East Vincent Township
City Zoning Code
City Zoning Code
PART 28
IMU - INDUSTRIAL MIXED USE DISTRICT
§ 27-2801 Purpose.
[Ord. 162, 6/12/2002; as added by Ord. 219, 7/24/2012, § 9]
1.
It is the intent of this Part to provide an area within the Township which encourages well-planned professional office buildings, non-nuisance research establishments, and commercial and industrial uses that also:
A.
Provides for and protects areas for general industrial manufacturing activity and other lawful uses.
B.
Encourages only those types of uses which would not constitute a hazard or nuisance to the population of the adjacent areas.
C.
To create a well-designed industrial development which maintains a high degree of aesthetic quality and environmental sensitivity in keeping with the design standards and unified development plan regulations of this Part.
§ 27-2802 Use Regulations.
[Ord. 162, 6/12/2002; as added by Ord. 219, 7/24/2012, § 9; and as amended by Ord. 227, 11/5/2014, §§ VII, VIII]
1.
Uses by Right. Within the IMU - Industrial Mixed Use District, a building may be erected, altered or used, and a lot or premises may be used for any one or combination of the following purposes as a use by right:
A.
Auction house.
B.
Day care center.
C.
Park and ride facility.
D.
Public utility.
E.
Sales and service of new and used automobiles; automobile repair shops; auto body shops; provided that all repair, servicing and other similar functions shall be completely enclosed within a building.
F.
Vehicular auction.
G.
Veterinary hospital or animal hospital.
H.
Cemetery.
I.
Mass transit station.
J.
Newspaper publishing establishment.
K.
Wholesale business.
L.
Truck terminal.
M.
Contractor's office and yard.
N.
Farm and garden machinery and equipment sales and service.
O.
Garden center and landscape nursery.
P.
Lumberyard.
Q.
Manufacturing facilities, which involve the processing, assembly, packaging or distribution of goods and materials.
R.
Printing establishment.
S.
Agriculture, in accordance with § 27-1609 of this chapter.
T.
Forestry, where conducted in compliance with the provisions of § 22-429.2 of the East Vincent Subdivision and Land Development Ordinance [Chapter 22].
U.
Scientific research laboratory or other testing or research establishment.
V.
Executive, administrative, business, or professional office building.
W.
Educational use, including public and nonpublic educational uses; corporate technical school for executives and employees; conference center, training center, or vocational-technical school.
X.
Philanthropic institution or charitable use.
Y.
Hospital or medical clinic.
Z.
Government offices or semi-public offices serving the public such as a library, post office, fire station, police station, municipal building, and community or civic center buildings.
AA.
Municipal use.
BB.
Cold storage plant, frozen food plant.
CC.
Health or fitness club.
DD.
Mail order merchandise establishment.
EE.
Recreation, active and/or passive.
FF.
Self-service storage buildings; mini-warehouses.
GG.
Warehousing and distribution of products related to the uses above.
HH.
Planned industrial development.
II.
Express mail pick-up or delivery establishment.
JJ.
Composting.
KK.
Outdoor entertainment, recreation and theater.
LL.
Recreation building, including, but not limited to, use for entertainment and historical oriented tours and events, such as, but not limited to, a haunted house and other theme-oriented uses, including any associated accessory uses, such as retail sales.
MM.
Age restricted community, which may be, but is not required to be, a continuing care retirement community (CCRC) where assisted living and/or nursing home facilities are provided. The density calculation for this specific use shall be 15 units per acre.
2.
Prohibited Uses. The following uses are hereby prohibited:
A.
Any use which may be noxious or offensive as per § 27-1716 or by reason of the emission of odor, dust, fumes, smoke, gas, vibration, noise, air pollution, fire and explosive hazards, glare and heat, liquid and solid waste, vibration, radioactivity, or electromagnetic interference, so as to constitute a nuisance.
3.
Conditional Uses. The following uses shall be permitted as conditional use when authorized by the Board of Supervisors, subject to the standards set forth herein and in Part 19 of this chapter:
A.
Trash transfer station, incinerator, crematory, and other solid waste disposal facilities.
B.
Sanitary landfill.
C.
Resource extraction uses.
D.
Feedlots.
E.
Planned commercial development including outlet center, involving more than one principal use on a single lot or tract, including any use otherwise permitted by right, special exception, and/or conditional use in the GI District, subject to the provisions set forth in §§ 27-1103.2 and 27-1104.2. Any use permitted by special exception may be permitted as a condition of conditional use approval of the planned commercial development without requiring separate application for special exception.
F.
Motel, hotel or inn.
G.
A junkyard, subject also to the provisions of § 27-1611 of this chapter.
H.
Outdoor advertising billboards, subject to the provisions of § 27-1717 of this chapter.
4.
Accessory Uses. The following accessory uses shall be permitted, where in compliance with all applicable provisions of Part 16 and provided that they shall be incidental to any of the foregoing uses, and further provided that any on-site retail sales involved with any accessory uses shall be permitted only when authorized as a special exception:
A.
Restaurant or cafeteria facilities for employees.
B.
Storage within a completely enclosed building or as otherwise regulated by § 27-1603.
C.
Living accommodations for a watchman or similar employee.
D.
Day care facility.
E.
Any other customary accessory uses that are clearly incidental to the principal building, structure or use.
F.
Buildings and uses customarily incidental to the above uses, when located on the same lot.
G.
Any on site retail sales related and incidental to any uses permitted in IMU District.
5.
Uses by Special Exception. The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board, subject to the standards of Part 20 of this chapter:
A.
Telecommunications facilities as provided in § 27-1606B(1) and subject to full compliance with the provisions of § 27-1606.
§ 27-2803 Area and Bulk Regulations.
[Ord. 162, 6/12/2002; as added by Ord. 219, 7/24/2012, § 9]
1.
The following regulations shall be observed:
A.
Minimum lot size: five acres with a 10 acre average lot size across the entire subdivision.
B.
Minimum lot width at street line: 200 feet.
C.
Maximum impervious cover: 55%.
D.
Minimum setback at building setback line: 50 feet.
E.
Minimum side yard: 50 feet.
F.
Minimum rear yard: 50 feet, 100 feet minimum when adjoining any residential district.
G.
Maximum building height: five stories, not to exceed 60 feet. Where approved by the Township subject to conditional use approval, maximum building height may be increased beyond five stories and 60 feet through receipt of transferable development rights as provided in Part 24.
§ 27-2804 Design Standards.
[Ord. 162, 6/12/2002; as added by Ord. 219, 7/24/2012, § 9; and as amended by Ord. 227, 11/5/2014, § IX]
1.
Access, Frontage and Interior Circulation. As required by § 27-1708 of this chapter.
2.
Loading and Unloading. As required by § 27-1711 of this chapter.
3.
Parking. As required by § 27-1709 of this chapter.
4.
Visibility at Intersections. As required by § 27-1702 of this chapter.
5.
Storage. As required by § 27-1603 of this chapter.
6.
Lighting. As required by § 27-1715 of this chapter.
7.
Screening and Landscaping. As required by §§ 27-1712 and 27-1713 of this chapter.
8.
Signs. As required by § 27-1717 of this chapter.
9.
Any development within the IMU District will be required to ensure that the existing sewer and water infrastructure is adequate or otherwise satisfies Township requirements for a sewer plant upgrade.
10.
Any subdivision and/or land development within the IMU District shall be required to provide, as part of the land development approval process, a concept plan, containing information sufficient to assess the design and impact of the then-proposed and future development of the entire subject property. The concept plan submission requirements contained in this section shall be indicated in sufficient detail to serve as a firm commitment by the applicant with regard to the then-proposed and future development of the subject property and for the Board of Supervisors and Planning Commission to evaluate the effect of the concept plan on the health, safety and general welfare of the Township. The concept plan shall be the basis for the preliminary and final land development plan submissions for the subject property. The concept plan shall:
A.
Be drawn at a scale of not less than one inch equals 100 feet.
B.
Demonstrate that the proposed internal road network, pedestrian access and circulation, connection to the Schuylkill River Trail, and any proposed open space areas for the proposed use, will be coordinated with the proposed (but not yet filed) future subdivision and/or land development of the remainder of the subject property, as well as with the internal road network, pedestrian access and circulation network, connections to the Schuylkill River Trail, and open space areas of adjacent properties.
C.
Identify natural features and cultural resources and set forth a plan for their preservation and protection.
D.
Depict the source of and general methods by which water shall be supplied, and sewage shall be treated and disposed.
E.
Depict the feasibility of stormwater management in accordance with the requirements of the Township's Stormwater Management Ordinance [Chapter 23].
F.
Include and/or be accompanied by a traffic impact study demonstrating that access is adequate to support vehicular traffic expected to be generated by the proposed development. The traffic impact study will also be required to address proposed improvements so that access for the proposed development is deemed sufficient by the Township, and any such improvements deemed necessary shall be the responsibility of applicant.
11.
Hours of Operation. Outdoor entertainment and recreation building uses as defined in § 27-2802KK and LL above shall only be operated during weekdays and Sunday until 9:30 p.m. and Friday and Saturday until 11:30 p.m.
§ 27-2805 Special Provisions for Planned Industrial Development.
[Ord. 162, 6/12/2002; as added by Ord. 219, 7/24/2012, § 9]
All proposed planned industrial development shall comply with the requirements set forth in § 22-433 of the East Vincent Subdivision and Land Development Ordinance [Chapter 22].
