West Goshen Township
City Zoning Code
City Zoning Code
ARTICLE XII
Industrial Zoning Districts
§ 84-37 I-1 Campus Light Industrial District.
[Amended 5-26-1981 by Ord. No. 7-1981; 6-14-1983 by Ord. No. 4-1983; 4-18-1989 by Ord. No. 3-1989; 7-24-1990 by Ord. No. 5-1990; 1-23-1993 by Ord. No. 1-1993; 12-28-1993 by Ord. No. 8-1993; 7-25-1995 by Ord. No. 3-1995; 3-26-1997 by Ord. No. 4-1997; 4-22-1998 by Ord. No. 5-1998; 8-26-1998 by Ord. No. 11-1998; 3-10-1999 by Ord. No. 2-1999; 5-9-2001 by Ord. No. 6-2001; 9-25-2002 by Ord. No. 11-2002; 4-9-2003 by Ord. No. 5-2003; 2-9-2005 by Ord. No. 4-2005; 10-24-2007 by Ord. No. 11-2007; 6-12-2013 by Ord. No. 03-2013; 9-2-2014 by Ord. No. 3-2014; 10-8-2014 by Ord. No. 4-2014; 5-13-2015 by Ord. No. 4-2015(A); 7-8-2015 by Ord. No. 4-2015; 4-12-2017 by Ord. No. 1-2017; 6-14-2017 by Ord. No. 4-2017 ; 10-3-2022 by Ord. No. 5-2022; 9-16-2025 by Ord. No. 8-2025]
A.
District purpose and use regulations. The purpose of this district is to provide areas for industrial development seeking spacious and attractive settings. A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and for no other:
(1)
Research engineering or test laboratory.
(2)
Any production, processing, cleaning, testing, repair, storage and distribution of materials, goods, foodstuffs and products, not including a retail activity on the lot and not including a junkyard or the slaughtering of animals.
(2.1)
Miniwarehouse or self-storage facility.
(3.1)
Microbrewery, brewery pub and limited distillery.
(4)
Office building, medical office building or clinic, including outpatient medical services.
(5)
Commercial airport.
(6)
Public place of amusement or recreation; athletic club.
(7)
Financial establishment.
(9)
Radio and television studio, including the erection of microwave antennas for satellite communication and related equipment used for purposes of transmitting and receiving radio or electromagnetic waves from overhead satellites. The design standards of § 84-57.01D of this chapter shall apply.
(10)
Kennels.
(12)
Mineral extraction.
(13)
Ambulatory care center.
(14)
Accessory uses which are clearly incidental to the principal building structure or use, including but not limited to restaurant, cafeteria or recreational uses and a home-related business as an accessory use to a lawful nonconforming single-family detached dwelling.
(15)
The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board, subject to Article XVII of this chapter. The area and bulk regulations of this article, the design standards of this article and the general performance design standards of this article shall apply to all uses permitted by special exception in the Campus Light Industrial District.
(16)
The following uses shall be permitted as a conditional use when authorized by the Board of Supervisors. In allowing a conditional use, the Board may attach such reasonable conditions and safeguards, in addition to those expressed in this Zoning Chapter, as it may deem necessary to implement the purposes of the MPC and this Zoning Chapter.
(a)
Private club, provided that any building used for such use shall not be located within 500 feet of any residential use, subject to the area and bulk regulations, design standards and general performance standards of § 84-37B, C and D, and further provided that such club does not offer entertainment that would constitute a sexually oriented business.
B.
Area and bulk regulations. The following area and bulk regulations shall apply:
(1)
Lot size: four acres minimum.
(2)
Lot width at building setback line: 300 feet minimum.
(3)
Lot width at street right-of-way line: 50 feet minimum.
(4)
Lot coverage: 35% maximum.
(5)
Building setback line: 100 feet minimum.
(6)
Side yards: 60 feet minimum for each side yard.
(8)
Rear yard: 60 feet minimum.
(9)
Building height: 40 feet maximum.
(10)
Paved surface area: a maximum of 40% of the lot area.
(11)
Yard contiguous to a residential zoning district or a residential use, except for residential uses permitted by this chapter in any industrial district or industrial-commercial district established in Article XII of this chapter.
(a)
Rear yard: 100 feet.
(b)
Side yard: 100 feet.
(c)
The one-hundred-foot side/rear yards provided for in Subsection B(12)(a) and (b) shall be maintained as a buffer zone as follows:
[1]
The one-hundred-foot side/rear yards shall be treated as a buffer zone and shall be left and retained in their natural states, with all natural vegetation left undisturbed.
[3]
The buffer zone shall not be used for any industrial or accessory use, nor shall any structure, building, parking, roads or driveways be permitted within such zone, and the zone shall be left and maintained in its natural state.
[4]
For purposes of this subsection, the words "natural vegetation" shall mean any plant life, including but not limited to grasses, bushes, trees, vines and any other flora located on a lot.
C.
Design standards. The following design standards shall apply:
§ 84-38 I-2 Light Industrial District.
[Amended 6-14-1983 by Ord. No. 4-1983; 4-18-1989 by Ord. No. 3-1989; 7-24-1990 by Ord. No. 5-1990; 10-9-1990 by Ord. No. 8-1990; 1-23-1993 by Ord. No. 1-1993; 10-25-1994 by Ord. No. 3-1994; 10-24-1995 by Ord. No. 7-1995 ; 4-9-1997 by Ord. No. 7-97 ; 4-22-1998 by Ord. No. 5-1998; 3-10-1999 by Ord. No. 2-1999; 5-9-2001 by Ord. No. 6-2001; 5-9-2001 by Ord. No. 6-2001 ; 9-25-2002 by Ord. No. 11-2002; 8-10-2005 by Ord. No. 7-2005; 6-28-2006 by Ord. No. 6-2006; 10-24-2007 by Ord. No. 11-2007; 12-14-2011 by Ord. No. 12-2011; 6-12-2013 by Ord. No. 03-2013; 9-2-2014 by Ord. No. 3-2014; 10-8-2014 by Ord. No. 4-2014; 2-11-2015 by Ord. No. 1-2015; 5-13-2015 by Ord. No. 4-2015(A); 7-8-2015 by Ord. No. 4-2015; 4-12-2017 by Ord. No. 1-2017; 8-17-2021 by Ord. No. 12-2021; 3-5-2024 by Ord. No. 1-2024; 9-16-2025 by Ord. No. 8-2025]
A.
District purpose and use regulations. The purpose of this district is to provide areas for a wide variety of industrial and selected business uses seeking attractive settings where lot sizes and industrial and business uses would tend to be smaller than those in the I-1 District. A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and for no other:
(1)
Research, engineering or test laboratory.
(2)
Any production, processing, cleaning, testing, repair, storage and distribution of materials, goods, foodstuffs and products, not involving a retail activity on the lot and not including a junkyard or the slaughtering of animals.
(2.1)
Miniwarehouse or self-storage facility.
(2.2)
Wholesale sales, storage or distribution.
(3)
Municipal, county, state and federal uses including fire, police and ambulance facilities.
(4)
Contractor's establishment not engaging in any retail activities on the site.
(5)
Office building, medical office building or clinic, including outpatient medical services.
(6)
Mass transit station.
(7)
Public place of amusement or recreation; athletic club.
(8)
Financial establishment.
(9)
Commercial greenhouse.
(11)
Automobile body repair and paint shop or automobile repair shop.
(12)
Hotel/motel, provided that the minimum lot size for the use shall be three acres.
(14)
Mineral extraction.
(14.1)
Microbrewery, brewery pub and limited distillery.
(14.2)
Rental business.
(14.3)
Food stand.
(15)
Accessory uses which are clearly incidental to the principal building, structure or use, including but not limited to restaurant, cafeteria or recreational uses and a home-related business as an accessory use to a lawful nonconforming single-family detached dwelling.
(16)
The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board, subject to Article XVII of this chapter. The area and bulk regulations of this article, the design standards of this article and the general performance standards of this article shall apply to all uses permitted by special exception in the Light Industrial District.
(17)
The following uses shall be permitted as a conditional use when authorized by the Board of Supervisors. In allowing a conditional use, the Board may attach such reasonable conditions and safeguards, in addition to those expressed in this Zoning Chapter, as it may deem necessary to implement the purposes of the MPC and this Zoning Chapter.
(a)
(Reserved)
(b)
Public utility facility and gas and liquid pipeline facility subject to the standards in § 84-56.
(c)
Motorcycle sales and sale of related merchandise and the operation of a repair shop for the motorcycles as an accessory use thereto, provided that the lot on which the use is proposed does not abut a residential zoning district.
B.
Area and bulk regulations. The following area and bulk regulations shall apply to all uses in the I-2 District.
(1)
Lot size: two acres minimum.
(2)
Lot width at building setback line: 200 feet minimum.
(3)
Lot width at street right-of-way line: 50 feet minimum.
(4)
Lot coverage: 50% maximum.
(5)
Building setback line: 50 feet minimum.
(6)
Side yards: 30 feet minimum for each side yard.
(7)
Green area (landscaped): 30% minimum.
(8)
Rear yard: 35 feet minimum.
(9)
Building height: 40 feet maximum.
(10)
Tower and chimney location: 50 feet minimum from any lot line.
(11)
Paved surface area: a maximum of 60% of the lot area.
(12)
Yard contiguous to a residential zoning district or a residential use:
(a)
Rear yard: 100 feet.
(b)
Side yard: 100 feet.
(c)
The one-hundred-foot side/rear yards provided for in Subsection B(12)(a) and (b) shall be maintained as a buffer zone as follows:
[1]
The one-hundred-foot side/rear yards shall be treated as a buffer zone and shall be left and retained in their natural states, with all natural vegetation left undisturbed.
[2]
In the event that the screening requirements of § 84-55A are not met after application of § 84-38B(12)(c)[1], there shall be added to the undisturbed buffer zone the screening required by § 84-55A.
[3]
The buffer zone shall not be used for any industrial or accessory use, nor shall any structure, building, parking, roads or driveways be permitted within such zone, and the zone shall be left and maintained in its natural state.
[4]
For purposes of this subsection, the words "natural vegetation" shall mean any plant life, including, but not limited to, grasses, bushes, trees, vines and any other flora located on a lot.
(14)
Height of structure: 60 feet maximum.
C.
Design standards. The design standards in the Campus Light Industrial District shall also apply to the Light Industrial District.
§ 84-39 I-3 General Industrial District.
[11-9-1982 by Ord. No. 7-1982; 6-14-1983 by Ord. No. 4-1983; 7-24-1990 by Ord. No. 5-1990; 1-23-1993 by Ord. No. 1-1993; 10-24-1995 by Ord. No. 7-1995 ; 5-22-1996 by Ord. No. 5-1996; 4-22-1998 by Ord. No. 5-1998; 3-10-1999 by Ord. No. 2-1999; 5-9-2001 by Ord. No. 6-2001 ; 11-20-2002 by Ord. No. 12-2002; 1-22-2003 by Ord. No. 1-2003; 10-24-2007 by Ord. No. 11-2007; 12-14-2011 by Ord. No. 12-2011; 6-12-2013 by Ord. No. 03-2013; 9-2-2014 by Ord. No. 3-2014; 10-8-2014 by Ord. No. 4-2014; 2-11-2015 by Ord. No. 1-2015; 5-13-2015 by Ord. No. 4-2015(A); 7-8-2015 by Ord. No. 4-2015; 4-12-2017 by Ord. No. 1-2017; 9-16-2025 by Ord. No. 8-2025]
A.
District purpose and use regulations. The purpose of this district is to provide areas for a wide variety of industries that require smaller lots and prefer a more built-up environment than the uses located in the other industrial zoning districts. A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and for no other:
(1)
Research, engineering or test laboratory.
(2)
Any production, processing, cleaning, testing, repair, storage and distribution of materials, goods, foodstuffs and products, not involving a retail activity on the lot and not including a junkyard or the slaughtering of animals; except that an automobile repair shop is permitted and may involve a retail activity.
(2.1)
Miniwarehouse or self-storage facility.
(2.2)
Wholesale sales, storage or distribution.
(3)
Municipal, county, state and federal uses including fire, police and ambulance facilities.
(4)
Truck freight terminal.
(5)
Contractor's establishment not engaged in any retail activities on the site.
(6)
Office building, medical office building or clinic, including outpatient medical services.
(7)
Agricultural uses.
(8)
Public place of amusement or recreation; athletic club.
(9)
Community center, adult education center.
(10)
Financial establishment.
(11)
Lumberyard.
(12)
The sale, leasing and repair of trucks and tractor-trailers.
(13)
Commercial greenhouse.
(14)
Automobile body repair and paint shop.
(15.1)
Microbrewery, brewery pub and limited distillery.
(15.2)
Medical marijuana grower/processor.
(16)
Accessory uses which are clearly incidental to the principal building, structure or use, including but not limited to restaurant, cafeteria or recreational uses and a home-related business as an accessory use to a lawful nonconforming single-family detached dwelling.
(17)
The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board, subject to Article XVII of this chapter. The area and bulk regulations of this article, the design standards of this article and the general performance standards of this article shall apply to all uses permitted by special exception in this General Industrial District.
(18)
The following uses shall be permitted as a conditional use when authorized by the Board of Supervisors. In allowing a conditional use, the Board may attach such reasonable conditions and safeguards, in addition to those expressed in this Zoning Chapter, as it may deem necessary to implement the purposes of the MPC and this Zoning Chapter.
B.
Area and bulk regulations. The following area and bulk regulations shall apply:
(1)
Lot size: one acre minimum.
(2)
Width at building setback line: 150 feet minimum.
(3)
Lot width at street right-of-way line: 50 feet minimum.
(4)
Lot coverage: 60% maximum.
(5)
Building setback line: 40 feet minimum.
(6)
Side yards: 20 feet minimum for each side yard.
(7)
Green area: 20% minimum.
(8)
Rear yard: 25 feet minimum.
(9)
Building height: 40 feet maximum.
(10)
Tower and chimney location: 50 feet minimum from any lot line.
(11)
Paved surface area: a maximum of 65% of the total lot area.
(12)
Yard contiguous to a residential zoning district or a residential use:
(a)
Rear yard: 100 feet.
(b)
Side yard: 100 feet.
(c)
The one-hundred-foot side/rear yards provided for in Subsection B(12)(a) and (b) shall be maintained as a buffer zone as follows:
[1]
The one-hundred-foot side/rear yards shall be treated as a buffer zone and shall be left and retained in their natural states, with all natural vegetation left undisturbed.
[2]
In the event that the screening requirements of § 84-55A are not met after application of § 84-39B(12)(c)[1], there shall be added to the undisturbed buffer zone the screening required by § 84-55A.
[3]
The buffer zone shall not be used for any industrial or accessory use, nor shall any structure, building, parking, roads or driveways be permitted within such zone, and the zone shall be left and maintained in its natural state.
[4]
For purposes of this subsection, the words "natural vegetation" shall mean any plant life, including but not limited to grasses, bushes, trees, vines and any other flora located on a lot.
(14)
Height of structures: 60 feet maximum.
C.
Design standards. The design standards in the Campus Light Industrial District shall also apply to the General Industrial District.
§ 84-40 I-2-R Light Industrial District--Restricted.
[Added 2-12-1980 by Ord. No. 1-1980; amended 11-9-1982 by Ord. No. 8-1982; 3-14-2007 by Ord. No. 9-2007]
A.
Use regulations. A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and for no other:
(1)
Research, engineering or test laboratory.
(2)
Any production, processing, cleaning, testing, repair, storage and distribution of materials, goods, foodstuffs and products, not involving a retail activity on the lot and not including a junkyard or the slaughtering of animals.
(2.1)
Miniwarehouse.
(2.2)
Wholesale sales, storage or distribution.
[Added 7-8-2015 by Ord. No. 4-2015]
(3)
[1]Municipal, county, state and federal uses including fire, police and ambulance facilities.
[Added 10-8-2014 by Ord. No. 4-2014]
[1]
Editor's Note: Former Subsection A(3), Public utility installation, municipal, county, state and federal use, including fire, police or ambulance facility, was repealed 9-2-2014 by Ord. No. 3-2014.
(4)
Contractor's establishment not engaging in any retail activities on the site.
(5)
Office building, medical office building or clinic, including outpatient medical services.
[Amended 5-13-2015 by Ord. No. 4-2015(A)]
(6)
Mass transit station.
(7)
Public recreation facility; athletic club.
(8)
Financial establishment.
(9)
Commercial greenhouse.
(11)
Automobile body repair and paint shop.
(12)
Hotel/motel, provided that the minimum lot size for the use shall be three acres.
(14)
Mineral extraction.
(15)
Accessory uses which are clearly incidental to the principal building, structure or use, including but not limited to restaurant, cafeteria or recreational uses and a home-related business as an accessory use to a lawful nonconforming single-family detached dwelling.
[Amended 6-12-2013 by Ord. No. 03-2013]
(16)
The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board, subject to Article XVII of this chapter. The area and bulk regulations of this article, the design standards of this article and the general performance standards of this article shall apply to all uses permitted by special exception in the Light Industrial District.
(17)
The following uses shall be permitted as a conditional use when authorized by the Board of Supervisors. In allowing a conditional use, the Board may attach such reasonable conditions and safeguards, in addition to those expressed in this Zoning Chapter, as it may deem necessary to implement the purposes of the MPC and this Zoning Chapter.
B.
Area and bulk regulations.
(1)
The following area and bulk regulations shall apply to all uses in the I-2-R District, except apartments and independent living facilities.
[Amended 12-14-2011 by Ord. No. 12-2011]
(a)
Lot size: two acres minimum.
(b)
Lot width at building setback line: 200 feet minimum.
(c)
Lot width at street right-of-way line: 50 feet minimum.
(d)
Lot coverage: 50% maximum.
(e)
Building setback line: 50 feet minimum.
(f)
Side yards: 30 feet minimum for each side yard.
(g)
Green area (landscaped): 30% minimum.
(h)
Rear yard: 35 feet minimum.
(i)
Building height: 40 feet maximum.
(j)
Tower and chimney location: 50 feet minimum from any lot line.
(k)
Paved surface area: a maximum of 60% of the lot area.
(l)
Yard contiguous to a residential zoning district or a residential use:
[1]
Rear yard: 100 feet.
[2]
Side yard: 100 feet.
[3]
The one-hundred-foot side/rear yards provided for in Subsection B(1)(l)[1] and [2] shall be maintained as a buffer zone as follows:
[a]
The one-hundred-foot side/rear yards shall be treated as a buffer zone and shall be left and retained in their natural state, with all natural vegetation left undisturbed.
[b]
In the event that the screening requirements of § 84-55A are not met after application of § 84-40B(1)(l)[3][a], there shall be added to the undisturbed buffer zone the screening required by § 84-55A.
[c]
The buffer zone shall not be used for any industrial or accessory use, nor shall any structure or building be permitted within such zone, and the zone shall be left and maintained in its natural state.
[d]
For purposes of this section, the words "natural vegetation" shall mean any plant life, including but not limited to grasses, bushes, trees, vines and any other flora located on a lot.
(2)
The following area and bulk requirements shall apply to apartments in the I-2 R District:
[Amended 1-23-2008 by Ord. No. 3-2008]
(a)
Lot size: eight acres minimum.
(b)
Lot width at building setback line: 200 feet minimum.
(c)
Lot width at street right-of-way line: 50 feet minimum.
(d)
Lot coverage: 25% maximum.
(e)
Paved area (excluding parking structures): 20% maximum.
(f)
Green area (landscaped): 55% minimum.
(g)
Building setback line: 50 feet minimum.
(h)
Side and rear yard: 35 feet minimum except where the side yard and rear yard abut an existing residential district, in which case the side yard and rear yard shall be a minimum of 100 feet subject to the following additional conditions.
[1]
The one-hundred-foot side or rear yard shall be maintained as a buffer zone as follows:
[a]
Said buffer zone shall be left and retained in its natural state with all natural vegetation left undisturbed, except as otherwise permitted in Subsection B(2)(h)[1][c] below.
[b]
The existing buffer may be supplemented as required by the Board of Supervisors during the conditional use process with some or all of the screening required by § 84-55A of this chapter.
[c]
The buffer zone shall not be used for any accessory use nor shall any structure or building be permitted within said buffer zone, with the exception that passive recreation areas inclusive of trails fencing and benches shall be permitted within the buffer zone. Perimeter site fencing along the lot boundary shall also be permitted within the buffer zone.
[d]
For purposes of this section, the words "natural vegetation" shall mean any plant life, including, but not limited to, grasses, bushes, trees, vines and any other flora located on a lot.
(i)
Building height: 45 feet maximum; provided, however, that the maximum height of an apartment building may be increased to 50 feet if approved by the Board of Supervisors as part of the conditional use approval to allow for a pitched roof treatment and architectural amenities associated with the same.
(j)
Retaining walls: The height and location of retaining walls otherwise regulated in § 84-7 of this chapter may be modified by the Board of Supervisors as part of the conditional use approval upon a finding by the Township Engineer that said height and location do not obstruct clear sight angles and is necessary to facilitate road improvement to existing Township roads.
(3)
The following area and bulk requirements shall apply to an independent living facility in the I-2-R District:
[Added 12-14-2011 by Ord. No. 12-2011]
(a)
Lot size: five acres minimum.
(b)
Lot width at building line: 300 feet minimum.
(c)
Lot width at street right-of-way line: 50 feet minimum.
(d)
Lot coverage: 40% maximum.
(e)
Green area: 55% minimum.
(f)
Building setback line: 50 feet minimum.
(g)
Side and rear yard: 25 feet minimum except where the side and rear yard abut an existing residential district in which case the side and rear yard shall be a minimum of 100 feet subject to the following additional conditions:
[1]
The one-hundred-foot side or rear yard shall be maintained as a buffer zone as follows:
[a]
Said buffer shall be left and retained in its natural state with all natural vegetation left undisturbed except as allowed pursuant to Subsection B(3)(g)[1][c] below.
[b]
The existing buffer may be supplemented as required by the Board of Supervisors during the conditional use process with some or all of the screening required by § 84-55A of this chapter.
[c]
The buffer zone shall not be used for any accessory use nor shall any structure or building be permitted within said buffer zone, with the exception that passive recreation areas inclusive of trails, fencing and benches shall be permitted within the buffer zone. Perimeter site fencing along the lot boundary shall also be permitted within the buffer zone.
[d]
For purposes of this subsection, the words, "natural vegetation" shall mean any plant life, including, but not limited to, grasses, bushes, trees, vines and any other flora located on a lot.
(h)
Building height: 45 feet maximum, provided, however, that the maximum height of the independent living facility may be increased to 50 feet if approved by the Board of Supervisors as part of the conditional use approval to allow for a pitched roof treatment and architectural amenities associated with the same.
(i)
Parking space setback from all property lines: 20 feet minimum.
(4)
The following area, bulk and parking requirements shall apply to lifestyle apartments in the I-2-R District:
[Added 5-21-2018 by Ord. No. 3-2018]
(a)
Lot size: three acres minimum.
(b)
Lot width at building setback line: 300 feet minimum.
(c)
Lot width at street right-of-way line: 300 feet minimum.
(d)
Lot coverage: 40% maximum.
(e)
Building setback line: 50 feet minimum.
(f)
Green area (landscaped): 30% minimum.
(g)
Building height: 60 feet maximum.
(h)
Paved surface area: 35% maximum.
(i)
Parking area setback from property lines: 10 feet minimum.
(j)
Front yard setback: 10 feet minimum.
(k)
Side and rear yard setback: 25 feet minimum.
(l)
Parking ratio: one off-street parking space per studio or one-bedroom apartment; 1.5 off-street parking spaces for each two-bedroom apartment. Parking spaces shall be dimensioned at nine feet by 18 feet.
C.
Design standards. The design standards in the I-1 Campus Light Industrial District shall also apply to the I-2-R Light Industrial District--Restricted. In addition, for an independent living facility, the following design standards shall apply:
[Amended 12-14-2011 by Ord. No. 12-2011]
(1)
Landscaping requirements. All portions of the property which are not utilized for buildings, structures or paved areas shall be landscaped in accordance with an approved landscape plan which utilizes combinations of landscaping, fencing, shrubbery, lawn areas, ground cover, rock formations, existing foliage and planting of conifers and deciduous trees native to the area in order to lessen the visual impact of the buildings, structures and paved areas.
(2)
Side and rear yard buffers. The screening requirements in § 84-55A shall apply to the side and rear yard areas for all independent living facilities in the I-2-R District. The landowner shall maintain the screen planting and replace any plant material which does not live and which is necessary to form a complete visual screen.
§ 84-41 I-C Industrial-Commercial District.
[Added 4-9-2003 by Ord. No. 5-2003]
A.
District purpose and use regulations. The purpose of this district is to provide areas for industrial development seeking spacious and attractive settings and to provide areas for adult entertainment uses along a public highway that are not in close proximity to residential areas, schools and churches. In addition, where the Township deems it appropriate, certain areas will be available for retirement communities and independent and/or assisted living facilities under the prescribed area and bulk requirements. A building may be erected, altered and/or used and a lot or premises may be used for any of the following purposes and for no other:
[Amended 12-10-2014 by Ord. No. 8-2014]
(1)
Research engineering or test laboratory.
(2)
Any production, processing, cleaning, testing, repair, storage and distribution of materials, goods, foodstuffs and products, not including a retail activity on the lot and not including a junkyard or the slaughtering of animals.
(3)
Miniwarehouse or self-storage facility.
[Amended 10-24-2007 by Ord. No. 11-2007]
(5)
Office building, medical office building or clinic, including outpatient medical services.
[Amended 5-13-2015 by Ord. No. 4-2015(A)]
(6)
Commercial airport.
(7)
Public place of amusement or recreation; athletic club.
[Amended 10-24-2007 by Ord. No. 11-2007]
(8)
Financial establishment.
(10)
Radio and television studio, including the erection of microwave antennas for satellite communication and related equipment used for purposes of transmitting and receiving radio or electromagnetic waves from overhead satellites. The design standards of § 84-57.01D of this chapter shall apply.
(11)
Kennels.
(12)
Accessory uses which are clearly incidental to the principal building, structure or use, including but not limited to restaurant, cafeteria or recreational uses and a home-related business as an accessory use to a lawful nonconforming single-family detached dwelling.
[Amended 6-12-2013 by Ord. No. 03-2013]
(13)
The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board, subject to Article XVII of this chapter:
(14)
The following uses shall be permitted as a conditional use when authorized by the Board of Supervisors and subject to such reasonable conditions as may be imposed by the Board:
(a)
Private club, provided that any building used for such use shall not be located within 500 feet of any residential use and provided further that such club does not offer entertainment that would constitute a sexually oriented business.
(b)
(Reserved)[2]
[2]
Editor's Note: Former Subsection A(14)(b), wireless communications facility, was repealed 2-11-2015 by Ord. No. 1-2015. Said subsection was originally adopted as Subsection A(14)(c); however, original Subsection A(14)(b), education use, was repealed 12-14-2011 by Ord. No. 12-2011, and original Subsection A(14)(c) through (k) were redesignated as Subsection A(14)(b) through (j), respectively.
(c)
Adult arcades, which use shall not be permitted in any other zoning district in the Township.
(d)
Adult bookstores, adult novelty stores and adult video stores, which uses shall not be permitted in any other zoning district in the Township.
(e)
Adult cabarets, which use shall not be permitted in any other zoning district in the Township.
(f)
Adult motion-picture theaters and adult theaters, which uses shall not be permitted in any other zoning district in the Township.
(g)
Escort agencies, which use shall not be permitted in any other zoning district in the Township.
(h)
Nude model studios, which use shall not be permitted in any other zoning district in the Township.
(i)
Sexual encounter centers, which use shall not be permitted in any other zoning district in the Township.
(j)
Retirement community.
[Added 2-9-2005 by Ord. No. 3-2005]
(k)
Public utility facility and gas and liquid pipeline facility subject to the standards in § 84-56.
[Added 9-2-2014 by Ord. No. 3-2014; amended 10-8-2014 by Ord. No. 4-2014]
(l)
Assisted and/or independent living facilities.
[Added 12-10-2014 by Ord. No. 8-2014]
B.
Area and bulk regulations.
[Amended 2-9-2005 by Ord. No. 3-2005]
(1)
The area and bulk regulations in § 84-37B shall apply to all uses permitted by right, special exception or conditional use in the Industrial-Commercial District except for the conditional uses that constitute either sexually oriented businesses, assisted and/or independent living facilities or retirement communities.
[Amended 12-10-2014 by Ord. No. 8-2014]
(2)
The following area and bulk regulations shall apply to all sexually oriented businesses in the Industrial-Commercial District:
(a)
Lot size: one acre minimum.
(b)
Lot width at building setback line: 150 feet minimum.
(c)
Lot width at street right-of-way line: 50 feet minimum.
(d)
Lot coverage: 30% maximum.
(e)
Building setback line: 50 feet minimum.
(f)
Side yards: 15 feet minimum for each side yard.
(g)
Green area: 20%.
(h)
Rear yard: 50 feet minimum.
(i)
Building height: three stories, not to exceed 35 feet maximum.
(j)
Paved surface area: may not exceed 55% of total lot.
(3)
The following area and bulk regulations shall apply to the development tract of a retirement community:
(a)
Minimum development tract area: 35 acres.
(b)
Maximum number of dwelling units per acre: 6.5 units per acre.
(c)
Minimum building setback from street right-of-way: 20 feet.
(d)
Maximum building height: 40 feet, except if at grade under building parking is designed and constructed, then the height of building, as defined in § 84-8, may increase to 50 feet, as determined by the Board of Supervisors.
(e)
Minimum distance between buildings: 20 feet.
(f)
Minimum distance from buildings to tract boundary: 40 feet.
(g)
Minimum green area: 55%.
(h)
Maximum impervious coverage: 45%.
(i)
Maximum length of any building or structure: 140 feet.
(j)
Parking area setback from property line of development tract: 20 feet.
(4)
The following area and bulk regulations shall apply to the development of an assisted and/or independent living facility:
[Added 12-10-2014 by Ord. No. 8-2014]
(a)
Minimum development tract area: five acres.
(b)
Lot width at building line setback: 300 feet minimum.
(c)
Lot width at street right-of-way line: 50 feet minimum.
(d)
Maximum lot coverage: 40%.
(e)
Minimum green area: 45%.
(f)
Minimum building setback from street right-of-way: 50 feet.
(g)
Minimum side yard: 30 feet.
(h)
Minimum rear yard: 70 feet.
(i)
Maximum building height: 45 feet.
(j)
Minimum parking space setback from all property lines: 10 feet.
C.
Design standards. The following design standards shall apply to all uses in the Industrial-Commercial District:
E.
Separation requirement for sexually oriented business. A sexually oriented business shall not be located within 1,000 feet of another sexually oriented business, church, synagogue, mosque, temple or building which is used primarily for religious worship and related religious activities, a public or private school, child day-care center and public park. The distance between the two uses shall be measured by the shortest distance between the lot on which the proposed sexually oriented business will be located and the lot or lots which contain the uses identified hereinabove.
F.
Design standards and general performance standards for a retirement community.
[Added 2-9-20054 by Ord. No. 3-2005]
(2)
No application for approval of a retirement community development shall be considered or approved unless the following conditions are met.
(a)
Retirement communities shall provide a combination of individual dwelling units as defined in § 84-8, except apartments or apartment buildings, and may include a community center consisting of one or more buildings with other amenities as determined by the Board of Supervisors.
(b)
Not less than 40% of the development tract shall be designated as and used exclusively for common open space. Ownership, location, design, layout and maintenance of the common open space shall be consistent with the following criteria:
[2]
Common open space shall be contiguous to the dwelling units throughout the development tract;
[3]
Consideration shall be given to the arrangement and location of common open space to take advantage of physical characteristics of the site and to place common open space within easy access and view of the dwelling units at the same time preserving and enhancing natural features. Areas set aside for the common open space shall contain no structures other than a community house and structure related to active recreational uses as permitted by the Board of Supervisors.
[4]
Common open space shall be made subject to such agreement with the Township and such deed restrictions duly recorded in the Office of the Recorder of Deeds in Chester County as may be required by the Board of Supervisors for the purpose of preserving the common open space for such use.
[5]
Common open space areas will be suitably landscaped, either by retaining existing natural cover and wooded areas and/or by a landscaping plan for enhancing open space areas through landscaping that is consistent with the purposes of this subsection and which is designed to minimize maintenance costs.
[6]
The provisions of ownership and maintenance of the common open space shall be in accord with the requirements of § 84-128D(4), (5), (6) and (7) respectively.
(c)
Sidewalks shall be provided on both sides of the street and shall be at least five feet in width and separated from the edge of the street by a grass strip of at least 18 inches in width.
(d)
Pedestrian paths shall connect to the sidewalk system and meander through the open space to provide a contiguous system for walking, if required by the Board of Supervisors at conditional use.
(e)
In addition to the requirements of § 84-55C of this chapter, shade trees/street trees shall be installed and maintained on both sides of all streets and shall be spaced at forty-foot centers.
(f)
All streets shall be private and shall not be dedicated to the Township, however, if any street is offered for dedication to the Township, it must meet the design and construction standards of Chapter 72, Subdivision of Land.
(g)
All parking shall be provided at a minimum of two spaces per dwelling unit, plus one additional space per six units for multiunit structures but not townhouses, plus one space for each employee at the community center. A portion of the required parking may be provided under the building as approved by the Board of Supervisors, and shall be required to be located under the building if the height of the building is proposed to be increased per § 84-41B(3)(d).
(k)
It shall be a condition of final subdivision approval or final site plan approval that the developer markets and maintains the retirement community so as to qualify for the exemptions to the prohibition against discrimination based on familial status found in Section 3607(b)(1) of the United States Fair Housing Act, 42 U.S.C. § 3601 et seq., and the Housing for Older Persons Act of 1995, and the regulations promulgated therein at 24 C.F.R. 100.300 through 100.304.