Royersford City Zoning Code
ARTICLE XV
I Industrial District
§ 475-102 Legislative intent.
In expansion of the declaration of legislative intent contained in Article I, § 475-2, of this chapter and the statement of community development objectives contained in Article I, § 475-4, of this chapter, it is hereby declared to be the intent of this Article XV with respect to the I Industrial District to provide for the orderly and planned development and redevelopment of office, research and development, and laboratory uses as well as a variety of nonpolluting, small-scale industries and major industrial operations in Royersford Borough. Furthermore, it is the intent of this Article XV to provide performance standards, setback regulations, and buffering requirements to ensure that the type and scale of office and industrial development and related support facilities will cause minimal negative impact on surrounding residential neighborhoods.
§ 475-103 Permitted uses.
[Amended 7-28-1992 by Ord. No. 728; 8-11-2020 by Ord. No. 904; 11-12-2024 by Ord. No. 931]
In an I Industrial District, a building may be erected, altered, or used, and a lot may be occupied for any of the following uses and no other:
A.
Scientific or industrial research, engineering, testing or experimental laboratory or similar establishment for research, training or product development.
B.
Office, corporate headquarters, and administrative buildings or centers.
C.
Public or governmental utility building or use, including storage yard, repair shop or similar use.
D.
Printing, publishing, lithography and similar processes.
E.
Manufacturing, fabrication, assembly, processing and packaging of natural and man-made materials, chemicals, synthetics and other organic and inorganic products, except those uses specifically prohibited in Subsection H herein.
F.
Wholesale, warehouse, storage or distribution center.
G.
Materials storage area, either open or enclosed.
H.
Any use of the same general character as the above permitted uses, except that in no case shall the following uses or any substantially similar thereto be permitted: abattoir; bulk storage of explosives; fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing; manufacture of asphalt, explosives, fertilizer, linoleum or rubber; dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
I.
Accessory use on the same lot and customarily incidental to any of the above permitted uses, including:
(1)
Storage within a completely enclosed building.
(2)
Repair shop or maintenance facilities normally required for the conduct of industrial operations.
(3)
A cafeteria, recreation facility or other service facility located within a permitted use and operated for the exclusive use of the occupants of the buildings.
(4)
Living quarters for watchmen, caretakers, or similar employees provided such quarters meet the definition of dwelling unit, all Borough requirements for dwelling units and the requirements of § 475-29B, E, and F of this chapter.
J.
Forestry.
K.
Tobacco store/smoke shop, by special exception.[1]
[1]
Editor's Note: For special exceptions, see § 475-33.1.
L.
Cigar lounge, by special exception.
§ 475-104 Performance standards.
[Amended 7-28-1992 by Ord. No. 728]
Notwithstanding the laws and regulations of the United States Environmental Protection Agency and the Pennsylvania Department of Environmental Protection and other applicable federal and state regulations, the following performance standards shall be used by the Borough Council, Borough Planning Commission and Borough Engineer in reviewing the suitability and possible hazardous impacts of a proposed use within an I Institutional District:
A.
In determining whether a proposed use is or may become noxious, hazardous, or offensive, the following general standards shall apply. The proposed use shall not:
(1)
Constitute a nuisance or damage to health or property by reason of dissemination of noxious, toxic or corrosive fumes, smoke, odor, or dust;
(2)
Result in noise or vibration clearly exceeding the average intensity of noise or vibration occurring from other causes at the property line or beyond the district boundary line;
(3)
Endanger surrounding areas by reason of radiation, fire or explosion;
(4)
Produce objectionable heat or glare at the property line or beyond the district boundary line;
(5)
Result in electrical disturbance in nearby residences or adversely affect the operation of equipment other than the property on which the disturbance is located;
(6)
Discharge any untreated sewage or industrial waste into any stream or otherwise contribute to the pollution of surface or underground waters;
(7)
Endanger the underground water level or supply for other properties;
(8)
Generate a nuisance to surrounding property by reason of truck traffic or otherwise create an objectionable traffic condition on the highway or in an adjacent area;
(9)
Create any other condition which will endanger public health and safety or be detrimental to the environmental quality of the surrounding area.
B.
In addition to the general standards listed above, the following measures shall be applied to any use in the I Industrial District:
(1)
Control of air pollution. All uses shall comply with the standards of the Air Pollution Control Act, 35 P.S. §§ 4001 through 4015, as amended, and the following standards:
(a)
Smoke. Visible air contaminants shall not be emitted in such a manner that the emissions have a measured opacity equal to or greater than 10% (10% loss of visibility) for a period or periods aggregating more than three minutes in any one hour; or equal to or greater than 30% at any time, and shall comply with Pa. Code, Title 25, Chapter 127.A(7), or its most recent update.
(b)
Particulate, vaporous and gaseous emissions.
[1]
No emission shall be made which can cause any damage to health, to animals or vegetation or other forms of property, or which can cause any excessive soiling at any point.
[2]
No emission of particulate matter shall exceed 0.0115 grams per dry standard cubic foot, corrected to 7% oxygen. Provisions must be made to reduce dew point cycling and resulting damage to particulate control devices.
[3]
For measurement of the amount of particles in gases resulting from combustion, standards correction shall be applied to a stack temperature of 500° F. and 50% excess air.
(c)
Hazardous air emission. All emissions shall comply with National Emissions Standards for Hazardous Air Pollutants promulgated by the United States Environmental Protection Agency under the Federal Clean Air Act (42 U.S.C.S. § 7412) as promulgated in 40 CFR, Part 61, or its most recent update.
(2)
Control of noise. At no point on the boundary of a residential or commercial district shall the sound pressure level of any operation exceed the described levels in the designated octave bands shown below for the districts indicated. Objectionable noises, due to intermittence, beat frequency, or shrillness, shall be muffled so as not to become a nuisance to adjacent uses. Further, loading, unloading, opening, closing or other handling of boxes, crates, containers, building materials or similar objects are prohibited between the hours of 8:00 p.m. and 7:00 a.m. the following day in such a manner so as to be plainly audible across a residential property line (boundary). Such restrictions shall also apply to truck idling and truck refrigerants.
[Amended 1-10-2023 by Ord. No. 924]
Sound Levels | ||
|---|---|---|
Octave Band in Cycles Per Second | Along Residential District Boundaries Maximum Permitted Sound Level in Decibels | At Any Other Point on the Lot Boundary Maximum Permitted Sound Level in Decibels |
0 to 75 | 72 | 79 |
75 to 150 | 67 | 74 |
150 to 300 | 59 | 66 |
300 to 600 | 52 | 59 |
600 to 1,200 | 46 | 53 |
1,200 to 2,400 | 40 | 47 |
2,400 to 4,800 | 34 | 41 |
Above 4,800 | 32 | 39 |
(3)
Control of odors. There shall be no emission of odorous gases or other odorous matter in such quantities as to be offensive along a lot boundary line. Any process which may involve the creation of emission of any odors shall be provided with a secondary safeguard system so that control will be maintained if the primary safeguard system shall fail.
(4)
Control of glare or heat. Any operation producing intense glare or heat shall be performed within an enclosed building or behind a solid fence in such manner as to be completely imperceptible from any point beyond the lot boundary lines.
(5)
Control of vibration. No vibration which is discernible to the human sense of feeling shall be perceptible without instruments at any point beyond the lot boundary lines.
(6)
Control of radioactivity or electrical disturbances. There shall be no activities which emit dangerous or harmful radioactivity. There shall be no electrical disturbance (except from domestic household appliances) adversely affecting the operation of any equipment located beyond the property of the creator of such disturbances.
(7)
Outdoor storage and waste disposal.
(a)
No flammable or explosive liquids, solids, or gases shall be stored in bulk above ground; provided, however, that tanks or drums of fuel directly connecting with energy devices, heating devices, or appliances located on the same lot as the tanks or drums of fuel are excluded from this provision.
(b)
All storage facilities for fuel, raw materials and products stored outdoors shall be enclosed by a fence or planting screen adequate to conceal the facilities from abutting properties and adequate to prevent the access of children and other members of the general public.
(c)
No materials or waste shall be deposited upon a lot in such form or manner that it can be transferred off the lot by natural causes or forces.
(d)
All materials or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise be attractive to rodents or insects shall be stored outdoors only in closed containers.
(8)
Electric, diesel gas or other power. Every use requiring power shall be so operated that the service lines, substation, etc., shall conform to the most acceptable safety requirements recognized by the Pennsylvania Bureau of Labor and Industry and shall be so constructed and installed so as to be an integral part of the architectural features of the plant or properties, if visible from abutting residential properties shall be concealed by coniferous planting.
(9)
Industrial sewage or waste. No use shall be conducted in such a way as to discharge any treated or untreated sewage except as shall be approved by the Department of Environmental Protection and/or the County Sewage Enforcement Officer, as appropriate; nor shall industrial wastes be stored, discharged, incinerated, or otherwise disposed of except in conformance with the applicable state and federal regulations regarding solid and hazardous wastes.
(10)
Water supply. Any proposed development in the I Industrial District shall be served by public water facilities deemed acceptable by the Borough Engineer.
C.
The applicant shall demonstrate to the Borough Engineer that:
(1)
Adequate provisions will be made to reduce and minimize any objectionable elements to the degree necessary to ensure that the proposed use(s) will not be noxious, hazardous or offensive as defined in Subsection A herein.
(2)
The proposed use(s) will comply with the standards contained in Subsection B herein.
(3)
The Borough Engineer may require, in order to determine that adequate safeguards are provided, that:
(a)
The applicant submit necessary information, impartial expert judgments and written assurances.
(b)
The applicant obtain the advice of appropriate local, state and federal agencies and of private consultants.
(c)
The applicant's proposed use(s) comply with such tests or provide such safeguards in addition to those listed in Subsection B herein, as deemed necessary by the Borough Council, upon the advice of the Borough Engineer.
§ 475-105 General regulations.
The following regulations shall apply to any development proposal within the I Industrial District:
A.
Ownership. The tract of land 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 it shall be agreed that the tract will be developed under single direction in accordance with an approved plan. Transfer of ownership to another applicant prior to the commencement of construction shall render the development agreement required in Subsection C herein, void. Said agreements shall then be renegotiate between the new owners and the Borough Council.
B.
Development plan. An industrial development proposal shall be accompanied by a plan, or plans, as defined in § 475-110 herein, which plan or plans shall comply with all requirements of Chapter 420, Subdivision and Land Development.
C.
Development stages and permits. The development of a tract carried out in either a single phase or in stages shall be executed in accordance with a development agreement. The owner, developer and Borough shall enter into said agreement embodying all details regarding compliance with this Article XV to assure the binding nature thereof on the overall tract and its development, which agreement shall be recorded with the final development plan.
§ 475-106 Development requirements.
The following standards shall apply in the I Industrial District:
A.
Lot area, lot width, yards, coverage and height.
(1)
Minimum lot area: 20,000 square feet.
(2)
Minimum lot width at the building line: 80 feet.
(3)
Minimum front yard measured from the ultimate right-of-way line; applies to both streets for corner lots: 20 feet.
(4)
Minimum side yard: 15 feet each.
(5)
Minimum rear yard: 25 feet.
(6)
Maximum building coverage (percent of total lot area): 50%.
(7)
Maximum impervious coverage, including buildings, parking areas, vehicular accessways, and all other impervious surfaces (percent of total lot area): 75%.
(8)
Maximum building height measured from the regulatory flood elevation as defined in the Royersford Borough Building Code:[1] 55 feet.
[1]
Editor's Note: See Ch. 185, Construction Regulations.
B.
Increases permitted by special exception.
(1)
An increase in maximum allowable building coverage, maximum impervious coverage, and/or maximum building height may be permitted by special exception only in those instances when such exceptions are warranted by the character of existing development and when it is determined that the proposed increase in the land use intensity will not adversely affect the natural or built environment in the surrounding area.
(2)
Water towers, chimneys, stacks, and other accessory structures may exceed the maximum building height when authorized as a special exception by the Zoning Hearing Board, provided that for every five feet in excess of 55 feet, there shall be added to each yard requirements a corresponding foot of width or depth.
§ 475-107 Additional development regulations.
The following additional development regulations shall apply in the I Industrial District:
A.
Public facilities and services. All uses in an I Industrial District shall be capable of being served by public sewer and centralized water facilities. No use shall create an unreasonable burden upon other Borough services.
B.
Access. A planned system of efficient ingress, egress, and internal circulation of traffic which shall interfere minimally with nearby traffic flow shall be required. Loading and unloading areas shall be provided where deemed necessary, and shall be located to the rear of the proposed use. Such areas shall be so arranged that they may be used without blockage or interference with the use of accessways or automobile parking areas.
C.
Lighting. Lighting shall be provided as needed and arranged in a manner which will protect adjacent highways and neighboring properties from unreasonable direct glare or hazardous interferences of any kind.
D.
Service. Areas for loading and unloading of delivery trucks and other vehicles and for the servicing of refuse collection, fuel, and other services shall be provided and shall be adequate in size. A plan for weekly disposal of solid waste material shall be required. All solid waste material shall be stored in covered containers. No solid waste material shall be stored closer than within 15 feet of any property line. Refuse collection areas shall be shielded from the direct view of any adjacent property by walls which measure a minimum of six feet in height.
E.
Buffer area. There shall be a screen buffer at least 10 feet in depth along all boundaries of a development constructed pursuant to this Article XV which abut a residential or institutional use or district.
F.
Minimum distance between buildings. The minimum distance between buildings shall be 20 feet, except that all structures connected by common rooflines or covered walkways shall be considered as one building.
§ 475-108 Parking.
Off-street parking facilities shall be provided and maintained in an I Industrial District in accordance with the requirements of Article XVII herein.
§ 475-109 Signs.
Signs shall be permitted in an I Industrial District subject to the provisions of Article XVIII herein.
§ 475-110 Procedural requirements.
An application for development in an I Industrial District shall be accompanied by a plan, or plans showing the detailed use of the entire tract, which plan or plans shall comply with all requirements of other applicable ordinances of the Borough and which shall clearly designate the proposed use(s) of each area of the tract. Development plans required in this district shall include the following:
A.
A plot plan of the lot showing the location of all present and proposed buildings, drives, parking lots, landscaping, and other constructional features on the lot; and all buildings, streets, alleys, highways, streams and other topographical features of the lot and within 200 feet of any lot line.
B.
Architectural renderings or sketches for any proposed buildings and landscaping within the proposed development.
C.
A description of the industrial operations proposed in sufficient detail to indicate the effects of those operations in producing traffic congestion, noise, glare, air pollution, water pollution, fire hazards, or safety hazards.
D.
Engineering and architectural plans for the handling of any excess traffic congestion, noise, glare, air pollution, water pollution, fire hazard, or safety hazard.
E.
Engineering and architectural plans for the handling and disposal of sewage and industrial waste.
F.
The location of proposed utility and drainage systems.
G.
A landscaping plan which shall show the location, species, and size of trees and shrubs and area to be in lawn.
H.
The proposed number of shifts to be worked and the maximum number of employees on each shift.
I.
Any other pertinent data that the Planning Commission may require.
§ 475-111 Conversion.
[Amended 1-10-2023 by Ord. No. 924]
All conversions must meet all requirements of this Article XV as if the property being converted were new construction and also the requirements of § 475-29.
