 100 regardless of which yard abuts the highway.
E. 
Coverage regulations. The maximum building and lot coverage permitted in this district shall be according to the following:
[Amended 3-15-2004 by Ord. No. 04-01]
(1) 
Building coverage. Not more than 35% of the area of a lot shall be covered by buildings/structures,
(2) 
Lot coverage. Not more than 60% of the area of a lot shall be covered by buildings/structures and other impervious materials.
F. 
Height restrictions. No structure or principal buildings shall exceed three stories or 35 feet, whichever is less. Buildings exceeding two stories in height shall be constructed with interior fire protection sprinkler systems and standpipe systems.
[Amended 10-17-2011 by Ord. No. 2011-06]
Sewer and water service. Public sewer and public water are required for any use permitted in this district, if available. Unless adequate provisions for off-site sewage disposal is provided, there shall be a minimum contiguous area suitable for on-site sewage disposal which is 20% of the tract, but in no case less than 10,000 square feet.
For additional regulations applicable to this district, see Article XIV, Supplemental Land Use Regulations, Article XV, Common Regulations, and Article XVI, Signs.