[Ord. No. 259B, effective 4-11-1999; amended 7-22-2002; 1-22-2007 by Ord. No. 07-01]
A. 
This article regulates the use of the land formerly occupied by the United States Naval Air Station in conformity with the terms and conditions of the deed from the United States of America and the lease from the State of Michigan to the Township of Grosse Ile.
B. 
The A-1 Airport and Light Industrial District permits those uses, activities, facilities and structures necessary for the safe and efficient operation of aircraft for the use and benefit of the public, and for providing the services and facilities required to accommodate airport patrons and employees.
C. 
The A-1 Airport and Light Industrial District provides locations that will accommodate complementary commercial, research and light industrial operations, such as light manufacturing, fabricating, or processing; warehousing; research laboratories; computer-related high-technology businesses; aerial survey businesses; and other types of light industrial uses.
D. 
The A-1 Airport and Light Industrial District protects the delicate island environment from harmful impacts on natural resources, the road network and residential uses often associated with heavy industrial operations. Accordingly, the regulations permit development that is free from danger of fire, explosions, toxic and noxious matter, radiation and other hazards, noise, vibration, smoke, odor and other objectionable impacts. The regulations further permit development that is complementary to, and not in conflict with, the safe and efficient operation of the airport and that will not adversely impact the surrounding residential uses.
The following aeronautical uses shall be permitted in the A-1 Airport and Light Industrial District, subject to the standards and requirements set forth in this chapter, and the review procedures in Article 21, Site Plan Review.
A. 
Principal use, Aeronautical: airport landing areas, runways, taxiways, control towers, tie-down areas, aircraft hangars, aircraft maintenance, aircraft fuel farms, and similar airport related facilities and structures that are consistent with § 285-9.1, Intent.
B. 
Accessory use, Aeronautical: accessory uses shall include any uses customarily incidental to the principal use that are consistent with § 285-9.1, Intent, provided that the storage of fuels and hazardous materials shall comply with the standards of § 285-9.3B(2).
[Amended 9-12-2011 by Ord. No. 11-03]
A. 
Principal uses, nonaeronautical. The following nonaviation uses shall be permitted within fully enclosed buildings, provided such uses are consistent with the terms and conditions of the deed from the United States of America, or amendments thereto, and subject to the standards and requirements set forth in this chapter and the review procedures in Article 21, Site Plan Review. The Declaration of Covenants and Restrictions as adopted by the Township Board on October 25, 1984, as amended, shall apply to the use of land situated in the Grosse Ile Industrial Park.
(1) 
Air freight transportation facilities.
(2) 
Automobile or vehicle repair establishments, subject to the following requirements:
(a) 
All repair work shall be conducted completely within an enclosed building.
(b) 
Vehicles stored outdoors shall be stored in the rear yard. Vehicles shall not be stored outdoors for more than seven days in any thirty-day period. Storage of wrecked, partially dismantled, or other derelict vehicles is prohibited.
(3) 
Boat and RV sales, storage and maintenance.
(4) 
Building/home improvement contractors, including office, showroom, storage and outdoor storage yards.
(5) 
Business services (mailing, copying, data processing, telecommunications, etc.).
(6) 
Convenience stores of up to 5,000 square feet.
(7) 
Dry cleaner dropoff stations.
(8) 
General offices, corporate offices and aviation-related offices.
(9) 
Government offices and facilities, including storage yards for government vehicles, and public works maintenance equipment and facilities for law enforcement, customs, homeland security, and emergency services training.
(10) 
Hotels, motels, bed-and-breakfast inns, restaurants without drive-through, parking lots, automobile rental, or other similar nonaviation businesses directly related to the development, improvement, maintenance and operation of the airport and mixed-use industrial park.
(11) 
Indoor commercial or self-storage, including boat storage.
(12) 
The manufacturing, compounding, assembling, fabricating, processing, heat treating, coating, bonding, packaging or improving of the following products using previously prepared materials within a completely enclosed building:
(a) 
Textile mill products;
(b) 
Apparel and other finished fabric products;
(c) 
Lumber and wood products;
(d) 
Furniture and fixtures;
(e) 
Leather products;
(f) 
Stone, clay and glass, using previously pulverized clay and kilns fired only by electricity or gas;
(g) 
Fabricated rubber, plastic and metal products, but excluding the following: steel foundries, and smelting and refining of nonferrous metals;
(h) 
Machinery, tools, dies, robotics and assembly systems;
(i) 
Electrical and electronic machinery, computers and communication equipment and supplies;
(j) 
Transportation equipment;
(k) 
Measuring, imaging, testing, simulation, sensing, analyzing and controlling instruments, equipment, parts and supplies, photographic, medical and optical goods, pharmaceutical products, diagnostic devices, watches and clocks; and
(l) 
Miscellaneous manufacturing, including jewelry, silverware and plated ware, musical instruments, toys, amusement, sporting and athletic goods, and office and artists' materials.
(13) 
Medical centers and urgent-care facilities.
(14) 
Printing, publishing and allied industries.
(15) 
Recreational facilities, including health and fitness clubs, ice arenas, racquet sport courts, other indoor recreational facilities, outdoor athletic fields and parks.
(16) 
Research, design, and pilot or experimental product development when conducted within a completely enclosed building.
(17) 
Tool and equipment rental, including vehicles or trailers; provided any outdoor storage shall require special land use approval under Subsection C for outdoor sales or storage.
(18) 
Trade or industrial schools, training facilities and conference centers, including schools for pilots, aircraft maintenance and operations.
(19) 
Warehousing and wholesale establishments, storage and transfer facilities with a total usable floor area of not more than 200,000 square feet. A floor area greater than 200,000 square feet shall require a special land use permit.
(20) 
Essential services.
(21) 
Other uses similar to the above uses not specifically addressed elsewhere in this chapter, as determined by the Planning Commission following the process outlined in Article 19.
B. 
Accessory uses, nonaeronautical. Accessory uses shall include any buildings and uses which are customarily incidental to the principal use, subject to the same required conditions that are applicable to the principal uses as approved following Planning Commission site plan review.
(1) 
Accessory buildings and uses which are customarily incidental to the principal use on the lot, subject to the same required conditions that are applicable to the principal uses.
(2) 
Accessory use or storage of hazardous materials. When total quantities of hazardous materials on site will equal or exceed 200 gallons, documentation for the following shall be included with the site plan application, with appropriate correspondence from the Michigan Department of Environmental Quality, Michigan State Police, Fire Marshal and Grosse Ile Township Fire Department:
(a) 
Description of any discharge of any type of wastewater to a storm sewer, drain, lake, stream, wetland, other surface water body or into the groundwater.
(b) 
Description of storage of any salt, oil or other potentially hazardous materials, including common name, name of chemical components, location, maximum quantity expected on hand at any time, type of storage containers or base material, and anticipated procedure for use and handling.
(c) 
Description of any generation, on-site treatment, storage, transportation, or disposal of hazardous waste, including a description of waste chemicals and hazard classes.
(d) 
Description of any secondary containment measures proposed, including design, construction materials and specifications, volume and security measures.
(e) 
Name and phone number(s) of person(s) responsible for materials and available 24 hours, in case of detected spill.
(3) 
Accessory outdoor storage shall be permitted as accessory to a permitted use, subject to the following requirements:
(a) 
The area for outdoor storage shall not exceed 25% of the gross building floor area. A greater amount of outdoor storage shall require a special land use permit under § 285-9.3C(5) below.
(b) 
Proposed outside storage of materials, supplies or equipment shall be shown on the site plan.
(c) 
Any stockpiles of soils, fertilizer or similar loosely packaged materials shall be sufficiently covered or contained to prevent blowing of materials off site.
(d) 
Outdoor storage shall be limited to the rear yard of the site or the side yard where it is screened by a wall or continuous row of evergreen landscaping.
(e) 
The height of all material stored in an outdoor storage area shall not exceed the height of any landscape screening, wall or fence; provided, however, that the stored materials may be increased in height one foot above the screening for every four feet of distance from the screening.
(f) 
All outside storage areas shall be completely accessible to fire and emergency vehicles. All proposed outside storage areas shall be reviewed and approved by the Fire Marshal.
(g) 
Outside storage areas shall be completely screened from view from adjoining properties and from the road, in accordance with the requirements set forth in Article 13, Landscaping, Screening and Walls, and the buffer zone requirements of § 285-9.4E.
C. 
Special land uses. The following uses shall be permitted as special land uses in the A-1 Airport and Light Industrial District subject to the following requirements and subject to the review procedures in Article 22, Special Land Use. The following shall apply to each individual use which may be located on a lot with other uses:
(1) 
Central dry-cleaning plants.
(2) 
Electric power stations, heating plants and major telecommunication facilities that do not include structures that exceed the permitted building height.
(3) 
Freezer locker plants and cold storage.
(4) 
Kennels, subject to the following conditions:
(a) 
Buildings wherein dogs are kept, dog runs, and/or exercise areas shall not be located nearer than 150 feet to any lot line and 200 feet from the public road right-of-way.
(b) 
Such facilities shall be subject to other conditions and requirements necessary to ensure against the occurrence of any possible nuisance (i.e., fencing, soundproofing, sanitary requirements).
(c) 
All enclosures for breeding, rearing, shelter, or other uses in connection with harboring of animals shall be hard surfaces and provided with proper drains for washing with water pressure.
(d) 
All animals shall be kept indoors between the hours of 10:00 p.m. and 6:00 a.m.
(e) 
All dog kennels shall be operated in conformance with all applicable county and state regulations.
(5) 
Outdoor sales or storage, which may include building/lumber supplies, greenhouses, landscaping/nursery stock, outdoor commercial and self storage and outdoor storage of equipment or materials accessory to a principal use that occupies a greater area than allowed by § 285-9.3B(3), above (i.e., outdoor storage area that is more than 25% of the area of the building), subject to the following conditions:
(a) 
The area used for outdoor storage shall be fenced and meet all of the setback requirements for principal buildings. Outdoor storage shall not be permitted in a front yard.
(b) 
Proposed outside storage of materials, supplies or equipment shall be shown on the site plan.
(c) 
Any stockpiles of soils, fertilizer or similar loosely packaged materials shall be sufficiently covered or contained to prevent dust or blowing of materials.
(d) 
The height of all material and equipment stored in an outdoor storage area shall not exceed the height of any landscape screening, wall or fence; provided, however, that the stored materials may be increased in height one foot above the screening for every four feet of distance from the screening.
(e) 
All outside storage areas shall be completely accessible to fire and emergency vehicles. All proposed outside storage areas shall be reviewed and approved by the Fire Marshal.
(f) 
Outside storage areas shall be completely screened from view from adjoining properties and from the road, in accordance with the requirements set forth in Article 13, Landscaping, Screening and Walls.
(6) 
Municipal recycling centers, subject to the following conditions:
(a) 
The recycling center may accept previously sorted nonfood items, such as glass, newspaper, cardboard, metal, construction and demolition debris, or other similar materials. The center shall not handle or store putrescible waste or wastes that would attract birds or wildlife. Sewage, other liquids or dangerous substances in quantities considered to be detrimental to the operation of the transfer facility shall also be excluded.
(b) 
All activities and storage shall be conducted within a completely enclosed building. Doors shall remain closed during operations, and there shall be no outdoor storage.
(c) 
The entire site shall be fully landscaped, screened, bermed with a six-foot berm, and fenced. The perimeter of the site shall be screened with a landscape buffer zone A in accordance with § 285-9.4E(2).
(d) 
All areas intended for use by heavy trucks, trailers or equipment shall be paved with concrete.
(e) 
Adequate standing and parking facilities shall be provided on the site so that no packers or other collection vehicles at any time stand on a public right-of-way waiting entrance to the site. The standing and parking facilities shall be paved with concrete. Vehicles shall not remain on the standing or parking facility for longer than a single twenty-four-hour period.
(7) 
Senior citizen congregate housing and assisted-living facilities.
(8) 
Stamping plants, subject to providing design and operational details with the special land use application that demonstrate that the type of equipment and sound insulation measures shall comply with the industrial performance standards of § 285-9.6. Noise reduction measures shall detail proposed soundproofing or sound insulation schemes, such as acoustical enclosures, soundproofing, acoustical wall panels, ceiling baffles and exhaust fan noise control.
(9) 
Warehousing and wholesale establishments, storage and transfer facilities with a total usable floor area of more than 200,000 square feet. The special land use application shall include a traffic impact study that demonstrates that the truck and automobile traffic will be within the capacity of the local roads and bridges.
(10) 
Other uses similar to the above uses not specifically addressed elsewhere in this chapter, as determined by the Planning Commission following the process outlined in Article 19.
D. 
Uses not permitted. The following uses shall not be permitted, because these uses cannot be located within close proximity to residential areas, require large land areas and need to be in close proximity to interstate highways. Because Grosse Ile Township is primarily a residential community, there are no large land areas that can accommodate these uses. The road network and the bridges to the island are not capable of supporting a large amount of heavy truck traffic generated from these uses. The Township's water and sewer systems have limited capacity to accommodate these uses.
(1) 
Chemicals and allied products manufacturing.
(2) 
Concrete and asphalt production.
(3) 
Extractive uses, such as sand and gravel mining, but not including excavation associated with construction of an approved development.
(4) 
Food processing, including meat, dairy, canned and preserved fruits and vegetables, grain mill, bakery, sugar and confectionery, fats and oils and beverage products.
(5) 
Petroleum refining and related industries.
(6) 
Primary metal industries, including iron and steel foundries, smelting and refining of nonferrous metals.
(7) 
Primary rubber and plastics manufacturing.
(8) 
Salvage yard, junk yard, waste disposal, transfer stations, waste disposal, processing, storage, transfer or treatment facilities (hazardous and nonhazardous), except recycling centers within an enclosed building.
(9) 
Sawmills and planning mills, and paper and allied products.
(10) 
Stock yards or slaughtering houses.
(11) 
The processing of raw materials for shipment in bulk form to be used in an industrial operation at a different location.
(12) 
Any use that has the potential to attract large numbers of wildlife or birds, which could be hazardous to the airport operations.
(13) 
Other uses similar to the above uses not specifically permitted elsewhere in this chapter or not found to be permitted as similar to other uses, as determined by the Planning Commission following the process outlined in Article 19.
A. 
Site plan review. Submission of a site plan for review and approval by the Planning Commission shall be required, in accordance with the provisions set forth in Article 21, Site Plan Review, prior to issuance of a building permit and development in the A-1 Airport and Light Industrial District.
B. 
Development site. For uses located within the A-1 Airport and Light Industrial District, the standards that are contained in this chapter shall be applied to the zoning lot, as defined. This may include a combination of lots under unified ownership and control, a site that contains multiple uses or principal structures, or a portion of a lot being allocated to an individual use. The Planning Commission shall have the discretion to determine what constitutes a zoning lot during site plan review.
C. 
Public access.
(1) 
All uses on the Airport property on the south side of Groh Road shall have access to the system of service roads that interconnect the airport, including the service road along the south side of Groh Road. The Planning Commission may permit direct driveway access to Groh Road where the access point is adequately spaced from other existing driveways in accordance with the Township Roads and Driveways Ordinance[1] and the driveway is approved by Wayne County.
[1]
Editor's Note: See Ch. 205, Roads and Driveways.
(2) 
All uses on the Airport Commerce Park property on the north side of Groh Road and west side of Meridian Road shall have access to the system of internal roads within the Airport Commerce Park. The Planning Commission may permit direct driveway access to Groh Road where the access point is adequately spaced from other existing driveways in accordance with the Township Roads and Driveways Ordinance and the driveway is approved by Wayne County.
(3) 
In no case shall an A-1 Airport and Light Industrial District use have direct access to a local residential street.
(4) 
All roads, and service drives shall be concrete or asphalt, and be designed and constructed in accordance with the Township Roads and Driveways Ordinance and the standards of the Wayne County Department of Public Services and the Township Engineer. The road width requirements may be reduced for roads and service drives on the Airport and the Airport Commerce Park property to no less than 24 feet, measured back to back of curb. For boulevards, the roadways on each side of the median shall be no less than 20 feet, measured back to back of curb. Turning radii at all driveways and intersections shall be a minimum of 30 feet to accommodate trucks.
D. 
Architectural standards. All proposed nonaeronautical development within the A-1 Airport and Light Industrial District shall utilize durable materials that require little or no maintenance in order to retain their original appearance.
(1) 
Metal siding with permanent finish may be used in exterior wall application when utilized in conjunction with brick, split face or scored concrete block or other similar material, as approved by the Planning Commission.
(2) 
The walls of the building, facing Groh Road, Midway or Intrepid shall consist of at least 75% brick, split face or scored concrete block or other similar material, excluding the facade area of any door or widows.
(3) 
Metal siding shall only be utilized on the upper portion of the building facade facing the streets noted in Subsection D(2) above, but may be utilized for all of the side and rear facades not facing a street noted in Subsection D(2) above.
(4) 
All exterior heating, ventilation, air conditioning, electrical or other utility service or accessory equipment shall be located or screened not to be visible from any adjacent site or public road right-of-way.
E. 
Landscaping and buffering. Submission of a landscape plan to the Planning Commission for review and approval shall be required. The landscape plan shall be a part of or accompany the site plan. Landscaping shall be provided as follows within the A-1 Airport and Light Industrial District.
(1) 
Greenbelts along all abutting roads shall meet the following requirements, which apply in lieu of the requirements of § 285-13.3B:
[Amended 5-9-2022 by Ord. No. 22-01]
Table 9.4.E(1)
Required Frontage Greenbelts
Frontage
Greenbelt Width
Minimum Plantings
Meridian Road
100 feet from right-of-way
1 deciduous tree every 30 feet
1 evergreen tree every 30 feet
Groh Road
25 feet from right-of-way
1 deciduous tree every 30 feet
1 evergreen tree every 60 feet
Midway and Intrepid
25 feet from road curb
1 deciduous tree every 30 feet
Other service roads within Commerce Park
10 feet from road curb
1 deciduous tree every 60 feet
(2) 
In order to provide protective screening and buffers between abutting land uses, a landscaped buffer zone shall be provided between uses in accordance with the following. Table 9.4.E(3)(a) identifies where and what type of buffer is required between land uses. Table 9.4.E(3)(b) details the minimum landscape elements that must be included in each type of buffer zone. The following requirements are in lieu of the requirements of § 285-13.3C. Any site that is along the perimeter of the A-1 District (not including roads) shall be required to provide Buffer Zone A along the perimeter of the zoning district. Buffer zone landscaping is not required for the runway areas and clear zones of the airport.
Table 9.4.E(2)(a)
Required Buffer Zones
Proposed Use Will Be Adjacent To:
The Proposed Use Will Be:
Assisted living or other form of residential
Outdoor recreation
Lodging office
Commercial retail, services and indoor recreation
Industrial
Outdoor storage
Assisted living or other form of residential
—
A
C
C
A
A
Outdoor recreation
A
—
A
C
B
B
Lodging or office
C
A
—
D
A
A
Commercial retail, services and indoor recreation
C
C
D
—
C
B
Industrial
A
B
A
C
—
C
Outdoor storage
A
B
A
B
C
—
Table 9.4.E(2)(b)
Description of Required Buffer Zones
Buffer Zone
Minimum Width
(feet)
Wall/Berm
Minimum Plant Materials
A
50
Wall, fence or berm
1 deciduous tree, 2 evergreen trees and 4 shrubs per each 20 linear feet along the adjoining site boundary line
B
20
Wall, fence or berm
1 deciduous tree, 2 evergreen trees and 4 shrubs per each 20 linear feet along the adjoining site boundary line
C
20
Berm
1 deciduous tree, 1 evergreen tree and 4 shrubs per each 30 linear feet along the adjoining site boundary line
D
10
None required
1 deciduous or evergreen tree or 4 shrubs per each 20 linear feet along the adjoining site boundary line
(3) 
Off-street parking shall be landscaped with one landscape island and one tree for every 10 parking spaces, except that parking located within the rear yard shall be exempt from the parking lot landscaping requirements.
(4) 
Landscaping shall comply with all specifications and requirements of § 285-13.4.
(5) 
In addition to the standards contained in § 285-13.3J, Modification of landscape requirements, the Planning Commission may also reduce or modify the landscape requirements contained in Article 13, based upon a determination that the required landscaping will encroach into runway approach, transitional, horizontal, and conical zones, obscure navigational lighting or otherwise interfere with airport operations. Areas within the fenced area of the airport runway primary surface, clear zones, taxiways and hangars are specifically exempt from landscaping requirements.
F. 
Parking and loading requirements. A-1 Airport and Light Industrial District uses shall provide off-street parking and loading in accordance with the provisions set forth in Article 12.
G. 
Lighting requirements. A-1 Airport and Light Industrial District uses shall comply with the lighting requirements of § 285-19.19, provided that navigational lighting necessary for safe airport operations and meeting the standards of the Federal Aviation Administration shall be exempt from the requirements of § 285-19.19.
H. 
Grading requirements. Any grading, excavating, filling, land balancing, or similar activity shall require a grading permit and shall conform to the grading regulations set forth in the Township Grading Ordinance.[2]
[2]
Editor's Note: See Ch. 124, Grading.
I. 
Sign regulations. All signs shall conform to the regulations set forth in Article 16.
J. 
Waterfront regulations. All development along the Detroit River and interior canals shall conform to the waterfront regulations set forth in Article 17.
K. 
Federal Aviation Administration regulations. All activities shall comply with the requirements of the U.S. Department of Transportation Federal Aviation Administration (FAA). Where there is an inconsistency between the regulations of Grosse Ile Township and the FAA, the more strict regulation shall be adhered to. All new construction or alteration to existing structures shall be required to submit a notice of proposed construction or alteration to the Administrator of the FAA, in accordance with the requirements of federal regulations.
L. 
During site plan review, the Planning Commission shall have the discretion to require public sidewalks or pathways along roadways within the A-1 Airport and Light Industrial District. Such sidewalks or pathways shall be constructed to Township specifications. The Planning Commission's determination on this aspect shall include input from the Commerce Park Commission.
[Added 5-9-2022 by Ord. No. 22-01]
A. 
Any structure or use of the land in the District A-1 Airport and Light Industrial District shall be subject to the following area and bulk regulations:
Table 9.5A
Area and Bulk Regulations[1]
Requirement
A-1 District
Minimum lot area
Variable (1)
Minimum setbacks for building and parking lots (feet) (2)
Meridian Road setback measured from right-of-way
100
Groh Road setback measured from right-of-way
North side
25
South side
50
Midway and Intrepid setback measured from back of curb
25
Other service roads within Commerce Park measured from back of curb
10
Spacing between buildings
20 (3)
A-1 District perimeter excluding road frontages
50
Natural feature
25(4)
Parking lot
10
Maximum building lot coverage
50% (5)
Maximum floor/area ratio
1.0 (6)
Maximum height (feet)
55 (7)
Figure 9.5.a
Airport Commerce Park Site and Dimensional Requirements
[1]
Editor's Note: Notes to this table are included as Subsection B.
B. 
Notes pertaining to area and bulk regulations:
(1) 
The minimum lot area shall be based on the requirements for parking, landscaping, vehicular and pedestrian circulation, and conditions set forth herein, unless otherwise specified.
(2) 
Setbacks shall be determined by the site's road frontage as indicated in Table 9.5.B and the following figure:
Figure 9.5B A-1 Setback Requirements
(3) 
Greater spacing shall be provided between buildings where required by the buffering between land uses under § 285-9.4E(2).
(4) 
Natural feature setback shall be maintained in relation to the ordinary high-water mark of any pond, river or channel, and to the edge of any drainageway or regulated wetland. Only waterfront structures and appurtenances, as permitted in Article 17, Waterfront Provisions, may be located within the natural feature setback. This setback may be reduced by the Planning Commission upon a determination that it is clearly in the public interest. In determining whether the setback reduction is in the public interest, the benefit which would reasonably be expected to accrue from the proposed development shall be balanced against the reasonably foreseeable detriments to the natural feature. The following general criteria shall be applied in undertaking this balancing test:
(a) 
The relative extent of the public and private need for the proposed activity.
(b) 
The availability of feasible and prudent alternative locations and methods to accomplish the expected benefits from the activity, including alternatives which are off-site or on other commercially available properties.
(c) 
The extent and permanence of the beneficial or detrimental effects which the proposed activity may have on the public and private use to which the area is suited, including the benefits the natural feature provides.
(d) 
The probable impact of the proposal in relation to the cumulative effect created by other existing and anticipated activities in the watershed.
(e) 
The probable impact on recognized historic, cultural, scenic, ecological, or recreational values and on the public health or fish or wildlife.
(f) 
The size and quality of the natural feature.
(g) 
Proximity to any waterway.
(h) 
Extent to which upland soil erosion adjacent to the natural feature is controlled.
(i) 
Economic value, both public and private, of the proposed land change to the general area.
(j) 
Findings of necessity for the proposed project which have been made by other state or local agencies.
(5) 
The fifty-percent maximum lot coverage may be increased by the Planning Commission upon submission and approval of a complete landscape plan that provides at least 1 1/2 times the required amount of greenbelt and buffer zone landscaping as required under § 285-13.3B and C.
(6) 
The floor area ratio is derived by dividing the total building floor area of a building by the zoning lot area.
(7) 
All new construction or alteration to existing structures shall be required to submit a notice of proposed construction or alteration to the Administrator of the U.S. Department of Transportation Federal Aviation Administration (FAA), in accordance with the requirements of federal regulations. The maximum height of any structure shall be 55 feet, provided that this maximum allowable height may be reduced if required by the FAA.
A. 
Noise.
(1) 
Noise shall not become objectionable due to intermittence, beat, frequency, or shrillness and shall not exceed the maximum sound pressure levels prescribed below, as measured at the street or property line:
Table 1
Maximum Permitted Sound Pressure Levels
Decibels
Octave Band
(cycles per second)*
Day**
Night**
00 to 74
76
70
75 to 149
70
62
150 to 299
64
56
300 to 599
57
49
600 to 1,199
51
44
1,200 to 2,399
45
39
2,400 to 4,799
38
33
4,800 and above
36
31
Notes:
*
Sound level meter set on the C or flat scale, slow response.
**
Day: 7:00 a.m. to 6:00 p.m.; night: between 6:00 p.m. and 7:00 a.m.
(2) 
A sound level meter and an octave band analyzer shall be used to measure the level and frequency of the sound or noise during the day and/or the night. Sounds of very short duration, which cannot be measured accurately with the sound level meter, shall be measured by an impact noise analyzer.
(3) 
Objectionable sounds, of an intermittent nature or characterized by high frequencies, even if falling below the specified decibel levels, shall be controlled so as not to become a nuisance to adjacent uses.
B. 
Vibration. No activity or operation of machines shall cause or create a steady state vibration or an impact vibration at any point on any property line, with a displacement in excess of the permitted vibration displacement for the frequencies as set forth below. "Steady state vibrations" shall be defined as earthborne oscillations that are continuous discrete pulses which occur more frequently than 100 times per minute. "Impact vibrations" shall be defined as earthborne oscillations occurring in discrete pulses at less than 100 pulses per minute.
Table 2
Maximum Permitted Steady State Vibration Displacement
Frequency
(cycles per second)
Displacement
(inches)
10 and below
0.0008
10-20
0.0005
20-30
0.0003
30-40
0.0002
40-50
0.0001
50-60
0.0001
60 and over
0.0001
Table 3
Maximum Permitted Impact Vibration Displacement
Frequency
(cycles per second)
Displacement
(inches)
10 and below
0.0016
10-20
0.0010
20-30
0.0006
30-40
0.0004
40-50
0.0002
50-60
0.0002
60 and over
0.0002
C. 
Industrial performance compliance procedures.
(1) 
The Township is hereby empowered to require the owner or operator of the use in question to submit such data and evidence as may be deemed essential to permit an objective determination of a violation of performance standards. Failure to submit data required shall constitute grounds for denying a permit for that use of land. With any application for a site plan approval from the Planning Commission for any use that has the potential to exceed the noise or vibration limits of this section, the following information shall be provided with the site plan application:
(a) 
A description of the machinery, process and products.
(b) 
Specifications for the mechanisms and techniques to be used in restricting the possible emission of any of the dangerous and objectionable elements as set forth in this article.
(c) 
Measurements of the amount or rate of emission of said objectionable elements.
(2) 
Compliance with the performance standards shall be required as a condition of approval for that use. Any violation of the performance standards of this section shall be considered a violation of this chapter under Article 20.
(3) 
Where determinations can reasonably be made by the Community Development Department, using equipment and personnel normally available to the Township or obtainable without extraordinary expense, such determinations shall be so made before notice of violation is issued. Where determination of violation of performance standards will likely entail the use of highly skilled personnel and expensive or unusual instrumentation not ordinarily available to the Township and when, in the considered judgment of the Community Development Department a violation exists, costs of the determinations will be charged against those responsible in addition to such other penalties as may be appropriate.