In addition to the objectives stated in §240-3, the industrial zoning districts are intended to serve the following purposes:
A. To meet the anticipated future needs for industrial and business activity by providing sufficient space and a range of choice sites.
B. To provide that the land most suitable for industrial and related activities is available for development while preserving opportunities for new residential development.
C. To protect industry against congestion by limiting the bulk of buildings to one another and to the land around them, and by providing sufficient off-street parking and loading facilities for such development.
D. To promote the most desirable use of land and direction of building development in accord with a well-considered site development plan, to promote stable industry, to strengthen the economic base of the township, to protect the character of particular industrial and business areas and their peculiar suitability to particular uses, to conserve the value of land and buildings and to protect local tax revenues.
E. To promote high environmental protection standards to help ensure the preservation and protection of natural features and other elements of the environment.
A. Specific intent. In addition to the objectives stated in §§240-3 and 240-18, the 1-1 District is intended to encourage the development of light industrial uses which adhere to performance standards (see §240-24). Other uses which adhere to the performance standards and are compatible to the adjoining BP Districts and residential districts are also encouraged. This section also encourages excellence in site planning and building design, stringent traffic control, attractive landscaping and screening.
B. Uses permitted by right. The following principal uses are permitted by right in the I-1 District if the area and bulk regulations and other applicable requirements of this chapter are satisfied:
(1) Agricultural uses in accordance with §240-34.
(2) Crop storage.
(3) Agricultural business in accordance with §240-34.
(4) Bank or savings and loan association.
C. Permitted conditional uses. The following principal uses may be permitted in the 1-1 District in accordance with §240-3 1:
(1) Multiple principal uses of a building with more than one principal use which are either permitted by right or by condition in this 1-1 District. Such uses within a building shall be specifically approved in accordance with §240-3 1.
(2) Wholesaling, warehousing and distribution, including self-storage and miniwarehouse developments, but not including the following:
(a) Truck terminal and/or the outdoor storage of trucks and trailers and/or material.
(3) Testing and repair of manufactured products, not including the storage or repair of such products outside of the building or automotive repair.
(4) Manufacture of products requiring light metal processing, including finishing, grading, polishing, heat treating and stamping.
(5) Packaging and bottling operations with no retail activity on the lot.
(6) Standard restaurant (which may include occasional take-out service), but not including drive-through service, fast-food restaurant or food stand.
(7) Conference center.
(8) Fire or ambulance station, excluding an outdoor training center involving the actual setting of fires.
(9) Public utility facility.
(10) Manufacturing when limited to pilot studies and prototype development for the production and testing of precision instruments, optical goods, pharmaceuticals, health and personal care products and similar products.
(11) Facility for scientific, industrial, agricultural or engineering testing purposes or for product development.
(12) Parking garage or deck.
(13) Storage shed as an accessory use.
(14) Facility for providing services, repairs and maintenance to office equipment.
(15) Indoor recreation, such as bowling alleys, indoor baseball practice or miniature golf.
(16) Publicly owned recreation.
(17) Golf course or private riding academy.
(18) Health/tennis/exercise club.
(19) Place of worship.
(20) Wireless communications facility and commercial radio or television tower/antennas, subject to §240-3 1 C(3)(h). (Amended 4-7-1998 by Ord. No. 119-A-98]
(21) Business, professional and governmental offices.
(22) Printing and publishing establishments.
(23) Research, engineering or testing laboratories, excluding all projects with the potential of creating an environmental or genetic hazard.
(24) Manufacture of jewelry, precision instruments, optical goods and similar products.
(25) Manufacture and assembly of any of the following:
(a) Small electrical and electronic appliances, supplies and equipment.
(b) Products from previously prepared nontoxic materials such as plastic, leather, glass, cellophane or textiles.
(26) Day-care center, child or adult, in accordance with §240-31.
(27) Assembly of electronic equipment, such as computer hardware.
(28) United States Postal Service.
(29) Telephone central office.
(30) Parking in the front yard and impervious coverage expansion, subject to §240-3 1 C(3)(qq). [Added 4-7-1998 by Ord. No. 119-A-98]
D. Uses permitted by special exception: none.
E. Accessory uses. The following accessory uses shall be permitted in the 1-1 District in accordance with the provisions of §240-32 or such other section listed after each use:
(1) Solar or wind-generated energy systems.
(2) Cafeteria or recreational facilities for employees only.
(3) Signs. (See §240-22.)
(4) Off-street parking and loading. (See §240-33.)
(5) Outdoor storage.
(6) Home occupation.
(8) Garage.
(9) Storage of a recreational vehicle as an accessory to a dwelling.
(10) Private greenhouse.
(11) Tennis court.
(12) Swimming pool.
(13) Keeping of animals or fowl.
(14) Temporary use.
(16) No-impact home-based business as accessory to a residential dwelling. [Added 10-21-2003 by Ord. No. 129-L-03]
**Webmasters Note: The previous subsection has been added as per Ordinance No. 129-L-03.
F. Design and landscaping controls. The following shall apply within the I-1 District:
(1) All applicable controls in §240-27C and E.
(2) All rooftop structures, including but not limited to heat pumps, cooling towers or other mechanical equipment shall be screened from view by a single piece of the building structure which is aesthetically compatible in design and materials and color with the building facade and which is at least equal in height to the highest rooftop structure. (See examples in Sketch D in the Appendix.)
G. [Amended 6-1-1999 by Ord. No. 129-D-99] Lot area, width, building coverage, height and yard regulations. The following requirements apply to each use in the 1-1 District, unless a more restrictive provision in another section of this chapter applies. All uses in this district shall be serviced by centralized sewage disposal and centralized water supply systems.
No truck loading docks and no outdoor industrial storage shall occur within the required minimum front yard. A maximum of 10% of the required minimum front yard may be covered with impervious surfaces, with the remainder of such yard being landscaped.
A. Specific intent.
(1) In addition to the objectives stated in §§240-3 and 240-18, the 1-2 District is intended to provide the opportunity for carefully selected businesses, including office and research facilities and certain manufacturing uses in an attractive, well-planned and well-designed setting, meeting specific performance criteria, and to provide opportunities for residential use.
(2) By achieving the land use performance standards and site characteristics established in this district and by preserving opportunities for the appropriate residential development, this district, when developed, will benefit the local economy, preserve and enhance open space and retain an atmosphere that will be compatible with the existing character of the township.
B. Special definitions. The following definitions shall have the following meanings for the purposes of this section, §240-27G or any other sections which specifically incorporate these definitions by reference:
SITE ENTRANCE(S) - A point(s) of ingress or egress providing access to the district from East Boot Road, Line Road and/or Paoli Pike, excluding, however, public recreation, planned golf course development, existing residential use, existing land developments devoted to life-care, public recreation or agricultural uses. [Amended 11-1-1999 by Ord. No. 129-G-99]
PERIMETER BUILDING SETBACK [Amended 1-25-2000 by Ord. No. 129-B-00] The distance that buildings (excluding guardhouses at site entrances) and outside storage (other than temporary crop storage) must be set back from the respective center lines of East Boot Road, Line Road and/or Paoli Pike.
(1) The minimum perimeter building setback shall be 330 feet (as measured from the road center line) in all areas along Paoli Pike, Line Road and East Boot Road, except it shall be 150 feet (as measured from the road center line) along East Boot Road and Line Road for a distance of 2,400 feet west of the center line of Line Road and 2,500 feet north of the center line of East Boot Road respectively.
(2) Individual access(es) to a lot(s) from a site entrance shall only be permitted within the perimeter building setback if such access(es) results in less environmental disturbance and/or may preclude the need for a separate driveway access to a lot from East Boot Road, Line Road and/or Paoli Pike.
C. Uses permitted by right. The following principal uses are permitted by right in the I-2 District, subject to §§ 240-25 and 240-26:
(1) Agricultural uses in accordance with § 240-34, including crop storage, agricultural/business and dairy and livestock.
(2) Single-family detached dwellings pursuant to the R-2 District regulations of § 240-9 (other than single-family cluster developments, which are addressed in Subsection D).
(3) A research, testing or experimental laboratory or facility for research or product development, or a research laboratory for scientific, industrial, agricultural or engineering purposes, but not including any project with the potential of creating an environmental or genetic hazard.
(4) Manufacturing when limited to pilot studies and prototype development for the production and testing of precision instruments, optical goods, pharmaceutical, health and personal care and similar products.
(5) Business, professional and/or governmental offices.
(6) Planned golf course development, subject to § 240-30.1. [Added 11-1-1999 by Ord. No. 129-G-99]
(7) Single-family detached dwellings in accordance with § 240-30.1C(2)(a), provided the dwelling units are served by a centralized public water supply system and a centralized sewage disposal system. [Added 5-4-2004 by Ord. No. 129-D-04]
**Webmasters Note: The previous subsection has been added as per Ordinance No. 129-D-04.
D. Permitted conditional uses. The following principal uses are permitted in the I-2 District when authorized by the Board of Supervisors in accordance with §240-31 of this chapter, including but not limited to the traffic standards in §240-31 C(2):
(1) Production, testing, storing, manufacturing, assembly, packaging and/or distributing facilities for precision instruments, pharmaceutical goods, optical goods, jewelry, electronic, computer and similar products not involving any retail activity on the lot and other than uses that are permitted by right under Subsection C.
(2) Life care development pursuant to §240-31.
(3) Publicly owned recreation, golf course or private riding academy.
(4) Medical facility for patient care supplementary to normal hospital services, but excluding hospitals.
(5) Single-family cluster developments within the regulations of the R-2 District and §240-28.
(6) Treatment center, within the requirements for such use in §240-3 1.
(7) Wireless communications facility and commercial radio or television tower/antennas, subject to §240-3 1 C(3)(h). [Amended 4-7-1998 by Ord. No. 119-A-98]
(8) Parking garage or deck.
(9) Storage shed.
(10) Manufacturing facility of jewelry, precision instruments, optical goods and similar products.
(11) Indoor recreation facility, such as bowling alleys, indoor baseball practice or miniature golf.
(12) Standard restaurant, not including fast-food restaurant, food stand or drive-through service.
(13) Helipad as an accessory use.
(14) Nursing home or personal care home.
(15) Place of worship.
(16) Adult use.
(17) Fire or ambulance station.
(18) Conference center.
(19) Exercise/health/tennis clubs.
(20) A lawfully permitted dwelling unit used as a group home, provided that the requirements for such use in §240-38 are met.
(21) Day-care center, child or adult, in accordance with §240-31.
(22) Assembly of electronic equipment, such as computer hardware.
(23) Public utility facility.
(24) Treatment center.
(25) Single-family open space development in accordance with §240-36.
(26) Mineral extraction in accordance with the standards in §§ 240-31C(3)(uu). [Added 10-29- 2002 by Ord. No. 129-Q-02]
**Webmasters Note: The previous subsection has been added as per Ordinance No. 129-Q-02.
(27) Carriage homes in accordance with the standards set forth in § 240-31C(3)(vv). [Added 2-22-2005 by Ord. No. 129-A-05]
**Webmasters Note: The previous subsection has been added as per Ordinance No. 129-A-05.
E. Accessory uses. In addition to the accessory uses already permitted in all districts pursuant to § 240-32, the following accessory uses shall be permitted in the I-2 District:
(1) Cafeteria for employees only.
(2) Off-street parking and loading for the purpose of serving a use(s) permitted in the district pursuant to § 240-33 of this chapter.
(3) Signs pursuant to § 240-22.
(4) Other uses customarily accessory and incidental to the principal uses permitted in the I-2 District.
(5) Outdoor recreational facilities for employees as provided by employers in the district. Said facilities may be utilized by others at the discretion of the owner of said facilities.
(6) Day-care center.
(7) Storage of a recreational vehicle as accessory to a dwelling.
(8) Home occupation as accessory to a dwelling.
(9) Solar energy systems.
(10) Fences and walls.
(11) Antique shop as an accessory use operated from a building eligible for inclusion on the National Register of Historic Places. [Added 5-7-2002 by Ord. No. 129-L-02 ]
**Webmasters Note: The previous subsection, E., has been amended as per Ordinance No. 129-L-02.
(12) No-impact home-based business as accessory to a residential dwelling. [Added 10-21-2003 by Ord. No. 129-L-03]
**Webmasters Note: The previous subsection has been added as per Ordinance No. 129-L-03.
F. Development regulations. Uses permitted in the I-2 District shall be subject to the following regulations:
(1) All uses shall be subject to the minimum perimeter building setback requirements specified in Subsection F(3), except those lots within the I-2 District devoted to: [Amended 11-1-1999 by Ord. No. 129-G-99]
(a) Either life-care development or single-family residential dwellings prior to November 9, 1993;
(b) Planned golf course development; or
(c) Public recreation.
(d) Buildings which would be eligible for inclusion on the National Register of Historic Places. [Added 4-18-2000 by Ord. No. 129-F-00]
(e) Carriage homes in accordance with the standards set forth in § 240-31C(3)(vv). [Added 2-22-2005 by Ord. No. 129-A-05]
(2) Minimum requirements for specific uses within the 1-2 District: [Amended 11-1-1999 by Ord. No. 129-G-99; 4-18-2000 by Ord. No. 129-F-00]
(a) All uses, except permitted agriculture, recreation, life-care development, single-family detached dwellings, single-family cluster development, buildings which would be eligible for inclusion on the National Register of Historic Places and planned golf course development, shall be subject to the lot width, height and yard regulations established in Subsection F(3).
(b) Permitted agriculture, recreation, life-care development, single-family detached dwellings, single-family cluster development, buildings which would be eligible for inclusion on the National Register of Historic Places and planned golf course development shall be subject to the lot area, lot width, height limit, yard requirements and design standards as provided for in Subsections C and D of this § 240-20 and all other applicable provisions of this chapter.
(c) A planned golf course development shall not be subject to the perimeter building setback requirements specified in Subsection F(3), but rather shall be governed by the design standards set forth in § 240-30.1 of this chapter. Buildings which would be eligible for inclusion on the National Register of Historic Places shall not be subject to the requirements specified in Subsection F(3), but rather shall be subject to the requirements specified in Subsection F(4).
(d) Carriage homes in accordance with the standards set forth in § 240-31C(vv) shall not be subject to the perimeter building setback requirements specified in Subsection F(3) but rather shall be governed by the requirements set forth in § 240-31C(3)(vv). [Added 2-22-2005 by Ord. No. 129-A-05]
**Webmasters Note: The previous subsections, F(1) through F(2), have been amended as per Ordinance No. 129-A-05.
(3) Minimum requirements for uses within the 1-2 District:
(a) Minimum perimeter building setback: 330/150 feet. [See Subsection B(2).]
(b) Minimum lot width:
[2] At street line: 50 feet-"
(c) Minimum front yard: 50 feet.
[1] Zone A: 45 feet. [Amended 11-1-1999 by Ord. No. 129-G-99]
[2] Zone B: 45 feet.
[3] Zone C: 60 feet.
(e) Minimum rear yard: 50 feet.
(f) Minimum side yard:" 50 feet.
(g) Two or more principal buildings may be constructed on a lot without conforming to the requirements of §240-23B(l), provided that the final land development plan contains the following statement: "The office buildings depicted on this plan shall not be sold separately unless further subdivision approval from this township is granted and the land upon which the buildings are situated remains in single, undivided common ownership." A subdivision plan which consists only of the building footprint as a separate lot shall be accompanied by restrictive covenants, easements and/or deed restrictions which provide for shared access, parking and utility usage, in form and content acceptable to the Township Solicitor and shall be recorded with the final subdivision and land development plan. [Added 11-1-1999 by Ord. No. 129- G-99]
(h) [Added 11-1-1999 by Ord. No. 129-G-99] In order to allow for excellence in design and the preservation of existing trees, strict adherence to the requirements of §240-33C(3) shall not be required in this district, provided that the following criteria are met where applicable:
[1] The applicant demonstrates, during the subdivision and land development process, that the proposed parking layout is superior in form and function to the parking layout otherwise required by §240-33C(3).
[2] The proposed layout will, wherever possible, result in the preservation of existing specimen trees.
(4) National Register of Historic Places eligible buildings. [Added 4-18-2000 by Ord. No. 129-F-00]
(a) The original footprint of any building, which for purposes of this section is defined to mean the perimeter of the historic building coincident with the building's foundation, which would be eligible for inclusion on the National Register of Historic Places, plus an area for expansion which shall not exceed 50% of the original footprint, may be subdivided from a parent lot and conveyed irrespective of the requirements of Subsections F(3)(a), (b), (c), (e) and (f), provided that the applicant demonstrates during the subdivision and land development process that:
[1] The proposed renovation and/or use of the building will result in preservation of the building;
[2] There is sufficient area on the parent lot. from which the building footprint is being subdivided, to contain the required parking and stormwater management facilities necessary to support the proposed use of the building;
[3] The area of the proposed expansion is based upon the original footprint of the historic building as it existed on the date of the adoption of this section.
(b) The subdivision plan shall contain the following information, in addition to that required by Chapter 205, Subdivision and Land Development:
[1] The original building footprint and a statement noting the proposed use of the building;
[2] An expansion area of not more than 50% of the original building footprint, provided that the expansion shall not result in any encroachment into any required yard or building setback area nor increase any existing nonconformity of the building by a greater encroachment into any such required yard or building setback area;
[3] The location of any easements required for utilities, common areas, access, parking, stormwater management facilities and building maintenance;
[4] The location of any limited common area around the building that is intended for use by the owner of the building. The written agreement of the owner of the common area allowing an easement for same; and
[5] Renderings, architectural details and elevations which depict the facade treatment for the existing building, such as to retain its historic character, as well as the proposed fifty-percent expansion, which shall be architecturally consistent with the existing historic structure.
(c) The subdivision plan shall be accompanied by the following documents, which shall be, in the form and content, acceptable to the Township Solicitor, and they shall be recorded contemporaneously with the final subdivision plan. The Board of Supervisors shall be given the right but not the obligation to enforce all of the following covenants, easements, restrictions, none which shall be modified or extinguished without the prior written approval of the Board of Supervisors.
[1] Restrictive covenants, easements and/or deed restrictions which provide for access, parking, common areas, stormwater management and utilities;
[2] A covenant describing the maintenance responsibilities for the limited common area intended for the use of the owner of the building; and
[3] A facade easement, which shall require that the existing facade of the historic building shall be retained in its essential form, including any historic elements of the building which identify its historic character, excepting only such betterments as are approved by the Board of Supervisors. The facade easement shall also describe the facade treatment for the fifty-percent expansion area.
G. Site plan and phasing plan regulations.
(1) In addition to and in conjunction with the submission of any application for a land development, a site plan for the land development at a scale of one inch equals 200 feet shall be submitted depicting only the proposed development, perimeter building setback, floodplain, wetlands and all existing/as-built development.
(2) A land development proposed to be constructed in phases shall contain a phasing plan at a scale of at least one inch equals 200 feet.
(3) All rooftop structures, including but not limited to heat pumps, cooling towers or other mechanical equipment shall be screened from view by a single piece of the building structure which is aesthetically compatible in design, materials and color with the building facade and which is at least equal in height to the highest rooftop structure. (See examples in Sketch D in the Appendix.)
