(A) Statement of purpose. The Industrial District is established as a district in which the principal uses allowed are wholesale activities, warehousing, manufacturing, fabrication or processing.
(1) For the Industrial District, in promoting the general purpose of this chapter, the specific intent of this section is:
(a) To control nuisance effects of warehousing, wholesale activities, and industry such as smoke, noise, odor, dust, dirt, glare, vibrations and other adverse effects so that the uses will be compatible with other land uses such as commercial or residential;
(b) To encourage industrial uses to locate on major highways so that traffic generated by these uses will not utilize local residential streets; and
(c) To control open outdoor storage of materials.
(2) More intensive industrial uses may be provided for by special land approval use procedures.
(B) Permitted uses.
(1) Any of the following uses conducted wholly within a completely enclosed building:
(a) Warehousing and wholesale establishments, and storage buildings (other than those accessory to an adjoining retail use). Mini-warehouses subject to standards in § 154.131;
(b) The compounding, processing, packaging or treatment of such products as: bakery goods, candy, cosmetics, pharmaceuticals, toiletries, food products, hardware and cutlery; tool, die, gauge and machine shops;
(c) The manufacture, compounding, assembling or improvement of articles or merchandise from the following previously prepared materials: canvas, cellophane, cloth, cork, feathers, felt, fiber, fur, glass, hair, leather, paper, plastics, metals such as iron or aluminum, precious or semi-precious metals or stones, soil, shell, textiles, tobacco, wax, wire, wood or yarns;
(d) The manufacture of pottery and figurines or other similar ceramic products using only previously pulverized clay or kilns fired only by electricity or gas;
(e) Manufacture of musical instruments, toys, novelties and metal or rubber stamps or other small molded rubber products;
(f) Manufacture or assembly of electrical appliances, electronic instruments and devices, radios and phonographs (excluding large stamping);
(g) Laboratories, whether experimental, film or testing;
(h) Manufacture and repair of electronic or neon signs, light sheet metal products, including heating and ventilating equipment, cornices, eaves and the like; and
(i) Any production, processing, cleaning, servicing, testing, repair or storage of materials, goods or products which shall conform to the performance standards of the township governing noise, smoke and other factors.
(2) Storage of a contractor’s commercial vehicles and equipment;
(3) Off-street parking and loading as required in § 154.023;
(4) Publicly-owned buildings, utility provider buildings with service yards; water and sewage pumping stations;
(5) Accessory buildings, structures and uses that are customarily incidental to any of the above uses when located on the same premises; and
(6) Accessory signs in accordance with § 154.025.
(C) Special approval land uses. Special approval land uses are permitted subject to the procedures set forth in §§ 154.090 through 154.098, which include a public hearing. A site plan is required for all special approval uses (§ 154.150). Section 154.095 provides general standards to guide action by the Township Planning Commission. For a specific land use, additional standards are specified in §§ 154.099 through 154.134, and in this section below:
(1) High-pressure gas or high-voltage (120 kV or greater) electric transmission lines as provided in § 154.099;
(2) Outdoor theaters (except adult motion pictures theaters) as provided in § 154.100;
(4) Lumber and building material dealers as provided in § 154.103;
(5) Quarries as provided in § 154.104;
(6) Junkyards, auto salvage or wrecking yards, waste or scrap recycling operations, and refuse transfer stations as provided in § 154.105;
(7) Telephone exchanges and static transformer stations, gas regulator stations and other utility provider buildings as provided in § 154.106;
(8) Personal use aircraft landing fields as provided in § 154.133;
(9) Communication towers as provided in § 154.134;
(10) Any production, processing, cleaning, servicing, testing, repair or storage of materials, goods or products which shall conform to the performance standards of the township governing noise, smoke and other factors;
(11) Electric power generating facilities together with all necessary uses;
(12) Any industrial use requiring outdoor storage;
(13) Accessory buildings, structures and uses that are customarily incidental to any of the above uses when located on the same premises; and
(14) Publicly owned and operated parks, and recreational facilities.
(D) Area, height and placement requirements. The building, height, lot coverage, floor area, lot size and setbacks shall be determined in accordance with the schedule of regulations set forth in § 154.063.
(Ord. passed 6-28-2006)