A.
It is the intent of the PI District to provide and
require unified and organized arrangement of buildings, service and
parking areas, together with adequate circulation and designated open
space, all planned and designed as integrated units, in a manner as
to provide and constitute efficient, safe, convenient and attractive
planned campus-like office park, corporate center, hotels/conference
center and other appropriate uses. It is also the intent of the PI
District to promote large unified developments which have direct access
on a major highway, while discouraging the application of this district
in areas of the Township which cannot support the above stated intentions.
All ground considered for this district must be in single ownership.
The requirement for a plan will provide the Board of Supervisors with
a means to review proposals and permit the development of those facilities
which, in addition to demonstrating a contribution to the community
and the region, would incorporate design innovations in building and
landscaping so no adverse impacts of any kind would occur. The development
plan shall reflect sensitivity in the designation of areas for different
uses that will allow for homogenous uses to be contiguous.
B.
In the PI Planned Industrial/Office 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.
Manufacturing, assembling and/or servicing electronic
equipment only.
A.1.
Medical marijuana grower/processor.
[Added 6-19-2017 by Ord.
No. 2017-02]
B.
Passenger station for public transportation; electric
substation; telephone central office.
C.
Hotel and/or conference center where a conference
center is designed as a building or series of buildings, designed
and used as a professional meeting and training facility and may include
conference rooms, recreational facilities, restaurants, sundries shops
and other accessory facilities; a minimum of five acres shall be required
for this use.
D.
Offices or office building for administrative, executive
and professional activity, and similar activities involving the performance
or rendering of professional service, such as a bank, financial institution,
the sale of real estate and business office including the showing
of samples, sale promotion and demonstration of equipment; provided,
however, that no merchandise shall be warehoused on the premises for
sale, exchange or delivery thereon, and further provided that nothing
herein preclude sale or manufacturers' representatives from arranging
for the sale of merchandise manufactured, fabricated or warehoused
at, or delivered to, locations outside of the PI District.
E.
Restaurant, cafeteria or recreational facilities designed
for the comfort and convenience of employees shall be permitted provided
such facilities are located inside the confines of the building and
provided further that such facilities are not offered for use by the
general public.
F.
Churches.
G.
Public uses, structures, or buildings owned or operated
by the municipality, a municipal authority organized by the municipality
or an authority of which the municipality is a member.
H.
Indoor recreational facilities containing amenities
such as a swimming pool, spa, indoor track, nautilus equipment, handball
and racquetball courts and facilities typical of a YMCA facility.
I.
Laboratory for scientific research and development
including animal research provided such animal research is conducted
pursuant to the Guiding Principles in the Use of Animals in Toxicology
as adopted by Society of Toxicology in July 1989 and revised in March
1999.
[Amended 12-2-2002 by Ord. No. 02-07]
J.
Day-care centers.
K.
Wholesaling, warehousing and distributing, provided that there shall be no exterior evidence of such, and, further, no aboveground storage tanks shall be allowed on the exterior of the building except as permitted by § 200-49O(3).
[Amended 10-18-2021 by Ord. No. 2021-04]
L.
Existing agriculture.
M.
Any one of the following uses when authorized as a conditional use by the Board of Supervisors, subject to § 200-116 of this chapter:
(1)
Manufacturing and processing provided there shall be no raw materials or finished products permitted on the exterior of the building, and, further, no above ground storage tanks shall be allowed on the exterior of the building except as permitted by § 200-49O(3).
[Amended 10-18-2021 by Ord. No. 2021-04]
(2)
Any other use as determined by the Board of Supervisors
to be the same general character as the above permitted uses.
O.
The following accessory uses shall be permitted provided
they are incidental to any of the foregoing permitted uses:
(1)
Private parking areas pursuant to § 200-73 of this chapter, except that the minimum number of parking spaces for office buildings other than provided for herein shall be one space for each 250 square feet of gross floor area. However, if, in the opinion of the Board of Supervisors, parking proves to be inadequate, a sufficient number of additional spaces shall be added to alleviate the problem to the satisfaction of the Board of Supervisors. Also, the size of the parking spaces within the entire district for each vehicle shall consist of a rectangular area having a dimension of not less than 10 feet in width and 20 feet in length. Where a parking space abuts a grass median of at least two feet in width or four feet in width where parking spaces are on each side of the median, only 18 feet of paving shall be necessary with the remaining two feet being with the grass median area.
(2)
Other customary accessory uses, structures or buildings,
provided such are clearly incidental to the principal use.
(3)
Aboveground
storage tanks for storage of Inert gases, liquids and solids, water
and brine; provided, however, that the storage of any materials and/or
substances that meet the definition of a Regulated Substance as that
term is defined n 25 Pa. Code § 245.1 shall be prohibited.
[Added 10-18-2021 by Ord.
No. 2021-04]
A.
Minimum lot area. Two-acre minimum with three-acre
average. However, one to 1.99 acre size lots may be permitted for
a maximum of 5% of the total number of lots in the development. Also,
any lot which is less than three acres shall be under single ownership
and shall contain one specific use, company or corporation and any
incidental accessory use thereto.
B.
Minimum lot width. Every lot shall not be less than
200 feet in width.
C.
Designated open space. In this district, the developer
shall allow for a minimum of 5% of the total net tract area that can
include stormwater management areas that shall be properly landscaped,
separate from any lots, and usable for any active or passive recreation.
Developer may dedicate such area to the Township, retain ownership
and maintenance responsibilities or provide for an organization to
do same. It shall be the Township's sole decision to either accept
or reject any such offer of dedication. Designated open space shall
carry the same area and bulk regulations as building lots.
D.
Yard regulations.
(1)
Front yard. Minimum of 40 feet except when an agricultural
use or residential district is adjacent to the front yard, in which
case front yard setback shall be 150 feet minimum.
(2)
Each side yard. Minimum of 15 feet except when an
agricultural use or residential district, or lot containing an occupied
dwelling, is adjacent to the side yard, in which case the side yard
setback shall be 150 feet on the side thus abutted. On a corner lot
there shall be a side yard of not less than 40 feet.
(3)
Rear yard. Minimum of 15 feet except when an agricultural
use or residential district, or lot containing an occupied dwelling
unit, is adjacent to the rear yard, in which case the rear yard setback
shall be 150 feet.
(4)
There shall be a 100-foot setback from the ultimate
right-of-way of PA Route 100 regardless of which yard abuts the highway.
E.
Coverage regulations. The maximum building and lot
coverage permitted in this district shall be according to the following:
[Amended 3-15-2004 by Ord. No. 04-01]
F.
Height restrictions. No structure or principal buildings
shall exceed three stories or 35 feet, whichever is less. Buildings
exceeding two stories in height shall be constructed with interior
fire protection sprinkler systems and standpipe systems.
[Amended 10-17-2011 by Ord. No. 2011-06]
Sewer and water service. Public sewer and public
water are required for any use permitted in this district, if available.
Unless adequate provisions for off-site sewage disposal is 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.