Patton Township City Zoning Code
ARTICLE VI
Industrial Districts
§ 425-35 Intent.
In addition to the general goals listed in § 425-2, the district established in this regulation is intended to achieve the following:
A.
To provide sufficient space, in appropriate locations, to meet the anticipated future needs for industrial activity with due allowance for the needs for a range of choice of sites.
B.
To provide that the land most suitable for industrial and related activities will be available by prohibiting the use of such land for new residential development and at the same time, to protect residences by separating them from such activities.
C.
To protect industry against congestion by limiting the bulk of buildings in relation to the land around them and to one another and by providing sufficient off-street parking and loading facilities for such developments.
D.
To promote the most desirable use of land and direction of building development in accord with a well-considered plan, to promote stable industry, to strengthen the economic base, to protect the character of particular industrial areas and their peculiar suitability to particular uses, to conserve the value of land and buildings and to protect local tax revenues.
§ 425-36 I-1 Industrial District.
[Amended 9-25-1984 by Ord. No. 84-191]
A.
Specific intent. In addition to the general goals listed in § 425-2, it is the purpose of this section to provide industrial locations for plants which are normally undesirable adjacent to residential and commercial areas, but which require access to high capacity highways, public sanitary sewerage and water services and a full range of public utilities.
B.
Use regulations.
[Amended 3-22-1989 by Ord. No. 89-243]
(1)
Uses permitted as a conditional use. The following uses shall be permitted as a conditional use subject to meeting the procedures and criteria for conditional uses contained in § 425-57. If a conditional use approval is granted for any of these uses by the Board of Supervisors, the buffer yard requirements of § 425-46A must be addressed for all uses within this District.
[Amended 4-23-1997 by Ord. No. 97-340; 1-2-2001 by Ord. No. 2001-384]
(a)
Any production, manufacturing, assembly, processing, cleaning, testing, repair, storage or distribution of materials, goods, foodstuffs and other products not involving a retail activity on the lot. This prohibition on retail activity shall not apply to an accessory factory outlet limited to sales of products manufactured or assembled on the premises and occupying less than 10% of the area of the business to which the sales are related.
(b)
Freight and trucking terminals, moving and storage, wholesale distribution and warehouses.
(c)
Public and private garages for storage and maintenance of motor vehicles and equipment.
(d)
Junkyards.
(e)
All uses by right permitted in the I-RD Research, Development and Light Industry Zoning District.
(f)
Telecommunications facilities.
[Added 12-10-1997 by Ord. No. 97-354]
(g)
Solar energy systems.
[Added 7-19-2017 by Ord. No. 2017-586]
(h)
Fitness centers.
[Added 5-26-2021 by Ord. No. 2021-618]
C.
Standards. Industrial activities in this section shall be such that noise measured at the property line shall be 65 dBA or less; the activities adhere to all pertinent state and federal standards covering air and water pollution; and are serviced by public off-site sanitary sewage disposal and public water systems.
[Amended 9-25-1984 by Ord. No. 84-191]
D.
Area and bulk regulations. The following regulations shall be observed:
(1)
Lot size: Minimum determined on the basis of the minimum width, maximum coverage, yard setback, parking and other requirements contained in this section and chapter.
(2)
Lot width: 150 feet minimum.
(3)
Lot coverage (structures): 40% maximum.
(4)
Lot coverage (impervious): 75% maximum.
(5)
Setback: 50 feet minimum.
(6)
Side yards: 20 feet minimum.
(7)
Rear yards: 40 feet minimum.
(8)
Buffer yards: 100 feet minimum from the center line of road or 50 feet minimum from the edge of the public right-of-way, whichever is greater, on any lot line contiguous to an R-1, R-2, R-3, R-MHP, PC, R-M, UD, A-1, NR-1, FP-1 Zone.
(9)
Building height: 40 feet maximum.
(10)
Height-exempt structure location: 40 feet minimum from any lot line, except when greater than 40 feet in height, setback to equal height of exempt structure.
E.
Off-street park requirements. As required by § 425-61, and in addition when an accessory retail factory outlet use is combined with a permitted primary industrial use, then at least one parking space for every 250 square feet of retail floor area shall be provided.
[Amended 3-22-1989 by Ord. No. 89-243]
G.
Design standards. For storage, landscaping, access and traffic control, interior circulation and lighting, as required by § 425-59.
[Amended 7-16-2008 by Ord. No. 2008-498]
H.
Telecommunication facilities shall comply with the specific provisions of § 425-64.
[Added 12-10-1997 by Ord. No. 97-354]
I.
Screening shall be provided along all property lines as follows:
[Added 7-16-2008 by Ord. No. 2008-498]
(1)
In all front yard areas, canopy shade trees shall be planted at thirty-foot intervals on average. Shrubs shall be planted between the canopy trees.
(2)
Screening in side and rear yards shall be based on the zoning of the adjacent property according to the following requirements:
Adjacent Zoning District | Required Plantings per 100 Linear Feet of Buffer | |
|---|---|---|
Agricultural and residential districts | Canopy trees | 4 |
Understory trees | 6 | |
Shrubs | 24 | |
Evergreens | 12 | |
All planned community, university and planned airport districts | Use appropriate twenty-five-foot buffer yard standard from Tables 3, 4 and 5 | |
All natural resources districts | Canopy trees | 2 |
Understory trees | 4 | |
Shrubs | 6 | |
All commercial and industrial districts | Canopy trees | 2 |
Understory trees | 4 | |
Shrubs | 6 | |
(3)
Applicants are encouraged to utilize existing vegetation to meet the screening requirements. Following the completion of a tree inventory, existing woodland areas may be used to address the landscaping/screening requirement for setback areas. All trees that are to be used to meet the requirements of this section (whether planted or preexisting), however, must have a caliper no less than 2.5 inches measured six inches above the root ball. Invasive species, as defined by Appendix B[1] of the I-99 Overlay District regulations (Ordinance No. 20014-388),[2] may not be planted or counted towards meeting any landscaping requirements.
[1]
Editor's Note: Appendix B is included as an attachment to this chapter.
[2]
Editor's Note: See Art. VIIIA of this chapter.
(4)
To allow flexibility in the preparation of screening plans, the following exchange ratios may be utilized by the applicant:
(a)
Two understory trees may be substituted for one canopy shade tree.
(b)
One canopy shade tree may be substituted for two understory trees.
(c)
Two evergreen trees may be substituted for one canopy shade tree.
(d)
One evergreen tree or canopy tree may be substituted for five shrubs.
(e)
One understory tree may be substituted for three shrubs.
(5)
Where differing requirements are imposed by this subsection on screening and by other sections requiring landscaping, the requirements of this subsection shall take precedence.
§ 425-37 I-RD Research, Development and Light Industry District.
A.
Specific intent. In addition to the general goals listed in § 425-2, it is the purpose of this section to encourage industrial development which is free from offensive noise, vibration, smoke, odors, glare, hazards of fire or other objectionable effects. Industries which can meet the standards imposed in this section shall be permitted to locate in districts adjacent to commercial and residential adjoining districts provided that adequate landscaping and screening are provided.
B.
Use regulations.
C.
Uses by rights. In I-RD Districts, land, buildings or premises shall be used by right for only one or more of the following:
[Amended 12-27-1989 by Ord. No. 89-249]
(1)
Research, engineering or testing laboratories.
(2)
Administrative activities and offices.
(3)
Public utility installations and public service structures.
(4)
Assembly from components including the assembly of radios, television and similar electronic products.
(5)
Fabrication of models or test equipment used in research.
(6)
Pharmaceutical research and production.
(7)
Plastics assembly.
(8)
Optical instrument systems development.
(9)
Radio and television studios.
(10)
Business and professional offices.
(11)
Clinics, medical, dental and optician offices.
(12)
Churches and other places of worship.
(13)
Completely enclosed (interior) storage of products to the above, or similar type uses.
(14)
Telecommunications facilities.
[Added 12-10-1997 by Ord. No. 97-354]
E.
Uses permitted as a conditional use. The following uses shall be permitted as a conditional use subject to meeting the procedures and criteria for conditional uses contained in § 425-57. If a conditional use approval is granted for any of these uses by the Board of Supervisors, the buffer yard requirements of § 425-46A must be addressed for all uses within this District.
[Amended 1-2-2001 by Ord. No. 2001-384]
F.
Standards.
(1)
Activities in an I-RD District shall be carried on in completely enclosed buildings. Only storage and essential services may be permitted out of doors and only under the following provisions:
(2)
Storage shall be effectively screened by an opaque wall or fence with solid entrance and exit gates. Such wall or fence shall be a minimum of six feet in height and in no case lower than the enclosed storage.
G.
Uses in any I-RD District shall be such that they adhere to all pertinent state standards governing air, noise and water pollution; do not engage in reproduction or storage of any material designed for use as an explosive or in any way create any other danger to the safety of the surrounding area; and do not engage in the storage of waste materials on the lot for any period beyond 30 days.
H.
Area and bulk regulations. The following regulations hall be observed:
(1)
Lot size: two acres minimum.
(2)
Lot width: 300 feet minimum.
(3)
Lot coverage: 75% maximum
[Amended 1-13-1993 by Ord. No. 93-297]
(4)
Setback: 50 feet minimum.
(5)
Rear yard: 50 feet minimum.
(6)
Side yards: 50 feet minimum for each.
(7)
Maximum building height: 40 feet.
(8)
Tower and chimney location: 50 feet minimum from any lot line.
(9)
Paved areas: 50% of lot area maximum excluding buildings
K.
Design standards. The following shall be applicable in all I-RD Districts: