FOR SALE or LEASE 700 Indian Springs Drive, Lancaster, PA West Hempfield Township

Transcription

1 FOR SALE or LEASE 700 Indian Springs Drive, West Hempfield Township Class A Office Building and Fulfillment/Distribution Facility Landmark Class A offi ce building 58,631 rentable sq. ft. - for sale (subject to condominium subdivision) or lease (office suites available to lease from 2,627 rentable sq. ft.) Top quality fi nishes and amenities and elevator service to all fl oors /- acres with 400+ car parking spaces On-site cafeteria (90+ seats) and landscaped outdoor courtyard with café seating Geothermal HVAC system in Offi ce building Secured property with camera surveillance and card access controls State-of-the-art fulfillment/distribution building 195,683 sq.ft. also available for sale with the offi ce building and subject to leaseback of the distribution building and 1st fl oor of the offi ce building by The Jay Group 36 + clear ceiling heights in the Distribution building with 26 loading docks and 2 drive-in doors Distribution building potentially expandable by approx. 59,000 sq.ft. subject to certain design and approval requirements. For additional information or to schedule a tour The information 320 Granite contained Run herein has Drive, been given Suite to us 305, by the owner Lancaster, of the property PA or other sources we deem reliable, we have no reason to doubt its accuracy, but we do please not guarantee contact it. All information us! should be verified prior to purchase or lease. Office: All financial (717) projections are estimates only. Results not guaranteed. Rich Wolman, CCIM Deepa Balepur, Realtor Cell: (717) Cell: (717) Individual Member Rich@Compass-PA.com Deepa@Compass-PA.com The information contained herein has been given to us by the owner of the property or other sources we deem reliable, we have no reason to doubt its accuracy, but we do not guarantee it. All information should be verified prior to purchase

2 Location Details SITE Lines are approximate

3 SITE DATA Accessibility: Within 2 miles of the Centerville Road exit of Route 30 and 5 miles of Route 283 Approx. Taxes: $219,587 Lot Size: /- acres Potential Uses: Offi ce, warehouse, distribution and manufacturing Public Utilities: Public Water, Electric, Gas, Sewer County: Township: Zoning: Parking: Property Details Lancaster West Hempfi eld Township I-1 Light Industrial, Business Campus Overlay Approx 407 car parking spaces (13 handicapped) BUILDING SIZE SUMMARY Office Building: 1st Floor: 18,500 GSF / 15,928 rentable SF 2nd Floor: 18,500 GSF / 15,722 rentable SF 3rd Floor: 18,500 GSF / 16,724 rentable SF Subtotal: 55,500 GSF / 48,374 rentable SF Lower Level: 10,257 GSF / 10,257 rentable SF Total: 65,757 GSF / 58,631 rentable SF Distribution Building: Distribution Space:154,417 SF (ground level incl. breakroom) Office Area: 18,850 SF (2nd & 3rd fl 9,425 SF each) Mezzanine Area: 22,416 SF (production area-expandable) Total: 195,683 SF Distribution Bldg potentially expandable by approx.59,000sf subject to certain conditions and approvals Building Connector Link: 1,270 SF Total Combined Buildings: 262,710 gross SF (offi ce building (including lower level), distribution building and building connector) OFFICE BUILDING DATA No. of Floors: Three (3) Year Built: 2007 Constr. Type: Masonry, concrete, steel frame Ceiling Heights: Varies (10' typical in offi ce suites) Roof: Flat, Firestone EPDM rubber HVAC: Geothermal, Central Air, Rooftop ERV(energy recovery ventilators) Electric: 3,000 amp, diesel-powered 250KW emergency backup generator Sprinkler: 100% Sprinkler coverage Elevator: Passenger 4-Stop (rated at 4,500 lbs.) Additional Features: Offi ce Spaces divisable to 2,627 rentable SF Training facilites and break-out conference rooms available On-site secure data center (with direct fi ber connection to internet) Uninterrupted power supply with emergency generator Top quality fi nishes and amenities 400+ parking spaces On-site cafeteria (90+ seats) and landscaped outdoor courtyard with cafe seating LEASE/SALE DETAILS LEASE RATE: $19.50/SF Gross (above grade) $24.50/SF Gross (Executive Office) $10.95/SF Gross (lower level, "as-is" unfinished) Rent quoted INCLUDES all CAM, Real Estate Taxes, Insurance and Utilities (for standard offi ce usage), does not include in-suite janitorial SALE PRICE: Contact Broker for more details * Sale of Office Building is subject to condominium subdivision * Sale of whole complex (i.e. Office Building & Distribution Building) is subject to leaseback of the entire Distribution Building and a portion of the Office Building by The Jay Group The Property is being conveyed in as-is condition unless agreed to otherwise in writing by the owner

4 Property Details DISTRIBUTION BUILDING DATA No. of Floors: Three (3) Year Built: 2007 Constr. Type: Pre-Cast, Concrete, Steel Frame Ceiling Height: 36' + clear (7 pallet rack ht.) Roof: Flat, Firestone EPDM rubber HVAC: Several rooftop package units, Gas-fi red air rotation units (120 ton cooling) Electric: 3,000 amp, 3-Phase, volt diesel-powered 250KW emergency backup generator Sprinkler: ESFR Sprinkler System Elevator: Passenger 3-Stop (rated at 4,500 lbs.) Loading Docks: 26 dock doors 4 potential additional dock doors (knock-out panels) Drive-In Doors: 2 drive-in doors Column Spacing: 50' x 57' (typical) Additional Features: FDA & EPA approved facility (Pharmaceutical grade) Temperature and humidity controlled environment T-5 lighting in distribution area VNA (Very Narrow Aisle) capable - rack spacing via in-slab, wire-guided fork lift system on calibrated concrete floor Notes: Distribution area "pallet-in, parcel-out" design Mezzanine production area (22,416 SF) - expandable for an additional level above Neighbors: QVC Engle Printing & Publishing UTZ Hempfield Area Recreation Center Four Seasons Golf Course The Property is being conveyed in as-is condition unless agreed to otherwise in writing by the owner

5 Property Photos Office Building Entry - Office Building Reception Area - Office Building Reception Area - Office Building 3rd Floor - Office Building Executive Office - Office Building Executive Conference Room - Office Building Note: Furniture, fixtures and equipment in photos not included in sale.

6 Property Photos Office Building Executive Conference Room - Office Building Call Center - Office Building Data Room - Office Building Lower Level - Office Building Lower Level - Office Building Note: Furniture, fixtures and equipment in photos not included in sale.

7 Property Photos Office Building Note: Furniture, fixtures and equipment in photos not included in sale. Cafe - Office Building Cafe - Office Building Cafe - Office Building Outdoor Courtyard Area Outdoor Courtyard Area Note: Furniture, fixtures and equipment in photos not included in sale. Outdoor Courtyard Area

8 Property Photos Distribution Building Distribution Building Distribution Building Distribution Building Office Area - Distribution Building Office Area - Distribution Building Office Area - Distribution Building Note: Furniture, fixtures and equipment in photos not included in sale.

9 Property Photos Distribution Building Loading Docks - Distribution Building Loading Docks - Distribution Building Note: Furniture, fixtures and equipment in photos not included in sale.

10 Available Lease Space Office Building 1st Floor Suite Rentable SF Base Rent Per RSF Lease Type Monthly Base Rent 101 6,270 $19.50 Gross $10, ,331 $19.50 Gross $8, Cafe 4,327 leased Subtotal 15,928 RSF 2nd Floor 201 3,236 $19.50 Gross $5, ,865 $19.50 Gross $6, ,627 $19.50 Gross $4, ,429 $19.50 Gross $5, Data Center 2,030 n/a Conf. Room 535 on-demand Subtotal 15,722 RSF 3rd Floor Executive Suite 301 4,118 $24.50 Gross $8, ,306 $19.50 Gross $5, ,309 $19.50 Gross $8, ,456 $19.50 Gross $5, Conf. Room 535 on-demand Subtotal 16,724 RSF Lower Level Grand Total ,257 $10.95 Gross $9, ,631 RSF Note: Rent quoted INCLUDES all CAM, Real Estate Taxes, Insurance and Utilities, does not include in-suite janitorial. Rentable SF includes a 16% Core Factor except for the Lower Level space

11 1st Floor Plan Office Building Field verify all conditions and dimension as actual dimensions, wall positions and conditions may vary from those shown on plan. Note: Rentable Square Feet (RSF) based on 16% core factor. or lease. All financial projections are estimates only. Results not guaranteed.

12 2nd Floor Plan Office Building Field verify all conditions and dimension as actual dimensions, wall positions and conditions may vary from those shown on plan. Note: Rentable Square Feet (RSF) based on 16% core factor. or lease. All financial projections are estimates only. Results not guaranteed.

13 3rd Floor Plan Office Building Executive Suite Field verify all conditions and dimension as actual dimensions, wall positions and conditions may vary from those shown on plan. Note: Rentable Square Feet (RSF) based on 16% core factor. or lease. All financial projections are estimates only. Results not guaranteed.

14 Lower Level Office Building Field verify all conditions and dimension as actual dimensions, wall positions and conditions may vary from those shown on plan. Note: Square Footage - not including a core factor. or lease. All financial projections are estimates only. Results not guaranteed.

15 ALL RIGHTS RESERVED. TONO ARCHITECTS, LLC. COPYRIGHT Indian Springs Drive 1st Floor Plan Distribution Building POTENTIAL OFFICE AREA OR BREAKROOM \2015\ JAY GROUP - MULTI TENANT ANALYSIS\DESIGN\CAD\A104.DWG :58 AM PRINTED BY: JOESLAGLE 1 F I R S T F L O O R P L A N SCALE: NTS Field verify all conditions and dimension as actual dimensions, wall positions and conditions may vary from those shown on plan. PROGRESS DRAWING or lease. All financial projections are estimates only. Results not guaranteed. WAREHOUSE = 154, 417 TOTAL GROSS S.F. OFFICE IN WAREHOUSE / EACH FLOOR = 9,425 TOTAL GROSS S.F. CONNCETING LINK = 1,270 S.F. MAIN OFFICE BUILDING = 55,555 TOTAL GROSS S.F. ALTERATIONS FOR: JAY GROUP 700 INDIAN SPRINGS DRIVE LANCASTER, PA FIRST FLOOR PLAN

16 700 Indian Springs Drive 2nd Floor Plan Distribution Building ALL RIGHTS RESERVED. TONO ARCHITECTS, LLC. COPYRIGHT 2013 STORAGE HR RATED STOCK STOR. & CHECK SECURITY HR RATED STAIR B CHECK FIN. 210 OFFICE AREA EQUIPT. AREA 207 CHECK PRINTING HR RATED MAIL SORT & STAGING 206 DATA CLOS. 205 SUPV MP SC SC MP MP 1 2 STAIR C MEZZANINE (PRODUCTION AREA) MEZZANINE HR RATED OPEN PROCESS IND. OFFICES LEAD CONF. CONTR SC RESEARCH SSP COORD. 3 MP JAN. 202 SC SC SSP SSP MEN SSP TEAM LDR CORR. 201 DP DP SSP SSP 3 4 WOMEN DP DP STAIR A 216 SSP SSP 1 2 CORR. 215 CHECK MGR ENCODING SUPV 213 SSP 214 ALTERATIONS FOR: JAY GROUP 700 INDIAN SPRINGS DRIVE LANCASTER, PA SECOND FLOOR PLAN \2015\ JAY GROUP - MULTI TENANT ANALYSIS\DESIGN\CAD\A105.DWG :18 AM PRINTED BY: JOESLAGLE 1 S E C O N D F L O O R P L A N SCALE: NTS Field verify all conditions and dimension as actual dimensions, wall positions and conditions may vary from those shown on plan. PROGRESS DRAWING or lease. All financial projections are estimates only. Results not guaranteed. WAREHOUSE = 154, 417 TOTAL GROSS S.F. OFFICE IN WAREHOUSE / EACH FLOOR = 9,425 TOTAL GROSS S.F. CONNCETING LINK = 1,270 S.F. MAIN OFFICE BUILDING = 55,555 TOTAL GROSS S.F. MEZZANINE = 22,416 TOTAL GROSS S.F.

17 ALL RIGHTS RESERVED. TONO ARCHITECTS, LLC. COPYRIGHT Indian Springs Drive 3rd Floor Plan Distribution Building STAIR B MDPC HR RATED SUPV DP 3 STORAGE 315 SR SR DP DP 1 2 SR DP DP HR RATED DP 6 DP DP 2 3 OPEN OFFICES 314 OFFICE AREA 1 HR RATED STOR. 317 SC SC MP MP HR RATED DP DP 4 5 DIR. OPS 304 CONF. 305 OFF 313 STAIR C MEZZANINE (FUTURE) MEZZANINE 300 BREAK ROOM HR RATED JAN. 303 CORR. 302 STAIR A MEN 306 WOMEN 307 CORR. 318 OFF 312 OFF 311 MGR 309 CONF. 310 FLOOR SUPERVISORS 308 ALTERATIONS FOR: JAY GROUP 700 INDIAN SPRINGS DRIVE LANCASTER, PA THIRD FLOOR PLAN \2015\ JAY GROUP - MULTI TENANT ANALYSIS\DESIGN\CAD\A106.DWG :42 AM PRINTED BY: JOESLAGLE 1 T H I R D F L O O R P L A N SCALE: NTS Field verify all conditions and dimension as actual dimensions, wall positions and conditions may vary from those shown on plan. PROGRESS DRAWING or lease. All financial projections are estimates only. Results not guaranteed. WAREHOUSE = 154, 417 TOTAL GROSS S.F. OFFICE IN WAREHOUSE / EACH FLOOR = 9,425 TOTAL GROSS S.F. CONNCETING LINK = 1,270 S.F. MAIN OFFICE BUILDING = 55,555 TOTAL GROSS S.F.

18 Breakroom & Office Plans Distribution Building Field verify all conditions and dimension as actual dimensions, wall positions and conditions may vary from those shown on plan. or lease. All financial projections are estimates only. Results not guaranteed.

19 ALL RIGHTS RESERVED. TONO ARCHITECTS, LLC. COPYRIGHT Indian Springs Drive Building Cross Sections Distribution Building TYP. ROOF CONSTR. TYP. SLAB CONSTR. OFFICE BUILDING SECTION A-A 1 SCALE: 1/16"=1'-0" TYP. SLAB CONSTR. (PROCESS PLT.) TYP. ROOF CONSTR. TYP. SLAB CONSTR. MEZZ. BUILDING SECTION B-B 2 SCALE: 1/16"=1'-0" TYP. SLAB CONSTR. (PROCESS PLT.) TYP. ROOF CONSTR. BUILDING SECTION C-C 3 SCALE: 1/16"=1'-0" TYP. SLAB CONSTR. (PROCESS PLT.) ALTERATIONS FOR: JAY GROUP 700 INDIAN SPRINGS DRIVE LANCASTER, PA BUILDING SECTIONS \2015\ JAY GROUP - MULTI TENANT ANALYSIS\DESIGN\CAD\A301.DWG :04 AM PRINTED BY: JOESLAGLE 1 WAREHOUSE SECTIONS SCALE: NTS Field verify all conditions and dimension as actual dimensions, wall positions and conditions may vary from those shown on plan. PROGRESS DRAWING or lease. All financial projections are estimates only. Results not guaranteed.

20 Site Plan Field verify all conditions and dimension as actual dimensions, wall positions and conditions may vary from those shown on plan. or lease. All financial projections are estimates only. Results not guaranteed.

21 Property Tax Maps SITE SITE

22 I-1 Zoning ARTICLE I - INDUSTRIAL DISTRICTS SECTION 501 I-1 LIGHT INDUSTRIAL DISTRICT INTENDED PURPOSE This zone provides for light industrial uses that do not necessarily have direct access to railroad or major highway corridors. Generally, the uses permitted attempt to create and sustain a distinct light industrial character that differs from the heavier industries and high traffic-generating commercial uses. Lot area requirements have been kept small to allow for the start-up of new business that could not afford to purchase expansive plant sites. Design standards have been imposed to maintain an attractive campus-like setting within the District as viewed from adjoining areas and roads. Finally strict screening and buffering regulations are aimed at protecting adjoining areas USES AND STRUCTURES A. Permitted Uses. 1. Wholesale storage or distribution, provided, however, that no individual storage or distribution facility shall exceed 20,000 square feet in floor area; provided, however, that no building containing any wholesale storage or distribution use shall exceed 100,000 square feet in floor area. A building including wholesale storage or distribution use may exceed 100,000 square feet in floor area only after receipt of conditional use approval. 2. Car wash. 3. Offices and office complex. 4. Laboratories, experimental, research, testing in buildings up to twenty thousand (20,000) square feet floor area. 5. Manufacturing. 6. Municipal uses. 7. Community utilities subject to the provisions of Section B. Special Exception. 1. Public garage and other vehicle area

23 I-1 Zoning 2. Commercial greenhouse LOT AREA, LOT WIDTH, AND COVERAGE REQUIREMENTS A. Minimum lot area: One (1) acre. B. Minimum lot width and street line: One hundred (100') feet. C. Minimum landscape area: Twenty-Seven (27%) percent SETBACK REQUIREMENTS A. Front Yard Front yard setback distances are determined by the kind of road or highway on which the property fronts as follows: 1. Arterial: Eighty (80) feet from the street right-of-way line or ninety-five (95) feet from the street centerline, whichever is the greater. 2. Collector: Seventy (70) feet from the street right-of-way line or eight-five (85) feet from the street centerline, whichever is the greater. 3. Local: Sixty (60) feet from the street right-of-way line or seventy-five (75) feet from the street centerline, whichever is the greater. B. Side Yard. A minimum of fifty (50) feet each side. C. Rear Yard. A minimum of fifty (50) feet in depth. D. No building or structure shall be located nearer than two hundred (200) feet to an existing residential building unless the owner of such residence waives this restriction in writing to the Board of Supervisors BUILDING HEIGHT REGULATIONS A. The maximum building height shall be fifty (50) feet. B. The maximum building height may, by conditional use approval, be increased to a maximum of seventy-five (75) feet if te applicant demonstrates compliance with all of the following:

24 I-1 Zoning 1. The required front yard setback shall be increased by a minimum of fifteen (15) feet. 2. All structures shall comply with the Township Building Code, codified as Chapter 51 of the Code of Ordinances, and with all other applicable fire and life safety requirements. 3. Building design and site layout shall include safeguards to provide adequate emergency access to the building and all portions of the lot OFF-STREET PARKING REGULATIONS as provided for in SIGN REGULATIONS as provided for in PERFORMANCE STANDARDS as provided for in Article

25 Business Campus Overlay SECTION 503 BUSINESS CAMPUS OVERLAY DISTRICT PURPOSE A. The Business Campus Overlay District shall be an overlay to the existing I-1 Light Industrial District a shown on the official West Hempfield Township Zoning Map, and, as such, shall serve as a supplement to the underlying I-1 Light Industrial District and regulations applicable to the I-1 Light Industrial District. B. The purpose of the Business Campus Overlay District is to provide for the orderly and integrated development of a business campus consisting of mixed industrial uses and accessory commercial facilities which exist for the primary purpose of serving business campus occupants SITE CRITERIA A. This Business Campus Overlay District shall only be applied to business campus sites which meet the following minimum criteria. An applicant for approval to develop under the Business Campus Overlay District regulations shall submit a detailed sketch plan of the entire business campus site to the Zoning Officer, Township Planning Commission and Board of Supervisors which specifically addresses the following issues: 1. The business campus shall be served by public water and sewer. 2. Applicant shall provide a detailed transportation plan to demonstrate that access to the business campus is adequate under Township standards. A plan to provide for improvements and upgrades to existing streets and intersections meeting all requirements of Section 403 of the Subdivision and Land Development Ordinance shall be provided when improvements are required or proposed. 3 The minimum area of a business campus site shall be one hundred (100) acres, which land shall be included on a single preliminary subdivision and/or land development plan. The business campus shall be developed as a single, integrated unit having shared access points, an internal street system, interconnected off-street parking facilities, common storm water management facilities, and other improvements under the control of one entity who shall be the applicant with whom the Township shall deal. 4. The entire business campus site shall be located within the Urban Growth Boundary as adopted or amended by the Board of

26 Business Campus Overlay Supervisors on the date applicant files the sketch plan required by this Section. 5. The business campus shall contain non-motorized transportation facilities, including but not limited to sidewalks, walking paths and greenway linkages, which shall be an integral part of the business campus. The non-motorized transportation facilities shall connect all proposed lots and building sites within the business campus and provide linages to adjoining lots and future and existing development. The applicant shall identify the function or functions of each non-motorized pathway or greenway and shall design such pathway or greenway to adequately perform such function or functions. If the then-effective Township Comprehensive Plan contains design standards for pathways or greenways, applicant shall meet such design requirements. 6. The business campus shall utilize common storm water management facilities, thereby eliminating the need for individual lot based storm water management facilities. 7. The business campus shall be permitted to have a mix of accessory commercial uses, limited to those uses listed in Section A maximum of twenty (20%) percent of the gross floor area of the buildings within the business campus shall be permitted to be developed with such accessory commercial uses. If development of the business campus is proposed in phases, at no time during development shall the portion of building floor area dedicated toward the accessory commercial uses exceed twenty (20%) percent of the total building floor area within the developed phases of the business campus. 8. The area of the business campus set aside for the accessory commercial use area shall be identified with the sketch plan and shall be so designed to be internal to the business campus and to be accessory and in support of the overall industrial uses within the business campus. The commercial uses shall be located within the business campus to best facilitate motorized and non-motorized access. 9. Applicant shall provide an overall landscaping plan for the business campus which attempts to incorporate and utilize existing natural features and preserves and promotes native species. A natural buffer screening shall also be submitted with the landscaping plan and shall address screening of adjoining residential dwellings or

27 Business Campus Overlay appropriate sensitive areas. 10. Accessory commercial buildings may be five (5) stories in height or a maximum of fifty (50) feet measured at the eaves of the building, whichever is less. B. An applicant who desires to submit an application for subdivision and/or land development approval of a business campus shall be required to first obtain a Zoning Officer certification stating that the land is eligible for this use. Applications for the zoning certification shall be processed as follows: 1. Applicant shall submit a detailed sketch plan showing the entire business campus site and meeting all requirements of Section 503.A. The sketch plan shall identify the proposed structures and uses to be developed, general location of the common access points and internal street system, general location of storm water management basins, interconnected parking areas and similar large features in addition to all other requirements. Any proposal by the applicant to reduce the number of off-street parking spaces provided for each use within the business campus as a result of shared parking shall meet all requirements of Section N of this Ordinance. 2. Applicant shall submit a summary delineating how applicant proposes to provide for integrated development. If the land within the business campus site is owned by more than one landowner, applicant shall explain the relationships between the landowners and the methods which will be used to insure a single, integrated development. 3. Applicant shall schedule a meeting with the Township Planning Commission to review the detailed sketch plan and answer questions which may be raised by the Zoning Officer in determining whether the proposed business campus site is eligible for Business Campus Overlay District development. If desired by the applicant, the Board of Supervisors or the Zoning Officer, applicant shall also schedule a meeting with the Board of Supervisors to address such questions. 4. It is the desire of the Township in enacting the Business Campus Overlay District that the applicant and the Township work cooperatively in the best interests of both. The applicant is encouraged to meet and discuss issues with Township staff prior to

28 Business Campus Overlay submitting a detailed sketch plan and summary PERMITTED ACCESSORY COMMERCIAL USES The following uses are permitted as accessory commercial uses in a business campus in addition to all other uses as permitted by Section of the Zoning Ordinance in the I-1 Light Industrial District. A. Banks and financial institutions. B. Restaurants, excluding drive-thru service. C. Catering and food preparation services. D. Commercial child or adult day care facilities. E. Contractor s offices and shops, excluding outdoor storage. F. Adult continuing education facilities. G. Emergency service facilities. H. Hotel, motels. I. Exercise and health clubs, including indoor and outdoor facilities, maximum square footage of the building/buildings shall not exceed 15,000 square feet. J. Medical and dental offices and clinics. K. Package delivery centers. L. Public utilities and government facilities. M. Wholesale warehousing facilities, provided, however, clientele are specific users, no retail sales are conducted, and no individual warehousing facility shall exceed 20,000 square feet in floor area; provided, however, that no building containing any wholesale warehousing facilities shall exceed 100,000 square feet in floor area. A building including wholesale warehousing facilities may exceed 100,000 square feet in floor area only after receipt of conditional use approval. N. Indoor/outdoor recreation facilities, maximum square footage of the building/buildings shall not exceed 50,000 square feet

29 Business Campus Overlay O. Repair of household appliances and business office equipment and machinery. P. Bakery/pastry shops, speciality food shops, delicatessen, including retail sales and excluding drive-thru service OTHER REQUIREMENTS Except to the extent specifically modified by this Section 503, all business campus development, and all individual lots and structures to be created and/or developed as part of a business campus, shall comply with all requirements of Section 501, I-1 Light Industrial District, and all other applicable requirements of the Zoning Ordinance