Lower Swatara Township
City Zoning Code
City Zoning Code
PART 10
INDUSTRIAL PARK DISTRICT: I-P
§ 27-1001 Purpose.
[Ord. 384, 7/17/1993, § 1001]
The Industrial Park District is intended to maximize the light industrial and commercial/office development potential of the Township by providing opportunities for the planned development of a variety of such uses and support activities in an aesthetic parklike environment. It is intended that development occurring in this district be planned, designed, constructed and managed in an integrated and coordinated manner based on an overall site development master plan.
§ 27-1002 Principal Uses.
[Ord. 384, 7/17/1993, § 1002]
1.
Light industrial activities which engage in the manufacture, predominantly from previously prepared materials, of finished products or parts including business, administrative and corporate offices; processing, fabrication, assembly, treatment, packaging, storage, sales and distribution of such products, but excluding basic industrial processing activities defined as heavy industry.
A.
Light industrial uses include, but are not limited to, manufacturing of the following products:
(1)
Clocks or watches.
(2)
Toys or novelties.
(3)
Electrical appliances.
(4)
Electronic components.
(5)
Office equipment.
(6)
Sheet metal products.
(7)
Machine tools.
(8)
Food products.
(9)
Cosmetics.
(10)
Jewelry.
(11)
Hand tools.
(12)
Ceramics.
(13)
Furniture.
(14)
Textiles/apparel products.
(15)
Wood products.
(16)
Paper products.
2.
Business, administrative and corporate offices.
3.
Municipal facilities.
4.
Public utility facilities.
5.
Farms and agricultural activities.
6.
Business identification signs.
7.
Research and development.
8.
Warehousing and distribution.
§ 27-1003 Accessory Uses.
§ 27-1004 Special Exceptions.
§ 27-1005 Development Standards.
[Ord. 384, 7/17/1993, § 1005; as amended by Ord. 437, 5/19/1999, § 2]
1.
Site Area Requirements. A site area for purposes of this provision shall be the total land area to be developed as a unit prior to the creation of any new lots within the property area. A site area may be:
A.
A single tax parcel or two or more adjacent tax parcels under the same ownership.
B.
Two or more adjacent tax parcels under separate ownership; provided, that all individual property owners are members of an entity created for the purpose of developing the properties as a single integrated planned development. Documents related to the establishment of such entity shall be recorded in the Dauphin County Courthouse as a prerequisite to subdivision or land development plat application processing.
2.
Purpose. The purpose of this Section is to:
A.
Enhance the appearance of the development from public streets and adjacent properties.
B.
Encourage the retention of large sites and their development in a coordinated, aesthetic and efficient manner.
C.
Ensure that the minimum functional requirements associated with the development are provided on-site.
D.
Establish maximum limits of development intensity.
3.
Site Area Standards. The following standards shall apply to any development proposed in the Industrial Park District:
4.
Setback Requirements.
A.
Each lot shall have front, side and rear yard setbacks based on the building's gross first floor area in square feet (SF) as follows (second floor areas, mezzanines and the like are not included in calculating the floor area):
Gross First Floor Area (square feet) | Perimeter Street (Front Yard) Setback (feet) | Side Yard (feet) | Rear Yard (feet) |
|---|---|---|---|
Less than 150,000 | 75 | 50 | 50 |
150,001 to 200,000 | 100 | 55 | 55 |
200,001 to 250,000 | 125 | 60 | 60 |
250,001 to 300,000 | 150 | 65 | 65 |
300,001 to 350,000 | 175 | 70 | 70 |
350,001 or greater | 200 | 75 | 75 |
B.
No structure shall be located closer than 50 feet from an internal public or private street serving the development site.
5.
Minimum Public Street Frontage. A site area shall have a minimum of 100 feet of continuous, uninterrupted frontage measured along a public street right-of-way.
6.
Internal Building Setbacks.
A.
Within a development site area front to front, and rear to rear facing structures shall have a minimum of 80 feet between faces.
B.
Within a development site area end wall faces of structures shall have a minimum of 40 feet between end walls.
C.
Within a development site area the minimum separation distance between end wall faces of structures and front or rear faces of structures shall be 50 feet.
7.
Maximum Building Height. The height of a building shall not exceed 40 feet, except as allowed by a special exception.
8.
Sight Distance. No sight obscuring structures or plantings exceeding 30 inches in height shall be located within a twenty-foot radius of the lot corner nearest the intersection involving a public street or private access drive. Trees located within a twenty-foot radius of such an intersection shall be maintained to allow 10 feet of visual clearance below the lowest hanging branches.
9.
Landscaping Requirements. A minimum of 35% of the total site area shall be landscaped open space in compliance with the following standards:
A.
A landscape buffer area, immediately adjacent to the property line, shall be maintained within all setbacks, as follows:
(1)
Perimeter Street (Front Yard) Setbacks. Minimum landscaped buffer area of 30 feet, consisting of grass, street trees, shrubbery, earth berms, or combination thereof, approved by the Board of Commissioners.
(2)
Side and Rear Yard Setbacks. Minimum landscaped buffer area of 30 feet, consisting of grass, masonry wall, wood fence, trees, shrubs, berms, or combination thereof, approved by the Board of Commissioners.
(3)
No storage area or parking, loading/unloading area or internal access drive generally parallel to the property line shall be permitted in the landscaped buffer area; however, access drives may intersect and cross the landscaped buffer area at an angle of not less than 75°. On lots with a building that has a gross first floor area of 300,001 square feet (SF) or greater, an internal access drive (maximum width of 30 feet) may encroach within the rear yard setback, providing it is a minimum distance of 30 feet from the rear property line.
(4)
All parking, loading and refuse facility areas shall be screened from the street grade of adjacent public streets and the established grade of abutting residential district areas.
(5)
In the event a masonry wall or wood fence is used for screening purposes, vegetative landscaping shall be placed and maintained between the wall or fence and the property line adjacent to a residential district to form an ornamental screen.
B.
Internal circulation drives shall be landscaped with street trees and street side planters. A minimum of 10 feet width shall be landscaped.
C.
Existing significant trees, tree stands and natural vegetation shall be integrated into the site area landscape plan to the maximum extent possible.
D.
Outdoor eating and recreation areas for employees may be included in the required landscaped area, but shall be screened, as set forth above, from adjacent residential district areas.
E.
Undeveloped portions of the site shall be seeded, mowed and well maintained.
10.
Access and Site Circulation. In addition to other provisions set forth in this chapter, the location, design and development of access and circulation shall:
A.
Provide continuous pedestrian access corridors along public streets and private access drives to service the various activities taking place within the site development area.
B.
Provide on-site directional signing identifying the location of all uses within the site area in compliance with Part 23, Signs, of this chapter.
C.
Site areas shall not be developed so as to establish direct or indirect access corridors passing through a residential development.
11.
Structural Siting and Design. In applying the provisions of this section, particular emphasis shall be given to the siting and design of all structures, or portions thereof, on the periphery of a site area which may be viewed from any public street.
A.
All exterior building walls and structures shall be constructed with attractive, durable materials such as textured concrete, masonry, stone, brick, finished wood, metal, stucco and glass, preferably a combination thereof. The facade facing a public street shall have at least 2/3 of its surface area covered by two or more materials named above other than metal.
B.
The design and siting of buildings shall complement the natural terrain and vegetation of the site.
§ 27-1006 Off-Street Parking.
[Ord. 384, 7/17/1993, § 1006; as amended by Ord. 437, 5/19/1999, § 2]
Parking, loading and unloading areas and facilities shall be provided in accordance with Part 24, Off-Street Parking, of this chapter and as follows:
A.
On lots with a building that has a gross first floor area of 150,000 square feet (SF) or less:
(1)
Parking area shall be permitted within the front, side and rear yard setback area, however, shall not be permitted within the thirty-foot landscaped buffer areas.
(2)
Special Exception. Parking area or internal access drive may encroach up to 15 feet within the side yard thirty-foot landscaped buffer area, providing provisions are made for additional landscaping in order to achieve 80% opacity.
B.
On lots with a building that has a gross first floor area exceeding 150,000 square feet (SF), parking area shall be permitted within the perimeter street setback area but not within the minimum landscaped buffer area as indicated as follows:
Gross First Floor Area (square feet) | Landscaped Buffer Area (Minimum) (feet) |
|---|---|
150,001 to 200,000 | 50 |
200,001 to 250,000 | 75 |
250,001 to 300,000 | 100 |
300,001 to 350,000 | 125 |
350,001 or greater | 150 |
C.
On lots with a building that has a gross first floor area exceeding 150,000 square feet (SF), parking area shall not be permitted within the side or rear yard setback area.
§ 27-1007 Motor Vehicle Access.
[Ord. 384, 7/17/1993, § 1007]
Motor vehicle access shall be provided in accordance with Part 25, Motor Vehicle Access, of this chapter.
§ 27-1008 Signs.
[Ord. 384, 7/17/1993, § 1008]
Signs shall be provided in accordance with Part 23, Signs, of this chapter.
§ 27-1009 Lot Coverage.
[Ord. 384, 7/17/1993, § 1009]
Total coverage shall not exceed 65% of the lot area.