Township of Upper Uwchlan, PA
Chester County
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Table of Contents
Table of Contents
A. 
It is the intent of the LI District, as outlined by the Upper Uwchlan Township Comprehensive Plan, to provide for limited industrial and other related intensive activities in the Township, to encourage the establishment of industrial uses which will offer additional employment opportunities and an increased tax base for the Township; to establish reasonable standards governing industrial development to ensure its compatibility with the character of the area and adjacent land uses, and to locate industrial uses within close proximity to major roads in order to provide safe and efficient access by industrial-related traffic.
B. 
In the LI Limited Industrial District, the following regulations shall apply.
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. 
Assembly of office equipment and electrical appliances and supplies; and similar processes not to include the manufacturing of iron, steel, other metals or alloys, or metal processing.
B. 
Manufacture of light industrial products from already prepared materials (such as wood, metal, cloth, leather, paper, plastic, glass); manufacture of professional, scientific, or electronic instruments; jewelry; watches, small appliances, and similar products.
[Amended 7-20-2015 by Ord. No. 2015-06]
B.1. 
Medical marijuana grower/processor.
[Added 6-19-2017 by Ord. No. 2017-02]
C. 
Research, engineering, or testing laboratories.
D. 
Public utility operating facilities.
E. 
Printing or publishing establishment.
F. 
Office building.
G. 
Wholesale warehouse, and distribution.
H. 
Churches/religious uses.
[Added 11-15-1999 by Ord. No. 99-07; amended 11-6-2000 by Ord. No. 00-04]
I. 
Any one of the following uses when authorized as a conditional use by the Board of Supervisors, subject to § 200-116 of this chapter:
[Amended 8-6-1990 by Ord. No. 90-02; 2-3-1997 by Ord. No. 97-02; 7-7-1997 by Ord. No. 97-05; 11-6-2000 by Ord. No. 00-04]
(1) 
Surface mining operations.
(2) 
Sanitary landfills.
(3) 
Junkyard.
(4) 
Recycling collection center, excluding processing or transfer station.
(5) 
Motor vehicle body or fender repair, including painting or major overhauling.
(6) 
A helicopter landing pad as an accessory use to any of the uses permitted by right, by conditional use or by special exception, when such accessory use is authorized by conditional use procedure and providing that any such accessory use shall comply with the following:
(a) 
No helicopter shall take off or land over areas zoned other than Limited Industrial.
(b) 
No helicopter landing pad shall be located within 1,000 feet of any area zoned other than Limited Industrial.
(c) 
There shall be a minimum front yard setback of 300 feet for any helicopter landing pad.
(d) 
There shall be a minimum side and rear yard setback of 200 feet for any helicopter landing pad.
(e) 
The owner and operator of the facility shall enter into an agreement with the Township with respect to the following: fixing the flight for helicopter taking off and/or landing patterns.
(f) 
All helicopter flights shall comply with FAR 91.119, pertaining to minimum safe altitude.
(7) 
Indoor health spas, fitness centers, indoor bowling lanes, indoor tennis courts and indoor skating rinks subject to all applicable requirements of the L-1 District and all other requirements of the Township's existing ordinances.
(8) 
Tower-based wireless communication facilities.
[Amended 6-16-2014 by Ord. No. 2014-03]
(9) 
Adult-oriented use, where located not less than 500 feet from any similar use and from any residence, church, or public or private school or day-care facility.
[Added 5-17-2004 by Ord. No. 04-02A]
(10) 
Municipal or public uses; governmental or public utility building or uses.
[Added 4-21-2014 by Ord. No. 2014-01]
J. 
Any one of the following uses when authorized as a special exception by the Zoning Hearing Board, subject to Article XX of this chapter:
[Amended 11-6-2000 by Ord. No. 00-04]
(1) 
Any use similar to the above permitted uses not specifically provided for herein, provided that the use meets the performance requirements of § 200-82 of this chapter.
K. 
The following accessory uses shall be permitted provided that they are incidental to any of the foregoing permitted uses:
[Amended 11-6-2000 by Ord. No. 00-04]
(1) 
Customary industrial accessory uses.
L. 
When authorized as a conditional use by the Board of Supervisors, subject to § 200-116 of this chapter, a building may exceed 35 feet by conditional use approval; however, no building or structure may exceed 45 feet.
[Added 10-17-2011 by Ord. No. 2011-06]
M. 
When authorized as a conditional use by the Board of Supervisors, subject to § 200-116 of this chapter, the following additional uses shall be permitted when established on a property designated by the Township as a Class I or Class II Historic Resource, where historical building(s) shall be adaptively re-used, and where an economic development license has been issued by the Board of Supervisors for the purpose of local economic development:
[Added 7-20-2015 by Ord. No. 2015-06]
(1) 
Bakeries.
(2) 
Retail sales.
(3) 
Restaurants; including tavern, brew pub, confectionary, ice cream stand, diner, sandwich or pizza parlor providing both dining and take-out service.
(4) 
Adaptive reuse for historic preservation where indicated as a use subject to approval by the Board of Supervisors as a conditional use in accordance with Section 200-72.1.
[Added 9-19-2016 by Ord. No. 2016-07]
N. 
Adaptive reuse for historic preservation where indicated as a use by right in accordance with § 200-72.1.
[Added 9-19-2016 by Ord. No. 2016-07]
A. 
Minimum lot area. Every lot shall have an area of not less than three acres.
B. 
Minimum lot width. Every lot shall not be less than 300 feet in width.
C. 
Yard regulations.
(1) 
A front yard of not less than 75 feet shall be provided on each lot.
(2) 
A rear yard and two side yards of not less than 50 feet each shall be provided on each lot, except that setback shall be 100 feet where abutting a residential district. If the lot is a reverse frontage lot, then the requirements of § 200-75B shall apply.
(3) 
There shall be a one-hundred-foot setback from the ultimate right-of-way of PA Route 100 regardless of which yard abuts the highway.
D. 
Coverage regulations. The maximum building and lot coverage permitted in this district shall be according to the following:
Lot Area
(acres)
Building Coverage
(percent)
Lot Coverage
(percent)
3 to 9
40%
70%
9.1 to 15
35%
60%
15.1 or more
30%
50%
E. 
Height restrictions. No structure or principal building shall exceed 35 feet in height.
F. 
Accessory buildings/structures. No accessory building or structure shall be located within the front yard, nor within 30 feet of any side or rear lot line.
Sewer and water service. Public sewer and water are required for any use permitted in this district, if available. Unless adequate provisions for off-site sewage disposal are provided, there shall be a minimum contiguous area suitable for on-site sewage disposal which is 20% of the tract, but in no case less than 10,000 square feet.
For additional regulations applicable to this district, see Article XIV, Supplemental Land Use Regulations, Article XV, Common Regulations, and Article XVI, Signs.