Institutional Districts, which are now occupied in the Township by educational and correctional facilities, are intended to provide for the special needs of the large, regionally oriented institutional uses.
(Ord. 2-1976, 2/3/1976, §700)
1. State-owned facility, or privately-owned facility operated as a State facility.
2. Educational and correctional institutions.
3. Living accommodations which are necessary to a permitted institutional use, including dormitory facilities for resident students and single-family residences for the housing of caretakers, staff or employees of the institution, provided that:
A. Occupancy of such single-family residences shall be limited to employees of the institution and their families.
B. Each such single-family residence shall be sited in a manner which complies with all of the regulations contained in §27-403, "Area Regulations," for R-1 Residential.
4. No use shall be permitted which is in violation of the prohibited uses and performance standards in §27-2107 of this Chapter.
(Ord. 2-1976, 2/3/1976, §701, as amended by Ord. 3-1979, 8/6/1979, §1 and §2)
The Planning Commission shall consider the suitability of such institutional areas for continued institutional use of another nature which would be consistent with the Township Comprehensive Plan.
(Ord. 2-1976, 2/3/1976, §702)
The Municipal District which is owned and occupied in the Township as a municipal complex, is intended to provide for local government needs and small scale professional and/or business office use.
(Ord. 2-1976, 2/3/1976; as added by Ord. 3-1986, 5/5/1986)
In the "M" Municipal District, the following and only the following uses shall be permitted:
A. Municipal services including Township offices and assembly hall with accessory parking and storage.
B. Rental offices in existing buildings for professional and/or business use with accessory parking and storage.
(Ord. 2-1976, 2/3/1976; as added by Ord. 3-1986, 5/5/1986)
It is the intent of this Article to permit the establishment of various types of residential housing for staff and employees (and their families) of adjoining institutional facilities, when said institutional facilities and residential housing have common ownership and operation, and to promote the orderly and harmonious development of institutional facilities and related residential uses, and neighboring uses within the Township which are unrelated to the institutional facilities.
(Ord. 2-1976, 2/3/1976; as added by Ord. 5-1999, 6/16/1999, §76)
The following uses, and no other, shall be permitted in the IR Institutional/Residential Zoning District:
A. Residential housing for staff and employees of institutional facilities under common ownership and operation, in accordance with the provisions of this Article; provided, however, that the overall density, regardless of housing type of the IR - Institutional/Residential Zoning District, shall not exceed two and one-half dwelling units per acre of the gross tract area in this district.
B. Community center for staff and employees.
C. Conference center for activities related to the institutional use.
D. Accessory uses on the same lot and customarily incidental to the permitted residential uses, including No-impact home-based business. [Ord. 1-2003]
(Ord. 2-1976, 2/3/1976; as added by Ord. 5-1999, 6/16/1999, §77; as amended by Ord. 1-2003 , 8/6/2003, §IV)
1. Residential Dwelling Types. The following dwelling types may be erected in the IR - Institutional Residential Zoning District:
B. Semi-detached. Two families, common wall; independent exits.
C. Multiple. Three or more units in one building.
D. Townhouses. Three or more attached single-family units with sound proof/fire wall separation with independent access front and rear.
E. Garden Apartments. A building or group of buildings designed as a single architectural unit that is no greater than 35 feet in height, containing no less than six dwelling units, nor more than 12 units separated by full-height soundproof/fire walls. No portion of such building or buildings below the first floor or above the second floor shall be included as habitable floor area, nor shall there be common hallways. Each unit shall have independent outside access and may share common yard areas.
2. Open Space. Not less than 20% of the total IR - Institutional/Residential Zoning District area shall be designated and devoted to open space. Open space shall be defined as follows: A common area or areas of land or water or a combination of land and water intended to be left open and free of any buildings or structures, including utilities such as, water, sewer and stormwater facilities, not related to open space recreational use, designed either for active or massive use by the residents of the development and/or the Township and which presents no problems of health, safety and general welfare and which shall consist of landscaped or natural terrain including, lakes, streams, fields, woods, forests, passive recreation and active recreation areas (including, but not limited to, swimming- pools, ball fields, community center facilities, trails and pathways), areas of historical significance, and tract buffers. Open space shall be substantially-free of structures, but may contain such improvements that are in development plans as finally approved, existing sites which are historic in nature or appropriate for recreational use by the residents. Open space shall not include service areas, sewage treatment plants, street rights-of-way, utility easement areas, setback areas, private yard area or off-street parking areas required for any uses permitted hereunder. Open space shall be restricted against any use other than as permitted herein, above, by deed or otherwise.
3. Site Analysis. A site plan for the proposed residential development, which shall comply with the requirements of the Township Subdivision and Land Development Ordinance [Chapter 22] shall be submitted with the application for development under this Article. Deviations requiring a waiver from this Article shall also be submitted. In addition, the site plan shall evidence compliance with the provisions of this Article. The site plan shall also demonstrate that the proposed area(s) of the district is best suited for the type of development proposed and which area(s) should be preserved in its natural state as open space. A thorough written analysis of the physical and natural features of the site must be presented with the site plan.
4. Public Water and Sewer. The applicant shall certify the proposed method and adequacy of sewerage for the area(s) of the district proposed to be developed, as well as the source, availability and adequacy of potable water.
5. Site Design.
A. All housing, regardless of type, shall be designed with regard to the topography and natural features of the site.
B. All housing shall be situated so as to enhance privacy, ensure natural light for all principal rooms and take advantage of natural scenic views.
C. Housing and other accessory facilities near the periphery of the development shall be designed to be harmonious with the neighboring area. The maximum height of any structure within this zone shall be limited to 35 feet. No structure shall be less than 100 feet from the district boundary, except where the property line abuts the existing Township or State road. In such instances, no structures shall be less than 100 feet from the right-of-way line of such road. These setback areas shall be buffered pursuant to this Chapter. No set-back area shall be calculated as part of the open space area.
D. There shall be no more than six single-family attached dwellings in a row and all multifamily dwelling structures shall be separated by a minimum of 50 feet from any other structure.
E. All dwelling structures shall have a minimum front yard set back of 10 feet and a minimum rear yard set back of 20 feet. In addition, all single-family detached dwellings shall have side yards with a minimum of zero feet and aggregate if minimum of 10 feet.
F. The applicant may determine the particular dwelling type, number and combination thereof; provided, however, the overall density of the IR - Institutional Residential District shall not exceed two and one-half dwelling units per acre. Provided, further, and as otherwise required by this Chapter, the applicant shall comply with all area restrictions, density, setbacks and other site limitations for the specific type of dwelling. In the event the area restrictions, density, setbacks and other site limitations set forth in this provision conflict in any way with those set forth elsewhere in this Chapter for the specific type of dwelling, the more restrictive provision shall govern.
G. If the proposed housing to be developed under this Article is to remain the property of the institutional facility, the applicant shall demonstrate that each dwelling is so situated that each could constitute a single and separate dwelling for which fee simple title could be conveyed to a buyer.
6. General Street Design. Through streets shall be designed to be free from any driveway entrances upon the through street. All dwellings shall have vehicular access to a local or minor street. No access shall be permitted from a dwelling to a through street (collector or arterial). All dwelling units shall be designed and laid out on local streets or cul-de-sacs. All cul-de-sacs, where future extension is impractical, shall be limited to a maximum length of 700 feet plus twice the radius of the turnaround. The length of the cul-de-sac shall be measured from the last intersection on which two means of egress to collector or major streets can be effected. Cul-de-sac roads shall have a turning radius with a maximum radius of 50 feet of paved surface and 60 feet to the edge of the right-of-way. A cartway of no less than 28 feet shall be provided except where vehicle parking is to be provided on one side of the street, then a cartway of 32 feet shall be required. The layout of cul-de-sacs, driveways and street planning shall facilitate snow removal and storage by designating snow accumulation zones free of any obstructions. In the event that any street shall be designated one-way, the width of said street may be reduced to 20 feet.
7. Parking. There shall be designated no less than two and one-half parking spaces per dwelling unit, one of the two and one-half parking spaces per each dwelling unit shall be covered parking space, which may be in either an attached or detached garage. Parking spaces shall measure a minimum of 91/2 feet by 18 feet. All parking areas shall be arranged off of the through streets or collector streets of the development. No more than 15 spaces shall be permitted in a continuous row without being interrupted by approved landscaping of adequate width and density. All parking areas shall be paved with an asphalt or Portland cement paving. No offstreet parking shall be located within any of the required buffer areas. No recreational vehicles, boats, trailers or similar vehicles shall be stored by the residents in the uncovered parking areas.
8. Signs. Signs in accordance with Article 20 of this Chapter.
9. Prohibited Uses. No use shall be permitted which is in violation of §27-2107 of this Chapter.
(Ord. 2-1976, 2/3/1976; as added by Ord. 5-1999, 6/16/1999, §78)
The Limited Industrial District is designed primarily to make special provision for modern industrial development which is appropriate in selected suburban locations. Among other things, Limited Industrial Districts are intended to:
A. Provide for attractive non-nuisance industrial development in those areas designated for such use.
B. Encourage forms of industrial development and related land use which are compatible with the character of the Township.
(Ord. 2-1976, 2/3/1976, §800)
A.building may be erected, altered or used and a lot may be used or occupied for any of the following purposes, and no other:
A. Administrative, executive or professional office.
B. Industrial research laboratories.
C. Manufacture, compounding-, processing, assembly; treatment and packaging of such products as cosmetics, clocks and watches, electrical or electronic devices, jewelry, optical, paper products (exclusive of the manufacture of paper), pharmaceutical, plastics, professional and scientific instruments, textiles, and toys.
D. Accessory use on the same lot, with and customarily incidental to any of the above permitted uses.
(Ord. 2-1976, 2/3/1976, §801)
1. Lot Area. Every lot on which a limited industrial use is to be conducted shall be not less than 4 acres in size.
2. Building Area. Not more than 25% of the area of each lot may be occupied by buildings and a total of not more than 75% by any combination of buildings, parking areas or other impervious cover.
3. Buffer Area. Where a Limited Industrial District abuts a Residential or Apartment District, a buffer strip of 100 feet in width shall be provided and main- tained. Thirty feet shall be a buffer planting strip.
4. Height. No building shall exceed 40 feet in height, excluding chimneys and stacks, tanks and tank towers, flagpoles, aerials and similar projections of the building, except when authorized as a special exception by the Zoning Hearing Board, in which case the maximum allowable height shall be 60 feet.
(Ord. 2-1976, 2/3/1976, §802)
1. Front Yards. There shall be a front yard on each lot which shall be not less than 85 feet in depth from the street line.
2. Side Yards. There shall be two side yards having an aggregate width of not less than 110 feet, neither side yard having a width of less than 50 feet.
3. Rear Yard. There shall be a rear yard on each lot which yard shall be not less than 100 feet in depth.
(Ord. 2-1976, 2/3/1976, §803)
1. In addition to the requirements of this Chapter, the plan for any proposed development shall comply with the standards of the Thornbury Township Subdivision and Land Development Ordinance [Chapter 22].
2. The off-street parking, off-street loading and special provisions relating to highway frontage prescribed in Article 21 of this Chapter shall apply.
(Ord. 2-1976, 2/3/1976, §804)
In a Limited Industrial District, the following use standards and procedures shall apply:
A. No activities involving the storage, utilization, or manufacture of materials or products which decompose by detonation shall be permitted, except such as are specifically permitted by the Township, or are used as customarily incidental to the operation of a principal use in such quantities, and in a manner conforming with applicable performance standards set forth hereafter. Such materials shall include, but shall 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 nitro-cellulose, 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 organic compounds such as acetylides, tetrazoles, perchloric acid, perchlorates, chlorates, hydrogen peroxide in concentrations greater than 35%; and nuclear fuels, fissionable materials and products and reactor elements such as Uranium 235 and Plutonium 239.
B. All activities involving the manufacturing, fabricating, assembly, disassembly, repairing, storing, cleaning, servicing, and testing of materials, goods, or products, shall be operated in such a manner as to comply with applicable performance standards as hereinafter set forth governing noise, smoke, particulate matter, toxic or noxious matter, odors, fire and explosive hazards, vibration, glare, or heat for the district in which such use shall be located; and no use, already established on the effective date of this Chapter, shall be so altered or modified as to conflict with, or further conflict with such applicable performance standards for the district in which such use is located.
(1) 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 Residential or Commercial Districts as indicated in Table 1 following.
(b) Impact noise shall be measured using the fast response of the sound level meter. Impact noises are intermittent sounds such as from a punch or drop forge hammer. Measurements are to be made at any point in Residential or Commercial Districts as indicated in Table 1.
(c) Between the hours of 7 p.m. and 7 a.m., the permissible sound levels in a residential district shall be reduced by 5 decibels for impact noises.
(d) The following sources of noise are exempt:
1) Transportation vehicles not under the control of the indus- trial use.
2) Occasionally used safety signals, warning devices, and emergency pressure relief valves.
3) Temporary construction activity between 7 a.m. and 7 p.m.
(e) Maximum Permitted Sound Pressure Level. The following Table 1 describes the maximum sound pressure level permitted from any industrial source and measured in any adjacent Residential District or Commercial District:
