It is the purpose of this district to provide for manufacturing and industrial uses and operations which are free from offensive noise, vibration, smoke, odors, glare, hazards of fire, and other objectionable and dangerous conditions in order to protect adjacent land uses and provide areas for the development, continuation, or expansion of industrial uses.
[Amended 6-28-2021 by Ord. No. 2021-04; 2-25-2025 by Ord. No. 2025-02[1]]
Uses by right shall be as follows:
A. 
Agricultural, horticulture, hydroponic uses and necessary buildings, including farmhouses and structures related to the tilling of the land, the raising of farm products, the raising and keeping of horses, cattle, alpacas, llamas, emus and other livestock, the raising of poultry and poultry products, and the sale of farm products produced on site and sold on a retail basis in accordance with § 500-210.
B. 
Industrial activities involving the processing, production, repair, or testing of materials, goods, and/or products of those industries which perform primarily conversion, assembly, or nontoxic chemical operations.
C. 
Laboratories for scientific or industrial research and development.
D. 
Warehousing and mini warehousing facilities.
E. 
Offices, professional or medical/dental.
F. 
Retail sales of products produced and/or assembled on the premises as an accessory use to a permitted manufacturing process.
G. 
Public parks and public recreation areas.
H. 
Public utility installations.
I. 
Wholesale sales.
J. 
Forestry.
K. 
Telecommunications tower.
L. 
Commercial recreation facilities.
M. 
Educational institutions.
N. 
Municipal uses.
O. 
Regional stormwater facility.
P. 
Solid waste management services and facilities with up to four fast-fill compressed natural gas (CNG) dispensers.
Q. 
Autobody shops and collision centers but excluding mechanic shops and other types of motor vehicle repairs and excluding the sale or supply of gasoline, oil or motor vehicle accessories.
R. 
Accessory buildings and uses customarily incidental to the above permitted uses.
[1]
Editor's Note: This ordinance also provided for the renumbering of former Subsection Q as Subsection R.
The following uses are permitted as a special exception when authorized by the Zoning Hearing Board. In granting any special exception, the Board may attach certain conditions to its approval which, in addition to the requirements listed within this chapter, it feels are necessary requirements in order to preserve and protect the character of this district.
A. 
Trucking terminals.
B. 
Restaurants.
C. 
Day-care centers.
D. 
Junkyard.
E. 
Building materials sales and storage, but with no outside storage of materials.
F. 
Retail sales of lawn and garden care products and the outdoor sale of nursery stock.
G. 
Theatre churches.
H. 
Solid waste management services and facilities with five or more fast-fill compressed natural gas (CNG) dispensers (including existing dispensers).
I. 
Accessory buildings and uses customarily incidental to the above special exception uses.
[Amended 6-28-2021 by Ord. No. 2021-04; 9-6-2023 by Ord. No. 2023-13]
A. 
Maximum height:
(1) 
Maximum building height: 85 feet, provided that if the lot is adjacent to a residential district, the minimum yard dimension along the side contiguous with the residential district shall be increased by two feet for every foot of building height over 60 feet. This increase shall be in addition to all other minimum yard dimensions set forth in this section.
(2) 
Other structures. Chimneys, spires, farm buildings and farm accessory buildings, towers, elevator penthouses, water tanks, antennas, flagpoles, and mechanical and electrical equipment shall not exceed 85 feet; however, the permitted height limits are also subject to applicable Federal Aviation Regulations, Part 77, regarding objects affecting navigable airspace.
(3) 
Airport Safety Zones. All structures in this district are subject to § 500-185 of this chapter.
B. 
Minimum lot requirements:
(1) 
Agricultural uses or forestry. Such uses shall comply with the requirements of § 500-210:
(a) 
Minimum lot area: 10 acres.
(b) 
Minimum lot width: none.
(c) 
Minimum lot depth: none.
(d) 
Minimum yard dimensions:
[1] 
Front yard:
[a] 
Farm dwelling: 35 feet. (See § 500-184.)
[b] 
Agribusiness structures, feedlots and manure storage: 100 feet from the property line and 200 feet from existing dwellings on adjacent property.
[c] 
Other permanent structures: 75 feet.
[2] 
Side yard:
[a] 
Farm dwelling, each side: 12 feet.
[b] 
Agribusiness structures, feedlots and manure storage: 100 feet from the property line and 200 feet from existing dwellings on adjacent property.
[c] 
Other permanent structures: 75 feet.
[3] 
Rear yard:
[a] 
Farm dwelling: 35 feet.
[b] 
Agribusiness structures, feedlots and manure storage: 100 feet from the property line and 200 feet from existing dwellings on adjacent property.
[c] 
Other permanent structures: 75 feet.
(e) 
Minimum open area: 75%.
(f) 
Sale of farm and/or garden products on a retail basis. Such activities shall comply with the regulations of § 500-210A.
(2) 
Public utility installations:
(a) 
Minimum lot area: none.
(b) 
Minimum lot width: none.
(c) 
Minimum lot depth: none.
(d) 
Minimum yard:
[1] 
Front yard: 25 feet. (See § 500-184.)
[2] 
Side yard, each side: 12 feet.
[3] 
Rear yard: 12 feet.
(e) 
Minimum open area: none.
(f) 
Landscaping and screening. (See §§ 500-220 and 500-221.)
(3) 
Public parks and public recreation areas.
(a) 
Minimum lot area: none.
(b) 
Minimum lot width: 50 feet.
(c) 
Minimum lot depth: none.
(d) 
Minimum yard:
[1] 
Front yard: 25 feet. (See § 500-184.)
[2] 
Side yard: 20 feet.
[3] 
Rear yard: 35 feet.
(e) 
Minimum open area: none.
(4) 
Telecommunications Tower. Such uses shall comply with the requirements of § 500-224.
(5) 
Commercial recreation:
(a) 
Sewer and water. Both public sewer and public water service are required.
(b) 
Minimum lot area: 40,000 square feet.
(c) 
Minimum lot width:
[1] 
At street line: 150 feet.
[2] 
At front yard setback line: 150 feet.
(d) 
Minimum lot depth: 150 feet.
(e) 
Minimum yard dimensions:
[1] 
Front yard: 50 feet, unless otherwise specified in the applicable T-Zone Overlay or § 500-184.
[2] 
Side yard, each side: 25 feet; provided, however, that if the lot is adjacent to a residential district, the side yard shall be 75 feet on the side contiguous with the residential district.
[3] 
Rear yard: 25 feet; provided, however, that if the lot is adjacent to a residential district, the rear yard shall be 75 feet along the side contiguous with the residential district.
(f) 
Length of building. Unless specified in accordance with the applicable T-Zone Overlay, no building shall exceed 150 feet in length.
(g) 
Minimum open area: 20%.
(6) 
Other permitted uses by right:
(a) 
Sewer and water. Both public sewer and public water service are required.
(b) 
Minimum lot area: 80,000 square feet.
(c) 
Minimum lot width:
[1] 
At street line: 200 feet.
[2] 
At front yard setback line: 200 feet.
(d) 
Minimum lot depth: 200 feet.
(e) 
Minimum yard dimensions:
[1] 
Front yard: 50 feet, unless otherwise specified in the applicable T-Zone Overlay or § 500-184.
[2] 
Side yard, each side: 25 feet; provided, however, that if the lot is adjacent to a residential district, the side yard shall be 75 feet on the side contiguous with the residential district.
[3] 
Rear yard: 25 feet; provided, however, that if the lot is adjacent to a residential district, the rear yard shall be 75 feet along the side contiguous with the residential district.
[4] 
Adjoining buildings or structures.
[a] 
No minimum side or rear yard shall be required on either side of the common boundary of two or more separate, adjoining lots on which two or more buildings are adjoined side by side if:
[i] 
The buildings are connected by passageways, corridors or common areas; and
[ii] 
Corridors or common areas are provided by cross easements for the benefit of the owners of all such buildings or structures and their respective employees, clients and/or visitors.
[b] 
In order to reduce the continuous appearance of the adjoining buildings or structures, each of the adjoining and connected buildings on the lots, not subject to the specified minimum side yard dimensions, shall have a visual break in the building facade at minimum distances of every 60 feet. Such visual breaks may consist of projections from the building, angles of deflection of the building's center line, or variations in the color or texture of the facade.
[5] 
Perimeter buffer: 10 feet; provided, however, that for any lot adjacent to a residential district, the perimeter buffer shall be 20 feet wide on all sides contiguous with the residential district.
(f) 
Minimum open area: 15%.
C. 
A lot shall not be subject to Article XXIV of this chapter where such lot, which is subject to this article, meets the following criteria:
(1) 
The primary use of the lot as of the date of enactment of this chapter is for industrial activity involving the processing, production, repair or testing of goods, materials or products.
(2) 
The size of the lot is a minimum of 10 acres or more.
(3) 
No new uses are proposed on the lot that would only be permitted through the application of the T-Zone Overlay.
A. 
Maximum building height: 35 feet, unless otherwise specified in the applicable T-Zone Overlay and §§ 500-179 and 500-185 of this chapter.
B. 
Minimum lot requirements:
(1) 
Trucking terminal:
(a) 
Sewer and water. Both public sewer and public water service are required.
(b) 
Minimum lot area: 80,000 square feet.
(c) 
Minimum lot width:
[1] 
At street line: 200 feet.
[2] 
At front yard setback line: 200 feet.
(d) 
Minimum lot depth: 200 feet.
(e) 
Minimum yard dimensions:
[1] 
Front yard: 50 feet, unless otherwise specified in the applicable T-Zone Overlay or § 500-184.
[2] 
Side yard, each side: 25 feet; provided, however, that if the lot is adjacent to a residential district, the side yard shall be 75 feet on the side contiguous with the residential district.
[3] 
Rear yard: 25 feet; provided, however, that if the lot is adjacent to a residential district, the rear yard shall be 75 feet along the side contiguous with the residential district.
[4] 
Perimeter buffer: 10 feet; provided, however, that for any lot adjacent to a residential district, the perimeter buffer shall be 20 feet wide on all sides contiguous with the residential district.
(f) 
Minimum open area: 15%.
(2) 
Restaurants and day-care centers. Such use shall comply with the requirements of § 500-215.
(a) 
Sewer and water. Both public sewer and public water service are required.
(b) 
Minimum lot area: 20,000 square feet.
(c) 
Minimum lot width:
[1] 
At street line: 100 feet.
[2] 
At front yard setback line: 100 feet.
(d) 
Minimum lot depth: 150 feet.
(e) 
Minimum yard dimensions:
[1] 
Front yard: 50 feet, unless otherwise specified in the applicable T-Zone Overlay or § 500-184.
[2] 
Side yard, each side: 25 feet; provided, however, that if the lot is adjacent to a residential district, the side yard shall be 50 feet on the side contiguous with the residential district.
[3] 
Rear yard: 25 feet; provided, however, that if the lot is adjacent to a residential district, the rear yard shall be 50 feet along the side contiguous with the residential district.
[4] 
Perimeter buffer: 20 feet.
(f) 
Minimum open area: 20%.
(3) 
Junkyard:
(a) 
Sewer and water. Both public sewer and public water service are required.
(b) 
Minimum lot area: 80,000 square feet.
(c) 
Minimum lot width:
[1] 
At street line: 200 feet.
[2] 
At front yard setback line: 200 feet.
(d) 
Minimum lot depth: 200 feet.
(e) 
Minimum yard dimensions:
[1] 
Front yard: 50 feet, unless otherwise specified in the applicable T-Zone Overlay or § 500-184.
[2] 
Side yard, each side: 25 feet; provided, however, that if the lot is adjacent to a residential district, the side yard shall be 100 feet on the side contiguous with the residential district.
[3] 
Rear yard: 25 feet; provided, however, that if the lot is adjacent to a residential district, the rear yard shall be 100 feet along the side contiguous with the residential district.
[4] 
Perimeter buffer: 10 feet; provided, however, that for any lot adjacent to a residential district, the perimeter buffer shall be 30 feet wide on all sides contiguous with the residential district.
(f) 
Minimum open area: 15%.
(g) 
Landscaping and screening. (See §§ 500-220 and 500-221.)
(4) 
Theatre churches. Such uses shall comply with the requirements of § 500-227.
(5) 
Lawn and garden products/nursery stock and building materials:
(a) 
Minimum lot area: 40,000 square feet.
(b) 
Minimum lot width: 150 feet.
(c) 
Minimum lot depth: 150 feet.
(d) 
Minimum yard dimensions:
[1] 
Front yard: 50 feet, unless otherwise specified in accordance with the applicable T-Zone Overlay or § 500-184.
[2] 
Side yard, each side: 25 feet; however, if the lot is adjacent to a residential district, the side yard shall be 75 feet on the side contiguous with the residential district.
[3] 
Rear yard: 25 feet; however, if the lot is adjacent to a residential district, the rear yard shall be 75 feet along the side contiguous with the residential district.
[4] 
Perimeter buffer: 10 feet; however, for any lot adjacent to a residential district, the perimeter buffer shall be 20 feet wide on all sides contiguous with the residential district.
(e) 
Minimum open area: 40%.
The uses in this district are also subject to applicable regulations contained in the following articles:
A. 
Article XVIII, Signs.
B. 
Article XX, Off-Street Parking and Loading.
C. 
Article XXI, Accessory Uses.
D. 
Article XXII, General Regulations.
E. 
Article XXIV, T-Zone Overlay Area.
F. 
Article XXV, Performance Standards.[1]
[1]
Editor's Note: The "Uses Within Industrial Districts" table, which immediately followed this subsection, of the 2013 Code, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. II). See now § 500-270, Uses In Industrial Districts.