It is the intent of the PI District to provide and require unified and organized arrangement of buildings, service and parking areas, together with adequate circulation and designated open space, all planned and designed as integrated units, in a manner as to provide and constitute efficient, safe, convenient and attractive planned campus-like office park, corporate center, hotels/conference center and other appropriate uses. It is also the intent of the PI District to promote large unified developments which have direct access on a major highway, while discouraging the application of this district in areas of the Township which cannot support the above stated intentions. All ground considered for this district must be in single ownership. The requirement for a plan will provide the Board of Supervisors with a means to review proposals and permit the development of those facilities which, in addition to demonstrating a contribution to the community and the region, would incorporate design innovations in building and landscaping so no adverse impacts of any kind would occur. The development plan shall reflect sensitivity in the designation of areas for different uses that will allow for homogenous uses to be contiguous.

In the PI Planned Industrial/Office District, the following regulations shall apply.

Manufacturing, assembling and/or servicing electronic equipment only.

Medical marijuana grower/processor.

Passenger station for public transportation; electric substation; telephone central office.

Hotel and/or conference center where a conference center is designed as a building or series of buildings, designed and used as a professional meeting and training facility and may include conference rooms, recreational facilities, restaurants, sundries shops and other accessory facilities; a minimum of five acres shall be required for this use.

Offices or office building for administrative, executive and professional activity, and similar activities involving the performance or rendering of professional service, such as a bank, financial institution, the sale of real estate and business office including the showing of samples, sale promotion and demonstration of equipment; provided, however, that no merchandise shall be warehoused on the premises for sale, exchange or delivery thereon, and further provided that nothing herein preclude sale or manufacturers' representatives from arranging for the sale of merchandise manufactured, fabricated or warehoused at, or delivered to, locations outside of the PI District.

Restaurant, cafeteria or recreational facilities designed for the comfort and convenience of employees shall be permitted provided such facilities are located inside the confines of the building and provided further that such facilities are not offered for use by the general public.

Churches.

Public uses, structures, or buildings owned or operated by the municipality, a municipal authority organized by the municipality or an authority of which the municipality is a member.

Indoor recreational facilities containing amenities such as a swimming pool, spa, indoor track, nautilus equipment, handball and racquetball courts and facilities typical of a YMCA facility.

Laboratory for scientific research and development including animal research provided such animal research is conducted pursuant to the Guiding Principles in the Use of Animals in Toxicology as adopted by Society of Toxicology in July 1989 and revised in March 1999.

Day-care centers.

Wholesaling, warehousing and distributing, provided that there shall be no exterior evidence of such, and, further, no aboveground storage tanks shall be allowed on the exterior of the building except as permitted by § 200-49O(3).

Existing agriculture.

Any one of the following uses when authorized as a conditional use by the Board of Supervisors, subject to § 200-116 of this chapter:

Any one of the following uses when authorized as a special exception by the Zoning Hearing Board, subject to Article XX of this chapter:

The following accessory uses shall be permitted provided they are incidental to any of the foregoing permitted uses:

Adaptive reuse for historic preservation where indicated as a use by right in accordance with § 200-72.1.

Minimum lot area. Two-acre minimum with three-acre average. However, one to 1.99 acre size lots may be permitted for a maximum of 5% of the total number of lots in the development. Also, any lot which is less than three acres shall be under single ownership and shall contain one specific use, company or corporation and any incidental accessory use thereto.

Minimum lot width. Every lot shall not be less than 200 feet in width.

Designated open space. In this district, the developer shall allow for a minimum of 5% of the total net tract area that can include stormwater management areas that shall be properly landscaped, separate from any lots, and usable for any active or passive recreation. Developer may dedicate such area to the Township, retain ownership and maintenance responsibilities or provide for an organization to do same. It shall be the Township's sole decision to either accept or reject any such offer of dedication. Designated open space shall carry the same area and bulk regulations as building lots.

Yard regulations.

Coverage regulations. The maximum building and lot coverage permitted in this district shall be according to the following:

Height restrictions. No structure or principal buildings shall exceed three stories or 35 feet, whichever is less. Buildings exceeding two stories in height shall be constructed with interior fire protection sprinkler systems and standpipe systems.