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Harborcreek Township
City Zoning Code

ARTICLE XIV

I Industrial/Mixed Use District

§ 490-48 Purpose.

The purpose of this district is to provide flexible areas where industrial, heavy commercial, and clustered residential activities can be conducted or developed to foster redevelopment, infill, and economic opportunities without creating undesirable or incompatible situations and/or conflicts with adjacent land uses and without causing increased traffic congestion and/or traffic circulation problems and conflicts.

§ 490-49 Table of uses.

[Amended 5-21-2025 by Ord. No. 2025-243-1]
KEY:
P = Permitted by right
SE = Permitted by special exception with a hearing before the Zoning Hearing Board
C = Permitted by conditional use with a hearing before the Township Board of Supervisors
Use
Type
Principal Use
Adult entertainment establishment and associated facility
C
Automotive impound/towing
P
Automotive service facility
P
Building material and supply facility
P
Business service establishment with no retail component
P
Emergency response facility
P
Energy facility system
P
Essential service
P
Essential service structure
C
Flea market
C
Industrial (light)
P
Industrial (heavy)
P
Industrial parks
P
Junkyard
C
Kennel
C
Landfill
C
Medical marijuana dispensary
C
Medical marijuana growing/processing
C
Micro-brewery
C
Mobile home parks
P
Place of worship
P
Recreation facility (indoor commercial)
P
Recreation facility (outdoor commercial)
C
Research laboratories
P
Rental service facility
P
Self storage facility
P
Treatment center/pre-release detention facility
SE
Truck and heavy equipment sales, service, and repair facility
P
Warehouse, wholesale facility
P
Wireless communication facility
P
Accessory Use
Accessory solar energy system
P
Home occupation
C
No-impact home-based business
P
Small wind turbine
P
Wireless communication, co-location
P

§ 490-50 Lot and area requirements.

See Appendices for illustrations.[1]
Use Type/Dimension
All Uses
Minimum lot area
40,000 sq. ft.
Minimum lot width
200 feet
Minimum lot depth
200 feet
Minimum front yard setback
50 feet
Minimum side yard setback
When abutting another industrial or nonresidential use: 20 feet each side
When abutting a residential zone: 100 feet
Minimum rear yard setback
When abutting another industrial or nonresidential use: 20 feet
When abutting a residential zone: 100 feet
Maximum height of structure
Principal use: 45 feet
Accessory use: 30 feet
Maximum coverage
40%
[1]
Editor's Note: The illustrations appendix is included as an attachment to this chapter.

§ 490-51 Industrial performance standards.

A. 
No use shall hereafter be established or conducted in the I-Industrial District in any manner in violation of the standards of performance listed in this section:
(1) 
Fire and emergency protection:
(a) 
Direct and unobstructed access to the perimeter of all the buildings shall be provided for emergency vehicles.
(b) 
Access for emergency vehicles must be constructed to sustain the weight of the emergency vehicles and equipment and shall not be less than 18' wide.
(c) 
The fire department whose jurisdiction the site is in shall review the site plan to ensure the location of fire hydrants are accessible and spaces between buildings are adequate.
(2) 
Electrical disturbance. No activity shall cause electrical disturbances adverse to radio, television or other communication equipment in the neighboring area.
(3) 
Noise. No operation or activity shall cause or create noise in such a manner as to create a disturbances across property lines.
(4) 
Vibrations:
(a) 
Vibrations detectable without instruments on neighboring property in any zoning district, except for the Industrial District, shall be prohibited.
(b) 
Vibrations within the Industrial District are permitted provided such vibrations do not endanger or in any way damage neighboring persons or properties.
(5) 
Odors. No use shall emit odorous gas or other odorous matter in such quantities as to be offensive at any point on or beyond the property lines.
(6) 
Smoke, ash, dust, fumes, vapors, and gases:
(a) 
The maximum amount of emissions from smoke, ash, dust, fumes, vapors or gases permitted shall be determined by the use of the Standard Ringelmann Chart issued by the United States Bureau of Mines.
(b) 
No shade darker than No. 2 will be allowed.
(c) 
Emissions at any point from any source which can cause damage to health, to animals or vegetation, or to other forms of property or which can cause excessive soiling at any point are prohibited.
(7) 
Lighting and glare. See Harborcreek's Subdivision and Land Development Ordinance.[1]
[1]
Editor's Note: See Ch. 405, Subdivision and Land Development.
(8) 
Erosion. No erosion by wind or water shall be permitted which carries objectionable substances onto neighboring properties.
(9) 
In addition to the above regulations, all uses and activities within the Industrial Zoning District shall conform to all applicable county, state and federal regulations. Whenever the regulations contained herein are at variance with any other lawfully adopted rules or requirements, the more restrictive shall govern.
B. 
Determination of compliance with performance standards. At the time of a zoning application, the applicant may be required to submit data and evidence documenting that the proposed activity, facility, or use will comply with the provisions of this section. In reviewing such documentation, the Township may seek the assistance of any public agency having jurisdiction or interest in the particular issues and the Township may seek advice from a qualified technical expert. A negative report by the technical expert and the applicant's refusal or inability to make alterations to ensure compliance with this section shall be a basis for denying approval of the application.