To promote development of high-quality light industrial/office parks that have a campus-like setting with substantial landscaping.

To avoid intrusive uses that would conflict with modern business development.

To attract employers and businesses with a balanced mix of uses.

To recognize that the additional proliferation, within the Borough and surrounding areas, of truck terminal/warehouse/distribution uses and the accompanying volume of tractor-trailer truck traffic should be limited to avoid overwhelming the traffic capacity of roadways in and proximate to the I-2 Light Industrial Districts.

To provide for land uses that will be compatible with nearby housing, if any.

To encourage development that generates a large number of on-site jobs per acre.

The following uses shall be permitted by right in the I-2 Light Industrial District, subject to the requirements of § 255-104, if applicable:

Community gardens, subject to compliance with § 255-199A(53).

Non-tower wireless communications facilities, subject to compliance with § 255-199A(50).

Artisan industry.

Customary accessory and incidental uses related to a permitted use.

Restaurant, day-care or cafeteria facilities provided solely for employees and their immediate families.

Fire apparatus and equipment areas.

Commercial communications antenna mounted on an existing permitted structure and which complies with § 255-199A(50).

Warehousing, storage and distribution as clearly accessory activities to an on-site permitted use, special exception use or conditional use. In addition to all other relevant factors, the determination of whether this activity is accessory shall include consideration of the ratio of monetary investment in the principal use to that invested in the accessory activity, the ratio of impervious surface devoted to the principal use to that devoted to the accessory activity and the ratio of employees devoted to the principal use to those devoted to the accessory activity. The ratio of each of the above factors for principal use to accessory use shall not be less than 35% principal use to 65% accessory use.

Community gardens, subject to compliance with § 255-199A(53).

Special exception uses:

Conditional uses:

Minimum tract size for a planned industrial development: at least 10 acres located solely within the Borough.

Minimum lot area: one acre, unless a larger size is required by another section of this chapter.

Minimum front building setback: 40 feet, except 60 feet from an arterial street and 75 feet from any dwelling or residential district boundary, unless a greater distance is required under § 255-108D of this article.

Minimum setback from any dwelling and residential district boundaries: 200 feet, which shall apply to structures, buildings, paved areas, and any areas devoted to principal and accessory uses. This setback may be reduced to a minimum setback of 120 feet if the use is separated from all residential lot lines and residential district boundaries by an earth berm that meets the following requirements:

Minimum paved area setback: The following minimum setbacks shall apply for any ground-level paving, concrete, stone or similar hard surface area as measured from the legal right-of-way of a street after development. This setback area shall be maintained in approved landscaping, except for approximately perpendicular driveway crossings. A minimum paved setback of 75 feet shall apply from an arterial street. A minimum paved setback of 30 feet shall apply from any other street.

Minimum lot width: 150 feet, except 350 feet for a lot having individual vehicle access which allows left-hand turns onto an arterial street.

Building coverage: 45% maximum.

Impervious coverage: 75% maximum.

Minimum rear yard: 25 feet, subject to compliance with § 255-108D.

Minimum side yard: 25 feet, subject to compliance with § 255-108D.

Building height: 40 feet maximum. This height may be increased by the average computed by dividing the sum of the excess rear yard setback and excess side yard setbacks by three, up to a maximum of 60 feet.

Materials: The applicant for land development for a new or expanded structure shall provide building elevations and a written description of the exterior materials that will be used on any side of the structure which faces or is visible from a public street, residential use or residential district boundary.

The following uses are also specifically prohibited:

No subdivision or land development of any tract of 10 or more acres shall be permitted except pursuant to a planned industrial development approved as a conditional use by Borough Council. No site plan receiving conditional use approval shall be substantially changed except upon further conditional use approval. Substantial changes shall include, but not be limited to: further subdivision of a tract within said plan, either by elimination or creation of lot lines; or changes in the layout of streets, easements, private rights of way, utilities, infrastructure, or other public amenities. Notwithstanding the foregoing, no conditional use approval of a planned industrial development shall be required for expansions or changes of use relating to existing buildings within an approved planned industrial development.

All planned industrial developments shall meet the following requirements:

Long, unbroken facades are discouraged.

Deed restrictions shall be imposed to require that at least 50% of the front facades of buildings that face a public street, residential district boundary, residence or residential use be constructed of glass and/or decorative masonry (such as brick). The intent is to allow the use of metal, cinder block and other materials on the nonpublic street and nonresidential facades of buildings, and allow 50% on the facade fronting on public streets, residential districts, residences or residential uses.

The front entrances of buildings should be placed relatively close to a public street to promote pedestrian access.

Performance standards: (see Article XXIII).

Regulations for specific uses: (see Article XXIV).

Parking and loading: (see Article XXV).