A. 
The I-1 Industrial District is hereby established as a district in which regulations are intended to provide for selected, large-scale, nonnuisance industrial type establishments, which require large sites and land areas, as well as to permit and encourage an integrated industrial development of land held in single and separate ownership and/or control as defined in Section 107(a) of the Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10107(a).
B. 
In an integrated industrial development it is intended that the overall tract be designed so that the planning concept known as "lot averaging" shall apply and be fostered to the extent that the smallest permissible lot shall not be applicable to the entire tract (or any part thereof) but shall only be permitted in the ratio to the total tract as herein set forth, when the tract is developed in the overall pattern of lots of varying sizes or areas so that an average minimum lot size shall not be less than six acres.
C. 
It is the intent of this legislation to be applied to land so located and designed for integrated development that it will constitute a harmonious and appropriate part of the physical land development of the Township, thereby contributing to the economic base of the Township; to encourage construction of structures on the land for continued use of land for industrial and related purposes; to prohibit any use which would interfere with the development, continuation, or expansion of the integrated industrial use in any such district; to establish reasonable standards for buildings and structures, areas and dimensions of yards (i.e., setback requirements) and use of other open spaces; for the provision of facilities and the operation of industry to prevent air pollution, noise, glare, heat, vibration, fire and ensure the public safety of those employed in such districts as well as the general health, safety, and welfare of the Township.
[Amended 12-23-2002 by Ord. No. 1153; 8-10-2022 by Ord. No. 2022-04; 2-12-2025 by Ord. No. 2025-01]
A building or group of buildings may be erected or used, and a lot may be used or occupied for any of the following purposes, and no other:
A. 
The processing, compounding, treatment, packaging, and manufacturing of clothes, cosmetics, soft drinks, electronics, electrical appliances and equipment; tools and hardware, jewelry, watches; musical, professional and scientific instruments; metal working and treatment, such as stamping, extrusion, heating, plating, rustproofing and similar uses; processing of food excluding meat and fish; textiles, excluding bleaching.
B. 
Laundry, dry-cleaning or dyeing plant.
C. 
Laboratory, research, experimental and testing.
D. 
Printing, publishing, lithographing and similar processes.
E. 
Office buildings as permitted in Article XXVIII, § 230-169.
F. 
Wholesale, warehouse, storage or distribution center, provided that satisfactory provisions are made to prevent traffic congestion and hazard, and that all loading and unloading operations be carried on within the lines of any building used for such purposes.
G. 
Accessory use on the same lot and customarily incidental to any of the above permitted uses not detrimental to the neighborhood, which may include:
(1) 
Storage within a completely enclosed building in conjunction with a permitted use.
(2) 
A cafeteria or other service facility located within the building and operated for the exclusive use of occupants of the building.
H. 
The following indoor recreational uses: badminton, basketball, gymnastics, handball, squash and tennis; provided that any building proposed to house any of such uses shall be constructed in such a manner that will permit it to be readily converted to at least one of the industrial uses permitted in this section if the recreational use of the building should be discontinued; and provided further that any such building shall have a waiting or spectator area which will comfortably accommodate no more than two times the maximum number of participants in any such recreational facilities on the premises, if they are being used to full capacity.
I. 
The following uses when authorized by a special exception by the Zoning Hearing Board:
(1) 
Restaurant.
(2) 
Banks.
(3) 
Hotel, motel, or inn.
(4) 
Day-care centers.
J. 
Municipal building.
K. 
Mini storage facility on properties located in the I-1 Industrial District only in accordance with the development regulations and standards specified below:
(1) 
Area and yard requirements.
(a) 
The property on which the mini storage facility is located shall have a minimum of 500 feet of frontage on and have direct access to a road classified as an arterial road in the Township Subdivision and Land Development Ordinance.
(b) 
Gross lot area and width. Any parcel of land developed for a mini storage facility shall have a minimum gross lot area of five acres with a lot width of not less than 650 feet at the building line.
(c) 
Building and impervious coverage. Maximum building coverage shall not exceed 30% of the gross lot area. Maximum impervious surface coverage shall not exceed 55% of the gross lot area.
(d) 
Building placement. No building shall be located less than 80 feet from the ultimate right-of-way line of any street, nor less than 40 feet from a side property line, nor less than 150 feet from a rear property line.
(e) 
Parking, loading, and service area placement. No parking, loading or service area shall be located less than 60 feet from the ultimate right-of-way of any street or 10 feet from any other property line.
(2) 
Building height. The maximum building height shall be 40 feet.
(3) 
Fence and wall height. Fences and walls in excess of eight feet in height shall be prohibited within the required front, side, and rear yard. Fences and walls shall not be required to contain openings therein. Retaining walls are excluded from this provision.
(4) 
There shall be no business activity other than leasing of storage units. One office is permitted as an accessory use to facilitate the leasing of storage units.
(5) 
All storage shall be within enclosed buildings.
A. 
Lot area and width.
(1) 
Individual lot development. Every lot developed individually on which a building or combination of buildings is hereafter erected or used shall have a lot area of not less than 25 acres and such a lot shall be not less than 750 feet in width at the building line.
(2) 
Integrated industrial tract development. The development of an integrated industrial tract shall meet the following conditions:
(a) 
The total tract area shall be at least 50 acres.
(b) 
No individual lot may have an area less than two acres or a width less than 200 feet at the building line.
(c) 
Not more than 15% of the total tract area, exclusive of street rights-of-way, may be utilized for lots less than four acres.
(d) 
Not more than 40% of the total tract area, exclusive of street rights-of-way, may be utilized for lots less than six acres.
(e) 
The average lot, exclusive of street rights-of-way, shall be not less than six acres.
B. 
Building and lot coverage.
[Amended 9-16-1998 by Ord. No. 1147]
(1) 
For lots developed individually, not more than 40% of the developable area of any lot may be occupied by buildings, and a total of not more than 65% of the developable area of any lot may be occupied by buildings, parking areas, unloading areas and access roads.
(2) 
In an integrated industrial development.
(a) 
The building coverage of primary and accessory buildings and/or structures, excluding basement area, shall not exceed 40% of the developable area of each lot area regardless of size.
(b) 
Primary and accessory use buildings and/or structures, parking area, unloading areas and access roads shall not occupy more than 65% of the developable area of each lot area.
C. 
Building placement.
(1) 
On lots developed individually no building shall be located less than 200 feet from a street right-of-way line, nor less than 150 feet from a side or rear property line, and no parking, loading or service area shall be located less than 100 feet from a street or 10 feet from any other property line.
(2) 
In an integrated industrial development no building shall be located less than 150 feet from a residential zone nor less than 100 feet from a street right-of-way line, nor less than 50 feet from any other property line. No parking, loading, or service area shall be located less than 100 feet from any other property line. However, the use of a common driveway along property lines will be permitted.
D. 
Height regulations. All buildings shall comply with the regulations as contained in Article V, Performance Standards.
A. 
In all integrated industrial developments a written "lot average agreement" shall be submitted to and approved by the Township Council prior to any approval by the Township of any development site plans as a condition precedent to the issuance of any building permit(s).
B. 
In addition to the requirements of this article, the plan for development shall comply with the applicable regulations contained in Article IV, General Provisions, and Article V, Performance Standards.
C. 
All parking areas, with the exception of visitor parking for no more than 12 cars, shall be located in the rear and/or side yard of the principal building.
D. 
Corner lots which adjoin both an interior and perimeter road shall have driveway connections only to the interior road. The points of vehicular egress or ingress shall not be closer than 300 feet from any intersection or roadways.
E. 
Buffering. There shall be a buffer area of at least 50 feet along all property lines which abut residentially zoned districts, which shall be planted and landscaped in accordance with the requirements for a screen buffer as provided in § 230-31A of this chapter.