Worcester Township City Zoning Code
ARTICLE XIXA
Industrial Research District
§ 150-134.1 Legislative intent.
In expansion of the legislative intent and community development objectives contained in Article I, §§ 150-2 and 150-3, of this chapter and in support of the goals and recommendations of the Worcester Township Comprehensive Plan, it is the intent of this article to:
A.
Permit a range of research, manufacturing, warehousing, and other industrial uses.
B.
Provide local job opportunities for Township residents.
C.
Limit the potential adverse effect of industrial development on abutting properties, the Township's character and the Township's roads by controlling the location and nature of the industrial development.
§ 150-134.2 Use regulations.
A building or combination of buildings may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other:
A.
Manufacturing, industrial and research facilities.
B.
Storage or warehousing.
C.
Administrative offices accessory to a permitted use.
D.
Any other legitimate use not otherwise permitted expressly or by implication elsewhere in this Zoning Code when authorized as a conditional use by the Board of Supervisors and after the imposition of conditions designed to eliminate (to the extent reasonably possible) adverse effects upon neighboring properties and the general public health, safety and welfare.
E.
The following uses shall not be permitted:
(1)
Abattoir.
(2)
Acetylene gas manufacture and/or storage.
(3)
Acid manufacture (hydrochloric, nitric, picric, sulphuric, sulphanous, carbolic).
(4)
Airport.
(5)
Ammonia, bleaching powder or chlorine manufacture.
(6)
Ammunition manufacture and/or storage.
(7)
Arsenal.
(8)
Asphalt manufacturing or refining.
(9)
Blast furnace.
(10)
Bone distillation.
(11)
Celluloid manufacture.
(12)
Cement, lime, gypsum or plaster of paris manufacture.
(13)
Coal distillation.
(14)
Coke ovens.
(15)
Creosote treatment or manufacture.
(16)
Dead animal and offal reduction.
(17)
Distillation of bones, coal, petroleum, refuse grain or wood (except in the manufacture of gas).
(18)
Distillation of tar.
(19)
Explosives, fireworks and gunpowder manufacture or storage.
(20)
Fat rendering.
(21)
Fertilizer manufacture.
(22)
Forge plant.
(23)
Heliport.
(24)
Hog farm.
(25)
Incineration, reduction, storage or dumping of slaughterhouse refuse, rancid fats, garbage, dead animals or offal.
(26)
Oilcloth or linoleum manufacture.
(27)
Ore reduction.
(28)
Petroleum or kerosene refining, distillation or derivation of by-products and/or storage.
(29)
Potash works.
(30)
Power forge (riveting, hammering, punching, chipping, drawing, rolling or tumbling of iron, steel, brass or copper, except as a necessary incident of manufacture of which these processes form a minor part and which are carried on without objectionable noise outside the plant.
(31)
Rolling mill.
(32)
Steel furnace, blooming mill or rolling mill.
(33)
Stockyards.
(34)
Tar distillation or manufacture.
§ 150-134.3 Lot area and width regulation.
§ 150-134.4 Yard regulations.
A.
Front yard. One hundred feet shall be the minimum front yard on each lot.
B.
Side yards. There shall be two side yards on each lot, neither of which shall be less than 50 feet.
C.
Rear yards. There shall be a rear yard on each lot which shall not be less than 50 feet.
D.
District yard. In the case of any front, side or rear yard adjacent to any single-family residential district, such yard shall not be less than 200 feet.
§ 150-134.5 Coverage regulations.
§ 150-134.6 Height regulations.
Building height. The maximum height for buildings or other structures erected or enlarged in this district shall be 45 feet with the exception of parking garages, which shall be limited to 24 feet. Chimneys, spires, towers, elevator penthouses, tanks, solar energy apparatus and similar projections shall not be included in the height, provided that such projections shall be permitted to extend not more than 10 feet above the allowable building height. Notwithstanding the foregoing, such projections may extend more than 10 feet above the allowable building height when authorized by the Board of Supervisors by conditional use. Any such structure must be located at least two feet back from the edge of the roof for every one foot or fraction thereof it projects above 45 feet.
§ 150-134.7 Parking regulations.
A.
Parking and loading. All-weather parking and loading facilities shall be provided in accordance with Article XXII.
B.
Setbacks.
(1)
No parking, loading or driveway area shall be closer than 25 feet to any side or rear property line, and no closer than 50 feet to any front property line, except as required for normal ingress and egress.
(2)
In the case of any front, side or rear line being adjacent to a single-family residential district, no parking, loading or driveway area shall be located closer than 150 feet to that property line, except as required for normal ingress and egress.
§ 150-134.8 Special requirements.
B.
Minimum district size. The minimum area of any IR District shall be 50 acres.
C.
Landscaping.
(1)
All development in the IR District shall be designed and maintained so as to provide a complete and effective, year-round landscape buffer between itself and any development of any other adjacent district.
(2)
There shall be a suitable and effective landscape barrier to separate the property from any adjacent public street. Such buffer strip shall be at least 30 feet wide and shall channel motor vehicle ingress and egress from the property. There shall be a maximum of one access road per 200 feet of frontage and in no case more than two access roads per frontage.
(4)
In any area that does not have naturally occurring screen, as determined by the Township Engineer, a seventy-five-foot-wide screen as provided for in § 130-28G(5)(f) of the Subdivision and Land Development Ordinance, must be installed in conjunction with any building exceeding 35 feet in height or parking lot structure if adjacent to any residential use.
D.
Utilities. All development in the IR District shall be served by public sewer and public water. All utilities serving a permitted use in this district shall be underground.
E.
Outdoor land use. The outdoor storage of goods and materials and trash within the building envelope shall be designed and maintained to be completely screened from view by a landscape buffer, and such uses shall conform to all building setbacks.
F.
Hazardous use. No building may be erected, altered or maintained, and no lot shall be used, for any purpose, trade or business that is noxious, offensive or potentially injurious to health by reason of odor, noise, dust, smoke, heat, gas radiation, vibration or hazardous substance.
G.
Building spacing. The distance at the closest point between buildings shall not be less than 50 feet.
H.
Site lighting. Exterior lighting provided in conjunction with any building or use shall be placed not higher than 12 feet above grade and shall be screened so as not to permit the source of illumination to be seen from off the premises. Only color-corrected types of illumination shall be used. The hours of illumination of such lights (except security lighting) shall be limited to hours of business operation and shall otherwise be extinguished between 10:00 p.m. and 6:00 a.m., prevailing time.