Hemlock Township City Zoning Code
PART 16
FLEX INTERCHANGE COMPLEX INDUSTRIAL
§ 27-1601 Flexible Redevelopment.
[Ord. No. 8-9-2005, 8/9/2005; as added by Ord. No. 11-11-2014, 11/11/2014]
1.
Purpose. To encourage the flexible redevelopment of vacant or underutilized lands within the I Industrial and GC General Commercial Districts and IC Interchange Commercial Districts to take advantage of the proximity of Interstate 80, at its intersection with State Route 42.
2.
Applicability. The provisions of this section shall apply only to land located within the I Industrial and GC General Commercial and IC Interchange Commercial Districts that are located within one mile of the intersection of Pennsylvania Route 42 and Interstate 80.
3.
Applicable Standards.
A.
Notwithstanding any other provision in this chapter to the contrary, the standards, requirements and provisions of this section shall be the only standards, requirements and provisions of this chapter that apply to flexible redevelopment and shall supersede all requirements, standards and provisions of the Subdivision and Land Development Ordinance [Chapter 22] that are inconsistent with the standards, requirements and provisions set forth in this section.
B.
For purpose of this subsection, the determination of whether a provision of the Subdivision and Land Development Ordinance [Chapter 22] is inconsistent with a provision of this section rests solely and exclusively with the Township. Notwithstanding anything herein to the contrary the provisions of the Subdivision and Land Development Ordinance [Chapter 22] and other applicable Township ordinances, rules, regulations, and resolutions relative to stormwater management, floodplain management, erosion and sedimentation controls, placement of utilities, improvements guarantees, plan submission and approval, street design and construction shall be applicable to any subdivision and/or land development pursuant to this section.
4.
Lot Size. The minimum contiguous development size in this Flex Interchange Complex shall be 20 acres.
5.
Ownership. The Flex Interchange Complex tract shall be developed according to a single plan with common authority and responsibility as determined by the landowner. If more than one person or entity has an interest in all or a portion of a tract, all persons or entities with interests in any portion of the tract shall join as applicants and shall present an agreement, in a form acceptable to the Board of Supervisors, guaranteeing that the tract as a whole shall be developed in accordance with any approval granted under this section as a single Flex Interchange Complex with common authority and governing documents.
6.
Mixed Use Complex. The Flex Interchange Complex shall be designed as a mixed use facility in which complimentary commercial uses are permitted within close proximity to one another. The development shall be designed with a mix of commercial and industrial uses of various sizes to allow diversity and flexibility with regard to land use planning and to meet the commercial and industrial needs of the community.
7.
Permitted Uses. The following uses shall be permitted subject to the conditional use requirements of this chapter within the General Commercial and Interchange Commercial zones as part of a Flex Interchange Complex Commercial use.
A.
Enclosed manufacturing storage and/or sale of the following:
(1)
Finished textile products.
(2)
Scientific specialized in technical instruments and equipment.
(3)
Manufacturing and assembly of prefabricated structures.
(4)
Packing and bottling operations.
(5)
Manufacture and assembly of electrical machines, supplies and equipment.
(6)
Manufacture of jewelry, precision instruments, optical goods and similar products.
(7)
Manufacture and assembly of microelectronic components.
(8)
Assembly of products from materials manufactured off the premises.
(9)
Manufacture of furniture and fixtures.
(10)
Printing and publishing.
B.
Research and development facilities.
C.
Enclosed warehousing or enclosed storage facilities.
D.
Printing, binding or publishing operations and distribution facilities.
E.
Wholesale establishments.
8.
Required mix of uses to accommodate a diversity of demand. Any Flex Interchange Complex industrial use shall contain a mix of at least two of the aforementioned permitted uses.