The Limited Industrial District is designed
to permit and encourage industrial uses which will constitute a harmonious
part of the physical development of the Township. To promote this
intent, the following specific purposes have been established:
A. Provide for limited industrial uses reasonably compatible
with the rural character and location of the Township and which would
not place a significant demand on existing services and facilities.
B. Encourage the location and construction of high-quality
industrial facilities and commercial development which would offer
additional employment opportunity and an increased tax base to the
community.
[Amended 10-5-2023 by Ord. No. 2023-04]
C. Establish reasonable standards governing industrial
and commercial development to ensure their compatibility with adjacent
nonindustrial or noncommercial activities.
[Amended 10-5-2023 by Ord. No. 2023-04]
D. Locate industrial uses on lands in close proximity
to arterial roads to provide efficient and safe access by industrial-related
traffic.
[Amended 8-3-2000 by Ord.
No. 00-03; 10-19-2017 by Ord. No. 2017-06; 10-5-2023 by Ord. No. 2023-04]
The following area and bulk regulations shall
apply to all uses permitted in the Limited Industrial District, excluding
planned commercial development, planned offices and industrial parks:
A. Minimum lot/tract area: three acres, except for a planned commercial/institutional
development, which shall have a minimum tract area of 30 acres.
C. Minimum front yard: 100 feet, except for a planned commercial/institutional
development, which shall have a minimum front yard of 80 feet.
D. Minimum side yard (each):
(1) Abutting industrial use: 50 feet.
(2) Abutting nonindustrial use: 100 feet.
E. Minimum rear yard:
(1) Abutting industrial use: 50 feet.
(2) Abutting nonindustrial use: 100 feet.
F. Maximum building coverage: 30%.
G. Maximum lot coverage (total): 50%.
H. Maximum building height: 35 feet.
The following regulations shall apply to office
park and industrial park proposal:
A. An industrial park shall consist of three or more
industrial sites planned and developed as a single, unified development.
An overall, master plan indicating improvements, including the layout
of lots, roads, utilities and buildings shall be prepared and submitted
to the Township as part of the application for preliminary approval.
B. The following conditions shall be satisfied for a
tract of land to qualify as an industrial park development:
(1) The tract shall be held in single and separate ownership.
In the case of joint ownership, a joint agreement by all parties shall
be made as to the development of the tract in accordance with a single
plan with common authority and responsibility;
(2) The tract shall have a minimum of 25 contiguous acres;
(3) The tract shall have sufficient frontage along an
arterial road, as defined by the West Brandywine Township Comprehensive
Plan, to provide safe access and an efficient circulation pattern;
(4) The tract shall be environmentally suitable for supporting
community sewer and water service facilities; and
(5) Unique natural features of the tract shall be preserved
through sensitive environmental design.
C. The office or industrial park shall house only those
uses permitted by right under the Limited Industrial District.
D. Area and bulk regulations:
(1) Lot area. The average area of all lots within an office
or industrial park shall be two acres, but no lot shall be less than
one acre.
(2) Minimum lot width at building line: 200 feet.
(3) Minimum lot width at street line: 200 feet.
(4) Minimum front yard: 75 feet.
(5) Minimum side yard (each):
(a)
Abutting industrial use: 40 feet.
(b)
Abutting nonindustrial use: 100 feet.
(6) Minimum rear yard:
(a)
Abutting industrial use: 50 feet.
(b)
Abutting nonindustrial use: 100 feet.
(7) Maximum building coverage:
(8) Maximum lot coverage (total):
(9) Maximum building height: 35 feet.
(10)
Minimum park landscape buffer depth:
(b)
Abutting nonindustrial use: 100 feet.
(c)
Abutting industrial road: 50 feet.
E. All utilities shall be placed underground within an
office or industrial park.
F. The design standards cited under §
200-47 shall apply to industrial park development.
G. Impact studies in accordance with the provisions under §
200-48 when required by the Board of Supervisors.
[Added 10-19-2017 by Ord.
No. 2017-06]
The following regulations shall apply to a planned commercial/institutional
development proposal:
A. The access and traffic control standards of §
200-104 shall apply. In addition, vehicular access in a planned commercial/institutional development shall be designed to limit the number of new access points to public roads and to limit potential for turning movement conflict. Direct access to arterial and collector streets and highways shall be limited to no more than one point of ingress or egress for every 600 linear feet of roadway on any lot, tract or parcel. Such points of ingress or egress shall be separated by a minimum of 300 linear feet. For the purposes of this requirement, a planned commercial/institutional development shall be considered as a single parcel. Any parcel with frontage on more than one arterial or collector street or highway may provide for access to each such streets or highways. Where practicable, access to adjoining parcels with frontage along arterial and collector streets and highways shall be combined so as to limit potential turning movement and pedestrian movement conflicts.
B. Mixed-use requirements. A planned commercial/institutional development
shall include a variety of land uses permitted by its definition.
[Added 10-5-2023 by Ord. No. 2023-04]
Regulations contained in §
200-56B, Area and bulk regulations, §
200-57, Design and performance standards, and §
200-58, Special provisions for planned commercial developments, of Article
XII, General Commercial Overlay District, shall apply to planned commercial developments proposed for the LI District.
The following design standards defined under Article
XV shall apply to all uses under the Limited Industrial District:
A. Off-street parking requirements, §
200-101.
D. Access and traffic control standards, §
200-104.
E. Interior circulation standards, §
200-105.
G. Landscaping standards, §
167-66.1 of the Subdivision and Land Development Ordinance.
[Amended 1-21-2021 by Ord. No. 2021-01]
H. Screening and buffering standards, §
200-108.
The following impact studies may be required
at the discretion of the Board of Supervisors to further assess industrial
use proposals.
A. Traffic impact study.
(1) The study shall enable the Board of Supervisors to
assess the likely impact of a proposed development on the circulation
system in the Township. The purpose of the study shall be to identify
any traffic problems likely to be created by a proposed development,
including ingress and egress, road capacities, and off-site traffic
and circulation improvements.
(2) When required, the study shall be prepared by a qualified
professional traffic engineer.
(3) The study shall contain the following information
as a minimum:
(a)
General description of the site and study area;
(b)
Description of existing road conditions;
(c)
Capacity of existing road network;
(d)
Projected traffic volumes generated by the proposed
development;
(e)
Analysis of project impact on road network;
and
(f)
Conclusions and recommended improvements to
the road network, including their timing and the assignment of who
will be responsible for each improvement.
B. Fiscal impact study.
(1) The study shall enable the Board of Supervisors to
assess the likely impact of a proposed development on the tax structure
and expenditure patterns of the Township. The purpose of the study
shall be to determine the ability of the Township to provide fire
and police protection and administrative services to the proposed
development.
(2) The study shall include an analysis of the following
information as a minimum:
(a)
The impact of the project on fire company capabilities;
(b)
The impact of the project on police personnel
numbers and equipment; and
(c)
The impact of the project on Township administration,
including personnel time devoted to processing plans and monitoring
the development.