Shrewsbury Township
City Zoning Code
City Zoning Code
PART 12
INDUSTRIAL DISTRICT I
§ 27-1201 Purpose.
[Ord. No. 2015-03, 6/3/2015]
The Industrial District is established as a district in which the regulations are intended to permit and encourage industrial development that will be located and designed to form a harmonious and appropriate development, contribute to the soundness of the local economic base and otherwise further the purposes set forth in this chapter. The specific intent of this Part is to encourage the development of and continued use of land for industrial purposes; prohibit any use which would substantially interfere with the development, continuation or expansion of industrial uses in the district; and establish reasonable standards to minimize air pollution, noise, glare, heat, vibration, and fire and safety hazards.
§ 27-1202 Use Regulations.
[Ord. No. 2015-03, 6/3/2015]
1.
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.
2.
In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Parts 14 and 15 of this chapter.
4.
Permitted Uses.
Business service establishment |
Child day-care facility or nursery school (see § 27-1404) |
Composting facility (see § 27-1404) |
Convenience store (see § 27-1404) |
Emergency services |
Financial institution (see § 27-1404) |
Forestry (see § 27-1404) |
Heavy equipment sales, service and storage (see § 27-1404) |
Hotel or motel (see § 27-1404) |
Manufacturing, light |
Municipal building (see § 27-1404) |
Parking facilities (see § 27-1404) |
Restaurant (see § 27-1404) |
Retail store |
Sawmill (see § 27-1404) |
Storage, general (see § 27-1404) |
Veterinary office or animal hospital (see § 27-1404) |
Warehousing and distribution (see § 27-1404) |
5.
Permitted Accessory Uses.
[Amended by Ord. No. 2022-01, 3/2/2022]
Alternative energy system (private use) (see § 27-1404) |
Buildings and uses customarily incidental to a permitted principal use |
Caretaker or watchman dwelling (see § 27-1404) |
Detention or retention pond |
Domiciliary care facility (see § 27-1404) |
Home occupation (see § 27-1404) |
No-impact home-based business (see § 27-1404) |
Portable storage unit (see § 27-1404) |
Swimming pool, private (see § 27-1404) |
Public utility building (see § 27-1404) |
6.
Principal Uses Permitted as Special Exception by the Zoning Hearing Board.
[Amended by Ord. No. 2022-01, 3/2/2022]
Airport/heliport (see § 27-1404) |
Communications facility or tower (see § 27-1404) |
Concrete and asphalt batch plant (see § 27-1404) |
Correctional facility (see § 27-1404) |
Crematorium (see § 27-1404) |
Electrical generation facility (commercial use) (see § 27-1404) |
Feed and grain mill (see § 27-1404) |
Gaming establishment (see § 27-1404) |
Manufacturing, heavy |
Mineral extraction and processing (see § 27-1404) |
Helipad (see § 27-1404) |
Intensive agricultural operation (see § 27-1404) |
Junkyard (see § 27-1404) |
Kennel (see § 27-1404) |
Landfill, resource recovery facility (see § 27-1404) |
Laundry and dry-cleaning establishment (see § 27-1404) [Amended by Ord. No. 2020-01, 8/5/2020] |
Mineral extraction/processing (see § 27-1404) |
Stable (see § 27-1404) |
Stockyard (see § 27-1404) |
Transportation and motor freight terminal (see § 27-1404) |
Waste processing/disposal (off-site sewage) |
§ 27-1203 Dimensional Requirements.
[Ord. No. 2015-03, 6/3/2015]
In this district, any structure hereafter erected or any lot hereafter used or occupied for any lawful purpose shall provide the minimum dimensions specified below. Should these requirements conflict with the requirements of Part 14 or 15, as applicable, for any specified use, the requirements of Part 14 or 15, as applicable, shall take precedence.
1.
Principal and Accessory Use Dimensions:
[Amended by Ord. No. 2020-01, 8/5/2020]
All Uses | ||
|---|---|---|
Minimum lot area (non-agriculture, forestry) | ||
With off-lot water and sewage | 20,000 square feet | |
With on-lot water and sewage | 40,000 square feet | |
Minimum lot width (off-lot water and sewer) | 100 feet | |
Minimum lot width (on-lot water and sewer) | 200 feet | |
Minimum lot depth, all uses | 150 feet | |
Minimum front setback, all uses | 30 feet | |
Minimum side setback | 30 feet | |
Minimum rear setback | 30 feet | |
Maximum lot coverage | 75% | |
Maximum building height | 45 feet* | |
Accessory buildings and structures: side/rear setback | 5 feet | |
NOTES: | |
* | Limit shall not apply to spires, belfries, cupolas, antennas, water tanks or cooling towers, ventilators, chimneys, widow's walks, turrets, elevator bulkheads, mechanical penthouses, stacks, stage towers, scenery lofts, domes, steeples and spires, or other appurtenances usually required to be placed above the roof level and not intended for human occupancy, which may exceed the maximum building height provided such structures do not exceed 25 feet in height above the roof line. Height may be extended to 90 feet as a special exception to the requirements of this Part with a corresponding five-foot increase in side and rear setbacks for every 20 feet of height over 45 feet in building height. |
§ 27-1204 Performance Standards for Uses Permitted by Special Exception.
[Ord. No. 2015-03, 6/3/2015]
1.
Before any special exception is granted by the Zoning Hearing Board, the applicant must describe the proposed use in detail and establish that the proposed use will not:
A.
Cause dust, smoke, fumes, gas, any air pollution, or offensive odors to be disseminated beyond the boundaries of the lot in violation of § 27-1516 of this chapter;
D.
Cause glare observable from beyond the boundaries of the lot in violation of § 27-1515 of this chapter;
E.
Cause any pollution, degradation, contamination or discoloration of any underground or surface waters of the Township or neighboring municipalities; and
F.
Constitute a fire or explosion hazard.
2.
In addition to the above, the applicant for a special exception must establish to the Zoning Hearing Board the following:
A.
If connection to an existing public water supply system is proposed, the applicant shall establish the execution of an agreement committing the public water supply system to providing such water as will be utilized by the proposed use. If the water supply system proposed involves the utilization of water obtained from the parcel where the proposed use is to be located or from a nearby tract, the applicant must establish that the groundwater recharge on the tract where the water supply system is located, after development, computed during drought conditions (periods when precipitation is 40% below normal) will exceed projected water usage. The Zoning Hearing Board may require as a condition of approval that the applicant execute an agreement with the Township committing the proposed industrial use not to utilize more water on a daily basis than the groundwater recharge computed during drought conditions and to establish procedures pursuant to which usage can be verified by the Township's engineer at the developer's cost.
B.
That there is suitable access to the site of the proposed use taking into consideration the amount and type of additional traffic movement likely to result from the location of the proposed use on the site proposed, and that the additional traffic movement likely to result from the proposed use will not cause nearby intersections to function at PennDOT Highway Capacity Manual (2000) Levels of Service (d), (e) or (f) with capacity analysis calculated based on that manual.
3.
In the event that a special exception is granted by the Zoning Hearing Board and a permit and use certificate are issued therefore by the Township Zoning Officer, the permit and use certificate shall be revoked and the use shall terminate immediately if it is established to the satisfaction of the Shrewsbury Township Board of Supervisors that the use is in fact causing:
A.
Dust, smoke, fumes, gas or offensive odors to be disseminated beyond the boundaries of the lot in violation of § 27-1516 of this chapter; or
D.
Glare observable from beyond the boundaries of the lot in violation of § 27-1515 of this chapter; or
E.
Any pollution, degradation, contamination or discoloration of any underground or surface waters of the Township, or neighboring municipalities; or
F.
An unusual fire or explosion hazard; or
G.
An adverse effect upon water supplies utilized by neighboring properties.
4.
In addition, such permit and use certificate shall be revoked and the use shall terminate immediately if it is established to the satisfaction of the Board of Supervisors that the permit or certificate holder:
§ 27-1205 Approved Subdivisions.
[Ord. No. 2015-03, 6/3/2015]
Each principal use, building and structure shall be located on a separate, approved lot. Such lots must meet all the requirements of this chapter, the Township Subdivision and Land Development Ordinance,[1] and all requirements of the Pennsylvania Department of Environmental Protection.
§ 27-1206 Standards for Uses.
[Ord. No. 2015-03, 6/3/2015]
In addition to the standards set forth in this Part, all uses permitted within the Industrial District shall also comply with:
1.
Landscape, Buffering and Screening. As further set forth in the Shrewsbury Township Subdivision and Land Development Ordinance.