Marcus Hook City Zoning Code
ARTICLE XIV
Heavy Industrial District
§ 196-82 Purpose.
The purpose of this district is to provide for certain manufacturing, assembly, and fabricating activities, including large-scale petroleum or other specialized industrial operations, that may generate large volumes of truck and/or rail traffic and whose external physical effects will be felt to some degree by surrounding areas.
§ 196-83 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 Industrial Transition District and the Planned Business Park District.
B.
Petroleum refining and aboveground storage of crude oil, hydrocarbon fractions, chemical derivatives, or petroleum products.
C.
Loading and unloading of ships.
§ 196-84 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 storage of petroleum, petroleum products, and other flammable liquids and gases.
B.
Power generation plants that are powered by natural gas. Coal powered plants are not permitted.
C.
Heavy industrial uses, including manufacturing, processing, servicing, and testing of materials or products not injurious to occupants of adjacent and nearby uses.
D.
Gasoline service station, subject to § 196-138.
E.
Cellular communications towers and facilities, subject to § 196-144.
F.
Uses of the same general character as those permitted in §§ 196-83 and 196-85, except for those listed in § 196-86 below, provided that no resource recovery, waste treatment, landfill, or similar use shall be permitted. To determine if a proposed use is of the same general character as any of the listed permitted uses, Borough Council and the Planning Commission shall evaluate its impacts in relation to the compatibility standards in Article XVII.
§ 196-85 Accessory uses and structures.
A.
Pipelines, whether above or below ground, for the transfer of crude oil, hydrocarbon fractions, chemical derivatives, or petroleum products while being refined or otherwise processed.
B.
Office/storage trailers, subject to Article II and § 196-126.
C.
Cellular communications facilities attached to an existing structure, subject to § 196-144.
§ 196-86 Prohibited uses and activities.
The handling, processing, landfilling, composting, incinerating, transferring, and/or recovery and storage of hazardous wastes, municipal solid wastes and sewage sludge, infectious or chemotherapeutic wastes, construction or demolition waste, or contaminated soil is prohibited.
§ 196-87 Area and bulk regulations.
Unless stated otherwise, the following shall be minimum requirements; provided, however, that 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:
A.
Lot area: none required.
B.
Lot width: none required.
C.
Setbacks:
(1)
For buildings: 60 feet for front, side, and rear.
(2)
For towers, stacks, steeples, vessels, tanks, and other similar structures: not less than twice their height as measured from the property line from U.S. Route 13 (10th Street).
D.
Distance between buildings: 60 feet.
E.
Impervious surface: 70%, maximum.
F.
Height:
(1)
For buildings: 60 feet, maximum.
(2)
For towers, stacks, vessels, steeples, tanks, and other similar structures:
(a)
One hundred twenty-five feet, within 400 to 1,000 feet from any residential district.
(b)
One hundred fifty feet, within 1,000 to 1,500 feet from any residential district.
(c)
Two hundred feet within 1,500 to 2,500 feet from any residential district.
(d)
A maximum of 350 feet beyond 2,500 feet from any residential district, south of U.S. Route 13 (10th Street) and 250 feet north of U.S. Route 13 (10th Street).
§ 196-88 Special development regulations.
A.
All uses shall be in full compliance with Article XX, Performance Standards.
B.
All uses established in this district after adoption of these regulations shall be demonstrated by the applicant not to be materially injurious to adjacent uses or to the Borough as a whole by the emission or creation of noise, vibration, smoke, dust, or other toxic or noxious materials, particulates, odors, fires, explosive hazards, heat, or glare in excess of the standards provided in Article XX.
C.
Screening and landscaping shall be provided in accordance with Article XVII.
D.
All uses, processes, and activities shall also comply with any applicable standards of federal, state, and county regulatory agencies.
