Consistent with the general purposes of this chapter, the specific purpose of this article is:
A. 
To encourage the construction on and continued use of the land for industrial and commercial purposes.
[Amended 12-21-2020 by Ord. No. 281]
B. 
To prohibit any use which would substantially interfere with the development, continuation or expansion of industrial uses in the district.
C. 
To establish reasonable standards for buildings and other structures, the area and dimensions of yards and other open spaces, and to provide for facilities and operation of industries to minimize air pollution, noise, glare, heat, vibration, fire, safety hazards, etc.
[Amended 10-21-2002 by Ord. No. 160; 11-6-2006 by Ord. No. 202; 1-17-2011 by Ord. No. 231; 12-16-2019 by Ord. No. 271; 12-21-2020 by Ord. No. 280; 12-21-2020 by Ord. No. 281; 10-20-2025 by Ord. No. 300]
A. 
Vehicle and manufactured homes manufacturing and assembling, auto body shops, vehicle painting, upholstery, reconditioning, repair or overhauling, tire retreading or recapping, welding shops, and the like.
B. 
Bottling works and bookbinding.
C. 
Building materials storage, lumber yards, and lumber mills.
D. 
Blacksmith and machine shops, excluding punch presses over 20 tons capacity, and drop hammers.
E. 
Carpentry, cabinet making, furniture repair and upholstery, electrician, metal working, tinsmith, plumbing, gas, steam or hot water fitting shops.
F. 
Contractor's equipment, sales, service, and storage.
G. 
Electric and telephone public utility transmission and distribution facilities.
H. 
Manufacture, assembly and storage of electrical and electronic equipment and parts.
I. 
Laboratories, data centers, and crematoria.
J. 
Laundries, cleaning, dying, carpet and rug cleaner.
K. 
Distribution centers, wholesaling, storage facilities, warehousing, parcel delivery facilities, and service industries.
L. 
Photographic or film processing.
M. 
The manufacture, compounding, assembling or treatment of articles of merchandise from the following previously prepared materials: bone, cellophane, canvas, cloth, cork, feathers, felt, film, fur, glass, hair, leather, paper, plastics, wiring, precious or semiprecious metals, or stones, concrete, shell, textiles, tobacco, wood, yarns, and paint not employing a boiling process.
N. 
The manufacture, processing, or packaging of dairy and food products, excluding the rendering of hides and bones.
O. 
The manufacturing of pottery and figurines or other similar ceramic products, using only clay, and fired only by electricity or gas.
P. 
Printing, newspaper publishing, and lithography.
Q. 
Junkyards on tracts of land in excess of 25 acres in size in accordance with Chapter 193, Junkyards and Junk Dealers.
R. 
Light metal fabrication and assembly, and processing which shall include finishing, grinding, sharpening, polishing, cleaning, rust-proofing, and painting.
S. 
Accessory uses and buildings customarily incidental to the above uses, including dwellings for bona fide caretakers or watchmen only.
T. 
Wholesale and retail sales of products.
U. 
Federal, state and local municipal buildings and uses, essential services and essential municipal services facility.
V. 
Communications towers.
W. 
Day-care centers.
X. 
Retail businesses, business services, repair services, and personal services, excluding establishments primarily designed to provide drive-in facilities.
Y. 
Multiple-use buildings for the uses listed at § 360-100X, provided there is a minimum lot area of 15,000 square feet for the first use and 5,000 square feet for each additional use.
Z. 
Other similar principal uses may be approved by the Board of Supervisors as a conditional use, provided that they meet the performance standards found in § 360-101 below. Documentation shall be submitted for the intended use establishing compatibility with other uses permitted in this district in terms of the performance standards enumerated in § 360-101. This documentation shall be subject to review by the Board of Supervisors. To evaluate the suitability of the proposed use, the following documentation is required:
(1) 
A sketch plan showing all property dimensions, existing locations of all buildings, structures, rights-of-way, easements, driveways, off-street parking facilities; utility lines, poles and appurtenances; entrances and exits on the site, and within 100 feet of the property; proposed locations and dimensions of proposed buildings, structures, walkways, buffer zones, parking areas, loading areas, storage areas, signs, sanitary sewer facilities, stormwater management facilities, water supply, waste disposal provisions, curbs, landscaping, exterior lighting; existing and proposed physical features.
(2) 
A statement explaining the proposed use of the site and its compatibility with the area.
(3) 
A description of existing and proposed machinery, processes and products.
(4) 
The specifications for the mechanisms and techniques used or to be used in restricting emission of any dangerous and objectionable elements, and in measurement of potential emissions if any are anticipated.
(5) 
Inventory and analysis of water quantity requirements and water yields and quality; traffic counts, road capacities, circulation patterns and considerations; and other data that may be required.
(6) 
Designation of applicable federal, commonwealth, or local approvals and permits required, and compliance with same.
All proposed industrial uses shall meet or exceed all of the following requirements:
A. 
Buffer zones.
(1) 
The buffer zone shall be measured from the district boundary line or right-of-way line, if not coexistent with the district boundary line.
(2) 
A minimum buffer zone of 100 feet in width including the required setback shall be provided along any common property line with a residential use or district.
[Amended 11-6-2006 by Ord. No. 204]
(3) 
The buffer zone shall be maintained and kept clean of debris, rubbish, weeds, and other unsightly features.
(4) 
No building, structure, or physical improvement shall be permitted in the buffer zone except:
(a) 
An access drive;
(b) 
A stormwater facility; and
(c) 
A permitted sign.
(5) 
No less than half of the exterior buffer area shall be planted and maintained with grass or ground cover, massed evergreens, and deciduous trees and shrubs of such species and size as will produce a screen of such density as will obscure, throughout the full course of the year, all of the glare of automobile headlights emitted from the premises. The preservation of all natural wooded tracts, rock outcroppings or topographic features shall be an integral part of all said plans regardless of their proximity to required buffer zones.
(a) 
Massed evergreens used in screen planting shall be at least four feet in height when planted and produce a complete visual screen year-round.
(b) 
The screen planting shall be maintained permanently and any plant material which does not live shall be replaced within one year.
(c) 
The screen planting shall be so placed that at maturity it will be no closer than three feet from any street or property line.
(d) 
A clear-sight triangle shall be maintained at all street intersections and at all points where private access ways intersect public streets.
(e) 
The screen planting shall be broken only at points of vehicular and pedestrian ingress and egress.
(6) 
No screen planting shall be required along street frontages.
B. 
Drainage. No stormwater or natural drainage which originates on the property or water generated by the activity, e.g., air conditioners, swimming pools, shall be diverted across property lines unless transported in an approved or existing drainage system.
C. 
Electricity. Electric or electronic equipment shall be shielded so there is no interference with any radio or television reception at the lot line or beyond as the result of the operation of such equipment.
D. 
Glare. No use shall produce a strong dazzling light or a reflection of a strong dazzling light or glare beyond its lot lines. Exterior lighting shall be shielded, buffered, and directed so that glare will not become a nuisance to adjoining properties, adjoining districts, or streets. A light of 0.5 footcandle that shine on any dwelling is considered a nuisance under this section.
E. 
Radioactivity. Any proposed activity in this district shall not emit any dangerous radioactivity at any point on the site.
F. 
Vibration. There shall be no vibration which is discernible to the human sense of feeling beyond the immediate site on which such use is conducted.
G. 
Fire and explosion hazard. All activities shall be carried out in buildings, structures and improvements which conform to the standards of the National Board of Fire Underwriters. Furthermore, protection against fire and explosion shall be upon the advice of the Franklin County Fire Marshal and the Township Emergency Management Coordinator.
H. 
Traffic control. All design traffic volumes shall be determined by accepted procedures of the Pennsylvania Department of Transportation. The design hourly volume and the average annual daily traffic count data shall be used as a basis of computation. Geometric design features shall be consistent with the design speeds and capacities of streets serving the site. Minimum stopping, turning and passing sight distances shall be determined. Grades, alignments, lanes, slopes, clearance, and other street standards shall be consistent with Chapter 310, Subdivision and Land Development. Traffic control devices (signs, signals, pavement markings, etc.) shall be consistent with the Pennsylvania Department of Transportation regulations. Anticipated traffic generation shall not exceed the design volume of the street or streets serving the site and surrounding area, unless appropriate provisions to upgrade and to construct necessary street improvements consistent with Washington Township street specifications are made at the applicant's expense.
I. 
Storage of explosives or flammable substances and waste disposal.
(1) 
No highly flammable, explosive, chemicals or toxic waste liquids, solids or gases shall be stored in bulk above the ground except in structures according to commonwealth and federal specifications.
(2) 
All outdoor storage facilities for fuel shall be enclosed by an approved safety fence to prevent access thereto by unauthorized individuals.
(3) 
All materials or wastes which might cause fumes, constitute a fire hazard, or attract rodents or insects may only be stored in enclosed buildings or containers which are adequate to eliminate such hazards.
(4) 
No materials, fuels, wastes, or flammable substances may be deposited or stored on a lot in such a manner as to allow them to be transferred off the lot by natural causes or forces. No substances, including but not limited to gasoline, alcohol, oil, waste oil, and chemicals which can contaminate a stream, water source, or ground shall be stored in such a location so that it could be introduced into the said stream, watercourse, or ground by natural causes or forces, or by rupture or storage containers or accidental discharge.
(5) 
Noise control. The sound level of any use within this district shall not exceed, at any point along the boundary of the lot on which the use is to be undertaken, federal standards of recommended decibel levels in the designated octave bands, except for emergency alarm system. Sound levels shall be projected in accordance with similar or identical operations or uses and shall be measured with a sound level meter and associated octave band analyzer manufactured according to standards prescribed by the American Standards Association. Measurements shall be made using the same measuring system which may now or hereafter be utilized by the United States Government for the purpose.
(6) 
Odor control. There shall be no emission of odorous gases or other odorous material of any nature in such quantities as to be offensive to the average individual at any point on or beyond the lot boundary line within which the industrial operation is situated. Identical operations or processes may be compared to determine compliance with this subsection. This subsection shall not apply to the storage or application of manure by agricultural operations in this district.
(7) 
Dust, fumes, vapor, and gas control. The emission of dust, dirt, flyash, fumes, vapors, or gases which can cause damage to human health, to animals or to vegetation or other forms of property, or which can cause spoiling or staining of persons or property at any point beyond the lot line of the use creating such emission is hereby prohibited. No emission of liquid or solid particulate from any chimney or stack or otherwise shall exceed .03 grains per cubic foot of the covering gas at any point beyond the lot line of the use creating the emission. Identical processes or facilities may be compared to determine compliance with this subsection. For measurement for the amount of particles discharge as set forth above, measurement procedures shall follow those then employed by the Pennsylvania Department of Environmental Protection for similar or identical measurements.
(8) 
Smoke control. No smoke shall be emitted from any chimney or from any other source which has a visible gray opacity greater than number one on the Ringelmann Smoke Chart as published by the U.S. Bureau of Mines, as amended to the time of the application for land use permit. Identical operations or processes may be compacted to determine compliance with this subsection.
(9) 
Liquid and solid wastes. No operation shall discharge wastes of any kind into a surface water or groundwater source. All methods of waste disposal shall be approved by the Pennsylvania Department of Environmental Protection and the Washington Township Municipal Authority, when said discharges are to the public sewer. Evidence of such approval shall be provided.
A. 
All buildings including accessory buildings shall not cover more than 50% of the area of the lot. No less than 10% of the lot area shall be covered with lawns and landscaping.
B. 
Minimums required for all uses not otherwise listed:
[Amended 10-21-2002 by Ord. No. 160]
Minimum Required
Industrial
Lot size
40,000 square feet
Lot width
130 feet
Lot depth
250 feet
Front yard
30 feet
Side yard
15 feet
Rear yard
15 feet
Building height maximum
40 feet
Buffer yards shall be provided as required by this chapter. Public water and sewer are required for all buildings.