In an HI Heavy Industrial District, the following regulations shall apply.
A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and no other:
A. 
Any use permitted in the I Industrial Zoning District which shall be subject to the same regulations and restrictions contained therein.
B. 
Mining and mineral extraction.
C. 
Any uses of the same general character as any of the above permitted uses when authorized as a special exception by the Zoning Hearing Board, provided that such use shall not create any danger to health or safety in the surrounding area or any amount of offensive noise, vibration, smoke, dust, odor, heat, lumination or other objectionable influences.
A. 
Lot area. The lot area shall be a minimum of 80,000 square feet, and a lot width of not less than 200 feet at the building line shall be provided for every building or other structure erected or used for any use permitted in this district.
B. 
Building area. No more than 40% of the lot area shall be occupied by buildings.
C. 
Setbacks. Buildings, including accessory structures and the outward edge, which is part of any mining or mineral extraction operation within the Township, shall be set back from the property lines and road frontages as follows:
(1) 
Front yard setback: 100 feet;
(2) 
Side yard setback: 100 feet;
(3) 
Rear yard setback: 100 feet;
(4) 
Setback from any residential building: 250 feet; and
(5) 
Setback from road frontages: 100 feet.
D. 
Height regulation. The maximum height of any building or structure shall be 35 feet.
E. 
Parking. All off-street parking and loading areas shall be provided for in accordance with Article XVIII of this chapter.
F. 
Landscaping. Including conservation of existing trees and woodlands, street trees, stormwater basin landscaping and site element screens shall be provided in accordance with the provisions of Chapter 175, Subdivision and Land Development.
G. 
Hours of operation. No mining or mineral extraction operations conducted in the Township shall commence operations of any machinery utilized in said business, including motorized vehicles engaged in the business, until 7:00 a.m. and all such operations shall cease by 5:00 p.m., prevailing time, Monday through Friday only.
H. 
Exterior storage. Any exterior storage of mining or mineral extraction products or by-products shall comply with all recognized fire standards and safety standards and shall be screened from view from adjoining properties with the planting of an appropriate evergreen screen.
I. 
Deliveries or transport to and from the site. No deliveries to the location or transportation of product or by-product of the mining or mineral extraction operations shall be conducted except between the hours of 7:00 a.m. and 5:00 p.m. Monday though Friday only.
J. 
External illumination. Any external illumination to be placed on the site as part of or to assist in the mining or mineral extraction operation shall be shielded from direct visual observation on any adjoining property or along any adjacent roadway.
K. 
Signage and retail operations. No sale of any of the mine or extracted materials or any other product or by-product of the mining or mineral extraction operation may be sold on the premises where the mining and/or mineral operation is conducted.
A. 
No smoke shall be emitted from any chimney or other source which has a visible gray opacity greater than No. 1 on the Ringelmann Chart as published by the United States Bureau of Mines.
B. 
Smoke of a shade not darker than No. 2 on the Ringelmann Smoke Chart may be emitted for not more than four minutes in any 30 minutes.
C. 
These provisions, applicable to visible gray smoke, shall also apply to visible smoke of a different color but with an equivalent apparent opacity.
A. 
No emission shall be made which can cause any damage to health, animals or vegetation or other form of property or which can cause any excessive soiling at any point.
B. 
No emission of liquid or solid particles from any chimney or otherwise shall exceed 0.3 grain per cubic foot of the covering gas at any point.
C. 
For measurement of the amount of particles in gases resulting from combustion, standard correction shall be applied to a stack temperature of 500° F. and 50% excess air.
At no point on the boundary of a residential or commercial district shall the sound-pressure level of any operation exceed the described levels in the designated octave bands shown below for the district indicated.
Sound Levels
Octave Band
(cycles per second)
Along Residential District Boundaries
Maximum Permitted Sound Level
(decibels)
At Any Other Point on the Lot Boundary
Maximum Permitted Sound Level
(decibels)
0 to 75
72
79
75 to 150
67
74
150 to 300
59
66
300 to 600
52
59
600 to 1,200
46
53
1,200 to 2,400
40
47
2,400 to 4,800
34
41
Above 4,800
32
39
There shall be no emission of 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 should fail. There is hereby established as a guide in determining such quantities of offensive odors, Table III (Odor Thresholds) in Chapter 5 of the Air Pollution Abatement Manual, copyright 1951, by the Manufacturing Chemists Association, Inc., Washington D.C., or the latest revised edition thereof.
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 along the lot lines.
No vibration which is discernible to the human sense of feeling shall be perceptible without instruments at any point on the lot line.
There shall be no activities which emit dangerous radioactivity at any point. There shall be no electrical disturbance (except from domestic household appliances) adversely affecting the operation at any point or any equipment other than that of the creator of such disturbance.
A. 
No flammable or explosive liquids, solids or gases shall be stored in bulk above the ground; provided, however, that tanks or drums of fuel are excluded from this provision.
B. 
All outdoor storage facilities for fuel, raw materials and products stored outdoors shall be concealed from any adjacent properties.
C. 
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.
D. 
All materials or wastes which might cause fumes or dust which constitute a fire hazard or which may be edible or otherwise be attractive to rodents or insects shall be stored outdoors in closed containers.
Every use requiring power shall be so operated that the service lines, substation and appurtenances shall conform to the highest safety requirements known, shall be so constructed and installed to be an integral part of the architectural features of the plant and, if visible from abutting residential properties, shall be concealed by coniferous planting.
No use shall be conducted in such a way as to discharge any treated or untreated sewage or industrial waste into any stream. All methods of sewage and industrial waste treatment and disposal shall be approved by the Board of Supervisors.
All water requirements shall be stated in the application. Water shall be supplied by water distributing companies operating and supervised as municipal or public utilities by virtue of the laws of the Commonwealth of Pennsylvania and the ordinances of this Township. No permit for construction, building or use shall be issued by the Zoning Officer until satisfactory proof of the availability and supply of water is furnished.