Cornwall City Zoning Code
ARTICLE 16
GENERAL INDUSTRIAL DISTRICT GI
§ 14-1601 Purpose.
[Ord. 2008-1, 6/9/2008; as amended by Ord. No. 2024-1, 1/2/2024]
The regulations of the General Industrial District are designed not only to provide for certain limited industrial uses and some related commercial uses, but also heavy industrial uses that are not otherwise permitted in the Limited Industrial District, with special criteria to mitigate any adverse effects on surrounding less intense land uses and zoning districts. These areas are located adjoining major roads so as to permit adequate access to the sites while avoiding the use of the Borough's residential streets by trucks and heavy vehicles used to operate the processing and manufacturing facilities permitted herein.
§ 14-1602 Permitted Uses.
[Ord. 2008-1, 6/9/2008; as amended by Ord. No. 2024-1, 1/2/2024]
2.
The following is a list of uses and/or activities that may be permitted within this district provided that the performance standards listed in § 14-1604, Subsection 1B, are satisfied, except that the hours of operations limitation of § 14-1604, Subsection 1B(13), shall not apply.
A.
Manufacturing, processing, and accessory storage for manufacturing and processing uses related to, but not limited to, the following:
(1)
Meat products.
(2)
Dairy products.
(3)
Bakery products.
(4)
Candy and other confectionary products.
(5)
Bottled and canned soft drinks, carbonated water and spring water.
(6)
Manufactured ice.
(7)
Apparel and other finished products made from fabrics and similar materials.
(8)
Millwork.
(9)
Wood kitchen cabinets.
(10)
Furniture and fixtures.
(11)
Converted paper and paperboard products, except containers and boxes.
(12)
Paperboard containers and boxes.
(13)
Printing, publishing, and allied industries.
(14)
Pharmaceutical preparations.
(15)
Glass products made of purchased glass.
(16)
Metal cans and shipping containers.
(17)
Cutlery, hand tools, and general hardware.
(18)
Metal doors, sash, frames, molding, and trim.
(19)
Wire springs, from purchased wire.
(20)
Fabricated pipe and fabricated pipe fittings.
(21)
Office, computing, and accounting machines.
(22)
Refrigeration and service industry machinery.
(23)
Electric transmission and distribution equipment.
(24)
Household appliances.
(25)
Electric lighting and wiring equipment.
(26)
Radio and television receiving equipment.
(27)
Communication equipment.
(28)
Electric components and accessories.
(29)
Measuring, analyzing, and controlling instruments; photographic, medical and optical goods; watches and clocks.
B.
Retail businesses directly in connection with permitted uses, not to exceed 30% of the gross leasable area of the building in which it is located.
C.
Office uses when directly in connection with permitted uses.
§ 14-1603 Conditional Uses.
[Ord. 2008-1, 6/9/2008; as amended by Ord. 2017-1, 2/13/2017]
1.
Upon approval by Borough Council, the following conditional uses are permitted, provided the use complies with the conditions listed herein and the applicable requirements specified in Article 26 of this Chapter:
A.
Stone crusher and processing plants, concrete batch plants and bituminous asphalt plants, customary accessory buildings and structures and delivery to the plants and storage of raw and recycled materials and finished products used by the foregoing uses.
B.
Excavation, extraction, or removal of rock and slag which are waste products or stock piles from prior mining and extraction activities in the Borough.
D.
In addition to the requirements of §14-1604, the conditional uses listed in paragraphs .A and .B above also shall be subject to the following:
(1)
Granting of the conditional use shall be conditioned upon any permits such as air quality or water quality required to be issued by the Pennsylvania Department of Environmental Protection in connection with said activities.
(2)
The applicant shall provide a detailed written description of the proposed use that details the following:
(a)
The nature of the on-site processing operations, the materials used in the process, the products produced and the generation and methods of disposal of any wastes and/or by-products. In addition, the applicant shall furnish evidence that the storage and disposal of materials will be accomplished in a manner that complies with State and Federal regulations.
(b)
Any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, waste water, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate any negative impacts. The applicant shall further furnish expert evidence that the impacts generated by the proposed use fall within applicable levels as regulated by applicable laws and ordinances including, but not limited to, this Section.
(3)
The proposed operation shall not adversely affect soil fertility, drainage and lateral support of abutting land or other properties, nor shall it contribute to soil erosion by water or wind.
(4)
All operations shall be buffered from adjoining residential zoning districts by a visual vegetative screen consisting of existing vegetation or evergreen trees planted not more than 10 feet on center with a minimum height at planting of six feet.
(5)
Any entrance drives to a public street shall be screened to the extent reasonably possible as in subparagraph (4) above.
(6)
That portion of access roads located within 100 feet of any residence shall be provided with a dustless surface. Access roads shall connect to a major road as defined in Article 2 of this Chapter.
(7)
A land development plan shall be filed with Cornwall Borough in connection with any of the above uses except those involving transportation, removal, loading and processing (including initial processing necessary to transport materials to a central processing area) which use shall not require land development plans, pursuant to the Pennsylvania Municipalities Planning Code, 53 P.S. §10101 et seq.
E.
Salvage yards.
F.
Amusement parks.
§ 14-1604 Performance Standards.
[Ord. 2008-1, 6/9/2008; as amended by Ord. No. 2024-1, 1/2/2024]
1.
No conditional use or activity provided for in this Article and no use permitted as of right shall be established in the General Industrial District (GI) unless and until certification is provided to the Borough Council or the Zoning Officer, as applicable, that satisfactorily demonstrates compliance with the performance standards of this Section. Certification shall consist of approvals through state or federal authorities, reports or analyses by private consultants, engineers, etc., or other acceptable sources.
A.
Certification Criteria. At a minimum the following issues shall be addressed as a part of the performance standards certification:
(1)
Detailed description of the industrial process to be established, including the general type of equipment involved.
(2)
Detailed description of environmental safety measures, existing and proposed, which are required by other governmental agencies.
(3)
Significant raw materials to be utilized and the location of their source.
(4)
Storage facilities required, both before and after processing has taken place.
(5)
Type of waste generated, the disposal method and location of the waste disposal. If off-site, contracts/agreements with disposal sites and haulers shall be included.
(6)
Environmental monitoring measures, existing and proposed.
(7)
Air and/or water quality controls, existing and proposed.
(8)
Carrying capacity (load and volume) of Borough roads for transportation of both raw materials and the finished product.
(9)
If communication equipment is involved, detailed information concerning the type of transmission and/or reception capabilities intended and the resulting levels of radiation involved both on and off the property.
(10)
Specific documentation of the requirements of paragraphs .B(1), .B(3), .B(5), and .B(12).
B.
Specific Performance Criteria.
(1)
No uses of land, buildings, and structures or industrial processes shall be permitted that:
(a)
Emit obnoxious, toxic, or corrosive fumes or gases.
(b)
Emit odors that are perceptible at or beyond the lot lines.
(c)
Emit noxious smoke from the primary activities of plant operations.
(d)
Discharge into the air hazardous amounts of dust or other particulate matter.
(e)
Produce any heat or glare perceptible at or beyond the lot lines.
(f)
Utilize lighting in a manner which produces glare perceptible at or beyond the lot lines.
(g)
Produce physical vibrations perceptible at or beyond the lot lines.
(h)
Produce electromagnetic radiation or injurious radioactive emissions.
(i)
Engage in the production or storage of any material designed for use as an explosive.
(j)
Engage in the storage of objectionable or toxic waste materials on the lot for any period beyond 30 days.
(k)
Discharge any untreated or potentially dangerous and/or toxic effluent from plant operations.
(2)
All uses permitted herein as conditional uses shall provide for storage of flammable material in containers constructed of nonflammable material.
(3)
(4)
The site shall be served by an adequate supply of public or private water and sewer.
(5)
Noise levels shall not exceed 70 dBA as measured at the property line of residentially zoned property except that noise levels greater than 70 dBA shall be permitted where the site boundary borders Pennsylvania State Game Lands or where the applicant obtains the written consent of abutting residentially zoned property owners.
(6)
In addition to the requirements of this district, all landscaping and buffer area requirements shall comply with Article 23 of this Chapter.
(7)
A buffer area of 25 feet shall be required along the side and rear perimeter of the property excepting driveways and conveyor passageways may encroach on the buffer area.
(8)
Where industrial uses abut a residential district, the buffer area shall be a minimum of 100 feet and shall be planted with a double-wide dense screen planting (minimum width of 10 feet) for the entire length of the residential district area, except that this buffer and planting requirement shall not apply where the buffer area borders the Pennsylvania State Game Lands or where the applicant obtains the written consent of abutting residentially zoned property owners, in which case the buffer area of Subsection 1B(7) shall apply.
(a)
Except for signage and access roads, the buffer area set forth herein shall be increased to a minimum of 200 feet from the right-of-way line of Boyd Street for the first lot subdivided from a parent tract or use developed on a parent tract. The buffer area shall be increased to an average of 400 feet from the right-of-way line of Boyd Street for the second and subsequent lots subdivided from or uses developed on a parent tract. The screen planting requirement shall be waived so long as the buffer area remains undisturbed forest.
(b)
Except for signage, the buffer area set forth herein shall be increased to a minimum of 400 feet from the right-of-way line along any boundary of the applicant's site which abuts U.S. Route 322; provided, however, that the screen planting requirement shall be waived so long as the buffer area remains undisturbed forest.
(9)
The required yard space shall be considered as part of the buffer area and shall be planted with grass seed, sod or ground cover or, where specified, screen plantings. Buffer areas shall be maintained and kept free of all debris and rubbish. The yard space planting requirement set forth herein shall not be applicable where the yard space borders Pennsylvania State Game Lands or where the applicant obtains the written consent of abutting residentially zoned property owners.
(10)
No principal or accessory structure, manufacturing or processing activity, or storage of materials shall be permitted in buffer areas; however, access drives may cross buffer areas. In side or rear yards the parking of employees or visitor automobiles may be permitted in that portion of the required side or rear yard which is not a part of the buffer area. In the front yard, parking shall not be permitted within 25 feet of any street or road right-of-way; provided, however, that the minimum 25 feet is satisfied, up to 50% of the required front yard may be utilized for parking facilities.
(11)
All loading and unloading facilities shall be located other than in buffer and/or yard areas.
(12)
Where trip generation estimates for all existing and proposed development of a parent tract will exceed 175 average daily trips for all vehicles or five average daily trips for trucks larger than box trucks, all new streets and all access drives installed shall include measures to prevent vehicles other than passenger vehicles or box trucks entering on to Boyd Street and turning west in accordance with this section. The applicant shall provide traffic counts for all exiting uses on a parent tract and trip generation estimates for all proposed uses based on an accepted standard such as the Institute of Traffic Engineers Trip Generation Manual. Such information shall be included with any application for subdivision or land development approval and for issuance of a zoning permit, and the design of such measures shall be included on any subdivision or land development plan for land within the General Industrial District. An applicant required to install measures to prevent vehicles entering on to Boyd Street and turning west shall install:
(a)
Barriers, which may include raised medians, curbs, and/or deflectors. If it is not possible to design a barrier which will prevent trucks larger than box trucks from turning west while allowing smaller vehicles to turn west, then all west turns shall be prevented. Such barriers shall be permanently maintained.
(b)
Signs at access drives identifying prohibited turning movements. Such signs shall be permanently maintained and replaced within 24 hours if damaged.
(c)
If the occupant of the lot maintains a website, the occupant shall post information on its website identifying the prohibited turning movements and preferred traffic route.
(13)
The conditional uses provided for herein shall operate only between the hours of 6:00 a.m. to 10:00 p.m., Monday through Friday, and 7:00 a.m. to 12:00 noon, Saturday, unless otherwise specifically provided for in the terms of the conditional use permit granted by Borough Council.
§ 14-1605 Lot Area, Building Height, and Yard Requirements.
[Ord. 2008-1, 6/9/2008]
1.
A lot width, lot area, lot coverage, yard setback and building height requirement of not less than the dimensions shown in the following table, unless otherwise specified heretofore in this Article shall be provided for every industrial use and/or principal nonresidential building or use erected, altered or established in this district.
A.
District Requirements.
Lot Requirements | Yard Requirements | |||||
|---|---|---|---|---|---|---|
Use | Min. Lot Area | Min. Lot Width | Max. Lot Coverage | Front | Each Side | Rear |
Nonresidential building | 2 acres | 250 feet | 20% | 100 feet | 25 feet | 25 feet |
B.
Height Requirements. The height of any main or accessory building or structure shall not exceed 65 feet above the finished grade.
§ 14-1606 Minimum Off-Street Parking Requirements.
[Ord. 2008-1, 6/9/2008]
Off-street parking shall be provided for in accordance with Article 24 of this Chapter.
§ 14-1607 Signs and Advertising Structures.
[Ord. 2008-1, 6/9/2008]
Signs shall be permitted in accordance with Article 25 of this Chapter.
§ 14-1608 Supplementary District Regulations.
[Ord. 2008-1, 6/9/2008]
The supplementary district regulations in Article 22 unless otherwise specified heretofore in this Article, shall apply where applicable, as additional requirements for this district.
§ 14-1609 Environmental Improvements and Energy Conservation Requirements.
[Ord. 2008-1, 6/9/2008]
The environmental and energy requirements in Article 23, unless otherwise specified heretofore in this Article, shall apply, where applicable, as additional requirements for this district.