West Cocalico Township
City Zoning Code
City Zoning Code
PART 12
I-C - INDUSTRIAL/COMMERCIAL DISTRICT
§ 27-1201 Purpose.
[Ord. 116, 9/7/2011, § 1200]
The I-C - Industrial/Commercial District is established to provide for a variety of industries and commercial uses that are too intense to be accommodated within the Village Center District. These land uses are subject to performance standards whereby public health and safety shall be maintained through controls on noise, vibrations, dust and particulate emissions, sulfur dioxides, smoke, odor, toxic matter, detonable materials, fire hazard solids, liquids and gases, glare, heat, radioactive and electromagnetic radiation, and liquid or solid wastes. Additional screening, landscaping, traffic, and emergency access controls exist to promote safe and attractive site design and to minimize objectionable impacts associated with such uses.
§ 27-1202 Permitted Uses.
[Ord. 116, 9/7/2011, § 1201; as amended by Ord. 123, 2/6/2014, § 13]
1.
Land and buildings in the I-C - Industrial/Commercial District shall be used only for the following purposes:
A.
Professional offices.
B.
Home improvement, building supply, and retail distribution stores.
C.
Municipal uses.
D.
Day care homes.
E.
Limited industrial including manufacturing, fabrication, assembly, finishing work, packaging and other forms of light industry. Such industry shall meet the performance standards of this section and shall not generate significant amounts of hazardous materials, store hazardous waste on site, nor use large amounts of chemical in its processes and not exceeding 100,000 square feet of gross floor area.
F.
Printing, binding and related establishments.
G.
Storage warehouse, including cold storage, as an accessory use only, and not exceeding 20,000 square feet.
H.
Banks and other financial institutions.
I.
Retail sales store not exceeding 30,000 square feet of gross floor area.
J.
Eating and/or drinking establishment excluding fast food restaurants.
K.
Theaters and cinemas limited to no more than six screens.
L.
Libraries or museums.
M.
Accessory buildings and uses customarily incidental to the above permitted uses when located on the same lot.
§ 27-1203 Special Exceptions.
[Ord. 116, 9/7/2011, § 1202; Ord. 121, 2/7/2013, § 1; Ord. 123, 2/6/2014, § 17; Ord. No. 134, 5/4/2017; Ord. No. 154, 4/18/2023]
1.
The establishment and/or expansion of the following uses are permitted in the I-C - Industrial/Commercial District when special exceptions are granted by the Zoning Hearing Board as provided for in Part 23 and other provisions of this chapter:
A.
Adult oriented businesses.
B.
Heliport.
C.
Automobile filling stations.
D.
Automobile/truck service and repair facilities.
E.
Billboards.
F.
Parks, playgrounds, and recreation areas.
G.
Drive-through and fast food restaurants except that there will be no more than two such establishments permitted within the district.
H.
Essential services buildings and structures.
I.
Quarries and other extractive industries.
J.
Wholesale distribution and storage of commercial and/or industrial products, including lumber and coal yards, building material storage yards, contractors' equipment and storage yards, and commercial warehouses and storage facilities.
K.
General industry.
L.
Hotel, subject to the following restrictions.
(1)
The minimum lot area shall be 43,560 square feet.
(2)
The maximum lot area shall be 10 acres.
(3)
The length of stay of any guest renting a room or sleeping at the premises shall not exceed 14 consecutive days in any twenty-eight-day period.
(4)
The Zoning Hearing Board may attach such conditions as it deems appropriate including: to limit the size, crowd capacity, or type of activity performed of, or in, any accessory use, such as a restaurant, snack bar, lounge, bar, meeting room, gym, internet center, etc., in order to protect the public, health, safety, or welfare.
(5)
Accessory uses other than a swimming pool shall be located within a fully enclosed portion of the hotel building.
(6)
Vehicles of any type without current license plates shall not be parked or stored other than in a completely enclosed accessory building.
(7)
The hotel shall have at least one parking space for each room and for every four employees on duty at any time, If the hotel also provides any accessory uses such as referenced in Subparagraph (4), above, that are available to the general public in addition to overnight guests, it shall provide one additional parking space for every table and in regard to meetings and conventions, one parking space for every four guests allowed for the maximum crowd capacity. In the event that the general parking requirements provided hereinafter require more parking spaces than required here, the Section requiring the greater number shall control.
M.
Airport.
N.
Agricultural sciences support operation.
O.
Car wash.
P.
Combined indoor/outdoor commercial recreation facility.
Q.
Indoor commercial recreation facility.
R.
Garage, community.
S.
Group facilities.
T.
Industrial activities involving processing, production, repair, or testing of materials, goods, and/or products, involving those industries primarily performing conversion, assembly or nontoxic chemical operations.
V.
Junkyard.
W.
Laboratories for scientific or industrial research and development.
X.
Parking garage or parking lot as a principal use.
Y.
Recycling center.
Z.
Attached and semi-detached buildings in an Industrial/Commercial district.
AA.
Commercial school.
BB.
Solid waste disposal and processing facilities.
CC.
Any other use which is considered by it to be of the same general character as any of the permitted or special exception uses in the I-C District, provided that the applicant shall demonstrate how the use is similar to and compatible with the uses allowed as of right or by special exception in the I-C District and such use shall comply with all dimension requirements and performance standards of the I-C District and all generally applicable requirements of this chapter.
§ 27-1204 Multiple Uses in the Same Structure.
[Ord. 116, 9/7/2011, § 1203]
Within the district there shall be no restriction on combining different uses within the same building other than those imposed by the building codes or other Federal, State or local laws and the requirements of this chapter.
§ 27-1205 Area and Height Regulations.
[Ord. 116, 9/7/2011, § 1204]
1.
Minimum Lot Area. The minimum lot area requirement shall be as follows:
2.
Minimum lot width: the minimum lot width requirement shall be 150 feet if served neither by centralized sewer nor centralized water facilities and 100 feet for all other parcels.
3.
Minimum lot depth: 150 feet.
4.
Yard Requirements. All buildings shall be set back from street rights-of-way and lot lines in accordance with the following requirements:
A.
Front Yard. All buildings, except buildings intended to serve as a guardhouse, visitor information center, or similar facility, shall be set back from the street right-of-way line a distance of 75 feet. No building shall be permitted between the street right-of-way line and the building line established in Part 19 of this chapter.
B.
Side and Rear Yards. All buildings shall be located a minimum of 25 feet from all other lot lines except where the lot borders a residential lot or district, the minimum shall be 100 feet.
5.
Height Regulations. No principal building shall exceed 40 feet in height except as provided in Part 21 of this chapter.
6.
Maximum lot coverage: 70%.
7.
Minimum Off-Street Vehicle Parking and Loading Requirements. Off-street parking and loading facilities shall be provided in accordance with the requirements of Part 18.
8.
No shrub nor tree shall be planted within 20 feet and 30 feet, respectively, of any land within any agricultural district.
§ 27-1206 Industrial Performance Standards.
[Ord. 116, 9/7/2011, § 1205]
1.
Legislative Intent.
A.
The Board of Supervisors desires to provide standards for the operation of industrial and heavy commercial uses within the Township in order to protect the health, safety, and welfare of Township residents, workers at such establishments, and visitors to the Township. Public health and safety shall be maintained through control of noise, vibrations, dust, and particulate emissions, sulfur oxides, smoke, odor, toxic matter, detonable materials, fire hazards, glare heat, radioactive radiation, liquid or solid wastes, and electromagnetic radiation.
B.
The Board of Supervisors also seeks to protect the public health and safety by imposing traffic and access controls to lessen the possibility of vehicular accidents and landscaping and screening requirements to provide a buffer area to the use and to discourage trespassing.
C.
The Board of Supervisors also seeks to protect the public through the requirement of a plan of access in the event of emergency conditions to allow police, firefighters, and rescue personnel to gain access to the premises efficiently and safely.
2.
Certification. All applications for industrial and heavy commercial uses must be accompanied by a certification from a professional engineer registered in the Commonwealth of Pennsylvania that the proposed use can meet the performance standards of the district. Further, the Zoning Officer may employ consultants to evaluate the environmental effects with respect to performance standards.
3.
Enforcement. The industrial performance standards contained in this section shall be the minimum standards to be met and maintained by all industrial uses and heavy commercial uses within the Township. Industrial and heavy commercial uses shall be defined as those uses, regardless of location, which are specified as permitted uses in § 27-1202 of this chapter or uses by special exception in § 27-1203 of this chapter, including uses of a similar nature not specifically identified in the Chapter but which would be permitted in the industrial/commercial district pursuant to § 27-106 herein.
4.
Building Requirements. With the exception of quarries, and exclusive of the arrival, departure, loading, unloading, parking of permitted vehicles, and outdoor storage as provided herein below, all industrial and heavy commercial uses shall be conducted within completely enclosed buildings.
5.
Storage. Storage shall be permitted outdoors, but the items stored shall not be visible from a public right-of-way, except visibility created by permitted ingress and egress. Outdoor storage within 100 feet of a residential district boundary or residential use not owned by the operator shall be effectively screened by a solid wall, fence, or planting in accordance with Part 21 of this chapter.
6.
Noise.
A.
Noise shall be measured with a sound level meter having an A-weighted filter constructed in accordance with specifications of the American National Standards Institute (A.N.S.I.). Measurements are to be made at any point in abutting zoning districts as indicated in Table 27-12-I following.
B.
Impact noise (intermittent sounds such as from a punch press or drop forge hammer) shall be measured using the fact response of the sound level meter and are to be made at any point in abutting zoning districts as indicated in Table 27-12-I.
C.
Between the hours of 7:00 p.m. and 7:00 a.m. the permissible sound levels in an abutting zoning district shall be reduced by five decibels for impact noises.
D.
The following sources of noise are exempt:
(1)
Transportation vehicles not used in the ordinary course of business and not under the control of the owner, tenant, or lessor.
(2)
Occasionally used safety signals, warning devices, and emergency pressure relief valves.
(3)
Temporary construction activity between 7:00 a.m. and 7:00 p.m.
Table 27-12-I describes the maximum sound pressure level permitted from any industrial source and measured in any abutting zoning district. All industrial operations shall be limited by the standards listed below: |
Table 27-12-I | ||
|---|---|---|
Maximum Sound Pressure Levels in Decibels 0.002 Dynes Per Square Centimeter | ||
Octave Band in Cycles Per Second | 7:00 a.m. to 7:00 p.m. | 7:00 p.m. to 7:00 a.m. |
0 to 75 | 74 | 69 |
75 to 150 | 59 | 54 |
150 to 300 | 52 | 47 |
300 to 600 | 46 | 41 |
600 to 1,200 | 42 | 37 |
1,200 to 2,400 | 39 | 34 |
2,400 to 4,800 | 36 | 31 |
Above 4,800 | 33 | 28 |
For any noise of an impulsive or periodic character, the permissible limits for each octave band shall be reduced by five decibels. | ||
Sound levels shall be measured at the lot line with a sound level meter and associated octave band filter manufactured according to standards prescribed by the American Standards Association. | ||
7.
Vibration.
A.
Vibration shall be measured at or beyond any adjacent lot line or zoning district line as indicated below and such measurements shall not exceed the particle velocities so designated. The instrument used for these measurements shall be a three component measuring system capable of simultaneous measurement of vibration in three mutually perpendicular directions.
B.
The maximum vibration is given as particular velocity, which may be measured directly with suitable instrumentation or computed on the basis of displacement and frequency. When computed, the following formula shall be used:
P.V. = 6.28 F x D |
P.V. = Particle velocity (inches per second) |
F = Vibration frequency (cycles per second) |
D = Single amplitude displacement of the vibration (inches) |
Table 27-12-II designates the applicable columns of Table 27-12-III that apply on or beyond adjacent lot lines within the zone, and on or beyond appropriate district boundaries. Vibration shall not exceed the maximum permitted particle velocities in Table 27-12-III. Where more than one set of vibration levels apply, the most restrictive shall govern. Readings may be made at points of maximum vibration intensity. |
Table 27-12-II | ||
|---|---|---|
Abutting Zoning District | Adjacent Lot Line | |
I-C - Industrial/Commercial District | A | B |
The maximum peak particle velocities that correspond to the above designations are as follows: |
Table 27-12-III | ||
|---|---|---|
Maximum Peak Particle Velocity - in/sec | ||
VIBRATION | A | B |
Steady State | 0.02 | 0.10 |
Impact | 0.04 | 0.20 |
C.
The maximum particle velocity shall be the maximum vector sum of three mutually perpendicular components recorded simultaneously. Particle velocity in inches multiplied by the frequency in cycles per second.
D.
For purposes of this chapter, steady-state vibrations are vibrations which are continuous, or vibrations in discrete impulses more frequent than 60 per minute. Discrete impulses which do not exceed 60 per minute shall be considered impact vibrations.
E.
Between the hours of 7:00 p.m. and 7:00 a.m. all of the permissible vibration levels indicated in the previous table for Column A shall be reduced to one-half of the indicated values.
8.
Dust and Particulates.
A.
The total emission rate of dust and particulate matter from all vents, stacks, chimneys, flues, or other opening or any process, operation, or activity within the boundaries of any lot shall not exceed the levels set forth below. Emissions of dust and particulates shall be in accordance with the Commonwealth of Pennsylvania Rules and Regulations governing air contamination and air pollution. In case of conflict, the most restrictive shall apply.
B.
The emission rate of any particulate matter in pounds per hour from any single stack shall be determined by selecting a continuous four-hour period which will result in the highest average emission rate.
C.
Particulate matter emission from materials or products subject to becoming windborne shall be kept to a minimum by paving, oiling, wetting, covering, or other means, such as to render the surface wind resistant. Such sources include vacant lots, unpaved roads, yards and storage piles of bulk material such as coal, sand, cinders, slag, sulfur, etc.
D.
The maximum emission rate of dust and particulate matter from all stacks shall be 2.0 pounds per hour per acre of lot area.
9.
Sulfur Dioxides.
A.
Emission of oxides of sulfur (as sulfur dioxide) from combustion and other processes shall be limited in accordance with the standard of 1.0 pounds per hour per acre of lot area and may be computed from the sulfur analysis in the fuel or from known test data of sulfur oxides emission.
10.
Smoke.
A.
For the purpose of grading the density or equivalent opacity of smoke, the Ringelmann Chart as published by the United States Bureau of Mines shall be used. However, the Umbrascope readings of smoke may be used when correlated with the Ringelmann Chart.
B.
The emission of smoke darker than Ringelmann No. 1 from any chimney, stack, vent, opening, or combustion process is prohibited. However, smoke of a shade not to exceed Ringelmann No. 3 is permitted for up to three minutes total in any one eight-hour period.
11.
Odor.
A.
Odor thresholds shall be measured in accordance with ASTM d139I-57 "Standard Method for Measurement of Odor in Atmospheres (Dilution Method)" or its equivalent.
B.
Odorous material released from any operation or activity shall not exceed the odor threshold concentration beyond the district boundary line measured either at ground level or habitable elevation.
12.
Toxic Matter.
A.
The ambient air quality standards for the Commonwealth of Pennsylvania shall be the guide to the release of airborne toxic materials across lot lines. Where toxic materials are not listed in the ambient air quality standards of the Commonwealth of Pennsylvania, the release of such materials shall be in accordance with the tractional quantities permitted below, of those toxic materials currently listed in the threshold limit values adopted by the American Conference of Governmental Industrial Hygienists. Unless otherwise stated, the measurement of toxic matter shall be at ground level or habitable elevation, and shall be the average of any twenty-four-hour sampling period.
B.
The release of airborne toxic matter shall not exceed 1/30 of the threshold limit value beyond the district boundary line.
13.
Detonable Materials.
A.
Activities involving the storage, utilization, or manufacture of products which decomposed by detonation shall include but not be limited to all primary explosives such as lead azide, lead styphnate, fulminates and tetracene; all high explosives such as TNT, RDX, HMX, PETN, and picric acid; propellants and components thereof; such as dry nitrocellulose, black powder, boron hydrides, hydrazine and its derivatives; pyrotechnics and fireworks such as magnesium powder, potassium chlorate and potassium nitrate; blasting explosives such as dynamite and nitroglycerine; unstable oxidizing agents such as perchloric acid, perchlorates, and hydrogen peroxide in concentration greater than 35%; and nuclear fuels, fissionable materials and products, and reactor elements such as Uranium 235 and Plutonium 239.
B.
The storage, utilization, or manufacture of materials or products which decompose by detonation is limited to five pounds. Quantities in excess of five pounds of such materials may be stored or utilized, but not manufactured.
14.
Fire Hazard Solids.
A.
The storage, utilization, or manufacture of solid materials which are active to intense burning shall be conducted within walls having a fire resistance no less than two hours or protected by an automatic fire extinguishing system or the building wall shall be no less than 75 feet from all lot lines. The outdoor storage of such materials shall not be closer than 100 feet from all lot lines.
15.
Fire Hazard Liquids and Gases.
A.
The storage, utilization, or manufacture of flammable liquids or gases which produce flammable or explosive vapors shall be permitted only in accordance with this section, exclusive of the storage of finished products in original sealed containers (60 gallons or less), which shall be unrestricted.
B.
The total storage capacity of flammable liquids and gases shall not exceed those quantities permitted in the following Table 27-12-IV:
Table 27-12-IV | ||
|---|---|---|
Storage Capacity of Flammable Liquids and Gases | ||
Liquids | Gases | |
Above Ground Flash Point, F | Above Ground | |
Less than 70 | 70-200 | |
7,500 Gal. | 30,000 Gal. | 225,000 SCF* |
Below Ground Flash Point, F | Below Ground | |
15,000 Gal. | 60,000 Gal. | 450,000 SCF* |
Notes: | |
|---|---|
* | SCF-Standard Cubic Feet at 60 F. and 29.92 Inches Hi. |
16.
Glare. Any operation or activity producing glare shall be conducted so that direct or indirect light from the source shall not cause illumination in excess of 0.5 foot- candles when measured within an adjacent non-industrial property.
A.
Direct Glare. Direct glare, for the purpose of this chapter, is illumination beyond property lines caused by direct or specularly reflected rays from incandescent, fluorescent, or arc lighting, or from such high temperature processes as welding or petroleum or metallurgical refining. No such direct glare shall be permitted with the exceptions that parking areas and walkways may be illuminated by luminaries so hooded or shielded that the maximum angle or the cone of direct illumination shall be 60° drawn perpendicular to the ground, with the exception that such angle may be increased to 90° if the luminary is less than four feet above the ground. Such luminaries shall be placed not more than 25 feet above ground level and the maximum average illumination at an elevation three feet above the surface shall not be in excess of four foot-candles.
B.
Indirect Glare. Indirect glare, for the purpose of this chapter, is illumination beyond property lines caused by diffuse reflecting from a surface such as a wall or roof of a structure. Indirect glare shall not exceed that value which is produced by an illumination of the reflecting surface not to exceed 0.3 foot-candles (maximum) and 0.1 foot-candles (average). Deliberately induced sky-reflected glare, as by casting a beam upward for advertising purposes, is specifically prohibited.
17.
Heat. Heat, for the purpose of this chapter, is the thermal energy of a radioactive, conductive, or convective nature. Heat emitted at any or all points shall not at any time cause a temperature increase on any adjacent property in excess of 10° F.; whether such change being the air or in the ground, in a natural stream or lake, or in any structure on such adjacent property.
18.
Radioactive Radiation. No activities shall be permitted which emit dangerous radioactivity at any point beyond the property line or which produces emission injurious to humans, animals, or vegetation, or be of an intensity which interferes with the use of any other property. The handling of radioactive materials, the discharge of such materials into air and water, and the disposal of radioactive materials, the discharge of such materials into air and water, and the disposal of radioactive wastes, shall be in conformance with the regulations of the Nuclear Regulatory Commission as set forth in Title 10, CFR, Chapter One, Part 20, "Standards for the Protection Against Radiation," as amended, and all applicable regulations of the Commonwealth of Pennsylvania.
19.
Liquid or Solid Wastes. No discharge shall be permitted at any point into any sewage disposal system, watercourse, lake, or into the ground, except in accord with standards approved by the Department of Environmental Protection or other regulating department or agency, of any materials of such nature or temperature as can contaminate any water supply or otherwise cause the emission of dangerous or offensive elements. There shall be no accumulation of solid wastes conducive to the breeding of rodents or insects.
20.
Electromagnetic Radiation. No activities shall be permitted which emit electromagnetic radiation at any point beyond the property line and which produces emissions injurious to humans, animals, or vegetation, or be of an intensity which interferes with the use of any other property. It shall be unlawful to operate, or cause to be operated, any planned or intentional source of electromagnetic radiation for such purposes as communication, experimentation, entertainment, broadcasting, heating, navigation, therapy, vehicle velocity measurement, weather survey, aircraft detection, topographical survey, personal pleasure, for any other use directly or indirectly associated with these purposes which does not comply with the 10 current regulations of the Federal Communications Commission regarding such sources of electromagnetic radiation, except that for all governmental communications facilities; governmental agencies and government-owned plants, the regulations of the Interdepartment Radio Advisory committee shall take precedence over the regulations of the Federal Communications Commission, regarding such sources of electromagnetic radiation. Further, said operation in compliance with the Federal Communications Commission or the Interdepartment Radio Advisory Committee regulations shall be unlawful if such radiation causes an abnormal degradation in performance of other electromagnetic radiators or electromagnetic receptors of quality and proper design because of proximity, primary field, blanketing, spurious-radiation, harmonic content, modulation, or energy conducted by power or telephone lines. The determination of "abnormal degradation in performance" and "of quality and proper design" shall be made in accordance with good engineering practices as defined in the latest principles and standards of the American Institute of Electrical Engineers, the Institute of Radio Engineers, and the Electronic Industries Association. In case of any conflict between the latest standards and principles of the above groups, the following precedence in the interpretation of the standards and principles shall apply: (A) American Institute of Electrical Engineers, (B) Institute of Radio Engineers, and (C) Electronic Industries Association.
21.
Screening.
A.
A completely planted visual barrier of landscape screen shall be provided and maintained between any use in the industrial/commercial district and contiguous zoning districts or residential properties in the industrial/commercial district except where natural or physical man-made barriers exist. This screen shall be composed of plants and trees arranged to form both a low level and a high level screen within a strip of land with a minimum width of 20 feet. The high level screen shall consist of trees planted with specimens no younger than three years in age, and planted at intervals of not more than 10 feet. The low level screen shall consist of shrubs or hedges planted at an initial height of not less than two feet and spaced at intervals of not more than five feet. The low level screen shall be placed in alternating rows to produce a more effective barrier. All plants which have been dead for six months shall be replaced.
B.
Any existing industrial or heavy commercial facility shall not be required to comply with the screening requirements except in case of enlargement or major alteration of same.
C.
The screen planting shall be permanently maintained so long as the nonresidential or agricultural use is maintained.
D.
Outdoor Activities and Equipment Screening. All outdoor industrial or heavy commercial use operations, mechanical equipment, and other function accessories of each building, such as the base of an elevator, penthouse, ventilation pipe, and duct, water pressure tank, heating, air conditioning, and power supply units should have an architectural building material screen or covering which is an integral part of the building envelope and/or which is harmonious with the building design.
22.
Landscaping.
A.
Any part or portion of a site which is not used for building or other structures, loading, parking spaces and aisles, sidewalks, and designated storage areas shall be planted with an all season ground cover. It shall be maintained to provide an attractive appearance and all non-surviving plants shall be promptly replaced.
B.
No less than 10% of any parking area providing more than five spaces must be landscaped and continually maintained by use of planting beds or planted islands. Planting along the perimeter of a parking area, whether for required screening or general beautification, will not be considered as part of the 10% parking area landscaping. In complying with the 10% landscaping requirements, the planting beds must be distributed throughout the parking areas as evenly as possible. For each 100 square feet of parking area, there shall be 10 square feet of landscaped area.
23.
Access and Traffic Control.
A.
All access ways from any industrial or heavy commercial development to any public street or highway shall be located at least 200 feet from the centerlines of any public street intersection and shall be designed in a manner conducive to safe ingress and egress.
B.
Where possible, exits shall be located on minor rather than major streets or highways. The developer shall be responsible for the construction of any necessary traffic control devices or additional acceleration or deceleration lanes required for egress or ingress.
24.
Interior Drives and Parking Facilities.
A.
Interior drives within an industrial or heavy commercial land development shall be designed to prevent blockage of vehicles entering or leaving the site.
B.
Areas provided for loading and unloading of delivery trucks and other vehicles, and for the servicing of facilities by refuse collection, fuel and other service vehicles shall be adequate in size, and shall be so arranged that they may be used without blockage or interference with the use of access ways or automobile parking facilities.
C.
Interior drives shall be clearly marked by adequate painted markings, including curbing and signs, so that vehicular movements within parking areas and access drives do not impede the general traffic circulation.
25.
Emergency Plan of Access. A written plan of access must be provided by the owner in the event of emergency conditions such as fire, assuming the worst condition. All existing uses shall have 12 months to comply with this requirement. The plan of access for emergency access to the building shall be submitted to the Township at the time of submission for a zoning permit.