South Hanover City Zoning Code
ARTICLE XI
Industrial Park District: IP
§ 27-1101 Purpose.
[Ord. No. 2-1995, § 1101, 4/11/1995]
The Industrial Park District is intended to maximize the light industrial development potential of the Township by providing opportunities for the planned development of a variety of such uses and support activities in an aesthetic parklike environment. It is intended that development occurring in this district be planned, designed, constructed and managed in an integrated and coordinated manner based on an overall site development master plan.
§ 27-1102 Principal uses.
[Ord. No. 2-1995, § 1102, 4/11/1995]
1.
Light industrial activates which engage in the manufacture, predominantly from previously prepared materials, of finished products or parts including business, administrative and corporate offices, processing, fabrication, assembly, treatment, packaging, storage, sales and distribution of such products but excluding basic industrial processing activities defined as heavy industry.
2.
Light industrial uses include, but are not limited to, manufacturing of the following products:
3.
Municipal facilities.
4.
Public utility facilities including substations, water pumping stations and reservoirs.
5.
Farms and agricultural activities.
6.
Research and development.
7.
Academic clinical research centers, medical marijuana grower/processors, medical marijuana transport vehicle offices, and medical marijuana dispensaries, with consideration for the applicable performance standards found in § 27-14A04.
[Added by Ord. No. 2-2017, 8/22/2017]
8.
Race tracks for stock cars, midget cars and other motorized racing vehicles.
[Added by Ord. No. 3-2021, 4/13/2021]
§ 27-1103 Accessory uses.
§ 27-1104 Conditional uses.
§ 27-1105 Development standards.
[Ord. No. 2-1995, § 1105, 4/11/1995]
1.
Site area requirements. A site area for purposes of this chapter shall be the total land area to be developed as a unit prior to the creation of any new lots within the property area. A site area may be:
A.
A single tax parcel or two or more adjacent tax parcels under the same ownership.
B.
Two or more adjacent tax parcels under separate ownership provided that all individual property owners are members of an entity created for the purpose of developing the properties as a single integrated planned development. Documents related to the establishment of such entity shall be recorded in the Dauphin County Courthouse as a prerequisite to subdivision or land development plat application processing.
2.
Purpose. The purpose of this section is to:
A.
Enhance the appearance of the development from public streets and adjacent properties.
B.
Encourage the retention of large sites and their development in a coordinated, aesthetic and efficient manner.
C.
Ensure that the minimum functional requirements associated with the development are provided on site.
D.
Establish maximum limits of development intensity.
3.
Site area standards. The following standards shall apply to any development proposed in the Industrial Park District:
4.
Setback requirements.
A.
Perimeter street setbacks. No structure shall be located closer than 75 feet to an existing public street right-of-way. No structure shall be located closer than 50 feet from an internal access drive (public or private street) serving the development site.
B.
Side and rear yard property line setbacks.
(1)
A minimum side and rear yard setback of 100 feet shall be required from any such property line that is common with/adjacent to a residential district.
(2)
A minimum side and rear yard setback of 50 feet shall be required from any such property line that is common with/adjacent to a nonresidential district.
5.
Minimum public street frontage. A site area shall have a minimum of 100 feet of continuous, uninterrupted frontage measured along a public street right-of-way.
6.
Internal building setbacks.
A.
Within a development site area front to front and rear to rear facing structures shall have a minimum of 80 feet between faces.
B.
Within a development site area end wall faces of structures shall have a minimum of 40 feet between end walls.
C.
Within a development site area the minimum separation distance between end wall faces of structures and front or rear faces of structures shall be 50 feet.
7.
Maximum building height. The height of a building shall not exceed 40 feet.
8.
Sight distance. No sight obscuring structures or plantings exceeding 30 inches in height shall be located within a twenty-foot radius of the lot corner nearest the intersection involving a public street or private access drive. Trees located within a twenty-foot radius of such an intersection shall be maintained to allow 10 feet of visual clearance below the lowest hanging branches.
9.
Landscaping requirements. A minimum of 35% of the total site area shall be landscaped open space in compliance with the following standards:
[Amended by Ord. No. 3-2017, 8/22/2017]
A.
A landscaped buffer shall be maintained adjacent to all perimeter setbacks as follows:
(1)
Perimeter street setbacks. Minimum landscaped buffer of 30 feet consisting of street trees and shrubbery approved by the Board of Supervisors.
(2)
Side and rear yard property setbacks. Where the site area abuts a residential district or use a landscaped screen buffer of 30 feet shall be required having an opacity of 80% after the first year and thereafter. Such screened buffer may consist of a masonry wall, wood fence, trees, shrubs, berms or combinations thereof.
(3)
All parking, loading and refuse facility areas shall be screened from the street grade of adjacent public streets and the established grade of abutting residential district areas.
(4)
In the event a masonry wall or wood fence is used for screening purposes, vegetative landscaping shall be placed and maintained between the wall or fence and the property line adjacent to a residential district to form an ornamental screen.
B.
Internal circulation drives shall be landscaped with street trees and street side planters. A minimum of 10 feet width shall be landscaped.
C.
Existing significant trees, tree stands and natural vegetation shall be integrated into the site area landscape plan to the maximum extent possible.
D.
Outdoor eating and recreation areas for employees may be included in the required landscaped area but shall be screened, as set forth above, from adjacent residential district areas.
E.
Undeveloped portions of the site shall be seeded, mowed and well maintained.
10.
Access and site circulation. In addition to other provisions set forth in this chapter the location, design and development of access and circulation shall:
A.
Provide continuous pedestrian access corridors along public streets and private access drives to service the various activities taking place within the site development area.
B.
Provide on-site directions signing identifying the location of all uses within the site area in compliance with Article XXI, "signs," of this chapter.
C.
Site areas shall not be developed so as to establish direct or indirect access corridors passing through a residential development.
11.
Structural siting and design. In applying the provisions of this section particular emphasis shall be given to the siting and design of all structures, or portions thereof, on the periphery of a site area which may be viewed from any public street.
A.
All exterior building walls and structures shall be constructed with attractive, durable materials such as textured concrete, masonry, stone, brick, finished wood, metal, stucco and glass, preferably a combination thereof. The facade facing a public street shall have at least two-thirds of its surface area covered by two or more materials named above other than metal.
B.
The design and siting of buildings shall compliment the natural terrain and vegetation of the site.
§ 27-1106 Off-street parking.
[Ord. No. 2-1995, § 1106, 4/11/1995]
§ 27-1107 Motor vehicle access.
[Ord. No. 2-1995, § 1107, 4/11/1995]
Motor vehicle access shall be provided in accordance with Article XIX, "motor vehicle access," of this chapter.
§ 27-1108 Signs.
[Ord. No. 2-1995, § 1108, 4/11/1995]
Signs shall be provided in accordance with Article XVII, "signs," of this chapter.
§ 27-1109 Lot coverage.
[Ord. No. 2-1995, § 1109, 4/11/1995]
Total coverage shall not exceed 65% of the lot area.