Conshohocken City Zoning Code
PART 14
LI - LIMITED INDUSTRIAL DISTRICT/RESEARCH
§ 27-1401 Declaration of Legislative Intent.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
In expansion of the declaration of legislative intent and statement of community development objectives contained in Part 1 of this Chapter, the specific intent of this district is to:
A.
Provide for the orderly and planned development and redevelopment of office, research and development, and laboratory uses, high-tech and other clean, light industries and a variety of small-scale businesses.
B.
Provide performance standards, setback regulations and buffering requirements to minimize traffic congestion, noise, glare, pollution, and safety hazards, and in general to ensure that the type and scale of office and industrial development will cause minimal negative impacts on surrounding neighborhoods.
§ 27-1402 Permitted Uses.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
In the LI — Limited Industrial District, a building may be erected, altered, or used, and a lot may be occupied for any of the following uses:
A.
Scientific or industrial research, engineering, training, testing, experimental laboratory or similar establishment.
B.
Administrative, business, professional or corporate offices.
C.
Public or governmental utility building or uses, including storage yard, repair shop or similar use.
D.
Printing, publishing, lithography or similar processes.
E.
Manufacturing, fabrication, assembly, processing and packaging of natural and man-made materials, chemicals, synthetics and other organic and inorganic products, except those uses specifically prohibited in subsection (I) below.
F.
Warehouse, storage, or distribution center.
G.
Contractor's office and storage.
H.
Lumberyard.
I.
Any use of the same general character as the above permitted uses, except that the following uses are specifically prohibited:
(2)
Abattoir, meat-packing, tanning, curing or storage of leather, rawhides or skins; manufacture or processing of fertilizer, wood pulp, disinfectants or soap.
(3)
Lime kilns, flourmills, manufacture of cement.
(4)
Foundries, manufacture, or processing of asphalt.
(5)
Auto wrecking and junkyard.
(6)
Dump, incinerator, landfill or similar facility.
(7)
Any other use which is or may be, in comparable degree to any of the foregoing, noxious or offensive by reason of odor, dust, fumes, smoke, gas, vibration, illumination or noise, or which may be dangerous to the public health, welfare or safety.
J.
Accessory uses on the same lot and customarily incidental to any of the above permitted uses:
(1)
Storage within an enclosed building or fenced area, meeting the requirements of § 27-1404(7) herein.
(2)
Repair shop or maintenance facilities normally required for the conduct of industrial operations.
(3)
Cafeteria, recreation facility or other service facility located within a permitted use and operated solely for the occupants of the buildings.
(4)
Retail sales of products made by or similar to those produced by the manufacturer.
§ 27-1403 Dimensional Regulations.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
1.
Yards:
A.
Front Yard: 25 feet, to be measured from the ultimate right-of-way line; except where a building line has been established, then the building line of the majority of the buildings on that side of the block shall be used.
B.
Two Side Yards: 10 feet each, except where the property adjoins a residential use or district, then the setback shall be increased to 15 feet and shall be buffered pursuant to § 27-1404(4)(C).
C.
Rear Yard: 15 feet, except that where the rear yard adjoins a residential use a twenty-five-foot rear yard and a buffer pursuant to § 27-1404(4)(C).
2.
Maximum Building Coverage: 50% of lot area.
3.
Maximum Impervious Coverage: 75% of lot area.
4.
Parking Area Setback: 10 feet from any property line.
5.
Access Drive Setback: five feet from any property line.
6.
The maximum height of any building shall be 40 feet.
§ 27-1404 Additional Development Regulations.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
1.
Access. A planned system of efficient ingress, egress and internal circulation of traffic shall be required. Loading and unloading areas shall be provided to the rear of the proposed use, and arranged so that they may be used without blocking or interfering with the use of driveways or parking areas.
2.
Lighting. Lighting shall be arranged in a manner, which will protect adjacent streets and neighboring properties from direct glare.
3.
Service. Areas for refuse collection and recycling shall be provided. A plan for disposal of solid waste material shall be required. All solid waste material shall be stored in covered containers, no closer than 15 feet from any property line. Refuse collection areas shall be shielded from the direct view of any adjacent property by a wall or a fence, which is six feet in height.
4.
Landscaping.
A.
Shade trees shall be provided along all public streets.
B.
The area within the front yard setback shall contain shade trees and ornamental plantings when the property adjoins or faces a residential use or district.
C.
A screen buffer of evergreens and/or an opaque fence, six feet in height, shall be required whenever a side yard or rear yard adjoins a residential use.
D.
The use of native plant materials and naturalistic design is encouraged.
5.
Fire and Explosive Hazards. Flammable and explosive materials shall be stored, used, and transported in accordance with the applicable state and federal regulations regarding such materials and associated storage vessels.
6.
Outdoor Storage. Outdoor storage is permitted pursuant to Part 8, General Regulations, § 27-817(H), of this Chapter.
7.
Waste Disposal. Industrial wastes shall not be stored, discharged, incinerated, or otherwise disposed of except in conformance with the applicable state and federal regulations regarding solid and hazardous wastes.
8.
Fire Detection and Suppression Devices. Fire detection and suppression devices shall be installed when required by the Borough Council, upon recommendation of the Borough Fire Marshal.
9.
Health and Safety Hazards. All uses in the LI — Limited Industrial District shall comply with all local, state, and federal regulations regarding health and safety hazards, including the reporting of potential hazards.
10.
Public Utilities. All uses shall be capable of being served by public sewer and water facilities. All sewer or water facilities shall be subject to all local, state, and federal regulations, and are subject to approval by the Borough Council upon the recommendation of the Borough Engineer.
§ 27-1405 Plan Requirements.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
In addition to the plan submission requirements in the Borough Subdivision and Land Development Ordinance [Chapter 22], the following information shall be required for all developments in the LI — Limited Industrial District:
A.
Architectural plans sufficient to show building entrances, service and loading areas, refuse collection and recycling areas, elevations, signs, lighting facilities, and all other pertinent information required by Borough Council.
B.
Engineering and architectural plans for the treatment and disposal of sewage and industrial waste.
C.
A description of the industrial operations proposed in sufficient detail to indicate the effects of those operations, and plans for handling the production of traffic, noise, glare, air and water pollution, and fire and safety hazards, pursuant with the performance standards of Part 8, General Regulations, § 27-817, of this Chapter.
D.
Any other information requested by the Borough in order to determine compliance with pertinent Borough regulations.