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Marcus Hook City Zoning Code

ARTICLE XIII

Industrial Transition District

§ 196-76 Purpose.

A. 
The purpose of this district is to provide for and regulate a variety of light and medium impact industrial uses in order to establish an area of transitional industrial uses between the high impact petroleum-related structures and residential neighborhoods and other light impact uses.
B. 
Sufficient regulations regarding buffering, screening, access, and landscaping are required to minimize adverse impacts on adjacent residential neighborhoods and assure sound development and appearance. Hazardous or noxious uses or activities shall not be permitted.

§ 196-77 Uses permitted by right.

Land, buildings, or premises shall be used by right for only one or more of the following uses:
A. 
All uses permitted in the Planned Business Park District.
B. 
Low and medium impact petroleum-related operations and facilities.
C. 
Manufacturing, fabricating, processing, packaging, assembly, and repair of materials or products where these operations will not create significant negative impacts on the residential areas.
D. 
Distribution and/or freight facility.
E. 
Warehouse or similar storage facility.
F. 
Tradesman's shop, such as electrician, carpenter.
G. 
Auto repair or auto body/collision shop.
H. 
Existing uses may be continued and improved when shown to be in compliance with relevant provisions of Articles XIX and XX. High impact uses exerting a negative influence on adjacent residential districts are not permitted.

§ 196-78 Conditional uses.

The following uses shall be permitted as conditional uses only, subject to the applicable provisions of Article XVIII, Procedure and Standards for Conditional Uses:
A. 
Below-ground petroleum storage.
B. 
Gasoline service station, subject to § 196-138.

§ 196-79 Accessory uses and structures.

A. 
Pipelines for the continuation or improvement of existing operations.
B. 
Office/storage trailers, subject to Article II, Definitions, and § 196-126.
C. 
Cellular communications facility, only on or as part of an existing building or structure.

§ 196-80 Area and bulk regulations.

Unless stated otherwise, the following shall be minimum requirements:
A. 
Lot area: 25,000 square feet.
B. 
Lot width: 100 feet.
C. 
Setbacks:
(1) 
For buildings: 50 feet on front, side, and rear yards, increased to 75 feet abutting residential districts.
(2) 
For towers, stacks, vessels, steeples, tanks, and other similar structures: not less than twice their height as measured from the property line from U.S. Route 13 (10th Street) and from any other zoning district in Marcus Hook other than the Heavy Industrial District.
D. 
Distance between buildings: 50 feet.
E. 
Impervious surface: 70%, maximum.
F. 
Height:
(1) 
For buildings: 50 feet, maximum.
(2) 
For towers, stacks, steeples, vessels, tanks, and other similar structures: 75 feet, maximum.

§ 196-81 Special development regulations.

A. 
Access shall be prohibited to or from:
(1) 
Green Street except at the existing entrances located at Delaware Avenue and Green Street, 4th Street and Green Street, and at the existing railroad crossing. Additional access at other locations may be permitted only if necessary to extinguish, contain, or otherwise control emergency situations.
(2) 
Church Street except at the existing entrances located at Delaware Avenue and Church Street and 4th Street and Church Street.
B. 
A planting area not less than 25 feet in width shall be provided along each property line or right-of-way line that is opposite or adjacent to a residential district.
C. 
All spaces between buildings and all parking, loading, and unloading spaces and service areas shall be adequately illuminated at night. Such lighting, including sign lighting, shall be provided for security and arranged to protect the surrounding streets and properties from direct glare or hazardous interference of any kind.
D. 
Nothing herein shall prohibit the continuation of any lawful nonconforming conditions existing at the time of adoption of these regulations, subject to the provisions of Article XIX, Nonconforming Uses, Structures and Lots.