Hempfield Township City Zoning Code
ARTICLE XXXII
Mixed-Use Industrial Overlay District
[Added 3-23-2026 by Ord. No. 2026-03]
§ 87-217 Purpose.
A.
The purpose of the Mixed-Use Industrial Overlay District (MUI) is to facilitate flexibility in new development and redevelopment within certain existing industrial areas by permitting a limited range of compatible commercial uses within industrial zoned areas. The Township recognizes that modern industrial parks function as employment centers that benefit from complementary commercial uses such as offices, restaurants and retail establishments that not only serve the industrial park but the neighboring communities and surrounding areas. The MUI district is not intended to diminish the Township's industrial zoning district, but rather to provide an option that allows for carefully designed, low-impact commercial development that supports and enhances the existing activity.
§ 87-218 Definitions.
SITE IMPROVEMENT
Any work to the building, site, or property that requires a building permit from Hempfield Township.
§ 87-219 Applicability and compliance.
A.
The regulations set forth in this chapter apply to the development or redevelopment of properties located within the Mixed-Use Industrial Overlay District (MUI). This includes, but is not limited to:
(1)
Any new land development proposing a commercial use or structure.
(2)
Any new land development proposing a mixed-use of compatible commercial and industrial uses.
(3)
Any redevelopment or site improvement of an existing structure or lot that intends to be used for commercial and or mixed-use of compatible commercial and industrial uses.
B.
The regulations set forth in this chapter shall not apply to the following:
(1)
Any new land development proposing strictly industrial uses (as permitted in the underlying zoning district) only.
(2)
Any redevelopment of an existing industrial use or structure to the same or different industrial use or structure.
§ 87-220 Site plan required.
A.
If applicable to the applicability and compliance subsection of this section, site plan and land development approval shall be obtained in accordance with the applicable rules and regulations of Hempfield Township before the issuance of any building permit, including but not limited to the retrofitting of an existing structure to serve a new commercial purpose.
§ 87-221 District boundaries.
A.
The boundaries of the MUI District shall align with parcels in the Township that, at the date of the adoption of this article, are zoned either Light Industry (LI) or Heavy Industry (HI).
§ 87-222 Permitted uses, special exceptions.
A.
All uses permitted, either by right or by special exception, in the base zoning district shall be permitted in the same manor.
B.
In addition, the following commercial uses shall be permitted by special exception:
(1)
Animal hospital.
(2)
Automobile repair, minor.
(3)
Garden center, plant nursery, landscaping business, or greenhouse.
(4)
Gas station, with convenience store.
(5)
Professional office, minor.
(6)
Restaurant, drive-in.
(7)
Retail business, large, neighborhood, and mid-sized.
(8)
Service business.
(9)
Specialty food service.
C.
Those uses identified as special exceptions in Subsection B above, the Zoning Hearing Board shall consider the following characteristics of the proposed use:
(1)
The number of employees.
(2)
The gross floor area of the building or gross area of the lot devoted to the proposed use.
(3)
The type of products, materials, equipment and/or process involved in the proposed use.
(4)
The magnitude of the walk-in trade.
(5)
The traffic and environmental impacts.
§ 87-223 Design standards.
A.
Wall/facade.
(1)
Buildings shall be architecturally designed on any wall that is facing or that is visible from a public street, as determined by the Township Board of Supervisors and/or Township staff. These walls shall meet the following requirements:
(2)
Walls shall have a vertical break every 30 horizontal feet, as to provide design contrast of the wall. The vertical break may be achieved using the following methods and/or surface treatments shall be provided along 100% of the horizontal length of the wall.
(3)
A recession or projection.
(4)
A change in building materials.
(5)
Ornamental or structural design features such as, but not limited to finish materials, awnings, shutters, and other architectural articulations.
(6)
Lighting and lighting features shall not be deemed an appropriate design feature to meet the abovementioned requirement.
(7)
Long buildings and/or a single structure comprised of multiple unit spaces shall be developed to appear as separate buildings. This shall be achieved by implementing the above-mentioned methods.
B.
Roof and height standards.
(1)
Buildings with flat roofs are discouraged. However, a flat roof shall be permitted provided architectural design elements, such as overhanging eaves, parapets, pop-outs, entrance features or height variations.
(2)
All rooftop equipment, such as heating, ventilation, and air conditioning (HVAC) units, shall be concealed from typical street-level view by the use of parapets or other means.
C.
Transparency requirement.
(1)
A minimum of 20% of the total square footage of the wall directly facing/fronting a public street shall consist of transparent materials. All materials shall be clear, lightly tinted, or spandrel glass.
D.
Accepted building materials.
(1)
Buildings shall be constructed using a minimum of three of the following materials.
(a)
Brick.
(b)
Split-face masonry units.
(c)
Prefabricated architecturally designed concrete masonry panels.
(d)
Stucco.
(e)
Prefabricated rolled steel wall panels may be acceptable pending consideration from the Board of Supervisors or Township staff.
(f)
Wood, as accent material.
(g)
Glass – clear, lightly tinted, or spandrel.
(h)
Other comparable materials.
E.
Building orientation. All buildings shall provide a prominent and highly visible street-level doorway or entrance. Buildings are encouraged to have a secondary entrance.
F.
Site design and building location. All structures shall adhere to the area and bulk regulations of the underlying zoning district.
G.
Landscaping. New developments shall be landscaped in accordance with the requirements of Article XXIII, Landscaping and Buffering.
H.
Parking. New developments shall adhere to the parking requirements of Article XXI, Parking and Loading.
I.
Signage. All signs shall adhere to the requirements of Article XXII, Sign Regulations.
