(1) A physical hazard to the public, or a physical hazard that would be an attractive nuisance that would be accessible by children.
(2) Pollution of groundwaters or surface waters, other than as authorized by a state or federal permit.
(3) Risks to public health and safety, such as but not limited to explosion, fire or biological hazards or toxic substances.
B. Approvals and permits.All approvals and permits of the Township are conditioned upon compliance by the applicant with all applicable federal, state and Township laws and regulations.
C. Noise levels. Noise levels shall not exceed those shown in this chapter.
D. Proximity to water bodies. No conditional industrial/manufacturing use shall be located closer than 100 feet abutting a stream and 50 feet abutting wetlands, or other water body measured from the edge of the high-water mark, excepting detention basins or stormwater culverts.
E. Buffer strips. Where the conditional industrial/manufacturing use adjoins a residential district, a buffer strip of a minimum of 200 feet in width is required along the adjoining lot lines, unless the residential district is separated by an expressway or a railroad, where the minimum buffer strip is 100 feet in width. Where the conditional industrial/manufacturing use adjoins any other type of district, a buffer strip of 100 feet in width is required along the adjoining lot lines (other than industrial). The buffer strip shall be landscaped to provide a suitable and effective barrier to separate the property and shield all lighting glare. No buffer strip shall be used for parking.
F. Reduction of buffer strips. The two-hundred-foot buffer strip may be reduced to 120 feet if the industry or manufacturing use provides an earthen berm acceptable to the Township Supervisors that is a minimum of eight feet high above the highest ground level within the setback with a maximum side slope of 3 to 1 and screening, meeting the screening requirements, is placed on the top of the berm or on the residential side of the earthen berm.
G. Building orientation. If more than one building is on the site, if not attached, the building's orientation shall be such that the exterior walls of opposite buildings shall be located no closer than a distance equal to the height of the taller building, plus 10 feet. The buildings shall be arranged such that they are accessible to emergency vehicles, including fire trucks and ambulances.
H. Approvals. The Pennsylvania Department of Labor and Industry approval is required.
I. Sewage treatment. The industries and manufacturers noted in the attached use tables entitled "Wastewater Treatment Requirements for Users in Commercial-Industrial Zone," and any industry or manufacturer discharging 10,000 gallons or more per day of wastewater that is not recycled on an average daily basis, shall be required to connect to an approved wastewater treatment plant in accordance with the regulations of that system and/or the Township's regulations and will not be allowed to utilize a community on-lot septic system.
J. Recertification of on-lot systems. Any septic system used by a manufacturing or industrial user is required to be reviewed and/or tested by the Sewage Enforcement Officer for adequacy if a change of use or expansion of use would cause an increase in sewage flows or create a potential problem based on the new character of the wastewater.
K. Backup on-lot system. All new or expanding industrial and manufacturing users that have an on-lot septic system shall include a second open unpaved land area suitable for an alternate septic system location. Such site shall be tested by the Township Sewage Enforcement Officer and found to meet state and Township requirements. This requirement for the alternate system location shall not apply if the applicant proves to the satisfaction of the Township Engineer and/or Zoning Officer that public sewage service can reasonably be expected to serve the lot within five years from the date of occupancy or expansion.
L. Outdoor land use. Except as provided by
§ 155-16B(9) for commercial establishments, goods or products shall not be stored out-of-doors unless in an area enclosed by landscaping or a fencing screen on three sides. The outdoor storage of trash shall be designed and maintained to be completely screened from view by a landscape buffer or other approved screening not less than eight feet in height, and such use shall conform to all building setbacks. All manufacturing shall occur completely within enclosed structures.
M. Hazardous use or materials. No building or lot may be used by a business or industry that treats, stores (from off-site sources) or distributes hazardous wastes or materials.
N. Road access. 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. Traffic to an industrial or manufacturing development shall not utilize a local street through a residential district, except for emergency vehicle access.
O. Glare. Arc welding, acetylene-torch cutting or similar processes that produce glare shall be performed within an enclosed building or shall be screened from view from any point beyond the property line.
P. Fire suppression systems. Fire suppression systems shall be installed in all industrial and manufacturing buildings over 20,000 square feet. The systems shall be as required for a full operating system in the latest edition of the BOCA National Building Code. The system is to be installed and maintained in full operating condition, as specified in
§ 155-131: Requirements of zoning permits of this chapter.
Q. Fire and safety hazard. The storage of crude oil or any of its volatile products or other highly inflammable liquids in aboveground or underground tanks shall be in accordance with local, state and federal regulations. The manufacture or storage of explosive or poisonous gases is not permitted. The storage, baling or treatment of rags, wastes, scrap paper or similar materials shall be in enclosed masonry buildings, no part of which may be located closer than 100 feet from any property line.
R. Vibrations. No use shall generate earth vibrations or concussions perceptible to an average person through his/her senses, without the aid of instruments, beyond its property lines, with the exception of that vibration produced as a result of occasional, nonroutine construction activity or permitted mining operations.
S. Gases and odor. No toxic gas shall be emitted which is deleterious to the public health or safety. The emission of obnoxious odors of any kind shall not be permitted. This restriction is not applicable to normal farming practices or other nonindustrial or nonmanufacturing uses.
T. Smoke, dust, dirt and fly ash shall not exceed the limits set by federal, state and local air pollution codes.
U. Staged construction. If the development is to occur in progressive stages, each stage shall be planned and occur so that the purposes and requirements of this chapter are fully complied with at the completion of each stage. Each stage shall be shown on the plan.
V. Monitoring. If a reasonable doubt exists that a use would violate the performance standards or such similar requirements of this section, the Supervisors may require a use to fund such reasonable and necessary monitoring to ensure its compliance.
