East Hanover Township Lebanon County
City Zoning Code
City Zoning Code
ARTICLE XVI
I - Industrial District
§ 250-128 Intent.
This district is designed to accommodate and promote wholesale activities, warehousing, and industrial operations dependent on existing land uses, physical conditions, and the availability of nearby municipal utilities and transport facilities. The district accommodates extensive industrial activities in these areas so as to minimize any detrimental effects that they might have on other uses in the Township and at the same time provides an industrial zone free of encroachment from other activities.
§ 250-129 Permitted uses.
A.
Any uses not otherwise prohibited by law of a manufacturing, fabricating, processing, compounding, or treatment nature.
B.
Warehousing and wholesaling establishments and storage yards, not including junkyards.
C.
Railroad, trucking, busing, and other transit facilities including storage and repair.
D.
Transfer trucking operations not engaged in the transfer, storage or handling of toxic or noxious matter, or hazardous waste as defined in Article I of this chapter.
E.
Automobile body shops, repair garages and gasoline stations provided that the following conditions are met:
(1)
All gasoline and petroleum pumps shall be located outside of buildings, no less than 35 feet from any road right-of-way or lot line.
(2)
All fuel, oil or similar combustible petroleum product storage tanks shall be located underground at least 35 feet from any road right-of-way line or lot line.
(3)
No mechanical or auto body repair work shall be performed out of doors.
(4)
All automotive parts, dismantled and derelict vehicles, and similar articles or parts thereof shall be stored only within an enclosed building.
(5)
Automotive vehicles without valid, current license plates and/or state inspection shall be restricted according to § 250-183 of this chapter.
(6)
Any structure housing an automobile body shop shall be a minimum of 50 feet from any lot line when located adjacent to any residential district.
(7)
Flammable and/or combustible materials associated with the automobile body shop use shall be stored within a fireproof enclosure within the principal structure or within an accessory building located no less than 50 feet from any lot line.
F.
Customary accessory uses and buildings incidental to any of the above permitted uses.
§ 250-130 Special exception uses.
Upon approval by the Zoning Hearing Board, the following special exception uses are permitted provided the use complies with the conditions listed herein and Articles XXV and XXVIII of this chapter:
A.
Transfer trucking operations engaged in the transfer, temporary storage or handling of toxic or noxious matter or hazardous waste as defined in Article I of this chapter are permitted by special exception provided that the use complies with the conditions listed herein and any applicable requirements specified by the Zoning Hearing Board, and any federal or state laws regulating handling of toxic, noxious or hazardous waste materials.
(1)
The use shall comply in all respects with the requirements of Act 97, the Solid Waste Management Act of 1980, 35 P.S. § 6018.101 et seq.; Title 25 Rules and Regulations of the Department of Environmental Protection, Environmental Quality Board (25 Pa. Code Chapter 75) "Solid Waste Management" (November 18, 1980, as amended)[1]; and the Commonwealth of Pa., Department of Environmental Protection, "Hazardous Waste Transporters: Guidelines for the Development and Implementation of a Contingency Plan," as may be amended.[2]
(2)
Storage of toxic or noxious matter or hazardous waste shall not exceed a period of 24 hours at any approved transfer site.
(3)
No outdoor storage of toxic, noxious or hazardous waste material shall be permitted at any time, and storage of said materials shall be permitted only within completely enclosed buildings.
B.
Automobile recycling and junkyards used for storage, wrecking, and converting used or discarded materials provided that the following conditions are met:
(1)
Minimum lot area of 10 acres.
(2)
Such use shall be no closer than 150 feet to any road right-of-way and no less than 500 feet from any use district other than industrial.
(3)
Such use shall be completely enclosed by an evergreen screen planting to be planted and maintained at a height of not less than eight feet and backed by a solid fence not less than six feet in height.
C.
Air fields, strips, or landing facilities and buildings accessory thereto provided that the following conditions are met:
(1)
Minimum lot area of 10 acres.
(2)
Applicant shall submit a plot plan of the lot indicating the runway approach area and existing residences located within a 500-foot radius of the runway.
(3)
Runway shall be no closer than 100 feet to any residential district, and no closer than 50 feet to any property line or road right-of-way line.
(4)
A description of equipment and facilities to be utilized, and a description of overall development plans for the lot shall be made available to the Zoning Hearing Board.
(5)
The airport approach area shall be defined as a 300-foot wide area lying within and below an inclined plane extending outward horizontally 1,000 feet at a ratio of one foot of height for each 20 feet from each end of the runway. No building, structure or airport hazard shall exceed one-foot in height, for each 20 feet of length of an established airport runway, with no structure or airport hazard to exceed 35 feet in height anywhere within the lot.
(6)
Any pulsating or intermittent lighting is prohibited.
Flood lights, spot lights and other lighting devices shall be arranged or shielded so as to illuminate parallel to the ground and not in an upward direction.
(7)
Any radio or electronic device shall be permitted only with approval and license by the Federal Communications Commission.
(8)
All facilities of this nature shall conform and operate under the standards set by the FAA and Pennsylvania Aeronautical Commission.
(9)
The Zoning Hearing Board may impose other conditions as are appropriate to public safety and welfare, including hours of operation, frequency of use and a location in relation to existing residences.
D.
Sand pits, gravel pits, removal of topsoil, and the excavation, extraction or removal of any natural resource from the land or ground for any purpose, are permitted subject to the following conditions:
(1)
Application for the special exception shall be accompanied by an approved Department of Environmental Protection permit authorizing said activities.
(2)
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.
(3)
Where any open excavation will have a depth of 10 feet or more and a slope of more than 30%, there shall be an appropriate, protective fence with suitable gates where necessary, effectively blocking access to the area in which extraction is located. Such fence shall be located no less than 50 feet from the edge of the excavation. All operations shall be screened from nearby residential uses as required by the Zoning Hearing Board.
(4)
That portion of access roads located within 100 feet of any lot in residential use or lot zoned residentially shall be provided with a dustless surface. Access roads shall connect to collector or major road networks avoiding undue movement through residential areas.
(5)
At all stages of operations, proper drainage shall be provided to prevent the collection and stagnation of water and to prevent harmful effects upon surrounding properties.
(6)
A site plan for rehabilitation, showing both existing and proposed final contours, shall be submitted. After any such operations, the site shall be made re-usable for a use permitted in the Zoning District. Where topsoil is removed, sufficient arable soil shall be set aside for retention on the premises and shall be respread over the premises after the operation is terminated. Except where lakes are created and retained, the area shall be brought to final grade by a layer of earth at least two feet deep or to original thickness, whichever is less, and capable of supporting vegetation. Fill shall be of an acceptable material.
E.
Industrial/business parks, in accordance with the requirements of § 250-247, Industrial/business parks, may include:
(3)
Retail sales of products and/or assembled on the premises as an accessory use to a permitted manufacturing product or process, provided that separate structures for retail use shall be limited to 5,000 square feet, and retail sales as part of a manufacturing process shall be limited to 35% of the total floor area and shall not exceed 5,000 square feet for each retail use.
§ 250-131 Lot and yard requirements.
A lot area, lot width, lot coverage, yard depths, and building height satisfying the requirements of the following list, unless otherwise specified heretofore in this section or §§ 250-129 and 250-130, shall be prepared for every principal building or use hereafter erected, altered, or established in this district.
B.
Yard regulations. For every principal or accessory building or use in the Industrial District, the minimum yard regulations shall be as follows:
C.
Height regulations. The height of any principal or accessory building shall not exceed 40 feet, except that chimneys, flagpoles, towers, water tanks, and other mechanical appurtenances may be built to a height not to exceed 125 feet above the finished grade when erected upon or as an integral part of the building. This maximum height may be increased to not greater than 75 feet by special exception granted by the Zoning Hearing Board in accordance with the requirements of Article XXVIII of this chapter. All structures (except permitted signs) shall be set back a distance at least equal to their height from all property lines; provided, however, that if the lot is adjacent to a residential district, the minimum yard dimension for the yard immediately adjoining the residential district shall be increased by two feet for every foot of building over 40 feet. This increase shall be in addition to all other minimum yard dimensions set forth in § 250-131.
§ 250-132 Access requirements.
The subject tract or park site, in the case of an industrial park, shall front on or gain access from either an arterial, major collector, or minor collector road as identified in the East Hanover Township Comprehensive Plan, or a street in a proposed subdivision or land development plan which conforms to prevailing arterial or collector street design and improvement requirements. In the case of a proposed subdivision of lots not involving a planned industrial/business park, common access drives shall be utilized to minimize the number of access points onto adjacent roads. All access drives shall be designed and constructed in accordance with § 250-210 of this chapter.
§ 250-133 Landscaping.
A comprehensive landscape plan that provides a coordinated overall planting and landscape effect, and demonstrated compliance with the provisions of this chapter, is required for development within the Industrial District. Such landscape plan shall be prepared by a landscape architect registered in the Commonwealth of Pennsylvania. Any portion of the site not used for buildings, structures, parking lots, loading areas, outdoor storage areas, passive recreation facilities, and sidewalks shall be maintained with a vegetative ground cover and other ornamental plantings.
§ 250-134 Waste products.
Dumpsters may be permitted within the side or rear yard, provided such dumpsters are screened from any adjoining roads or properties. All waste receptacles shall be completely enclosed. Dumpsters shall be set back a minimum of 75 feet from any adjoining residentially zoned properties and shall be screened in accordance with the provisions of § 250-98 of this chapter.
§ 250-135 Performance standards.
All industrial activities shall be subject to the conditions listed in § 250-189, Operation and performance standards, of this chapter. In addition, an applicant proposing a manufacturing and/or laboratory use shall provide a detailed description of the proposed use in each of the following topics:
A.
The nature of the on-site processing operations, the materials used in the process, the products produced, and the generation and methods for disposal of any by-products. In addition the applicant shall furnish evidence that the disposal of materials will be accomplished in a manner that complies with state and federal regulations; and
B.
Any environmental impacts that are likely to be generated (e.g., noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate any negative impacts. The applicant shall further furnish evidence that the impacts generated by the proposed use fall within acceptable levels as regulated by applicable laws and ordinances and commonly accepted standards.
§ 250-136 Outdoor storage.
A.
Storage shall be permitted outdoors, but the items stored shall not be visible from a public right-of-way. Outdoor storage within 500 feet of a residential district boundary shall be effectively screened so as not to be visible from any adjacent residential use. Screening shall consist of evergreen plantings, architectural screen, or approved safety fence, in accordance with the requirements of § 250-133.
B.
No storage shall be permitted within the front yard of any lot.
C.
Outside storage of raw materials and/or finished products shall be permitted only within the buildable area of the lot to the rear of the front building wall of the principal building, and shall not exceed 20 feet in height.
D.
All organic refuse or garbage shall be stored in tight, vermin-proof containers. In multiple-family, commercial, industrial and other nonresidential developments, garbage storage shall be centralized to expedite collection and enclosed on three sides by architectural screen or plantings.
E.
No flammable or explosive liquids, solids or gases shall be stored in bulk above ground, except for tanks of fuel directly connected to energy or heating devices or used in conjunction with active agricultural or construction activities. A list of such liquids, solids or gases stored on site shall be supplied to the appropriate fire companies serving the Township.
§ 250-137 Traffic impact studies.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
Applicable nonresidential developments shall comply with the traffic impact studies requirements of Chapter 185, Subdivision and Land Development.
§ 250-138 Minimum off-street parking and loading requirements.
Off-street parking and loading shall be provided in accordance with the requirements of Article XXI of this chapter.
§ 250-139 Signs and advertising structures.
Signs shall be permitted in accordance with Article XXII of this chapter.
§ 250-140 Supplementary district regulations.
The supplementary district regulations in Article XIX shall apply, where applicable, as additional requirements for this district.
§ 250-141 Environmental improvements and energy conservation requirements.
The environmental and energy requirements in Article XX shall apply, where applicable, as additional requirements for this district.