Concord Township City Zoning Code
ARTICLE XVII
LI Light Industry District
§ 210-151 General description and purpose.
A.
The LI Light Industry District is hereby established as a district in which the regulations are intended to permit and encourage industrial and office use development and will be so located and designed as to constitute a harmonious and appropriate part of the physical development of the Township, to contribute to the soundness of the economic base of the Township and to otherwise further the purposes of this chapter.
[Amended 6-6-2000 by Ord. No. 247]
B.
Consistent with the general purpose of this chapter, the specific intent of this article is:
(1)
To encourage the construction on and continued use of the land in the district for industrial and office use purposes.
[Amended 6-6-2000 by Ord. No. 247]
(2)
To prohibit any use which would substantially interfere with the development, continuation or expansion of industrial and office uses in the district.
[Amended 6-6-2000 by Ord. No. 247]
(3)
To establish reasonable standards for buildings and other structures, the areas and dimensions of yards and other open spaces and the provision of facilities and operation of industries to minimize air pollution, noise, glare, heat, vibration, fire, safety hazards, etc.
§ 210-152 Use regulations.
[Amended 11-7-1995 by Ord. No. 200; 7-1-1997 by Ord. No. 216; 10-7-1997 by Ord. No. 218]
A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and for no other except those allowed on special exception, provided that such building or use does not create any substantial amount of noise, vibration, smoke, dust, odors, heat, glare or other objectional influences, and provided that the demolition of or special exception or conditional use for a historic resource shown on the Historic Resources Map or any subdivision, land development or construction activity within 300 feet of a historic resource shown on the Historic Resources Map shall be subject to the provisions of Article XIXA of this chapter relating to historic preservation.
A.
Uses by right.
(1)
Scientific or industrial research testing or experimental laboratory or product development, provided that any laboratory animals be kept within completely enclosed buildings at all times.
(2)
The manufacture, compounding, assembly or treatment of articles or merchandise from the following materials, previously prepared outside of the Township.
(a)
Bone.
(b)
Cloth.
(c)
Cord, twine or rope, except jute and sisal.
(d)
Cork.
(e)
Feathers.
(f)
Felt.
(g)
Fiber.
(h)
Glass.
(i)
Hair (except washing, curling or dyeing).
(j)
Horn.
(k)
Leather and fur (excluding tanning, curing and dyeing).
(l)
Metals.
(m)
Paper.
(n)
Plaster.
(o)
Plastics.
(p)
Precious or semiprecious stones.
(q)
Shell.
(r)
Tobacco.
(s)
Wood (excluding use of planing mill, chemical treatment or preservation and the bulk processing of wood and lumber).
(3)
The manufacture, compounding, processing, canning, containing, packaging, treatment, sale and distribution of such products as:
(a)
Candy.
(b)
Ceramic products, using only previously pulverized clay.
(c)
Clocks and watches.
(d)
Cosmetics.
(e)
Electrical or electronic devices, also home, commercial or industrial appliances and instruments, including the manufacture of accessory parts or assemblies.
(f)
Food products, including bottling, canning and/or distribution of liquids for human consumption, including the manufacture of soft drinks and carbonated waters.
(g)
Hardware, cutlery, tools, scientific instruments and apparatus.
(h)
Jewelry.
(i)
Medical, drafting and other professional and scientific instruments and equipment.
(j)
Light metal processing, such as cleaning, machining, grinding, stamping, extrusion, polishing, finishing, and excluding use of drop hammer.
(k)
Musical instruments.
(l)
Novelties.
(m)
Office machines and equipment.
(n)
Optical goods and equipment.
(o)
Paper and cardboard products from previously prepared material purchased outside the Township.
(p)
Pharmaceuticals.
(q)
Photographic equipment.
(r)
Small rubber products and synthetic treated fabrics (excluding all rubber and synthetic processing).
(s)
Sporting goods.
(t)
Textiles, including spinning and weaving, but excluding wool scouring and pulling or jute or burlap processing or reconditioning or dyeing of any sort.
(u)
Toiletries.
(v)
Toys.
(w)
Provided, however, that the following uses shall not be permitted: manufacture of sauerkraut, vinegar or yeast, refining or rendering of fats, bones or oils, roasting of coffee, spices or soy beans, milling of flour, drying, smoking, pickling, preserving or curing meats or fish. See also other prohibited uses in Article XXV of this chapter.
(4)
Publishing, printing, lithography, binding and kindred arts.
(5)
Cold storage plant, frozen food plant and lockers.
(6)
Food commissaries and catering plants.
(7)
Laundry, dry cleaning, provided that no inflammable fluids are used.
(8)
Assembly, sales, repairs and service of business and office machines, equipment and devices.
(9)
Sales, service, repairs of farm and garden machinery, equipment and supplies.
(10)
Design, manufacture, distribution and sale of burial monuments and underground burial vaults.
(11)
Manufacture and/or storage of construction materials and equipment.
(12)
Machine, plumbing, heating, roofing, carpenter, cabinet, upholstery furniture, electrical, welding, buffing, finishing, plating, heat-treating, annealing, prefabricating, craftsman's, tinsmith, pipe-fitting, paperhanger's, painter's and decorator's shops.
(13)
Mail-order store, house or business.
(14)
Carpet or rug cleaning.
(15)
Warehouse: wholesale, storage or distribution.
(16)
An office building or offices of an administrative, executive, governmental, professional or similar agency.
(17)
Public utility installation.
(18)
Cinema, radio and television stations or studios.
(19)
Central heating plant.
(20)
Underground storage, in bulk, of fuel oil for sale and distribution, excluding gasoline and other highly volatile or explosive fluids.
(21)
Accessory use on the same lot with and customarily incidental to any of the above-permitted uses and not detrimental to the neighborhood, which uses may include:
(a)
Storage within completely enclosed building in conjunction with a permitted use.
(b)
A cafeteria or other service facility located within the building and separated for the exclusive use of occupants of the building.
(c)
A recreational area for occupants.
(d)
Living quarters for watchman, caretakers or similar employees.
(f)
Parking structures which are accessory to a hospital.
[Added 4-4-2006 by Ord. No. 299]
(g)
Helistops which are accessory to a hospital.
[Added 4-4-2006 by Ord. No. 299]
(22)
A cellular telecommunications facility subject to the requirements of Article XXA of this chapter.
[Added 3-3-1998 by Ord. No. 222]
(23)
Office building or buildings; offices for administrative, executive, professional or similar use.
[Added 6-6-2000 by Ord. No. 247]
(24)
Health center, health club or juvenile or adult day-care facility.
[Added 4-4-2006 by Ord. No. 299]
(25)
Hospital.
[Added 4-4-2006 by Ord. No. 299]
B.
Uses by special exception.
[Amended 1-2-2001 by Ord. No. 255]
(1)
Any nonresidential use of the same character as any of the uses hereinbefore specifically permitted.
(2)
Outside treatment or storage of materials or waste products, where such materials are adequately enclosed by a fence erected of substantial materials conforming to the design of the building, and where such use is accessory to a permitted use.
(3)
Religious institution.
(4)
Educational institution, provided that the educational institution may be associated with and developed upon the same lot as a religious institution.
(5)
Family entertainment center.
[Added 6-8-2004 by Ord. No. 280]
(6)
Hotel. Hotels in the LI Light Industry District are limited to parcels located on a principal arterial highway and shall utilize the yard and area regulations set forth in § 210-128, except that with respect to height no hotel in the LI Light Industry District shall exceed 35 feet in height, provided that such height limit may be exceeded by five feet for each 5% that the lot coverage is decreased below the maximum building area requirements in § 210-128C, up to a maximum of 50 feet in height.
[Added 3-4-2014 by Ord. No. 355]
(7)
Medical marijuana grower/processor.
[Added 6-4-2019 by Ord. No. 386]
(a)
Purpose. The purpose and intent of this section is to regulate the growing and processing of medical marijuana in strict compliance with the MMA[1] while promoting the health, safety, morals, and general welfare of the residents and businesses within the Township.
[1]
Editor's Note: See 35 P.S. § 10231.101 et seq.
(b)
Marijuana growing prohibited. All marijuana growing or processing is prohibited within Concord Township except as expressly permitted by special exception under this section.
(c)
Indoor medical marijuana cultivation. Indoor medical marijuana growing is permitted in the Township only as expressly specified in this section.
[1]
Indoor medical marijuana growing and processing shall only be allowed upon application and issuance of a grower/processor permit issued by the Commonwealth of Pennsylvania and approval of special exception approval by the Township in accordance with the criteria and process set forth herein.
[2]
Indoor medical marijuana growing and processing is a use permitted only by special exception on properties located within the LI Light Industry Zoning District.
[3]
Indoor medical marijuana growing facilities may be located within the same building or structure as a medical marijuana processing facility only if the indoor medical marijuana growing facility is located in separate rooms of the building or structure, and only if the indoor medical marijuana growing facility has its own separate entrance into the building or structure.
[4]
Indoor medical marijuana growing/processing is allowed only within fully enclosed and secure stand-alone structures. A medical marijuana grower/processor shall not be located within 1,000 feet of any public, private or parochial schools or day-care centers. This distance shall be measured in a straight line from the closest exterior wall of the building or portion thereof in which the grower/processor is located, to the closest property line of the protected district or use, regardless of the municipality in which it is located.
[5]
Indoor medical marijuana growing/processing shall not exceed the square footage authorized pursuant to the grant of the special exception.
[6]
From any public right-of-way, there shall be no visible exterior evidence of any indoor medical marijuana growing or processing facility.
[7]
Indoor medical marijuana growers/processors must comply with all requirements set forth in the MMA.
[8]
There is no set restriction on the hours of operation of indoor medical marijuana growing/processing facilities; however, restricted hours of operation may be established as a condition of the grant of the special exception.
[9]
Signage for all medical marijuana growing and processing facilities shall be limited to the name of the business only, shall be in compliance with the Township's sign regulations, and shall contain no advertising of any companies, brands, products, goods, or services. Signage shall not include any drug-related symbols.
[10]
The building in which any indoor medical marijuana growing/processing facility is located, as well as the operations conducted therein, shall fully comply with all applicable rules, regulations, and laws including, but not limited to, zoning and building codes, the Township's business license ordinances, the Revenue and Taxation Code, the Americans with Disabilities Act,[2] and the MMA.
[2]
Editor's Note: See 42 U.S.C. § 12101 et seq.
[11]
The operators of all indoor medical marijuana growing/processing facilities shall provide the Township Manager or the Township Manager's designee with the name, phone number, facsimile number, and email address of an on-site representative to whom the Township and the public can provide notice if there are any operational problems associated with the indoor medical marijuana growing and/or processing facility.
[12]
All indoor medical marijuana growing/processing facilities shall have a security plan which includes the following measures:
[b]
Security cameras shall be installed and maintained in good working condition, and used in an ongoing manner with at least 120 concurrent hours of digitally recorded documentation as a condition of the grant of the special exception. The camera shall be in use 24 hours a day, seven days a week. The areas to be covered by the security cameras shall include, but are not limited to, the storage areas, growing areas, all doors and windows, waste facilities, and any other areas as required by the conditions imposed as part of the grant of the special exception. Any and all recordings shall be kept for a period of at least two years.
[c]
Entrance to the growing/processing areas, and all storage areas, shall be locked at all times, and under the control of the indoor medical marijuana growing facility's staff.
[d]
The facility shall comply with the Township's lighting standards regarding fixture type, wattage, illumination levels, shielding, and shall secure the necessary lighting approvals and permits as needed. Additional lighting requirements may be imposed as a condition of the grant of the special exception. Additional sewer and stormwater management requirements may be imposed as a condition of the grant of the special exception.
[e]
All windows on the building that houses the indoor medical marijuana growing/processing facility shall be appropriately secured, and all marijuana shall be securely stored in the facility.
[13]
The Township Building Code Official and law enforcement personnel shall have the right to enter the indoor medical marijuana growing/processing facility with due cause for the purpose of making reasonable inspections, to observe, and enforce compliance with this section, all laws of the Township, and all state laws.
[14]
Indoor medical marijuana growing and processing shall not be permitted when it will adversely affect the health or safety of the nearby residents by creating undue dust, glare, heat, noise, smoke, traffic, vibration, or other adverse impacts, and shall not be conducted so as to create any hazardous situation due to the use or storage of materials, processes, products, or wastes.
(d)
Special exception use permit. All parcels of real property in the LI Light Industry District upon which indoor medical marijuana growing/processing activities may occur must obtain a special exception from the Township. An application for a special exception shall include at a minimum the following information:
[1]
An estimate of the size of the proposed indoor medical marijuana growing/processing facility.
[2]
The address of the location for which the special exception is sought.
[3]
A site plan and floor plan for the proposed premises denoting the use of all areas of the premises, including storage, growing areas, lighting, signage, access, parking, etc.
[4]
A proposed security plan in compliance with the MMA.
[5]
The name and address of the owner and lessor of the real property upon which the indoor medical marijuana growing/processing activities are proposed to be conducted. In the event the applicant is not the legal owner of the property, the application must also have a notarized acknowledgement from the owner of the real property that an indoor medical marijuana growing/processing facility will be operated on the property.
[6]
Evidence that the indoor medical marijuana growing/processing facility will be in full compliance with the requirements of the MMA.
(e)
Enforcement.
[1]
Any marijuana growing/processing within the Township in violation of this section or the conditions of the grant of the special exception use permit is hereby declared to be unlawful and a public nuisance.
[2]
Any party who engages in a violation of this section, or who owns, possesses, controls, or has charge of any parcel of real property in the Township upon which a violation of the section is maintained, shall be subject to the penalties and remedies provided by this section.
[3]
Any violation of this section shall constitute a separate offense for each and every day the violation occurs or persists.
[4]
Any person in violation of any provision of this section shall be punishable by a fine of up to $1,000 per offense.
C.
Conditional uses, subject to the provisions of Article XXVII of this chapter.
[Amended 1-2-2001 by Ord. No. 255]
(1)
Adult entertainment business and/or uses.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(a)
Adult entertainment uses, which uses shall not be permitted in any other zoning district in Concord Township:
(b)
Adult entertainment uses shall not include any use which is prohibited by or would be in violation of the provisions of Ordinance No. 198 or Ordinance No. 199, enacted October 3, 1995.[4]
(c) ADULT ARCADE ADULT BOOKSTORE, ADULT NOVELTY STORE or ADULT VIDEO STORE[1] [a] [b] [2] ADULT CABARET[1] [2] [3] ADULT MOTION-PICTURE THEATER ADULT THEATER EMPLOYEE ESCORT ESCORT AGENCY ESTABLISHMENT[1] [2] [3] [4] NUDE MODEL STUDIO[1] [2] [3] NUDITY or STATE OF NUDITY PERSON SEMINUDE or in a SEMINUDE CONDITION SEXUAL ENCOUNTER CENTER SEXUALLY ORIENTED BUSINESS SPECIFIED ANATOMICAL AREAS SPECIFIED SEXUAL ACTIVITIES[1] [2] [3] SUBSTANTIAL ENLARGEMENT OF A SEXUALLY ORIENTED BUSINESS
As used herein in Subsection C(1) above, the following words shall have the meanings herein indicated:
Any place to which the public is permitted or invited wherein coin-operated, slug-operated or for any form of consideration or electronically, electrically or mechanically controlled still- or motion-picture machines, projectors, video or laser disc players or other image-producing devices are maintained to show images to five or fewer persons per machine at any one time, and where the images so displayed are distinguished or characterized by the depicting or describing of specified sexual activities or specified anatomical areas.
A commercial establishment which, as one of its principal purposes, offers for sale or rental for any form of consideration any one or more of the following:
Books, magazines, periodicals or other printed matter or photographs, films, motion pictures, videocassettes or video reproductions, slide or other visual representations which are characterized by the depiction or description of specified sexual activities or specified anatomical areas; or
Instruments, devices or paraphernalia which are designed for use in connection with specified sexual activities.
A commercial establishment may have other principal business purposes that do not involve the offering for sale or rental of material depicting or describing specified sexual activities or specified anatomical areas and still be categorized as an adult bookstore, adult novelty store or adult video store. Such other business purposes will not serve to exempt such commercial establishments from being categorized as an adult bookstore, adult novelty store or adult video store, so long as one of its business purposes is the offering for sale or rental for consideration the specified materials which are characterized by the depiction or description of specified sexual activities or specified anatomical areas.
A nightclub, bar, restaurant or similar commercial establishment which regularly features:
Persons who appear in a state of nudity or seminudity.
Live performances which are characterized by the exposure of specified anatomical areas or by specified sexual activities; or
Films, motion pictures, videocassettes, slides or other photographic reproductions which are characterized by the depiction or description of specified sexual activities or specified anatomical areas.
A commercial establishment where, for any form of consideration, films, motion pictures, videocassettes, slides or similar photographic reproductions are regularly shown which are characterized by the depiction or description of specified sexual activities or specified anatomical areas.
A theater, concert hall, auditorium or similar commercial establishment which regularly features persons who appear in a state of nudity or seminudity or live performances which are characterized by the exposure of specified anatomical areas or by specified sexual activities.
A person who performs any service on the premises of a sexually oriented business on a full-time, part-time or contract basis, whether or not the person is denominated an employee, independent contractor, agent or otherwise and whether or not said person is paid a salary, wage or other compensation by the operator of said business. "Employee" does not include a person exclusively on the premises for repair or maintenance of the premises or equipment on the premises or for the delivery of goods to the premises.
A person who, for consideration, agrees or offers to act as a companion, guide or date for another person or who agrees or offers to privately model lingerie or to privately perform a striptease for another person.
A person or business association who furnishes, offers to furnish or advertises to furnish escorts as one of its primary business purposes for a fee, tip or other consideration.
Any of the following:
The opening or commencement of any sexually oriented business as a new business;
The conversion of an existing business, whether or not a sexually oriented business, to any sexually oriented business;
The addition of any sexually oriented business to any other existing sexually oriented business; or
The relocation of any sexually oriented business.
Any place where a person who appears seminude or in a state of nudity or who displays specified anatomical areas and is provided to be observed, sketched, drawn, painted, sculptured, photographed or similarly depicted by other persons who pay money or any form of consideration. "Nude model studio" shall not include a proprietary school licensed by the State of Pennsylvania or a college, junior college or university supported entirely or in part by public taxation; a private college or university which maintains and operates educational programs in which credits are transferable to a college, junior college or university supported entirely or partly by taxation; or in a structure:
That has no sign visible from the exterior of the structure and no other advertising that indicates a nude or seminude person is available for viewing; and
Where in order to participate in a class a student must enroll at least three days in advance of the class; and
Where no more than one nude or seminude model is on the premises at any one time.
The showing of the human male or female genitals, pubic area, vulva, anus, anal cleft or cleavage with less than a fully opaque covering, the showing of the female breast with less than a fully opaque covering of any part of the nipple, or the showing of the covered male genitals in a discernibly turgid state.
An individual, proprietorship, partnership, corporation, association or other legal entity.
The state of dress in which clothing partially or opaquely covers specified anatomical areas.
A business or commercial enterprise that, as one of its principal business purposes, offers for any form of consideration:
An adult arcade, adult bookstore, adult novelty store, adult video store, adult cabaret, adult motion-picture theater, adult theater, escort agency, nude model studio or sexual encounter center.
Human genitals, pubic region, anus, buttocks, female breast(s) below a point immediately above the top of the areola, or human male genitals in a discernibly turgid state, even if completely covered.
Any of the following:
The fondling or other erotic touching of human genitals, pubic region, buttocks, anus or female breasts;
Sex acts, normal or perverted, actual or simulated, including intercourse, oral copulation, masturbation or sodomy; or
Excretory functions as part of or in connection with any of the activities set forth in Subsection C(1)(c)[1] or [2] above.
The increase in floor areas occupied by the business by more than 25%, as the floor areas existed on October 3, 1995.
(2)
Any establishment that receives a transfer of a liquor license.
[Added 1-2-2007 by Ord. No. 309]
(3)
Tattoo parlor, provided it is located at least 1,000 feet away from a school or a place of worship.
[Added 10-2-2007 by Ord. No. 317]
§ 210-153 Yard and area regulations.
A.
Lot area and lot width. A minimum of three acres with a lot width of no less than 200 feet shall be provided for each building or group of buildings.
B.
Total site coverage. The maximum area permitted to be occupied by a building or buildings and enclosed storage and shall be 40% of the lot area.
C.
Minimum structure setback.
[Amended 10-4-1983 by Ord. No. 133]
(1)
Front yard: 100 feet from each street right-of-way on which the lot abuts, except for properties fronting either U.S. Route 1 or U.S. Route 202, in which event the front yard setback shall be 150 feet from each street right-of-way on which the lot abuts.
(2)
Side yards: for every detached building, two side yards, which shall have an aggregate width of not less than 60 feet, and neither of which shall be less than 20 feet. However, no building or other permanent structure and no parking, loading or service area shall be within 100 feet of a property or a zoning boundary line of a residential district.
(3)
Rear yard: 40 feet, except that no building or other permanent structure and no parking, loading or service area shall be within 150 feet of a property or a zoning boundary line of a residential district.
D.
Heights. No building shall exceed two stories or more than 35 feet in height, except for office buildings. No office building shall exceed 40 feet in height unless the setback for the office building from the right-of-way line of a street is increased by four feet for every one foot of office building height above 40 feet, in which case the height of the office building may be increased to a maximum of 84 feet.
[Amended 3-5-1991 by Ord. No. 177; 1-5-1998 by Ord. No. 221; 6-6-2000 by Ord. No. 247]
§ 210-154 Performance requirements.
A.
Smoke. No smoke shall be emitted from any chimney or other source of visible gray greater than No. 1 on the Ringelmann Smoke Chart as published by the U.S. Bureau of Mines, except that smoke of a shade not darker than No. 2 on the Ringelmann Chart may be emitted for not more than four minutes in any thirty-minute period. These provisions, applicable to visible gray smoke, shall also apply to visible smoke of any other color with an equivalent apparent opacity.
B.
Dust and dirt, fumes, vapors and gases.
(1)
The emission of dust, dirt, fly ash, fumes, vapors or gases which can cause any damage to human health, to animals or vegetation or to other forms of property or which can cause any soiling or staining of persons or property at any point beyond the lot line of the use creating the emission is herewith prohibited.
(2)
No emission of liquid or solid particles from any chimney or otherwise shall exceed 0.3 grains per cubic foot of the covering gas at any point beyond the lot line of the use creating the emission. For measurement of the amount of particles in gases resulting from combustion, standard correction shall be applied to a stack temperature of 500° F. and 50% excess air in stack at full load.
C.
Noise. The sound pressure level of any operation shall not exceed, at any point on the boundary of a nonresidential district, the decibel levels in the designated octave band shown below, except for emergency alarm signals, and subject to the following corrections: subtract five decibels for pulsating or periodic noises and five decibels for noise sources operating less than 20% of any one-hour period.
[Amended 3-5-1991 by Ord. No. 177]
SOUND LEVELS | ||
|---|---|---|
Maximum Permitted Sound Level | ||
Octive Band in Cycles Per Second |  | |
Along Agricultural or Residential District Boundaries | Along Any Other District Boundaries | |
0 to 600 | 50 | 55 |
600 to 2,400 | 38 | 40 |
2,400 to 4,800 | 35 | 38 |
Above 4,800 | 32 | 38 |
D.
Odors. There shall be no emission of odorous gases or other odorous matter in such quantities as to be offensive at any point on or beyond the lot boundary line within which the industrial operation in situated. Any process which may involve the creation or emission of any odors shall be provided with a secondary safeguard system in order that control will be maintained if the primary safeguard system should fail. There is hereby established, as a guide in determining such quantities of offensive odors, Table 111 (Odor Thresholds) in Chapter 5, Air Pollution Abatement Manual, copyright 1951, by Manufacturing Chemists' Association, as cited; the numerical average value for all authorities listed may be used.
E.
Glare and heat. No industrial use shall carry on an operation that would produce heat or glare beyond the property line of the lot on which the industrial operation is situated.
F.
Variation. Machines or operations which cause vibrations shall be permitted, but in no case shall any such vibrations be perceptible along the boundary line of any nonindustrial district.
G.
Radioactivity, electrical, radio disturbance or EMF and RFI emission. There shall be no activities which emit dangerous radioactivity disturbance (except from domestic household appliances) adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance.
§ 210-155 Waste storage and disposal.
A.
No highly flammable or explosive liquids, solids or gases shall be stored in bulk above ground, except tanks or drums of fuel directly connecting with energy devices, heating devices or appliances located and operated on the same lot as the tanks or drums of fuel.
B.
All outdoor storage facilities for fuel, raw materials and products and all fuel, raw materials and products stored outdoors shall be enclosed by an approved safety fence and visual screen and shall conform to all yard requirements imposed upon the main buildings of this district.
C.
No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces, nor shall any substance which can contaminate a stream or watercourse or otherwise render such stream or watercourse undesirable as a source of water supply or recreation or which will destroy aquatic life be allowed to enter any stream or watercourse.
D.
All materials or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects shall be stored outdoors only if enclosed in containers which are adequate to eliminate such hazards.
E.
All applicable state and county regulations pertaining to sanitary land fill must be complied with.
§ 210-156 Other development requirements.
A.
All buildings shall be arranged in a group or groups of buildings, and the distance at the closest point between any two buildings or groups of attached buildings shall be not less than 25 feet except where such auxiliary building shall be used for housing a transformer or tanks or to be used as a hose house or other items which are to be used within the main building.
B.
The proposed development shall abut two or more major or secondary streets as defined in Chapter 160, Subdivision and Land Development Ordinance, and ingress and egress shall not be permitted from or to residential streets. Exceptions may be approved by the Township Township Council in such cases where the requirement of this subsection is clearly impractical.
[Amended 3-5-1991 by Ord. No. 177]
C.
A planting area shall be provided along each property or right-of-way line that is opposite or adjacent to a residential zoning district boundary line of a type and width as specified in Article XXI, §§ 210-193A(1) and (2).
D.
Any part or portion of a site which is not for buildings, other structures, loading and parking spaces and aisles, sidewalks and designated storage areas shall be planted with an all-season ground cover and shall be landscaped to an overall plan. Maximum advantage shall be taken of natural woods in landscaping.
E.
All spaces between buildings and all parking, loading and unloading, access and service areas shall be adequately illuminated at night. Such illumination, including sign lighting, shall be arranged so as to protect the surrounding streets and adjoining property from direct glare or hazardous interference of any kind.
G.
On all mechanical equipment not enclosed in a structure, regulations given in Article XXI, § 210-193A(3), shall be followed.
[Amended 3-5-1991 by Ord. No. 177]
H.
Water towers, storage tanks, processing equipment, stand fans, skylights, cooling towers, communication towers, vents and any other structures or equipment which rise above the roofline shall be architecturally compatible or effectively shielded from view from any public or private dedicated street by an architecturally sound method to be submitted by the developer, which shall be approved, in writing, by the Township Township Council before construction or erection of said structures or equipment.
I.
Where a development abuts a state highway, a traffic survey shall be conducted and provisions shall be made for appropriate automatic traffic control signal and acceleration and deceleration lanes if required by the Township of Concord and approved by the Pennsylvania Department of Transportation. Such a report and plans for access roads, after approval by the Pennsylvania Department of Transportation, will then be submitted to the Township Council.
J.
Sewage disposal.
(1)
Industrial sewage pretreatment facilities shall be permitted as required by state regulations. Secondary and tertiary treatment facilities shall be permitted where essential to an appropriate site plan. However, septic systems using on-lot drainage fields shall be prohibited.
(2)
All industries intending to discharge liquid wastes into any reaches of the creeks or drainageways flowing through or indirectly draining areas of the Township shall provide such levels of treatment described above as are required to maintain the quality and composition of such discharge at the levels specified in the Water Quality Criteria of the Pennsylvania Clean Streams Law of 1937, as amended, for the Brandywine Creek and Tributaries (Zone 01.102) and shall obtain approval and a permit to discharge from the State Sanitary Water Board. Proof of such permit shall be submitted to the Township Council before approval shall be given to occupy and use the buildings or waste treatment facilities.
(3)
The Clean Streams Law was enacted as Act 4 of June 22, 1937, P.L. 1987, as amended. This law has since been incorporated into various chapters of Title 25 of the Pennsylvania Code, Rules and Regulations of the Department of Environmental Protection.
§ 210-157 Landscaping regulations.
See Article XXI of this chapter.
§ 210-158 Sign regulations.
[Amended 8-25-2015 by Ord. No. 367; 12-22-2015 by Ord. No. 370]
A.
In addition to the sign regulations in Article XXIII, and notwithstanding any other provision of this chapter to the contrary, multiple wall signs for buildings fronting on a major arterial highway and on a major collector road that connects to a major arterial highway, and located on properties providing vehicular access onto more than one public road may be permitted, provided that the following regulations are met:
(1)
Such signs shall be visible from building frontage on that portion of a building facing a major arterial highway and each side visible from the roadway, unless the primary vehicular entrance and/or the primary building entrance face another frontage or do not face any frontage.
(2)
The maximum combined total surface display area of all wall signs on a building shall not exceed the following limits:
(a)
One times the total linear footage of the subject property's public road frontage for a building with a footprint of less than 8,000 square feet.
(b)
One and two tenths times the total linear footage of the subject property's public road frontage for a building with a footprint greater than 8,000 square feet but less than 40,000 square feet.
(c)
One and five tenths times the total linear footage of the subject property's public road frontage for a building with a footprint greater than 40,000 square feet.
(3)
Wall-mounted signs shall be installed parallel to the supporting wall and project no more than 18 inches from the face of such wall and shall not extend above the roofline of such building. Chimneys, spires, towers, elevator penthouses and similar projections shall be considered above the roofline of buildings.
(4)
An individual wall sign may identify only the occupant's name and/or logo, an entrance to the building and/or a service offered within the building.
(5)
Wall signage shall consist of individual channel letters directly connected to the exterior wall structure or interconnected by use of a raceway.
(6)
No wall of a building may contain more than one primary wall sign, not to exceed 400 square feet in area, and no building shall contain more than two primary wall signs. Each secondary wall sign (i.e., not primary wall sign) shall not exceed 150 square feet in area, and no building shall contain more than six secondary wall signs. One secondary wall sign may be on each side of a building that does not include a primary wall sign, and two secondary wall signs may be on each side of a building that does include a primary wall sign.
C.
All signage for individual tenants shall be reviewed and approved by the Township Council on a case-by-case basis prior to issuance of building permit, including but not limited to fonts, colors and illumination.
§ 210-159 Off-street parking and loading requirements.
See Article XXII of this chapter.
§ 210-160 Site plan review requirements.
See the Subdivision and Land Development Ordinance in Chapter 160 of the Code.