Upper Uwchlan Township
City Zoning Code
City Zoning Code
ARTICLE XI
LI Limited Industrial District
§ 200-43 Purpose.
[Amended 7-15-2024 by Ord. No. 2024-01]
It is the intent of the LI District, as outlined by the Upper Uwchlan Township Comprehensive Plan, to provide for limited industrial and other related intensive activities in the Township, to encourage the establishment of industrial uses which will offer additional employment opportunities to establish reasonable standards governing industrial development to ensure its compatibility with the character of the area and adjacent land uses, and to locate industrial uses within close proximity to major roads in order to provide safe and efficient access by industrial-related traffic.
§ 200-44 Use regulations.
[Amended 8-6-1990 by Ord. No. 90-02; 2-3-1997 by Ord. No. 97-02; 7-7-1997 by Ord. No. 97-05; 11-15-1999 by Ord. No. 99-07; 11-6-2000 by Ord. No. 00-04; 5-17-2004 by Ord. No. 04-02A; 10-17-2011 by Ord. No. 2011-06; 4-21-2014 by Ord. No. 2014-01; 6-16-2014 by Ord. No. 2014-03; 7-20-2015 by Ord. No. 2015-06; 9-19-2016 by Ord. No. 2016-07; 6-19-2017 by Ord. No. 2017-02; 7-15-2024 by Ord. No. 2024-01; 8-17-2026 by Ord. No. 2026-03]
A building may be erected, altered or used, and a lot may be used or occupied, for any of the following purposes, and no other:
A.
Uses by right.
(1)
Assembly and manufacture of light industrial products.
(2)
Medical marijuana grower/processor.
(3)
Research, engineering, or testing laboratories.
(4)
Public utility operating facilities.
(5)
Printing or publishing establishment.
(6)
Office building.
(7)
Wholesale sales, storage and distribution in a building or buildings of 20,000 square feet or less.
(8)
Religious uses.
(9)
Public place of amusement or recreation and athletic club in a building of 10,000 square feet or less.
(10)
Mini-warehouse/self storage facility.
(11)
Contractor's establishment.
(12)
Passive recreation.
(13)
Active recreation.
B.
Conditional uses. Any one of the following uses when authorized as a conditional use by the Board of Supervisors, subject to § 200-116 of this chapter:
(1)
Surface mining operations.
(2)
Sanitary landfills.
(3)
Junkyard.
(4)
Recycling collection center, excluding processing or transfer station.
(5)
Automobile service establishment.
(6)
Public place of amusement or recreation and athletic club in a building or buildings larger than 10,000 square feet.
(7)
Tower-based wireless communication facilities.
(8)
Adult-oriented use, where located not less than 500 feet from any similar use and from any residence, church, or public or private school or day-care facility.
(9)
Municipal or public uses; governmental or public utility building or uses.
(10)
Wholesale sales, storage and distribution in a building or buildings larger than 20,000 square feet or less.
(11)
Microbrewery.
(12)
The following additional uses shall be permitted when established on a property designated by the Township as a Historic Resource on the Historic Resource Inventory, where historical building(s) shall be adaptively re-used:
(a)
Restaurants.
(b)
Retail sales.
(13)
Data center and data center campus subject to the provisions of § 200-72.4.
C.
Special exception. Any one of the following uses when authorized as a special exception by the Zoning Hearing Board, subject to Article XX of this chapter:
(1)
Any use similar to the above permitted uses not specifically provided for herein, provided that the use meets the performance requirements of § 200-82 of this chapter.
D.
Accessory uses. The following accessory uses shall be permitted provided that they are incidental to any of the foregoing permitted uses:
(1)
Customary industrial accessory uses.
(2)
A helicopter landing pad as an accessory use to any of the uses permitted by right, by conditional use or by special exception, when such accessory use is authorized by conditional use procedure and providing that any such accessory use shall comply with the following:
(a)
No helicopter shall take off or land over areas zoned other than Limited Industrial.
(b)
No helicopter landing pad shall be located within 1,000 feet of any area zoned other than Limited Industrial.
(c)
There shall be a minimum front yard setback of 300 feet for any helicopter landing pad.
(d)
There shall be a minimum side and rear yard setback of 200 feet for any helicopter landing pad.
(e)
The owner and operator of the facility shall enter into an agreement with the Township with respect to the following: fixing the flight for helicopter taking off and/or landing patterns.
(f)
All helicopter flights shall comply with FAR 91.119, pertaining to minimum safe altitude.
§ 200-45 Area and bulk regulations.
A.
Minimum lot area. Every lot shall have an area of not less than three acres.
B.
Minimum lot width. Every lot shall not be less than 300 feet in width.
C.
Yard regulations.
(1)
A front yard of not less than 75 feet shall be provided on each lot.
(2)
A rear yard and two side yards of not less than 50 feet each shall be provided on each lot, except that setback shall be 100 feet where abutting a residential district. If the lot is a reverse frontage lot, then the requirements of § 200-75B shall apply.
(3)
There shall be a 100-foot setback from the ultimate right-of-way of PA Route 100 regardless of which yard abuts the highway.
D.
Coverage regulations. The maximum building and lot coverage permitted in this district shall be according to the following:
Lot Area (acres) | Building Coverage (percent) | Lot Coverage (percent) |
|---|---|---|
3 to 9 | 40% | 70% |
9.1 to 15 | 35% | 60% |
15.1 or more | 30% | 50% |
E.
Height restrictions. No structure or principal building shall exceed 35 feet in height.
F.
Accessory buildings/structures. No accessory building or structure shall be located within the front yard, nor within 30 feet of any side or rear lot line.
§ 200-46 Community facilities.
Sewer and water service. Public sewer and water are required for any use permitted in this district, if available. Unless adequate provisions for off-site sewage disposal are provided, there shall be a minimum contiguous area suitable for on-site sewage disposal which is 20% of the tract, but in no case less than 10,000 square feet.
§ 200-47 Design standards.
For additional regulations applicable to this district, see Article XIV, Supplemental Land Use Regulations, Article XV, Common Regulations, and Article XVI, Signs.
