In expansion of the declaration of legislative intent contained in Article I, § 113-3, of this chapter and the statement of community development objectives contained in Article I, § 113-5, of this chapter, it is hereby declared to be the intent of the HI Heavy Industrial District to establish reasonable standards for the provision of major industrial operations and employment centers within West Conshohocken Borough.
A building may be erected, altered or used and a lot may be
used or occupied for any of the following purposes, and no other:
A.
Any use permitted in LI Limited Industrial Districts, except adult
entertainment uses.
[Amended 9-6-2000 by Ord. No. 00-8, approved 9-7-2000]
B.
Assembly and fabrication of iron, steel and metal products.
C.
Metal processes, including all processes except those involved in
the refining, smelting, alloying and basic processing of iron or steel
(other than precious and rare metals).
D.
Manufacture of building materials; food products; stone, clay or
ceramic products; heavy electrical equipment; machinery; machine tools;
wood and paper products; large rubber products; tobacco and tobacco
products; and plastic products.
E.
Textile manufacturing.
F.
Chemical and chemical products manufacture, not involving noxious
odors or danger from fire (such as adhesives, bleaching products and
dyestuffs).
G.
Canning.
H.
Wood and lumber, bulk processing.
I.
Governmental or public utility buildings or uses, including storage
yards, repair shops or similar uses.
J.
Warehouses or storage, open or enclosed, excluding storage of explosives,
petroleum or gas (except for Borough use) and junkyards (including
storage or processing of scrap metals and junk automobiles).
K.
The following additional uses, when authorized by the Zoning Hearing Board as a special exception, subject to the provisions of Article XVII.
(1)
Chemical and chemical products manufacture not permitted in this
section above.
(2)
Metal and metal ore reduction, refining, smelting and alloying.
(3)
Petroleum storage.
(4)
Manufacture of glass and cement products (including central mix plants).
(5)
Any use of the same general character as any of the above permitted
uses, subject to such additional reasonable safeguards as the Zoning
Hearing Board may determine, provided that in no case shall the following
uses or any use substantially similar thereto be permitted: abattoir;
bulk storage of explosives; fat rendering; dump or incineration or
reduction of garbage (except by the county); leather processing; manufacture
of asphalt, explosives, fertilizer, linoleum or rubber; petroleum
refining; wood or wood pulp processing.
In the HI Heavy Industrial District, the following area, width
and yard regulations and other development requirements shall apply:
A.
Area, height, width and yard regulations.
(1)
Lot area. A minimum of three acres shall be required for development
within the HI Heavy Industrial District.
(2)
Building coverage. Not more than 60% of the area of each lot may
be occupied by buildings.
(3)
Yards. Yards shall be provided on each lot as follows:
(5)
Setbacks from residential districts. No building, structure or parking
area shall be permitted closer than 100 feet to any residential district
in the Borough or in an adjoining municipality.
[Amended 11-14-1995 by Ord. No. 95-436, approved 11-14-1995]
B.
Other development requirements. Each use shall comply with the following
performance standards:
(1)
In an HI Heavy Industrial District, no use which shall create a noxious,
offensive or hazardous condition beyond the district boundary line
shall be permitted.
(2)
In determining whether a proposed use is or may become noxious, hazardous
or offensive, the following standards shall apply. The proposed operation
shall not:
(a)
Constitute a nuisance or damage to health or any property by
reason of dissemination of noxious, toxic or corrosive fumes, smoke,
odor or dust in the immediately surrounding area or beyond the district
boundary line.
(b)
Result in noise or vibration clearly exceeding the average intensity
of noise or vibration occurring from other causes beyond the district
boundary line.
(c)
Endanger surrounding areas by reason of fire or explosion.
(d)
Produce objectionable heat or glare beyond the property line.
(e)
Result in electrical disturbance in nearby residences, or adversely
affect the operation of equipment other than on the property on which
the disturbance is located.
(f)
Discharge any untreated sewage or industrial waste into any
stream, or otherwise contribute to the pollution of surface or underground
waters.
(g)
Create an objectionable traffic condition on the highway or
in an adjacent area, or generate a nuisance to surrounding property
by reason of truck traffic.
(h)
Endanger the underground water level or supply to other properties.
(i)
Create any other objectionable condition in an adjoining area
which will endanger public health and safety or be detrimental to
the proper use of the surrounding area.
(3)
The applicant, when requested, shall demonstrate that the proposed use will comply with the standards contained in Subsection B(2) above and that adequate provisions will be made to reduce and minimize any objectionable elements to the degree necessary to ensure that the proposed use will not be noxious, hazardous or offensive, as defined above. In order to determine that adequate safeguards are provided, the Zoning Administrative Officer, or the Zoning Hearing Board in any case where a use is made subject to special exception, may require that the applicant submit necessary information, impartial expert judgments and written assurances; obtain the advice of official agencies or of private consultants; and require that the use comply with such tests or provide such safeguards as may be deemed necessary.
