Plymouth Township City Zoning Code
ARTICLE XIV
Limited Industrial District 1
Section 1400 Permitted uses.
[Ord. No. 1019, § 4, 11-13-1989; Ord. No. 1222, § 1, 3-20-1997; Ord. No. 1584, § 2, 4-21-2014]
A building or combination of buildings may be erected, altered or used and a lot may be used or occupied for any of the following purposes or a combination of the following purposes:
A.
Fabrication of products from previously prepared materials, including, but not limited to, bone, cloth or textiles, cork, flooring, fur, feathers, hair, horn, glass, paper, sheet rubber, shell or wood.
B.
Manufacturing or processing of beverages, confections, cream, all food products (exclusive of fish packing or as otherwise excepted herein) ceramics, clothing, plastics, electrical appliances, furniture, hardware, tools, patterns, dies, scientific instruments, jewelry, time pieces, optical goods, musical instruments, toys, cosmetics (exclusive of soap), tobacco products, and pharmaceuticals. For the purposes of this article, trash transfer stations shall not be considered manufacturing or processing.
C.
Wholesale trade, including, but not limited to, the storage and sale of lumber, plumbing supplies, electrical supplies, building materials and supplies, except retail sales and services.
D.
Food service or catering; provided, that no food is served to customers on-site.
E.
Printing of paper, plastic and metal.
F.
Public utility facilities.
G.
Research, development and testing of new products, laboratories.
H.
Warehousing and distributing, excluding storage for personal household use; laundering, cleaning and dyeing; sale of ice, coal, fuel oil, monuments; metal smithing; extrusion of small materials; welding, body repair; plating; cold storage plant; and frozen food locker.
I.
Hotel[1], subject to the specific locational criteria listed below and all applicable general regulations enumerated in this district.
1.
Hotels in this district shall also be located on lots located within the area identified as Township Core on the Land Use Plan element of the Plymouth Township Comprehensive Plan Update, 1990, adopted October 8, 1990, by the Council of Plymouth Township.
2.
Each lot shall provide access to and have a minimum of five hundred (500) feet of continuous frontage upon an arterial highway street*.
3.
Where a lot abuts an ultimate right-of-way which is not directly opposite a residential district, surface parking areas and interior roadways may be set back not less than ten (10) feet from the ultimate right-of-way line, provided berming is provided pursuant to section 1707 of this ordinance.
[1]
Defined term.
J.
Self-service storage facility, subject to the general regulations of this district except as specifically modified below:
1.
The proposed lot shall have frontage on a limited access highway and shall have a minimum area of 7 acres.
2.
All access to the facility shall be from a road with a classification of minor arterial or higher.
3.
Yards fronting on the right-of-way of a limited access highway shall be a minimum of 30 feet in depth for buildings and 10 feet in depth for parking areas and driveways.
4.
Any proposed building with a height greater than 30 feet shall be located a minimum of 200 feet from a residential district.
5.
Individual units may not be used for the storage of flammable or hazardous chemicals or explosives.
6.
All storage shall be within a fully enclosed building; no exterior storage shall be permitted.
7.
Off-street parking for a self-service storage facility shall be provided at the ratio of one space for every 50 storage units plus one space for each employee.
Section 1401 Accessory uses.
[Ord. No. 1019, § 4, 11-13-1989]
The following accessory uses are permitted when used in conjunction with a principal use or structure:
A.
Incidental sale of goods or products manufactured on the premises.
B.
Offices on the same lot and customarily incidental to the principal use.
C.
Security watch stations for watchmen or caretakers which may contain sleeping and cooking facilities.
D.
Cafeteria or canteen for the sole use of employees and visitors to the industrial establishment.
E.
Repair facilities for the maintenance of vehicles used in the operation of the principal use.
F.
Storage garages for vehicles used in the operation of the principal use.
I.
Accessory use on the same lot with and customarily incidental to any permitted use.
Section 1402 Special exceptions.
[Ord. No. 1019, § 4, 11-13-1989; Ord. No. 1369, § 4, 12-10-2001]
Any of the following uses shall be permitted when authorized as a special exception by the zoning hearing board pursuant to Article XXI of this appendix:
A.
Any use permitted in the Industrial Park District, day care or nursery facilities, physical fitness centers, and retail sales and services; provided, that the following conditions are met:
1.
Height, area, yard and coverage regulations:
a.
Minimum tract size. Ten (10) acres.
b.
Minimum tract frontage on a public or private street. Four hundred (400) feet.
c.
Minimum lot area. One (1) acre.
d.
Minimum lot frontage. One hundred fifty (150) feet on a public or private street.
e.
Maximum floor area ratio (FAR): 0.50.
f.
Maximum impervious surface coverage. Seventy (70) percent of total tract area.
g.
Minimum setback requirements for buildings and parking structures, measured from the tract perimeter.
(1)
Any yard setback. Fifty (50) feet from any established existing or ultimate right-of-way or tract boundary.
(2)
Residential district. Any setback requirement shall be increased to one hundred (100) feet where the tract abuts a residential zoning district, except where separated by a limited access highway, in which case the setback may be reduced to fifty (50) feet.
h.
Minimum setback requirements for surface parking areas, interior roadways, measured from the tract perimeter.
(1)
Any yard setback. Twenty-five (25) feet from any established existing or ultimate right-of-way or tract boundary.
(2)
Residential district. Any setback requirement shall be increased to fifty (50) feet where the tract abuts a residential zoning district, except where separated by a limited access highway, in which case the setback may be reduced to twenty-five (25) feet.
i.
Maximum height. Eighty (80) feet, except that such height may be increased to a maximum of one hundred twenty (120) feet; provided, that for each one (1) foot rise in height in excess of eighty (80) feet each setback requirement shall be increased by three (3) feet when adjacent to a nonresidential district or separated by a limited access highway and five (5) feet when adjacent to a residential district.
j.
Minimum spacing between buildings. Twenty-five (25) feet or the average height of adjacent buildings, whichever is greater.
k.
Minimum spacing between buildings and parking structures or parking structure and parking structure:
Number of Parking Levels Above Grade | Minimum Distance in Feet | |
|---|---|---|
1 to 2 | 30 | |
3 | 35 | |
4 | 40 | |
5 | 45 | |
6 | 50 |
2.
Unified plan. Any development authorized under this section shall consist of a unified, harmonious grouping of buildings, service and parking areas and landscaped open space, planned and designed as an integrated unit.
3.
Ownership. The tract to be developed shall be in one ownership, or shall be the subject of an application filed jointly by the owners of the entire tract, and in which it shall be agreed that the tract will be developed under single direction in accordance with an approved plan.
4.
Land development plan. The application for land development shall be accompanied by a plan, or plans, meet the requirements of Section 404 of the Plymouth Township Subdivision and Land Development Ordinance, showing in detail the proposed use of the entire tract. The plan(s) shall clearly designate the proposed use(s) of each lot of the tract.
5.
Development phases and permits. The development shall be executed in stages according to a phasing plan submitted by the applicant and approved by the township council according to the provisions of Section 404 and shall be executed in accordance with a development agreement. The owners, developer and township shall enter into the agreement embodying all details regarding compliance with this article to assure the binding nature thereof for the overall tract and its development. The agreement shall be recorded with the final record plan meeting the requirements of Section 403 of the Plymouth Township Subdivision and Land Development Ordinance.
6.
Sewer and water facilities. All buildings in the development shall be served by public water facilities and public sanitary sewer facilities subject to the approval of any applicable agency. An application for a special exception shall include a letter(s) from the applicant stating the estimated demand of the proposal for sewer and water facilities, and from the appropriate water and sewer authority stating the present allocated available capacity of the utility, their concurrence or lack thereof with the applicant's estimate of demand, the estimated timetable for the provision of the full amount of water or sewage treatment capacity needed in the event the total required is not presently available, and a letter of preliminary approval indicating the conditions and terms needed for full approval of the application for utility service.
B.
Meat processing.
C.
Heliport and/or helistop, subject to Federal Aviation Administration and Pennsylvania Department of Transportation, Bureau of Aviation site approval.
D.
Any use of the same general character as any permitted use.
E.
Adult-oriented establishments, subject to the following restrictions:
1.
No adult-oriented establishment shall be allowed within 1,000 feet of another existing adult-oriented establishment.
2.
No adult-oriented establishment shall be located within 1,000 feet of any zoning district zoned for residential use.
3.
No adult-oriented establishment shall be located within 1,000 feet of a preexisting school, place of worship, public building, public park, or public playground.
4.
No adult-oriented establishment business shall be conducted in any manner that permits the observation of any material depicting, describing or relating to specified sexual activities or specified anatomical areas from any public way or from any property not registered as an adult-oriented establishment. This provision shall apply to any display, decoration, sign, show window or other opening.
5.
Adult bookstores shall be open no earlier than 8:00 a.m. and shall close no later than 10:00 p.m., Monday through Sunday.
6.
"Massage parlors," defined as commercial enterprises whose primary business emphasis is the administration of sexually oriented massages to patrons by employees, are not permitted in this or any other district.
7.
All adult-oriented establishments shall comply with the requirements of 63 Pa. C.S.A. § 5501 et seq., or any successor statute.
Section 1402.1 Conditional uses.
[Ord. No. 1336, § 4, 11-13-2000; Ord. No. 1344, § 4, 2-12-2001]
A.
The following uses shall be permitted when authorized as a conditional use by the Township Council after recommendations of the planning agency pursuant to Article XXXVI of this ordinance:
1.
Mobile home park.
2.
Office for sale of mobile homes, as well as the sale of fixtures and structures customarily incidental to the use, maintenance, servicing and well-being of mobile homes located on the same tract. Retail sales, including sales of bottled gas, are prohibited. The area devoted to such sale shall not exceed one (1) acre of the gross acreage, and any area devoted to such use shall be deducted from the developable acreage for computation of the residential density for the mobile home park.
B.
A building may be erected or used and a lot may be used or occupied, for any of the following purposes subsequent to any conditional use approval granted by Township Council:
Section 1402.2 Criteria for conditional uses.
[Ord. No. 1336, § 4, 11-13-2000; Ord. 1344, § 4, 2-12-2001]
A.
Conditional use application. Any person desiring to use a tract of land for any use listed in Section 1402.1 shall be the subject of a conditional use application to the Township Council. Such application shall include a plan, meeting the requirements of Section 401 of the Plymouth Township Subdivision and Land Development Ordinance.
B.
Conditional use requirements. In addition to the requirements of Section 1402.3, the following requirements shall be satisfied for an applicant to be eligible for grant of a conditional use for mobile home park development:
1.
The tract of land to be developed shall be in one (1) ownership or shall be the subject of an application filed by the owners of the entire tract.
2.
At least fifty (50) percent of the tract shall consist of developable acreage.
3.
The mobile home park shall not be located directly abutting conventionally-built single-family detached dwellings of significantly different unit value and density than the proposed mobile homes, except where extensive natural buffering exists and will be retained, or can be created, so as to functionally and visually separate the two (2) tracts, or where compatible modular or conventionally built single-family detached dwellings will be located in the mobile home park development adjacent to the existing dwellings. The applicant shall provide any necessary transition between differing residential structural types, unit values and densities within the mobile home park development.
4.
The mobile home park shall have direct access to a collector or arterial street which is deemed capable of accommodating the transport of mobile home units. Upon the ultimate development of the mobile home park, safe and efficient ingress and egress shall be available to and from public streets without causing undue congestion or interference with normal traffic flow.
5.
The mobile home park shall be able to comply with all requirements of Chapter 179 of Title 25, Part I, Sub-part D, Article II, of the Rules and Regulations of the Pennsylvania Department of Environmental Protection, and with all other pertinent regulations of the Commonwealth of Pennsylvania which are applicable to mobile home parks.
Section 1402.3 Area, density, width, height, yard, building coverage and impervious surface regulations for mobile home parks and mobile home lots.
[Ord. No. 1336, § 4, 11-13-2000; Ord. No. 1344, § 4, 2-12-2001]
The following requirements shall be in lieu of and not in addition to the requirements set forth in Section 1403 through Section 1408 of Article XIV:
A.
Tract area. Not less than ten (10) contiguous acres shall be provided for every area proposed to be used in whole or in part as a mobile home park.
B.
Tract ownership. The tract of land to be developed shall be in one (1) ownership or shall be the subject of a single application filed jointly by the owners of the entire tract; and the tract shall be developed under single direction and in accordance with an approved plan drafted and submitted in accordance with the Plymouth Township Subdivision and Land Development Ordinance.
C.
Sewer and water facilities. The tract of land shall be served by public water facilities and public sewer facilities deemed acceptable to Township Council.
D.
Density. The total number of lots in a mobile home park shall not exceed a maximum density of five (5) mobile homes per developable acre.
E.
Setback from tract boundary. No mobile home, accessory structure or other primary building may be located closer than seventy-five (75) feet to any boundary of a mobile home park, regardless of whether that boundary abuts a lot, water body, street or other right-of-way. No paved area shall be permitted within said setback except for approved access to a street. Buffers, as described in Section 603.10 of the Plymouth Township Subdivision and Land Development Ordinance, shall be provided, as required.
F.
Setback from streets. In no case shall the long side of a mobile home, or any side of another primary building or accessory use, be located closer than twenty-five (25) feet to the ultimate right-of-way line of any street, or to the edge of any common pedestrian walkway within a mobile home park; provided, however, that the short side of a mobile home may be located no closer to these facilities than twenty (20) feet. No more than four (4) mobile homes in a row shall have the same setback. Where varied setbacks are utilized, the setback variance shall be at least four (4) feet.
G.
Setback from common parking facilities. No mobile home or accessory use shall be located within twenty-five (25) feet of any common parking area.
H.
Mobile home lot size. All mobile home lots within a mobile home park shall have a minimum lot area of six thousand (6,000) square feet when on-lot parking is provided. A mobile home lot may be reduced to no less than five thousand five hundred (5,500) square feet when parking for such lot is provided in a common parking area.
I.
Mobile home lot width. No individual mobile home lot shall be less than fifty-five (55) feet in width at the building setback line. A minimum lot width of forty-five (45) feet shall be permitted where roofed additions are prohibited or where the applicant can demonstrate that roofed additions can be added without violating the provisions of paragraphs J and K herein. No individual mobile home lot shall be less than twenty-five (25) feet in width at the street line.
J.
Side and rear setbacks. No mobile home or accessory building may be located closer than four (4) feet to any side or rear lot line of an individual mobile home lot; provided, however, that all minimum requirements of paragraph K herein must be met, and provided, further, that accessory buildings may be located on the lot line if physically jointed to each other with a common wall located on the lot line.
K.
Distance between structures. Mobile homes and roofed structures or areas attached thereto shall be separated from each other and from other buildings and structures, other than accessory structures, at their closest points by a minimum of twenty (20) feet; provided, however, that whenever two (2) mobile homes have their longer sides parallel or essentially parallel to each other for more than twenty-five (25) percent of the length of either, the minimum distance between the two (2) mobile homes shall be thirty (30) feet. The sides shall be considered essentially parallel if they form an angle of less than forty-five (45) degrees when extended to intersect.
L.
Mobile home lot building coverage. The maximum coverage of any individual mobile home lot by all primary and accessory buildings and structures, including covered patios or decks, shall not exceed twenty-five (25) percent.
M.
Mobile home lot impervious surface. The maximum impervious surface on any individual mobile home lot shall not exceed forty-five (45) percent.
N.
Height. No structure in a mobile home park shall exceed a height of one (1) story nor be more than twenty (20) feet in height.
O.
Common open space. At least twenty (20) percent of the tract area of the mobile home park shall be in common open space. No more than one-third (1/3) of which may be required setback area.
P.
Travel trailers and motor homes. Travel trailers and motor homes shall be expressly prohibited from having permanent or temporary occupancy within a mobile home park.
Section 1403 Performance standards.
[Ord. No. 1019, § 4, 11-13-1989]
Any activity or use in the Limited Industrial District shall comply with the requirements of Article XXXV, Performance Standards.
Section 1404 Height, area, yard and building coverage regulations.
[Ord. No. 1019, § 4, 11-13-1989]
A.
Minimum District Area: Six (6) acres.
B.
Minimum Lot Area: Two (2) acres.
C.
Minimum Lot Frontage: Two hundred (200) feet.
D.
Maximum Building Coverage: Thirty-three and one-third (33 1/3) percent of total lot area.
E.
Maximum Floor Area Ratio (FAR): Fifty (50) percent.
F.
Maximum Impervious Surface Coverage: Seventy-five (75) percent of total lot area.
G.
Minimum Setback Requirements for Buildings or Parking Structures:
1.
Front yard: Fifty (50) feet from any established existing or ultimate right-of-way.
2.
Side yard: Fifty (50) feet.
3.
Rear yard: Fifty (50) feet.
4.
Residential district: Any setback requirement shall be increased to one hundred (100) feet where the lot abuts a residential district, except where separated by a limited access highway, in which case the setback may be reduced to fifty (50) feet.
H.
Minimum Setback Requirements for Surface Parking Areas and Interior Roadways:
1.
Front yard: Twenty-five (25) feet from any established or ultimate right-of-way.
2.
Side yard: Ten (10) feet.
3.
Rear yard: Twenty-five (25) feet.
4.
Residential district: Any setback requirement shall be increased to fifty (50) feet where the lots abuts a residential district, except where separated by a limited access highway, in which case the setback may be reduced to twenty-five (25) feet.
I.
Maximum height: Fifty (50) feet, except that such height may be increased to a maximum of eighty (80) feet; provided, that for each one (1) foot rise in height in excess of fifty (50) feet each setback requirement shall be increased by three (3) feet where adjacent to a nonresidential district or a residential district separated by a limited access highway and five (5) feet when adjacent to a residential district.
Section 1405 Buffering requirements.
[Ord. No. 1019, § 4, 11-13-1989]
Buffering shall be required pursuant to Section 1706 of this Ordinance.
Section 1406 Berming requirements.
[Ord. No. 1019, § 4, 11-13-1989]
Berming shall be required pursuant to Section 1707 of this Ordinance.
Section 1407 Design requirements for front yards.
[Ord. No. 1019, § 4, 11-13-1989]
No loading or unloading area, terminal area or transfer station shall be located in front of the building line except for the drop-off or pickup of passengers.
Section 1408 Parking and loading requirements.
[Ord. No. 1019, § 4, 11-13-1989; Ord. No. 1253, § 6, 1-26-1998]
Every Limited Industrial District shall provide adequate parking facilities, including, but not limited to, accessways, driveways, drive aisles, collector drives, loading areas, parking spaces, parking structures, and pedestrian walkways, to ensure the efficient circulation of vehicles and pedestrians both on- and off-site in conformance with the requirements of this section. The size of a parking space as required by Section 1700 shall be nine (9) feet by eighteen (18) feet and the width of a parking aisle as required by Section 1700 may be reduced to twenty-four (24) feet provided that an area equivalent to the difference between the standards of Section 1700 and the reduced standards of this section is subtracted from the allowable impervious coverage limit upon application to the township council and approval therefrom. Where the permitted use of the development contains more one (1) parking use category, the parking requirements shall be the sum of the individual uses computed separately in accordance with this section. The number of required spaces shall be considered the minimum number necessary in order to provide for adequate parking. The number of parking spaces that shall be required is as follows:
A.
Retail Sales or Services.
5.5 spaces per one thousand (1,000) square feet of gross leasable floor area up to and including fifty thousand (50,000) square feet. | |
5.0 spaces per one thousand (1,000) square feet of gross leasable floor area in excess of fifty thousand (50,000) square feet. |
B.
Office Uses.
4.5 spaces per one thousand (1,000) square feet of gross leasable floor area up to one hundred thousand (100,000) square feet. | |
4.0 spaces per one thousand (1,000) square feet of gross leasable floor area of one hundred thousand (100,000) square feet or greater. |