Short answer: light manufacturing space needs more than open floor. Check that zoning allows your process, the power service fits your equipment, the floor can handle your machines, and there's room for ventilation, loading and staff. Get the township involved early, because manufacturing uses can trigger more review than storage.
I'm Carolyn Olivieri, a Doylestown-based industrial and flex specialist with KW Commercial. I have over ten years in distribution and still run a distribution business today. Here's what to look at before you lease or buy space to make things.
Zoning and approvals
Townships often treat manufacturing differently from warehousing. Some districts allow light manufacturing outright, and others need special approval. Township applications may ask about noise, odors, dust, outdoor storage and waste. Warwick Township's commercial U&O application, for example, asks for a description of your operations and their expected impact on standards in its zoning ordinance. (Source: Warwick Township Commercial Rental U&O Application, https://warwick-bucks.com/wp-content/uploads/2021/03/Commercial-Rental_UO_2.2021.pdf) Talk to the zoning officer before you sign.
Power
Ask for the building's power service size, including whether it has three-phase power. Then have your own contractor confirm it fits your machines and any future equipment. Adding service can take time and money, so find out before you commit.
The building
- Ceiling height and clear span for your equipment and any cranes or lifts.
- Floor thickness and condition for heavy machines.
- Ventilation and HVAC for your process.
- Compressed air, water and drains if you need them.
- Docks and drive-in doors for raw materials and finished goods.
- Parking for your shifts.
Lease or buy?
If you're putting a lot of money into the space, like heavy power upgrades or special ventilation, think about how long you'll stay and who owns those improvements at the end. That can change whether leasing or buying makes more sense.
Tax and legal questions should go to your accountant and attorney.
Helpful reading: How Does Zoning Work for Warehouse Use in Bucks County?, How Do Use and Occupancy (U&O) Certificates Work in Bucks County?, Flex vs. Industrial Space: What Is the Difference? and Should I Lease or Buy a Warehouse in Bucks County?.
FAQs
Can I run light manufacturing in any industrial building?
Not always. Zoning varies by township and district. Confirm with the township that your process is allowed at that address.
How do I know if a building has enough power?
Ask for the power service size, including whether it has three-phase power, and have your own contractor confirm it fits your equipment.
What else should I check for light manufacturing space?
Ceiling height, floor strength, ventilation, utilities like compressed air and water, docks and staff parking.
Do I need a U&O for manufacturing space?
Many townships require one for a new business or change of use, and manufacturing may need more review. Check with the township early.
Talk to a local industrial specialist
Questions about industrial or flex space in Bucks County? Email Carolyn Olivieri, a Doylestown-based industrial and flex specialist with KW Commercial, at c.olivieri@kwcommercial.com
Carolyn Olivieri, KW Commercial