The Limited Industrial District (LI) is intended to establish
strict performance standards to control potentially adverse environmental
effects resulting from development of permitted uses and establish
operational, dimensional and landscaping standards minimizing adverse
impacts on surrounding uses and districts, while also preserving the
opportunity for an industrial land use within a confined portion of
the Borough.
A building may be erected, altered or used, and a lot may be
occupied or used, in whole or in part, for any of the uses indicated
in the Appendix A, Permitted Use Matrix, and no other, provided that such uses shall comply with the district regulations established in this article, Article
IV, Use Regulations (in the event of a conflict between district and use regulations, the more stringent regulation shall be applicable), and all other applicable sections of this chapter.
Every use requiring power shall be so operated that the service
lines, substation, etc., shall conform to the most acceptable safety
requirements recognized by the Pennsylvania Bureau of Labor and Industry,
shall be so constructed, installed, etc., to be an integral part of
the architectural features of the plant or, if visible from abutting
residential properties, shall be concealed by coniferous planting.
Prior to the approval of any zoning permit, special exception,
conditional use, subdivision or land development application in the
Limited Industrial District, the Borough Planning Commission shall
be given a chance to review the proposal for compliance with the legislative
intent and other standards of the LI Limited Industrial District.
Such review shall occur in accordance with the following process:
A. Required documentation.
(1) A plot plan of the lot showing the location of all present and proposed
buildings, drives, parking lots, waste disposal facilities and other
operational features of each use.
(2) Architectural plans for any proposed building and/or addition.
(3) A description of the industrial operations proposed in sufficient
detail to indicate the effects of those operations in producing traffic
congestion, loading requirements, noise, glare, air pollution, water
pollution, fire hazard or safety hazards.
(4) Engineering and architectural plans for the handling and disposal
of sewage and industrial waste.
(5) Engineering and architectural plans for the handling of traffic,
loading, noise, glare, air pollution, water pollution, fire hazard
or safety hazard.
(6) Designation of the fuel proposed to be used or stored upon the property
and any necessary architectural and engineering plans for controlling
smoke.
(7) The proposed number of shifts to be worked and the maximum number
of employees on each shift.
(8) Any other data that the Planning Commission or Zoning Hearing Board
may require in order to adequately evaluate the proposal.
B. Review process.
(1) All required documentation shall be submitted in writing to the Borough
alongside any other necessary applications, whether for use and occupancy,
conditional use, or special exception.
(2) The Borough Planning Commission shall review the proposal for compliance
with the legislative intent and other standards of the Limited Industrial
District and submit written comments to the Zoning Officer and/or
Zoning Hearing Board within 30 days of receipt.
(3) The approving body shall consider comments and recommendations of
the Planning Commission prior to approving or denying the proposal.