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Upper Merion Township
City Zoning Code

ARTICLE XXVI

HI Heavy Industrial Districts

§ 165-152 Regulations to apply.

In HI Heavy Industrial Districts, the following regulations shall apply.

§ 165-153 Use regulations.

[Amended 4-20-1954 by Ord. No. 18; 10-1-1962 by Ord. No. 119; 2-10-1969 by Ord. No. 69-230; 7-9-1984 by Ord. No. 84-464; 10-22-1984 by Ord. No. 84-469; 6-15-1987 by Ord. No. 87-516; 8-15-1988 by Ord. No. 88-540; 3-26-2015 by Ord. No. 2015-837; 2-18-2021 by Ord. No. 2021-870; 12-8-2022 by Ord. No. 2022-885; 7-18-2024 by Ord. No. 2024-897]
A building may be erected, altered or used and a lot may be used or occupied for any lawful purpose not elsewhere in this article prohibited, except that:
A. 
Except as provided for below in § 165-153E, no use permitted in NC, LC and GC Commercial Districts and no hotel, motor lodge, rooming house or tourist home shall be permitted, and no dwelling shall be permitted except pursuant to § 165-205 of Article XXXI herein; provided, however, that dwelling quarters in connection with any manufacturing or industrial establishment, for watchmen and caretakers employed upon the premises, are permitted.
B. 
No incinerator shall be permitted unless authorized as a special exception.
C. 
Special exceptions.
(1) 
Any of the following uses shall be permitted only when authorized as a special exception:
(a) 
Abattoirs; breweries; meat-packing; tanning, curing or storage of leather, rawhides or skins; manufacture or processing of fertilizer, wood pulp, disinfectants or soap.
(b) 
Lime kilns, flour mills, manufacture of cement.
(c) 
Foundries, steel mills, manufacture or processing of rubber products.
(d) 
Any other use which is or may be, in comparable degree to any of the foregoing, noxious or offensive by reason of odor, dust, fumes, smoke, gas, vibration, illumination or noise, or which is or may be dangerous to the public health, welfare or safety or which constitutes or may constitute a public hazard, whether by fire, explosion or otherwise.
(e) 
Helistop in accordance with the provisions of § 165-219 herein.
(2) 
Any applicant for special exception for any of the above uses shall have the burden of showing to the satisfaction of the Zoning Hearing Board that provision is made to adequately reduce or minimize the noxious, offensive, dangerous or hazardous feature or features thereof, as the case may be.
D. 
Signs shall be permitted only subject to the provisions of Article XXVII herein.
E. 
Heavy Industry Redevelopment ("HIR") Overlay District. The intent of the Heavy Industry Redevelopment Overlay Zoning District is to facilitate the redevelopment of property located in the HI Zoning District.
(1) 
Conditional use standards.
(a) 
Parcels that meet the following standards shall be eligible to be developed under the HIR Overlay District pursuant to conditional use:
[1] 
The parcel must be located south of the Pennsylvania Turnpike.
[2] 
The parcel must be in the HI Zoning District.
[3] 
The parcel must be a minimum of 30 acres.
(b) 
An application for conditional use under this section shall meet all of the criteria identified in § 165-219.1.
(2) 
Conditional uses. Uses permitted in the HIR Overlay Zoning District pursuant to conditional use shall include:
(a) 
Any use permitted in the LI Zoning District which is not otherwise permitted in the HI Zoning District.
(b) 
Any use identified in Table CD.1 as a permitted use within the following categories in General Commercial Zoning District:
[1] 
Information.
[2] 
Professional, scientific and technical service.
[3] 
Finance and insurance.
[4] 
Educational service.
[5] 
Health care and social service.
[6] 
Information.
[7] 
Arts, entertainment and recreation.
[8] 
Accommodation and food service.
F. 
Research and development. Notwithstanding any provision contained herein to the contrary, research and development in the physical, engineering, life sciences, social sciences and humanities shall be permitted in the HI Zoning District as a by-right use.
G. 
Hospital. Notwithstanding any provision contained herein to the contrary, hospitals shall be permitted in the HI Zoning District as a by-right use.
H. 
Spectator sport facilities. Notwithstanding any provision contained herein to the contrary, spectator sport facilities shall be permitted in the HI Zoning District as a by-right use.

§ 165-154 Height regulations.

[Added 11-8-1965 by Ord. No. 65-164[1]]
The maximum height of buildings or other structures erected or enlarged in this district shall be 80 feet.
[1]
Editor's Note: This ordinance also repealed original Section 1301, Height, area, width and yard regulations.

§ 165-155 Area, width and yard regulations.

[Added 11-8-1965 by Ord. No. 65-164]
The area, width and yard regulations prescribed in Article XXV, § 165-146, herein shall apply in this district.

§ 165-156 Sewage disposal.

[Added 10-12-1970 by Ord. No. 70-265]
The regulations set forth in Article XXIV, § 165-138, herein shall apply.

§ 165-157 Off-street parking and loading.

[Added 10-12-1970 by Ord. No. 70-265; amended 6-14-1971 by Ord. No. 71-274; 6-15-1987 by Ord. No. 87-516]
Off-street parking and loading shall be provided in accordance with the provisions of Article XXVIII. Notwithstanding the provisions of Article XXVIII, no parking shall be permitted in the required front yard of any lot in this district nor closer than 50 feet to any agricultural or residential district.

§ 165-158 Buffers.

[Added 10-12-1970 by Ord. No. 70-265; amended 6-15-1987 by Ord. No. 87-516]
Buffers shall be provided in accordance with the regulations set forth in § 165-140 herein.[1]
[1]
Editor's Note: Original Section 1306, Screening, which immediately followed this section, was repealed 6-15-1987 by Ord. No. 87-516.

§ 165-160 Outside lighting.

[Added 10-12-1970 by Ord. No. 70-265; amended 6-15-1987 by Ord. No. 87-516]
The regulations set forth in § 165-142 herein shall apply.