Independence Township Beaver County
City Zoning Code
City Zoning Code
ARTICLE IX
C-2 Highway Commercial
§ 200-25 Statement of purpose and use summary.
The C-2 Highway Commercial District is designed to provide sites for both commercial and industrial related activities.
A.
Use permitted by right.
(1)
Automotive: sales, service, rental.
(2)
Building materials sales: retail and wholesale.
(3)
Distributing and beverage bottling.
(4)
Garden center, commercial greenhouse, equipment sales.
(5)
Light manufacturing and fabrication.
(6)
Municipal building and facilities.
(7)
Office: business and sales.
(8)
Packaging and delivery service.
(9)
Printing and publishing.
(10)
Restaurants.
(11)
Shops: custom work and repair.
(12)
Truck terminal - freight handling.
(13)
Warehousing and storage.
(14)
Wholesale distribution.
§ 200-26 Conditional use provisions.
The following conditional uses may be authorized by the Township Supervisors pursuant to the standards and criteria specified herewith:
A.
Contractors' plant: sales, storage, supply yard, fuel handling.
(1)
All sales inventory, supporting equipment, storage and display functions shall be contained within structures, or screened with appropriate fencing or landscaping along common boundaries with any Residential (R) District.
(2)
No activities or substances of a hazardous, toxic, dangerous or environmental threatening nature shall be stored, employed, carried or utilized as part of any operations conducted on the site other than fuel and materials normally indigenous to the primary land use.
(3)
All traffic shall enter and exit the site via designated driveway access points that connect with adjacent public rights-of-way. Said access points shall be approved by local and PennDot officials.
(4)
No storage, parking or display of products shall be permitted in a required front, rear or side yard area.
(5)
All sales lots shall be paved with a bituminous, concrete or similar hard surface material.
B.
Integrated Industrial Area. Integrated industrial sites consisting of a combination of permitted industrial uses in the C-2 District by right or conditional use on a common contiguous site and designed as a unit may be permitted subject to the following minimum requirements:
(1)
Sites shall be a minimum of five acres.
(2)
Structures shall be set back at least 75 feet from the road right-of-way.
(3)
Structures shall be a minimum of 50 feet from all adjacent property lines.
(4)
All site roads shall be constructed to meet or exceed the following standards:
(5)
A site plan, prepared by an architect or civil engineer registered in the Commonwealth of Pennsylvania, shall be submitted which contains the following information:
(a)
A survey drawn to scale prepared by a licensed professional land surveyor, registered in the Commonwealth of Pennsylvania, showing the exact size, shape and dimensions of the lot to be built upon;
(b)
The exact size and location of all existing buildings and structures on the lot and the structure or building proposed to be erected, moved, repaired or altered;
(c)
All adjacent streets with traffic flow patterns;
(d)
A circulation plan for all vehicles, including provisions for ingress and egress drives for all off-street parking and loading areas.
(e)
Preliminary architectural and engineering sketches showing plan elevations and other necessary information related to water runoff control, contours, type of building construction, and other related existing and proposed site features.
(f)
A detailed site drainage plan showing on-site facilities and provisions for handling runoff beyond the site;
(g)
A plan showing water supply and sewerage facilities consistent with requirements of the Pennsylvania Department of Environmental Protection.
C.
Research and testing laboratory.
(1)
No activities shall be permitted that involve the handling, testing, processing or other use of waste materials resulting from residential, municipal, commercial, industrial, institutional, mining, or agricultural operations or from any combination of the above. Such waste materials shall include, but not be limited to, garbage, refuse, sludge and other discarded materials, including solid, liquid, semisolid or contained gaseous materials.
(2)
No activities or substances of a hazardous nature shall be employed, stored or utilized in a manner that will constitute a danger to the health, safety or general welfare of site occupants, adjacent areas or the community at large. Where reasonable cause for concern is raised by Township officials, residents or other affected parties, the applicant for a conditional use shall be required to certify that no such conditions will be present.
(3)
Such other factors and criteria may be required as the Planning Commission and/or Township Supervisors deem necessary.
§ 200-27 Special exception provisions.
No uses are specified for approval as special exceptions in the C-2 Highway Commercial District.