East Coventry Township
City Zoning Code
City Zoning Code
PART 11
LI LIMITED INDUSTRIAL DISTRICT
§ 27-1101 Specific Intent.
[Ord. 147, 8/11/2008, § 1100]
It is the intent of this Part and this industrial district to provide for sufficient area within the Township to conduct office, warehousing and light industrial operations.
§ 27-1102 Use Regulations.
[Ord. 147, 8/11/2008, § 1101]
1.
LI Limited Industrial District Uses Permitted by Right. A building or other structure may be erected or used and a lot may be used or occupied by right for any of the following purposes:
A.
All uses permitted by right in the C-1 Commercial and Business Campus District.
B.
Medical marijuana growing/processing facility.
[Added by Ord. 212, 5/8/2017]
C.
Heavy construction contractor facility, provided the use is located on a separate lot containing a single principal use.
[Added by Ord. No. 2019-231, 3/11/2019]
D.
Vehicle auctions for passenger and/or commercial vehicles.
[Added by Ord. No. 2020-237, 2/10/2020]
2.
LI Limited Industrial District Conditional Uses. A building or other structure may be erected or used and a lot may be used or occupied when authorized as a conditional use for any of the following purposes:
A.
Any use permitted as a conditional use in the C-1 Commercial and Business Campus District may also be permitted in the LI Light Industrial District as a conditional use.
B.
Any use of the same general character as those uses listed in Subsection 1, above, when authorized as a conditional use.
C.
Light manufacturing, provided that outdoor storage of products or equipment shall be permitted only when screened from view in accordance with the provisions of § 22-428 of the Subdivision and Land Development Ordinance [Chapter 22]; and, further provided, that any use or activity which is noxious or offensive by reason of odor, dust, fumes, smoke, gas, vibration, noise or radiation, or which constitutes a public hazard by fire, explosion or otherwise, shall not be permitted.
All raw materials used in any permitted manufacturing or assembly process shall be stored in a fully enclosed structure. Farm equipment and industrial vehicles available for sale shall not require enclosures. |
D.
Laboratory for scientific research and development.
E.
Commercial kennel, provided that a minimum setback of 100 feet from all property lines shall be provided.
3.
LI Limited Industrial District Special Exceptions. A building or other structure may be erected or used and a lot may be used or occupied when authorized as a special exception for any of the following purposes:
4.
Off-Street Parking. Off-street parking spaces, as defined in § 27-202 of this chapter, in the LI District, shall be provided in accordance with the provisions of § 27-1306 of this chapter. Limited on-street parking may be permitted only in accordance with the provisions of § 27-1306, Subsection 1A(1)(c), of this chapter.
5.
Signs. Signs shall be permitted in the LI District only in accordance with the provisions of § 27-1314 of this chapter.
6.
Accessory Uses. Accessory uses to any of the foregoing permitted uses shall be permitted in the LI District only in accordance with the provisions of § 27-1319 of this chapter.
7.
Open Space. All subdivisions and land developments in the LI District shall comply with the open space requirements of § 22-426 of the Subdivision and Land Development Ordinance [Chapter 22]. The design, disturbance, permitted uses, ownership, maintenance and management of open space shall comply with the applicable standards of § 27-1404, Subsection 1A, of this chapter.
8.
Trails. Trails shall be provided for all subdivisions and land developments in the LI District in accordance with the Township approved trail plan.
§ 27-1103 Single-Family Detached Dwelling Use of Certain Lots in the LI Limited Industrial District.
[Ord. 147, 8/11/2008, § 1102]
1.
Notwithstanding any provision of this Part or other provisions of this chapter to the contrary, a building may be erected and used on an unimproved lot in the LI District, and such unimproved lot may be used and occupied, by right, for a single-family detached dwelling and accessory uses thereto in accordance with § 27-1319 of this chapter, subject however to all the following conditions:
A.
That the lot shall have existed of public record, on and since January 1, 1993, as a lot held in single and separate ownership.
B.
That the zoning district classification of the lot on January 1, 1993, shall have been R-1 Residential.
C.
That the single-family detached dwelling shall be the only principal use of the lot.
D.
That the erection, use and occupancy of the building and lot for such single-family detached dwelling and accessory uses shall be in accordance with the regulations of § 27-703 of this chapter, and other provisions of this chapter applicable to a single-family detached dwelling principal use in the R-2 District and uses accessory thereto.
§ 27-1104 Area, Bulk and Dimensional Standards.
[Ord. 147, 8/11/2008, § 1103]
1.
The following standards shall be applicable to all uses in the LI District:
A.
Minimum Net Lot Area, Lot Width and Yards. The required minimum net lot area shall be calculated according to the definition of net lot area in § 27-202 of this chapter.
Minimum Net Lot Area | Minimum Lot Width | Minimum Front Yard | Minimum Side Yards | Minimum Rear Yard | |
|---|---|---|---|---|---|
With or Without Public Sewage Disposal and/or Public Water Supply | 3 Acres | 300 feet | 75 feet | 75 feet | 75 feet |
B.
Building and Lot (or Site) Coverage. The maximum lot or site building coverage shall not exceed 35% and the maximum total lot or site impervious coverage shall not exceed 60%.
C.
Density Regulations. The maximum density in the LI District shall be 10,000 square feet of building area per acre with a total of 300,000 square feet of building area per tract, and 75,000 square feet of building area per individual building.
D.
Height Regulations. The maximum height of all buildings and other structures, with the exception of communications towers and antennas, erected or enlarged in this district shall be:
(1)
For any dwelling, or any accessory building or structure, 35 feet, not exceeding three stories.
(2)
For any non-dwelling building or other structure, 35 feet, except that such height may be increased to a maximum of 65 feet; provided, that for every foot of height in excess of 35 feet, there shall be added to each front, side and rear yard requirement one corresponding foot of additional width or depth.
(3)
For any farm structure (silo, barn, elevator, etc.) 35 feet, except that such height may be increased to a maximum of 90 feet; provided, that for every foot of height in excess of 35 feet, there shall be added to each front, side, and rear yard requirement one corresponding foot of additional width or depth.
§ 27-1105 Other Requirements and Standards.
[Ord. 147, 8/11/2008, § 1104; as amended by Ord. 172, 2/14/2011, § III]
1.
The following requirements and standards shall be applicable to all uses in the LI District:
A.
Required Landscaped Buffers. Within the setback area, a forty-foot wide buffer area containing a landscape screen shall be required for all lots abutting a residential district or a residential use, and shall utilize a berm with such landscape screen. When a yard abuts a nonresidential district or nonresidential use a buffer area of not less than 25 feet in width containing a landscape screen shall be provided within the setback area. A buffer area within the setback shall not be required along any Route 724 frontage. The landscape screen shall comply with the § 22-428 of the Subdivision and Land Development Ordinance [Chapter 22] and shall consist of plant material, walls, fencing, earthen berms or a combination thereof.
C.
Outdoor Storage.
(1)
All outdoor storage of finished products, supplies and equipment shall be fully screened from view from any point off the premises however farm equipment and industrial vehicles available for sale shall not require screening. All raw materials used for any permitted use shall be stored in a fully enclosed structure.
(2)
No equipment or other products, except industrial vehicles for sale, shall be stored or displayed for sale on a lot within a front yard or side yard abutting a street, or between a street line and the wall of a principal building. Any industrial vehicles for sale shall be set back a distance of not less than 50 feet from a right-of-way line or property line.
D.
Multi-use Commercial Building. In a multi-use commercial building having party walls, no side yard shall be required except at the end of the structure. The minimum distance between buildings located on the same lot shall be 30 feet.
E.
Vehicular Ingress and Egress. Points of vehicular ingress and egress between a street and all off-street parking and service areas shall be so located and so controlled that vehicles can be moved from the parking and service areas to the street only by way of such designated points of ingress and egress. No parking area shall be permitted which may allow or encourage the backing of vehicles directly onto a street. Service streets shall be required. Access driveway intersection points with PA Route 724 shall be separated by a distance of 400 feet or greater.
F.
(Reserved)
2.
Use Regulations for Medical Marijuana Growing/Processing Facilities. The following requirements and standards shall apply to a medical marijuana growing/processing facility located in the LI Limited Industrial District:
[Added by Ord. 212, 5/8/2017]
A.
The medical marijuana growing/processing facility shall comply with all applicable standards, rules, regulations and requirements of the Pennsylvania Department of Health and the Commonwealth of Pennsylvania, including, without limitation, Title 28, Part IX, of the Pennsylvania Code.
B.
The medical marijuana growing/processing facility shall not be located in a trailer, cargo container, mobile unit, mobile home, recreational vehicle or other motor vehicle.
F.
A medical marijuana growing/processing facility may not operate on the same site as a facility used for dispensing medical marijuana.
3.
Requirements for Heavy Construction Contractors. The following requirements and standards shall apply to heavy construction contractors:
[Added by Ord. No. 2019-231, 3/11/2019]
A.
No on-street parking shall be permitted.
B.
Street or driveway access to the lot shall be limited to one access point per street frontage. All entrance and access ways shall be designed to meet PennDOT guidelines or be otherwise satisfactory to the Township Engineer and shall be of sufficient width, with widened radii where they meet the sides of roads and highways, to conveniently and safely accommodate the flow of traffic. The locations of entranceways shall be subject to approval of the Board of Supervisors upon advice of the Township Traffic Engineer. The entrance and access ways shall be designed, constructed and maintained to provide safe and efficient ingress and egress for traffic without undue congestion or interference with the normal traffic flow on the abutting streets and highways.
C.
If deemed appropriate by the Board of Supervisors and approved by PennDOT when required, the applicant shall be required to widen the paved road frontage abutting the lot, install curbing along the same and/or build acceleration and deceleration lanes to provide for the safe and efficient ingress and egress of trucks and other vehicles.
D.
The outdoor parking or storage of trucks, materials and equipment shall be permitted, provided the outdoor parking and storage areas comply with the yard setback requirements of § 27-1104, Subsection 1A.
E.
The pavement design specifications for the driveways, access and any necessary frontage widening, including turning lanes, shall comply with all applicable requirements of the East Coventry Township Driveway Ordinance and be otherwise acceptable to the Township Engineer.