A. 
The PI Planned Industrial District is hereby established as a district in which regulations are intended to provide for many businesses and industries which require large sites and land areas for their exclusive use, as well as to permit an alternative development program for an adequately planned and aesthetically pleasing integrated industrial complex of various sized nonnuisance establishments within a structured community open space system on large panels of land held in single and separate ownership and/or control.
B. 
It is the intent of this legislation to be applied to land so located and environmentally sound that it will be appropriate for use by an exclusive tenant of large-scale needs or for development as an integrated industrial complex to be harmonious with 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 building 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.
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, 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. 
Banks and office buildings as permitted in Article XXVIII, § 230-169, of this chapter.
F. 
Wholesale, warehouse, storage or distribution center, provided that satisfactory provisions are made to prevent traffic congestion and hazard, and that loading docks are provided to load and unload directly into the building. No retail sales display areas are permitted and retail sales will be limited to that of an accessory use.
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, tennis or other similar sport, provided that any building proposed to house any of such uses will 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.
I. 
Day-care center when authorized by special exception by the Zoning Hearing Board.
J. 
Utility line, or any necessary governmental or public utility use.
K. 
Municipal building.
[Added 12-23-2002 by Ord. No. 1153]
A. 
Lot area and width. A tract may be developed under individual lot development or integrated industrial complex as indicated below:
(1) 
Individual lot development. Every lot developed individually by a single user on which buildings are hereafter erected or used shall have a minimum lot area of 25 acres with a minimum width of that lot being not less than 750 feet at the building line.
(2) 
Integrated industrial complex. The development under the alternative method shall meet the following conditions:
(a) 
The total tract area shall be at least 100 acres.
(b) 
No individual lot in the subdivision of the tract may have an area less than 50,000 square feet; or a width less than 150 feet at the right-of-way line with the exception of lots located on a cul-de-sac, in which case a width of not less than 50 feet at the right-of-way line will be permitted provided that a width of not less than 100 feet is provided at the building line.
(c) 
An average lot size of 2.75 acres shall be provided. In computing average lot size, only net planned industrial acreage shall be used, that is, the average lot size shall be based on the total tract area excluding required open space and excluding required road right-of-way. Open space shall be excluded from the computation of average lot size regardless of the ultimate ownership of the open space.
(d) 
Community open space as detailed in § 230-158 of this chapter must be provided.
B. 
Building and lot coverage. 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 or other impervious surfaces.
[Amended 9-16-1998 by Ord. No. 1147]
C. 
Height regulations. All buildings shall comply with the regulations as contained in Article V, Performance Standards.
A. 
Total tract. Whenever a development pursuant to this article abuts a residential zoning district, a yard area of at least 300 feet, not including any legal right-of-way, shall be provided. No structure or parking shall be permitted in any buffer area.
B. 
Individual lots within the development.
(1) 
Front yard setback shall be measured from the ultimate right-of-way line and shall be a minimum of 50 feet. On corner lots the front yard setback may be reduced on one side only to a minimum of 40 feet.
(2) 
Side yards shall total a minimum of 80 feet, with neither side yard being less than 15 feet. No two fifteen-foot side yards shall abut each other unless a planting strip of at least five feet is provided for the entire length of the common line.
(3) 
Rear yards shall be a minimum of 50 feet.
Under the provisions for a planned industrial development, open space must be provided for recreational lands for public use to preserve areas of nondevelopment in perpetuity, and to protect environmentally sensitive and vulnerable areas from development. It is the intent of this chapter to provide lands of meaningful size which may be used for structured or unstructured recreational activities. Therefore, open space shall be so designed and allocated as to be a contiguous and free flowing entity, and wherever possible abut an existing residential district. Two alternative methods exist to calculate open space minimum provisions:
A. 
Dedication of open space.
(1) 
The developer may, upon acceptance of the land in question by the Township, dedicate a parcel of land to the Township or to any other governmental entity on request of the Township. This parcel shall represent a minimum of 40% of the industrially zoned tract. Right-of-way of dedicated road shall not be included in this percentage. Such offer of dedication shall be free and clear of any conditions or restrictions which shall limit the open space's use for any public purpose the Township shall deem consistent with the nature of the ground in question.
(2) 
Seventy-five percent of the parcel shall be free of any floodplain constraints.
B. 
Covenant of open space. The developer may retain title to the land used for open space under a covenant running with the land perpetually prohibiting development of this land except as a single recreational use. The use or any future changes or additions to the use must be approved by the Township. Such use shall be limited to 1% of ground coverage for building structure and 4% impervious ground cover. Under this option the minimum open space required shall represent a parcel of 45% of the industrially zoned tract. Recreational use shall not be construed to pertain to primary recreational structures, but to allow such uses as golf course, equestrian center with stables, swimming pool with bathhouse, club (including normal accessory facilities) or other similar use so long as such use does not generate noise, fumes, exterior illumination or other characteristics which would be objectionable to surrounding landowners. Under this option there shall be provisions which insure that the open space shall be properly maintained and repaired to the satisfaction of Horsham Township. Horsham Township shall have the right to cite any violations in maintenance and repair and after notice, perform such necessary maintenance and repair, and charge to the developer or owner the cost of such work.
C. 
In computing the ground necessary for dedication of open space or covenant of open space, up to 20% of the required acreage may be contiguous vacant ground zoned other than industrial.
In addition to the requirements of this chapter, the plan for development shall comply with the applicable regulations contained in Article IV, General Provisions, and Article V, Performance Standards, except as follows:
A. 
All parking shall be to the side or rear of the structure.
B. 
No lot shall have access onto any existing public road but rather must have access to an interior street to be created at the time of subdivision and land development.
C. 
No lot access point shall exist closer than 200 feet to an intersection.
D. 
Vehicular parking shall not be permitted on access roads.
E. 
Sidewalks shall be provided as may be required by Township Council.
F. 
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.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).