[Amended 7-20-2000 by Ord. No. 448]
It is the purpose of this article to encourage
industrial development which is free from offensive or health debilitating
effects upon the natural environment and human life. Further, it is
the intent of this article with respect to the uses permitted herein
to establish reasonable standards for the height and size of buildings,
area and dimension of open spaces; to minimize traffic congestion,
noise, glare and pollution; and to protect against overcrowding and
overburdening of land and water resources.
In any industrial district land and structures
may be erected, enlarged, altered, maintained and used for permitted
uses as provided for in the district, further provided that:
A.
Explosive or radioactive materials are not manufactured
or processed;
B.
Explosive or radioactive materials used in a manufacturing
process or to generate energy for the manufacturing process shall
be demonstrated to be to the satisfaction of the Board of Supervisors
and adequately controlled so as to prevent intentional or accidental
harm to life;
C.
Smoke, fumes, odor, particulate matter, toxic gas,
noise, vibration or glaring light is not noticeable or detectable
outside the lot line of any lot in an industrial district;
[Amended 7-20-2000 by Ord. No. 448]
D.
Storage, handling and use of all materials in the
industrial process or operation or the by-products or waste of the
process does not enter into groundwater discharge of the lot, or into
aquifer recharge areas, or into the public sanitary sewer system,
or is otherwise susceptible to transmission beyond the lot by wind,
rodent or pest; and
E.
Vehicle traffic generated by the industrial activity
shall not exceed the traffic volume, load bearing and safety capacities
of the highway system serving the industrial site.
The following performance standards shall apply
to all industrial districts within the Township. Should the Township,
at any time, have reason to suspect that the performance standards
of this article have been violated, the Township shall give due notice
and order to the suspected violator to provide evidence of compliance
or to cease, abate and correct the violation, within 10 days of the
notice.
A.
Smoke control.
(1)
No smoke shall be emitted from any chimney or other
source of visible grey greater than No. 1 on the Ringlemann Smoke
Chart as published by the United States Bureau of Mines.
(2)
Smoke of a shade not darker than No. 2 on the Ringlemann
Smoke Chart may be emitted for not more than four minutes in any 30
minutes.
(3)
These provisions, applicable to visible grey smoke,
shall also apply to visible smoke of a different color, but with an
equivalent apparent opacity.
B.
Control of dust and dirt, fly ash and fumes, vapors
and gases.
(1)
No emission shall be made which can cause any damage
to health, to animals, vegetation or other forms of property, or which
can cause any excessive soiling at any point.
(2)
No emission of liquid or solid particles from any
chimney or otherwise shall exceed 0.3 grains per cubic foot of the
covering gas at any point.
(3)
For measurement of the amount of particles in gases
resulting from combustion, standard correction shall be applied to
a stack temperature of 500º F. and 50% excess air.
C.
Control of noise. Noise that exceeds the standards set forth in § 143-23 shall not be permitted to emanate from any property within any industrial district.
[Amended 7-20-2000 by Ord. No. 448]
D.
Control of odors. There shall be no emission of odorous
gases or other odorous matter in such quantities as to be offensive
along a lot boundary line. Any process which may involve the creation
or emission of any odors shall be provided with a secondary safeguard
system, so that control will be maintained if the primary safeguard
system shall fail. There is hereby established as a guide in determining
such quantities of offensive odors, Table III (Odor Threshold) in
Chapter 5, Air Pollution Abatement Manual, copyright 1951 by Manufacturing
Chemists' Association, Inc., Washington, DC.
E.
Control of glare or heat. Any operation producing
intense glare or heat shall be performed within an enclosed building
or behind a solid fence in such manner as to be completely imperceptible
from any point beyond the lot lines.
F.
Control of vibration. No vibration which is discernible
to the human sense of feeling shall be perceptible without instrument
at any point beyond the lot line. Vibration which is not discernible
to human sense but which is at low or high frequencies capable of
causing discomfort or damage to life or property is prohibited beyond
the property line and must be monitored and controlled within the
property line to meet acceptable industrial use standards.
G.
Control of radioactivity or electrical disturbance.
There shall be no activities which emit dangerous or harmful radioactivity.
There shall be no electrical disturbance (except from domestic household
appliances) adversely effecting the operation of any equipment located
beyond the property of the creator of such disturbances.
H.
Refuse areas, waste disposal and outdoor storage facilities.
[Amended 7-20-2000 by Ord. No. 448]
(1)
No flammable or explosive liquids, solids or gases
shall be stored in bulk above ground; provided, however, that tanks
or drums of fuels directly connecting with energy devices, heating
devices or appliances located on the same lot as the tanks or drums
of fuel are excluded from this provision.
(2)
All outdoor storage facilities for fuel, raw materials
and products and all fuels and all raw materials and products stored
outdoors shall be enclosed by a fence adequate to conceal the facilities
from any adjacent properties.
(3)
No materials or wastes shall be deposited upon a lot
in such form or manner that may be transferred off the lot by natural
causes or forces.
(4)
All materials or wastes which might cause fumes or
dust or which constitute a fire hazard or which may be edible or otherwise
be attractive to rodents or insects shall be stored outdoors only
in closed containers.
I.
Materials handling, transfer and storage areas. All
indoor and outdoor material handling, transfer and storage areas shall
provide for accidents caused by natural occurrence, equipment failure
or human error so as to contain spillage or leakage of solid, liquid
or gaseous materials and to further facilitate the cleanup or dispersal
of said materials without causing damage to life, ecological systems,
property or the sanitary sewer system.
J.
Electric, diesel, gas or other power. 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.
K.
Industrial waste or sewage. No use shall be conducted
in such a way as to discharge any treated or untreated sewage or industrial
waste treatment and disposal except as shall be approved by sanitary
engineers or other qualified persons employed by the Township at the
expense of the owner of the premises. Where the sanitary sewers of
the Township and its Municipal Authority are involved, approval of
the Sewer Authority shall be required.
L.
Provision and use of water. All water requirements
shall be stated in the application. Water shall be supplied from wells
only after approved or accepted geologic study furnished by the applicant
and certification by a professional geologist that the underground
water supply and levels will not be appreciably altered in such a
way as to endanger the water level and supply for other properties.
M.
New technology of extreme hazard potential. Any industrial process or research activity conducted within the industrial districts of the Township using chemical, biological or radiological techniques and agents which are new to the industry or process and which may present extreme hazard to the physical environment beyond the site of process application or research, or in which environmental hazards because of their use is unknown, must be disclosed to the Board of Supervisors prior to use. Such disclosures and proposals for use shall be treated in conformity with § 143-128 of this chapter.
All industrial districts shall meet the following
design and operational requirements:
A.
Traffic impact study. A traffic impact study shall
be submitted simultaneously with an application for any use within
the industrial district. No permit to construct or use property within
an industrial district shall be issued until the traffic impact study
is deemed to be satisfactory by the Township Traffic Consultant. The
traffic impact study shall be prepared by a professional traffic engineer
and shall contain the following:
[Amended 7-20-2000 by Ord. No. 448]
(1)
A study impact area agreed to by the Township Engineer.
(2)
An inventory of site conditions which shall include:
(a)
A sketch plan of the proposed development.
(b)
Existing average daily traffic (ADT) on the
roads within the study area, including traffic volumes at peak highway
hours and at peak development-generated hours.
(c)
Existing levels of service (A through F) as
defined in the Highway Capacity Manual of the Institute of Transportation
Engineers on the roads and intersections within the study area. The
level of service for signalized intersections refers to the average
stopped delay per vehicle during a fifteen-minute analysis period.
(d)
A list of the existing and proposed developments
of industrial uses in the site area.
B.
Signs. Signs in an industrial district shall be regulated in accordance with Article XIX of the Township Zoning Ordinance as amended.
C.
General design requirements for off-street parking
and loading. Off-street parking and loading areas shall be screened
from immediate view from perimeter roadways, and in no event shall
parking or loading areas be closer than 50 feet to any existing curbline
or closer than 25 feet to any ultimate right-of-way separating the
industrial park from any residential district or residential use.
[Amended 7-20-2000 by Ord. No. 448]
D.
Neighborhood impact. In order to determine the visual
impact upon the neighborhood in which an industrial use is to be made,
profile drawings shall be submitted showing the views of the structures
from adjacent properties to assure that appropriate screening and
buffering is in place to shield from direct view any nonresidential
building, use or structure that exceeds two stories in height.
[Added 7-20-2000 by Ord. No. 448]
(1)
The profile views shall be taken from a point on each
adjacent property at the minimum rear or side yard setback where the
proposed building, use or structure will be most visible, at a height
of 5 1/2 feet above grade.
(2)
The profile views shall be drawn with identical horizontal
and vertical scale at a scale of not less than one inch equals 20
feet.
(3)
The views shall show proposed buildings, structures
and uses, or portions thereof, which are visible from the proscribed
vantage point. Proposed landscaping and berming which are to be installed
as part of the development or use of the property shall also be depicted
in the profile views.
(4)
Wherever the view or views indicate that a proposed
building, use or structure, or portion thereof, greater than two stories
in height will be clearly and directly visible, mitigation of this
condition shall be required, including relocation or reduction of
height of the proposed building, use or structure, or the addition
of berming or landscaping to shield the adjacent property from direct
view.
Any application for a building permit for erection
or alteration of or addition to any building or structure or portion
thereof shall be accompanied by an industrial development plan as
required by this section. Also, any industrial development plan shall
be deemed a "land development" within the meaning of the Pennsylvania
Municipalities Planning Code[1] and shall be subject to the requirements of said state
law and to the requirements of the Lower Providence Township Subdivision
Regulations.[2]
A.
Industrial development plan content. Any industrial
development plan shall include the following items without limitation:
(1)
A plot plan of the site or lot at a scale not less
than 1 inch equals 100 feet showing the location of all present and
proposed buildings, drives, parking lots, waste disposal facilities
and other constructional features on the lot; and all buildings, streets,
alleys, highways, streams and other topographical features of the
lot and within 200 feet of any lot line;
(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, noise, glare, air pollution, water pollution,
fire hazards 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 any excess traffic congestion, noise, glare, air pollution, water
pollution, fire hazard or safety hazard;
(6)
Designation of the fuel proposed to be used 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)
Landscaping plan for all front yards, side yards and
rear yards which shall show the location, species and size of trees
and shrubs; and
(9)
Any other data that the Township shall deem necessary
to determine that the proposed development is consistent with all
regulations governing industrial development, the Comprehensive Plan
of the Township and the health, safety and general well-being of the
Township residents.
It is the purpose of this article to encourage
industrial development which is free from offensive noise, vibration,
smoke, odors, glare, hazards of fire or other objectionable effects
and which generates vehicular traffic similar in character and volume
to that of adjacent property uses, and of which, because of building
type and design, site design, maintenance and use, the hours and methods
of operations do not conflict with the use or deteriorate from the
property values of adjacent zoning districts.
A.
Uses by right. In an LI District, land, buildings
or premises shall be used by right for only one or more of the following:
(1)
Electronics and small parts assembly and/or manufacture.
(2)
Scientific or industrial research, engineering laboratory,
testing or experimental laboratory or similar establishment for research
or product development.
(3)
Warehouse and distribution facilities.
(4)
Administrative activities and offices.
(5)
Light manufacturing of beverages, cosmetics, pharmaceuticals,
printing and publishing, confections, food products (exclusive of
meat and fish packing, sauerkraut, vinegar, yeast and the rendering
or refining of fats and oils), ceramics, clothing, plastics, electrical
goods, furniture and wood products, hardware, tools, dies, patterns,
professional and scientific instruments, handcraft products, electronics
and small parts assembly and/or manufacture.
(6)
Municipal and government buildings, services and facilities.
(7)
Communications antennas and communications buildings, in accordance with the requirements of § 143-250 of this chapter.
[Added 2-15-2001 by Ord. No. 453]
(8)
Communications towers shall be permitted by special exception, in accordance with the requirements and standards of § 143-250 of this chapter.
[Added 2-15-2001 by Ord. No. 453]
(9)
Hotel.
[Added 10-20-2011 by Ord. No. 602]
(10)
Medical/surgical center.
[Added 10-20-2011 by Ord. No. 602]
B.
Accessory uses. Only the following accessory uses
shall be permitted:
(1)
Cafeteria facilities for employees.
(2)
Recreational facilities for employees and occupants.
(3)
Storage within a completely enclosed building in conjunction
with a permitted use.
(4)
Other accessory uses on the same lot with and customarily
incidental to any of the above permitted uses and not detrimental
to the neighborhood.
Area and bulk regulations shall be as follows:
A.
Minimum lot size: 1 acre.
B.
Minimum lot width: 150 feet.
C.
Maximum lot coverage: 50%.
D.
Minimum building setback line: 60 feet.
E.
Minimum side yards: 25 feet each.
F.
Minimum rear yard: 30 feet.
G.
Minimum distance between buildings: 25 feet.
H.
Maximum building height: 90 feet.
[Amended 12-2-2004 by Ord. No. 520]
I.
Minimum site size: 10 acres.
In addition to the regulations for all industrial
districts, the following are requirements in an LI Limited Industrial
District:
C.
Abutting districts. When an industrial use abuts a
residential district, no building or structure may be erected closer
than 200 feet to the residential district, nor shall any parking area
or loading district be located closer than 100 feet to the residential
district. The area shall be planted and maintained as a green area
covered in grass and appropriately landscaped.
A.
Uses by right. In an I District, land, buildings or
premises shall be used by right for only one or more of the following:
(1)
The manufacture, compounding, processing, packaging
or treating of such products as candy, drugs, pharmaceuticals and
food products.
(2)
The manufacture, compounding, assembly or treatment
of articles of merchandise from the following previously prepared
materials: bond, cellophane, canvas, cloth, cork, rope, cord and twine,
plastics and natural and synthetic rubber, feathers, felt, fibre,
fur, glass, hair, horn, leather, paper, plaster, metals, precious
or semiprecious stones, shell, tobacco, textiles, wood and yarns.
(3)
The manufacture of ceramic products, using only previously
pulverized clay.
(4)
Printing, publishing, lithographing, binding and kindred
arts.
(5)
Central heating plant.
(6)
Offices and office record storage.
(7)
Electric transforming substations, rail freight stations
or other necessary public service and public transportation uses.
(8)
Manufacture of musical instruments, toys, novelties
and metal stamping.
(9)
Storage buildings, warehouses and self-storage developments.
[Amended 10-20-2011 by Ord. No. 602]
(10)
Manufacture and assembly of:
(a)
Electrical or electronic devices, home, commercial
and industrial appliances and instruments, including the manufacture
of accessory parts or assemblies.
(b)
Graphite and graphite products.
(c)
Hair, felt and feathers (bulk processing).
(d)
Ink and colors.
(e)
Iron and steel products, including fabrication
and assembly.
(f)
Jute, hemp, sisal and oakum products.
(g)
Machinery and machine tools; electrical equipment;
motors (assembly and repair); railroad equipment.
(h)
Metal and metal products treatment and processing,
such as enameling, lacquering, galvanizing and electroplating; metal
casting and foundry products; metal alloys, reduction, refining and
smelting of precious and rare metals only.
(i)
Paper products.
(j)
Rubber products, including tires and tubes.
(k)
Shoddy and waste.
(l)
Textile bleaching.
(m)
Wax products manufactured from paraffin.
(n)
Textile or textile products, including spinning
and weaving.
(11)
Laboratories, experimental, manufacturing and
research.
(12)
Tattoo parlors, body piercing establishments,
tanning salons, personal body art and similar facilities and establishments.
[Added 3-20-2001 by Ord. No. 454]
(13)
A licensed therapeutic/medical massage facility.
[Added 10-20-2011 by Ord. No. 602]
B.
Accessory uses. Only the following accessory uses
shall be permitted:
(1)
Cafeteria facilities for employees.
(2)
Recreational facilities for employees and occupants.
(3)
Storage within a completely enclosed area in conjunction
with a permitted use.
(4)
Other accessory uses on the same lot with and customarily
incidental to any of the above permitted uses and not detrimental
to the district.
C.
Uses by special exception. Any of the following uses
shall be permitted only when authorized as a special exception:
(1)
Solid waste disposal facilities, sanitary landfills
and incinerators.
(2)
Manufacture, processing or storage of explosives,
paint, petroleum or gas.
(3)
Abattoirs, breweries, meat packing, tanning, curing
or storage of leather, rawhides or skins, manufacture or processing
of fertilizer, wood pulp, disinfectants or soap.
(4)
Limekilns, flour mills, manufacture of cement.
(5)
Any other use of the same general character as the
above permitted uses, provided that the burden shall be upon the applicant
to show the Zoning Hearing Board that provision will be made to adequately
reduce or minimize any noxious, offensive, dangerous or hazardous
feature or features thereof, as the case may be.
D.
Conditional
uses.
[Added 4-7-2011 by Ord. No. 600]
(2)
Townhouse uses, provided that the following specific standards
are satisfied:
[Added 3-19-2015 by Ord.
No. 623]
(a)
Dimensional requirements.
[1]
Maximum total building coverage: 15%.
[2]
Minimum lot area: 30 acres (gross).
[3]
Maximum height: 35 feet.
[4]
Maximum building length: 160 feet.
[5]
Setbacks from road: 35 feet.
[6]
Setbacks from internal service roads or driveways: 30 feet.
[7]
Setbacks from parking lots or sidewalks: 15 feet.
[9]
Maximum total impervious coverage: 35%.
[10]
Minimum of two off-street parking spaces for each
dwelling unit. Garage parking spaces cannot be counted toward this
minimum requirement.
[11]
Overflow parking spaces: one space per dwelling
unit.
[12]
Minimum open space: 20% of total lot area.
[13]
Density: 4.25 dwelling units x total lot area.
(b)
Performance standards.
[1]
The applicant shall meet the design and development standards set forth in § 143-28 of this chapter.
[2]
The site area shall contain environmentally sensitive areas,
including, but not limited to, watercourses, wetlands, steep slopes,
and/or woodlands, which shall be preserved as part of the proposed
development.
[3]
All tracts within the I District proposing townhouse developments
shall be subject to an environmental remediation program under the
Pennsylvania Department of Environmental Protection, Act 2.
(c)
Architectural renderings.
[1]
As part of the conditional use application, the applicant shall
prepare a set of architectural renderings for the buildings in the
development, including elevations, perspective sketches and building
materials.
[2]
The applicant shall choose an acceptable set of architectural
standards to be followed consistently throughout the development by
generally adhering to the following design criteria to the extent
they are applicable to the type of dwelling unit being developed by
the applicant.
[a]
At least 50% of the front elevation of a residential
building shall be a masonry product (stone, stucco, brick, etc.).
[b]
The front elevation of a residential building shall
contain a minimum of one gable per the number of dwelling units in
the building.
[c]
There shall be a minimum two-foot offset at the
common party wall of dwelling units for at least 67% of the dwelling
units in a building. Example: A four-dwelling-unit building is required
to have two such offsets, and a five-dwelling-unit building is required
to have three such offsets.
[d]
There shall a be a minimum of two architectural
feature changes on side elevations of buildings which may be accomplished
through material changes, that is, masonry water tables, cedar-shake-style
vinyl siding, bay windows, porch roofs, etc.
[e]
Ridge and fascia lines of the roof of a building
may not align for more than two consecutive dwelling units along the
front facade of a building.
[f]
All exterior decks shall be constructed utilizing
a vinyl-wrapped support post, vinyl-wrapped (Azek or equivalent) skirt
boards and support beams, if necessary. All railing shall be manufactured
white vinyl. All decking shall be a composite material (Trex or equivalent).
[g]
All garage doors shall have one horizontal panel
of windows.
[h]
Building materials including siding, masonry products,
garage doors, windows, trim, roofing, shutters shall be generally
consistent throughout the build-out of the development.
[i]
An HOA shall be responsible for enforcing the architectural
standards of the development in perpetuity.
Area and bulk regulations shall be as follows:
A.
Site location: the site shall have direct access to
a major highway.
B.
Minimum site size: 20 acres.
C.
Minimum lot size: 1 acre.
D.
Minimum lot width: 150 feet.
E.
Maximum building and impervious lot coverage: 65%
of the total lot area.
[Amended 9-21-2006 by Ord. No. 556]
H.
Minimum distance between buildings on the same lot:
25 feet.
I.
Maximum building height: 45 feet.
[Amended 9-21-2006 by Ord. No. 556]
[Amended 12-3-2009 by Ord. No. 586; 8-17-2023 by Ord. No. 678]
The IP Industrial Park District is intended to permit and encourage
industrial development that will be so located and designed as to
constitute a harmonious and appropriate part of the physical development
of the Township, contribute to the soundness of the economic base
of the Township, provide opportunities for local employment close
to residential areas, thus reducing travel to and from work, and otherwise
further the purposes set forth in this chapter. The limitations on
use, height and lot coverage are intended to provide for modern light
industrial development in a suburban landscaped setting. The IP District
is to be developed as a planned industrial district which shall include
Mixed-Use and Office Technology Campus Sectors in conformance with
an overall plan for the development. Residential and the more general
commercial uses are considered not compatible and are prohibited,
except in the Mixed-Use Sector, as proposed in the approved Lower
Providence 2040 - Lower Providence Township Comprehensive Plan, and
as set forth herein. Because the nature of the uses, the location
of the district, the location of the sectors and the arrangement of
the uses within them are expected to have a close relationship to
an overall plan, it is deemed that the exercise of planning judgment
on location and site plan is essential. Within the IP Industrial Park
District, there shall be sectors as follows:
A.
Mixed-Use
Sector.
(1)
Shall
apply to area within the IP District as may be designated by the Board
of Supervisors of Lower Providence Township.
(2)
The
provisions of the Mixed-Use Sector are mandatory and shall replace
the provisions of the IP Industrial Park Zoning District when an area
is designated to be within the Mixed -Use Sector. An area, when zoned
within the boundaries of the Mixed-Used Sector, shall not be developed
in combination with the underlying IP Industrial Park Zoning District.
(3)
If
the Township deletes land from the Mixed-Use Sector, the zoning for
the subject land shall revert to IP Industrial Park
B.
Office
Technology Campus Sector.
(1)
Shall
apply to area within the IP District as may be designated by the Board
of Supervisors of Lower Providence Township.
(2)
The
provisions of the Office Technology Campus Sector are mandatory and
shall replace the provisions of the IP Industrial Park Zoning District
when an area is designated to be within the Office Technology Campus
Sector. An area, when zoned within the boundaries of the Office Technology
Campus Sector, shall not be developed in combination with the underlying
IP Industrial Park Zoning District.
(3)
If
the Township deletes land from the Office Technology Campus Sector,
the zoning for the subject land shall revert to IP Industrial Park.
[Amended 7-20-2000 by Ord. No. 448; 2-15-2001 by Ord. No. 453; 9-21-2006 by Ord. No. 556; 12-3-2009 by Ord. No. 586]
A.
In the IP District, and in the Mixed-Use and Office Technology Campus
Sectors, land, buildings or premises shall be used in accordance with
the Schedule of Permitted Principal, Accessory and Conditional Uses
and Uses by Special Exception as follows:
[Amended 10-20-2011 by Ord. No. 602; 3-15-2018 by Ord. No. 654; 8-17-2023 by Ord. No. 678]
Key
| |||
---|---|---|---|
* ( )
|
=
|
Number of designated type of use allowed in each sector or district.
| |
P
|
=
|
Permitted by right.
| |
C
|
=
|
Conditional use (decision by the Board of Supervisors).
| |
SE
|
=
|
Special exception use (decision by Zoning Hearing Board).
| |
N
|
=
|
Not permitted.
| |
A
|
=
|
Accessory or ancillary. No one ancillary commercial use shall
exceed 10% of the square feet of the primary building, and the combination
of all ancillary commercial uses on a site shall not exceed 20% of
the total square feet of the building.
|
Types of Uses
|
IP District
|
Mixed-Use
Sector
|
Office Technology
Campus Sector
| ||
---|---|---|---|---|---|
Animal hospital
|
SE
|
N
|
P (for properties abutting Adams and Van Buren Avenues)
| ||
Antique shops
|
N
|
P
|
N
| ||
Appliance sales/service
|
P
|
N
|
N
| ||
Art galleries
|
N
|
P
|
N
| ||
Art supply store
|
N
|
P
|
N
| ||
Auto glass shops
|
P
|
N
|
N
| ||
Auto repair garage
|
P (for properties abutting Trooper Road only)
|
N
|
N
| ||
Awning manufacturing
|
P
|
N
|
N
| ||
Bakery, commercial
|
P
|
N
|
N
| ||
Bakery shop, retail
|
N
|
P
|
N
| ||
Banks and financial institutions
|
P
|
P
|
N
| ||
Barber shop/beauty shops
|
N
|
P
|
N
| ||
Beverage and brewery bottling
|
P
|
P
|
N
| ||
Beverage distributor
|
P
|
N
|
N
| ||
Beverage stores (liquor)
|
N
|
P
|
N
| ||
Bicycle sales/service
|
N
|
P
|
N
| ||
Bookstores (without adult entertainment)
|
N
|
P
|
N
| ||
Business services
|
P (within 600 feet of GC District)
|
P
|
P
| ||
Cabinet manufacturing
|
P
|
N
|
N
| ||
Cafeterias
|
A
|
P
|
A
| ||
Candy stores
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Car wash
|
SE
|
N
|
N
| ||
Ceramic shops
|
N
|
P
|
N
| ||
Ceramic tile sales
|
P
|
N
|
N
| ||
Cleaning services
|
P
|
N
|
N
| ||
Clothing and apparel store
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Colleges/universities
|
N
|
N
|
P
| ||
Communications, wireless – Per § 143-250
|
P
|
N
|
N
| ||
Computer sales
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Computer sales, wholesale
|
P
|
N
|
N
| ||
Confectionery store
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Construction company headquarters
|
P
|
N
|
N
| ||
Contractor (storage)
|
C
|
N
|
N
| ||
Convenience store (no fuel services)
|
P (within 600 feet of GC District)
|
C*(1)
|
N
| ||
Convention/exposition center
|
P*(2)
|
N
|
N
| ||
Dairy store
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Dance school
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Day-care center (child or adult)
|
P
|
P
|
A
| ||
Delicatessen
|
A
P (within 600 feet of GC District)
|
P
|
A
| ||
Department store
|
N
|
C
|
N
| ||
Detective agency
|
P
|
P
|
N
| ||
Driving school
|
P
|
N
|
N
| ||
Drugstore
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Dry cleaner, commercial
|
P
|
N
|
N
| ||
Dry cleaner, retail
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Electrical substation
|
P
|
N
|
P
| ||
Floor covering sales
|
P
|
N
|
N
| ||
Florist shop
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Food distribution warehouse
|
P
|
N
|
N
| ||
Food processing
|
P
|
N
|
N
| ||
Furnace/air conditioning
|
P
|
N
|
N
| ||
Furniture repair/refinishing
|
P
|
N
|
N
| ||
Furniture store
|
P (within 600 feet of GC District)
|
N
|
N
| ||
Garage, storage
|
A
|
N
|
A
| ||
Garden supply shop
|
P (within 600 feet of GC District)
|
N
|
N
| ||
Gift shop
|
P (within 600 feet of GC District)
|
P
|
A
| ||
Glass sales and service
|
P
|
N
|
N
| ||
Grocery store (less than 30,000 square feet)
|
N
|
P
|
N
| ||
Handicraft store
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Hardware store
|
P (within 600 feet of GC District)
|
N
|
N
| ||
Health, athletic club, gym
|
P
|
P
|
A
| ||
Heliport-helipad
|
SE
|
P
|
N
| ||
Home improvement stores
|
P (within 600 feet of GC District)
|
N
|
N
| ||
Hospital
|
P
|
P
|
P
| ||
Hotels (with or without convention facilities)
|
P*(2)
|
P*(1)
|
N
| ||
Ice cream shops
|
P (within 600 feet of GC District)
|
P
|
A
| ||
Janitorial services
|
P
|
N
|
N
| ||
Jewelry stores
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Kennels
|
SE
|
N
|
N
| ||
Libraries
|
P
|
P
|
A
| ||
Locksmiths
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Mail order business
|
P
|
N
|
N
| ||
Manufacturing, fabricating, assembly and/or processing of the
following:
|
P
|
N
|
P
(for properties abutting Van Buren or Madison Avenues only)
| ||
(a)
|
Scientific and precision instruments and controls.
| ||||
(b)
|
Electronic components, including computers, pharmaceutical and
optical goods.
| ||||
(c)
|
Metalized and coated plastic film, photographic reduction, film
and equipment.
| ||||
(d)
|
Jewelry and time pieces.
| ||||
(e)
|
Clothing and other textile products, but excluding dyeing and
manufacturing of textiles.
| ||||
(f)
|
Small electrical appliances and supplies, such as lighting fixtures,
wiring, toasters, radios, medical and dental equipment and hand tools.
| ||||
(g)
|
Small machine parts.
| ||||
(h)
|
Musical instruments.
| ||||
(i)
|
Toys and novelties.
| ||||
(j)
|
Small products from previously prepared paper, plastic, rubber
(excluding the manufacture of rubber or synthetic rubber), wood, tools
and hardware.
| ||||
(k)
|
Finishing, plating, grinding, sharpening, polishing, cleaning,
rustproofing and heat-treating of small metal pieces (those capable
of being held in one hand by the average worker) related to uses listed
in items (a) through (j).
| ||||
Marine accessory shops
|
P (within 600 feet of GC District)
|
N
|
N
| ||
Meat markets
|
P (within 600 feet of GC District)
|
N
|
N
| ||
Medical clinics
|
P
|
N
|
N
| ||
Medical laboratories
|
P
|
N
|
P
| ||
Medical marijuana dispensary
|
P (for properties abutting Eisenhower, Van Buren, Jefferson,
and Madison Avenues only)
|
N
|
N
| ||
Medical marijuana grower/processor
|
P (for properties abutting Eisenhower, Van Buren, Jefferson,
and Madison Avenues only)
|
N
|
N
| ||
Medical offices
|
P
|
P
|
P
| ||
Moving company
|
P
|
N
|
N
| ||
Newspaper offices
|
P
|
N
|
N
| ||
Newspaper printing facility
|
P
|
N
|
N
| ||
Offices, business
|
P
|
P
|
P
| ||
Optical shops
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Paint/wallpaper store
|
P
|
N
|
N
| ||
Parking facilities/lots
|
C
|
C
|
C
| ||
Parks/playgrounds
|
P
|
A
|
A
| ||
Pest control service
|
P
|
N
|
N
| ||
Pet shops
|
P (within 600 feet of GC District)
|
N
|
N
| ||
Photocopying shops
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Photographic processing
|
P
|
N
|
A
| ||
Photographic studios
|
P (within 600 feet of GC District)
|
P
|
A
| ||
Photographic supplies/equipment
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Recreational, indoor
|
P
|
P
|
A
| ||
Rental business
|
P (within 600 feet of GC District)
|
N
|
N
| ||
Research/development lab
|
P
|
N
|
P
| ||
Residential – aboveground-level retail
|
N
|
P
|
N
| ||
Restaurant
|
C
|
P
|
N
| ||
Restaurant, drive-through
|
C
|
N
|
N
| ||
Retail sales (a permitted commercial use not including uses
listed individually in this Schedule and not including a shopping
center)
|
P (within 600 feet of GC District)
|
P
|
N
| ||
School (vocational/trade/business)
|
P
|
P
|
A
| ||
Shoe repair store
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Shoe store
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Sign Company
|
P
|
N
|
N
| ||
Sporting goods store
|
P (within 600 feet of GC District)
|
N
|
N
| ||
Storage facility, self-serve
|
P
|
N
|
A
| ||
Surgical center
|
P
|
P
|
P
| ||
Tailor/alterations
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Target range (completely indoor and enclosed)
|
SE
|
N
|
N
| ||
Testing or training center
|
P
|
P
|
A
| ||
Theaters, indoor
|
C
|
C
|
A
| ||
Tobacco stores
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Travel agencies
|
P (within 600 feet of GC District)
|
P
|
N
| ||
Truck terminals
|
SE
|
N
|
N
| ||
Upholstery shops
|
P
|
N
|
N
| ||
Utility offices
|
P
|
N
|
P
| ||
Video (sales and rental)
|
P (within 600 feet of GC District)
|
P
|
A
| ||
Warehousing
|
C
|
N
|
N
| ||
Water softener (sales/service)
|
P (within 600 feet of GC District)
|
N
|
N
| ||
Wholesale business
|
P
|
N
|
N
|
C.
Uses by special exception. Any use of the same general character
as any of the above, including distribution plant for small parcels
(those capable of being hand-delivered) may be permitted when such
use is authorized as a special exception by the Zoning Hearing Board.
D.
Ancillary uses.
(1)
Permitted ancillary commercial uses include restaurants, banks or
similar financial institutions, automatic bank machines, recreation
facilities operated as a business within a building (i.e., sauna,
health clubs), and service businesses, including barber, beautician,
tailor, shoe repair, photography, copy center, travel agency and postal
services.
(2)
Ancillary commercial uses shall be primarily intended to serve the
daily service needs of the employees and users of the IP District.
(3)
All ancillary commercial uses shall be carried on within or contiguous
to the facade of any building(s).
E.
Conditional uses. All conditional uses shall comply with the procedures set forth in § 143-80 of this chapter.
F.
Procedures for consideration of a conditional use. The following
procedure shall be followed for consideration of any proposed conditional
use pursuant to this article:
(1)
Conditional use application. An application shall be submitted, in writing, to the Township Manager. Such applications shall include, as a minimum, a tentative sketch plan indicating how the applicant intends to develop the property and sufficient data to document compliance with the applicable standards contained in Subsection E. The Township Board of Supervisors shall schedule a public hearing on said application within 60 days following the date of the regular meeting of the Board of Supervisors or the Planning Commission (whichever first reviews the application) next following the date the application is filed, provided that should the next regular meeting occur more than 30 days following the filing of the application, said sixty-day period shall be measured from the 30th day following the date the application has been filed. Such time may be waived, in writing, by the applicant.
(2)
Public hearing. Prior to deciding to approve or deny an application
for the proposed conditional use, the Board of Supervisors shall hold
a public hearing thereon pursuant to public notice. At least 30 days
prior to the date of the hearing, one copy of the development proposal
and all additional submitted information shall be transmitted to the
Township Planning Commission and one to the Montgomery County Planning
Commission, together with a request that these agencies submit recommendations
regarding said use.
G.
Use of
a lot located in the IP District for an auto repair garage shall be
permitted only when all the following requirements are met:
[Added 12-21-2017 by Ord.
No. 647]
[Amended 7-20-2000 by Ord. No. 448; 8-21-2003 by Ord. No. 489; 9-21-2006 by Ord. No. 556; 12-3-2009 by Ord. No. 586]
A.
The provisions set forth in the area, bulk and height chart of this section shall apply only to properties and uses under the Mixed-Use Sector of this article. All other uses shall comply with the following provisions in Subsections B, C and D. The sign provisions of Subsection E shall apply to all properties and uses in the district.
[Amended 10-20-2011 by Ord. No. 602]
Building
Type
|
Minimum
Site/Lot Size
|
Site/Lot
Width
(feet)
|
Site/Lot
Depth
(feet)
|
Setbacks
Front/Side/Rear
(feet)
|
Height
|
Other
Requirements
|
---|---|---|---|---|---|---|
Industrial
|
1 acre
|
30 minimum/25 minimum/20 minimum
|
90 feet
|
Separation between buildings: 40 feet
| ||
Office
|
1 acre
|
200
|
200
|
30 minimum/25 minimum/20 minimum
|
90 feet
|
Separation between principal buildings: 40 feet; building
breaks at minimum of every 50 linear feet of facade length
|
Retail
|
10,000 square feet
|
200/100
|
200/100
|
0 minimum to 10 maximum/20 minimum/20 minimum
|
90 feet
|
Separation between principal buildings: 40 feet: building
breaks at minimum of every 50 linear feet of facade length
|
Mixed-Use Residential with Ground Floor Retail
|
10,000 square feet
|
200/100
|
200/100
|
0 minimum to 10 maximum/0 minimum/20 minimum
|
3.5 stories
|
Building breaks at minimum of every 25 feet; density:
11 dwelling units acre
|
Buildings within Office-Technology Campus
|
1 acre
|
200
|
200
|
15 minimum
|
90 feet
|
Separation between principal buildings: 40 feet
|
Parking Structure
|
—
|
—
|
—
|
20
|
B.
Maximum building and impervious material coverage: 65% of the total
lot area, except that impervious surface coverage of not more than
75% may be permitted when the design includes the use of green roofs
and rain gardens.