Township of Franklin, PA Zone Regulations

§ 175-7 Zones and boundaries.

Establishment of zones. Franklin Township is divided into zones enumerated below and shown on the map entitled "Franklin Township Zoning Map" which map is part of this chapter.[1]

	A	Agricultural
	R	Residential
	VO	Village Overlay District (§ 175-10J)
	O	Open Space
	C	Commercial
	I	Industrial

[1]

Editor's Note: The Zoning Map is included in a pocket at the end of this Code.

Boundaries of zones. Where uncertainty exists as to the boundaries of the zones as shown on the Zoning Map, the following rules shall apply:

(1)

Boundaries indicated as approximately following the center lines of streets, highways or alleys shall be construed to follow such center lines.

(2)

Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines.

(3)

Boundaries indicated as approximately following municipality limits shall be construed as following municipality limits.

(4)

Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks.

(5)

Boundaries indicated as approximately following the center lines of streams, rivers or other bodies of water shall be construed to follow such center lines.

(6)

Boundaries indicated as parallel to or extensions of features indicated in Subsection B(1) through (5) shall be so construed. Distances not specifically indicated on the Official Zoning Map shall be determined by the scale of the map.

(7)

Where physical or cultural features existing on the ground are at variance with those shown on the Official Zoning Map or in circumstances not covered by Subsection B(1) through (6), the Zoning Hearing Board shall interpret the district boundaries.

Lots split by boundaries of zones. If a lot is split by a zoning boundary, the minimum lot area and lot width for the zone in which the principal building, structure or use is to be located shall be applicable to the entire lot.

§ 175-8 Use regulations.

[Amended 9-6-2018 by Ord. No. 2018-03]

Uses permitted. The uses permitted in the zones established by this chapter and the permitted extent of these uses are as shown in §§ 175-9 through 175-13. The uses listed as permitted in each zone are the only uses permitted in that zone. Unless otherwise noted, the use or dimensional standards are the requirements for each use. However:

(1)

Additional general provisions are set forth in Article IV.

(2)

Modifications to the use or dimensional requirements are set forth in Article IV.

(3)

Standards for special exception uses are set forth in Articles V and VI.

All other uses. Any use not specifically allowed elsewhere in this chapter shall be allowed by special exception in the zone or zones where, and to the extent that, similar uses are permitted or allowed by special exception, provided that said use meets the requirements for a special exception and does not constitute a public or private nuisance.

Accessory uses and structures. Accessory uses, buildings and structures shall be permitted in conjunction with the principal uses permitted by this chapter and shall be further subject to the requirements for accessory uses, buildings and structures as set forth in this chapter.

Uses with nuisance effect. In no case is a use permitted which by reason of noise, dust, odor, appearance, or other objectionable factor creates a nuisance, hazard, or other substantial adverse effect upon the reasonable enjoyment of the surrounding property.

Compliance with other laws. All uses shall comply with other applicable federal, state and local regulations.

Summary of uses:

C - Conditional Uses

P - Permitted Uses

S - Special Exceptions

SV - Special Exception in Village Overlay District

Use	Zone
	A	R	O	C	I
Adult or child day-care or nursery school		S
Adult-oriented facility					S
Age-restricted residential developments	S	S	S
Agriculture worker family housing	S
Animal grooming shop				P
Animal hospital or veterinary clinic	S			P	P
Bed-and-breakfast inn	S	P	P	P
Campgrounds	S		S
Caretaker or watchman dwelling		SV		P	P
Cemetery	S	S	S
Club room, club grounds, or meeting hall	S	S		P
Cluster housing development	S	S
Coin-operated laundry		SV		P
Commercial school				P
Communication towers and communication antennas with associated communication equipment buildings	S		S	S	S
Continuing care retirement community			S
Convalescent home, nursing home, or hospital		SV	S	S
Crops or gardening	P	P	P	P	P
Dog training for the detection of explosives			S
Dry-cleaning establishment				P
Facilities for warehousing, repair, sale, or service of agricultural equipment, food, or supplies	P
Financial institution		SV		P
Forestry	P	P	P	P	P
Funeral home		SV		P
Greenhouse or horticultural nursery	P	SV		P	P
Group quarters		S
Heavy storage, sales and/or service facility (e.g., warehouse, building material yard, construction equipment, commercial vehicles)					P
Heavy storage service (e.g., warehouse, building material yard)				P
Home occupation	P	P	P	P
Horticultural and forestry uses	P		P
Hotel and motel		SV		P
Indoor commercial recreational establishment		SV		P
Industrial activities involving manufacturing; processing; packaging; printing, publishing and binding; production, testing of materials, goods and products; conversion and assembly; industrial laundries; repair of large appliances and equipment; machine shops and welding shops					P
Industrial/business park					P
Junkyard or automobile dismantling plant					A
Kennels	S		S	S
Medical clinic		S		S
Migrant worker camps	P		P
Mini-storage facility				S	S
Mobile home park		S
Multifamily dwelling		P		P
Museum	C
No-impact home-based business	P	P	P	P
Outdoor commercial recreation establishment			S	S	S
Outdoor trap, skeet rifle, pistol or archery range	S		S
Park or other open space area of a nonprofit nature	S	S	S
Parking lot or parking garage		SV		P	P
Personal service business		S		P
Places of worship	S	S	S	S
Planned golf community	S	S	S
Processing of farm products	P				P
Professional or business office		S		P	P
Public buildings, including fire houses	S	S	S	P	P
Public utility building and/or service structure	S	S	S	P	S
Raising of livestock	P		P
Recycling collection center	S	S	S	S	S
Research laboratory				S	P
Resort lodge	S		S	S
Restaurant		SV		P
Restaurant, drive-through and/or fast-food				S
Retail store or shop		SV		P
Service station or convenience store dispensing fuel				S	S
Shopping center or mall				S
Single-family detached dwellings	P	P	P	P
Truck or motor freight terminal				S	S
Vehicle rental, sales, service and/or repair facility		SV		S	S
Vehicle washing facility		SV		S	S
Wholesale establishment		SV		P	P

§ 175-9 Agricultural Zone (A).

Purpose.

(1)

The purpose of the Agricultural Zone is to protect and promote the continuation and preservation of agricultural activities in those areas most suitable for such activities. This zone also is intended to protect and stabilize the Township's agricultural economy by restricting uses that are incompatible with farming, while permitting agricultural support businesses, and to separate agricultural land uses from incompatible residential, commercial and industrial development.

(2)

It is the specific intent of the Township to implement the provisions of Section 604(3) of the Pennsylvania Municipalities Planning Code[1] which requires that the provisions of zoning ordinances shall be designed to preserve prime agriculture and farmland considering topography, soil type and classification, and present use. In order to attain this goal, the regulations of this zone are designed to protect and stabilize agriculture in areas of productive soils as an ongoing, viable, major component of the economy of the Township and Adams County, to permit with limited exceptions only those land uses and activities which are agricultural in nature, to encourage the preservation of the most productive farmland within the Township as a valuable resource which is lost and not reclaimable once it is developed for building and other nonagricultural purposes, and to prevent adverse effects resulting from the encroachment and mixing of residential and other incompatible development with agricultural uses.

[1]

Editor's Note: See 53 P.S. § 10604(3).

(3)

Consequently, residential uses are limited and any future inhabitants in this zone must be willing to accept the impacts associated with normal farming practices. These impacts include inconvenience, discomfort and the possibility of death or injury to health and property arising from normal and accepted agricultural practices and operations, including but not limited to noise, odors, dust, the operation of machinery of any kind, the storage and disposal of manure, and the application of fertilizers, herbicides and pesticides. Owners, occupants and users of property within the Agricultural Zone should be prepared to accept such inconveniences, discomfort, and the possibility of injury or death from normal agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law,[2] may bar them from obtaining a legal judgment against such normal agricultural operations.

[2]

Editor’s Note: See 3 P.S § 951 et seq.

Uses by right. The following uses are permitted by right in the Agriculture Zone:

(1)

Agriculture uses:

(a)

Crops and/or gardening.

(b)

Raising of livestock.

(c)

Horticultural and forestry uses.

(d)

Greenhouses or horticultural nurseries.

(e)

Accessory uses, customarily incidental to agriculture uses permitted by right in the Agriculture Zone, including:

[1]

Roadside stands for the sale of agricultural products.

[2]

Migrant worker camps.

[3]

Processing of farm products, in conformance with § 175-60 of this chapter.

[4]

Home occupations, in conformance with Section § 175-46 of this chapter.

(2)

Nonagricultural uses:

(a)

Single-family detached dwellings.

(b)

Rooming houses.

(c)

Facilities for warehousing, repair, sale or service of agricultural equipment, feed or supplies, in conformance with § 174-60 of this chapter, Processing of farm products and warehousing, sale or service of equipment, feed or supplies in the Agricultural Zone.

(d)

Accessory uses, customarily incidental to the above nonagricultural uses, including home occupations, in conformance with § 175-46 of this chapter, Home occupation.

Nonagricultural uses by special exception. The following uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall review requests for special exceptions in terms of the criteria established in Articles V and VI of this chapter.

(1)

Agricultural worker family housing.

(2)

Animal hospital or veterinary clinics.

(3)

Bed-and-breakfast inns.

(4)

Campgrounds.

(5)

Cemeteries.

(6)

Churches and related uses.

(7)

Club rooms, club grounds, meeting halls.

(8)

Cluster housing developments.

(9)

Communication transmitting and receiving facilities.

(10)

Kennels.

(11)

Park or other open space areas of a nonprofit nature.

(12)

Planned golf communities.

(13)

Public buildings, including firehouses.

(14)

Public utility buildings or service structures.

(15)

Recycling collection centers.

(16)

Resort lodge (see § 175-65).

Limitations on development parent tract. In order to protect the present and future agricultural uses within this zone, the creation of lots and the subdivision of the parent tract, being tracts of land as they were configured on October 10, 1995 (the effective date of the original Zoning Ordinance), shall be in accordance with the following regulation:

Adjusted tract area. Each development proposal in the Agricultural Zone is required to calculate the adjusted tract area for the entire tract(s) of land. The adjusted tract area equals the gross tract area minus the constrained land (listed below):

(1)

Constrained land area equals the sum of the following:

(a)

Right-of-way: multiply all land within the rights-of-way of existing public streets or highways, access easements or access strips or within the rights-of-way for existing or proposed overhead rights-of-way of utility lines by 1.0.

(b)

Streets: multiply all land under existing private streets by 1.0.

(c)

Critical natural features:

[1]

Wetlands: multiply the acreage of designated wetlands by 0.80.

[a]

In those cases where land is being subdivided from a parent tract, and there is no indication of the presence of wetlands on any lot or lots being subdivided from the parent, but there is an indication of wetlands on the parent tract, then one of the two following methods may be used to calculate the wetlands constraints, if the applicant receives approval from the Township's Engineer to do so:

[i]

Designation of the wetlands on the parent tract by use of the National Inventory of Wetlands for Pennsylvania to depict such wetlands; or

[ii]

Designation of the wetlands on the parent tract by depiction of the hydric soils and a ten-foot buffer area around all hydric soils.

[b]

The Township's Engineer shall base his approval or denial of either of the alternatives listed above upon his expectation of the reliability of the alternative that the applicant seeks to use. The Engineer's decision shall be final and is not appealable. If the Engineer does not permit the use of either alternative method described above, then the applicant shall cause a wetland study and delineation to be made by a qualified expert.

[2]

Floodway: multiply the acreage within the floodway by 1.0.

[3]

Floodplains: multiply the nonwetland portion of the one-hundred-year floodplain by 0.50.

[4]

Steep slopes: multiply the acreage of land within natural ground slopes exceeding 15% by 0.50.

[5]

Streams: multiply the acreage of the stream(s) by 1.0.

(2)

If a portion of the tract is underlain by more than one critical natural feature subject to a density factor, that acreage shall be subject to the most restrictive density factor.

(3)

Since acreage that is contained within the public or private rights-of-way, access easements or access strips is excluded from developable lot area, any portion of these items that also contains a critical natural feature subject to a deduction from the total tract acreage should not be included when calculating the adjusted tract area.

(4)

The following chart must be placed on all Subdivision and Land Development plans with the appropriate areas completed:

Adjusted Tract Approach Calculations
Constrained Lands	Area of Constrained Lands (acres)	Multiplying Factor of Constrained Lands	Total Constrained Land to be Subtracted (Acres)
Rights-of-way	X	1.00	X
Streets	X	1.00	X
Floodways	X	1.00	X
Floodplains	X	0.50	X
Slopes	X	0.50	X
Streams	X	1.00	X
Wetlands	X	0.80	X
Total Land Area (acres)		X
Total Constrained Land to be Subtracted (acres)		X
Adjusted Tract Area (acres)		X

(5)

The following is an example of a lot showing the adjusted tract areas:

Under no condition shall steep slopes, wetlands, streams and/or floodways be disturbed; also, appropriate permits from county, state and federal agencies are required. No greater than 50% of prime farmlands located on the property shall be disturbed (prime farmlands are not considered a land constraint for the purpose of calculating the adjusted tract area).

(1)

Prime farmlands are taken from the Soil Survey of Adams County, Pennsylvania, as amended. Prime farmlands are listed below:

	AtA	Athol gravelly silt loam, 0-3% slopes
	AtB	Athol gravelly silt loam, 3-8% slopes
	Be	Bermudian silt loam
	BgA	Birdsboro silt loam, 0-3% slopes
	BgB	Birdsboro silt loam, 3-8% slopes
	BrB	Brecknock channery silt loam, 3-8% slopes
	BuB	Buchanan channery loam, 3-8% slopes
	CkA	Clarksburg silt loam, 0-3% slopes
	CkB	Clarksburg silt loam, 3-8% slopes
	Cm	Codorus silt loam
	CnA	Conestoga silt loam, 0-3% slopes
	CnB	Conestoga silt loam, 3-8% slopes
	EdB	Edgemont channery loam, 3-8% slopes
	GbB	Glenelg channery silt loam, 3-8% slopes
	GdA	Glenville silt loam, 0-3% slopes
	GdB	Glenville silt loam, 3-8% slopes
	HgB	Highfield channery silt loam, 3-8% slopes
	LeB	Lansdale loam, 3-8% slopes
	LgB	Legore channery silt loam, 3-8% slopes
	LhA	Lehigh channery silt loam, 0-3% slopes
	LhB	Lehigh channery silt loam, 3-8% slopes
	Lw	Lindside silt loam
	MdA	Mount Lucas silt loam, 0-3% slopes
	MdB	Mount Lucas silt loam, 3-8% slopes
	MtB	Mt. Zion gravelly silt loam, 3-8% slopes
	MyB	Myersville silt loam, 3-8% slopes
	NaB	Neshaminy channery silt loam, 3-8% slopes
	PcB	Penn silt loam, 3-8% slopes
	RaA	Raritan silt loam, 0-3% slopes
	RaB	Raritan silt loam, 3-8% slopes
	ReA	Readington silt loam, 0-3% slopes
	Rw	Rowland silt loam

Development options and lot requirements.

(1)

Option 1: Basic Density and Conservation provides for a minimum of 60% of the adjusted tract area to remain in conservation area and allocates the remaining lands for the development of residential and nonresidential uses.

(2)

Option 2: Enhanced Density with Greater Conservation provides for a larger percentage of the tract to remain in conservation use, a minimum of 80% of the adjusted tract area, in exchange for higher densities of residential and nonresidential uses.

Each tract shall have a minimum conservation area and a maximum development area. Determination of the minimum conservation area and the maximum development area, including the maximum permitted residential density, shall be by the Adjusted Tract Method in accordance with Article III, herein. The conservation requirement shall be the minimum open space requirement (percentage of the adjusted tract area) plus all of the constrained land. The development area (total land area minus the conservation requirement) is the area that can be utilized for development.

(1)

The minimum conservation area requirements shall be as follows:

(a)

Option 1: 60%.

(b)

Option 2: 80%.

(2)

The density factor to be applied for the calculation of the maximum residential density in the development area shall be in accordance with the following standards. To provide space for additional amenities associated with nonresidential uses; each nonresidential use is equivalent to two residential uses and shall be subtracted from the maximum residential density.

(a)

Option 1: One residential use per one acre. (Development Area X 1.0).

(b)

Option 2: One residential use per 1.2 acres. (Development Area X 1.2).

No more than one principal use shall occupy a lot in the development area. The following standards shall apply to developments where both residential and nonresidential lots are occupying the development area.

(1)

No more than 20% of the development area on the tract shall be devoted to lots with nonresidential uses.

(2)

The maximum permitted residential uses shall be reduced by two for each nonresidential use.

Minimum lot width: 200 feet.

Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:

(1)

Side: 10 feet.

(2)

Rear: 25 feet.

(3)

Front: 35 feet.

Lot coverage. Not more than 60% of the lot area shall be covered with an impervious surface.

Maximum permitted height:

(1)

Principal structures: 35 feet.

(2)

Accessory structure: 25 feet.

(3)

Agricultural structures: 60 feet provided all structures are set back a distance at least equal to their height from all property lines.

Access drives; stormwater management plans; and parking lots. Franklin Township requires all developers design access drives, stormwater management facilities and parking lots that can be jointly used by adjacent land uses. Appropriate maintenance agreements shall be established at the time of land development.

Uses permitted by conditional use.

[Added 4-1-2021 by Ord. No. 2020-07]

(1)

Solar energy systems, subject to the limits set forth in § 175-73.1.

§ 175-10 Residential Zone (R).

Purpose. The purpose of the Residential Zone is to provide for an orderly expansion of suburban-type residential development in areas which are or can be feasibly supplied with public facilities and services; to provide for a variety of housing types; to provide for the public health and prevent the overcrowding of land; to exclude activities of a commercial or industrial nature and any activities not compatible with suburban-type residential development; to provide for the public convenience and avoid undue congestion on the roads; and to otherwise create conditions conducive to carrying out the purposes of this chapter.

Uses by right. The following uses are permitted by right in the Residential Zone:

(1)

Bed-and-breakfast inn, in conformance with § 175-37 of this chapter.

(2)

Crops and/or gardening.

(3)

Home occupation, in conformance with § 175-46 of this chapter.

(4)

Multifamily dwellings, in conformance with § 175-53 of this chapter.

(5)

Single-family detached dwellings.

(6)

Two-family dwellings.

Uses by special exception. The following uses shall be permitted as special exception when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall review requests for special exceptions in terms of the criteria established in Articles V and VI of this chapter.

(1)

Adult or child day-care center.

(2)

Cemetery.

(3)

Club room, club ground, meeting hall.

(4)

Cluster housing development.

Group quarters.

Medical clinic.

Mobile home park.

Park or other open space area of a nonprofit nature.

(9)

Personal service business.

(10)

Places of worship.

(11)

Professional business office.

(12)

Public building, including fire house.

(13)

Recycling collection center.

(14)

Rooming house.

Lot area and width. Lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:

	Public Water and Public Sewer		Public Water or Public Sewer		No Public Water nor Public Sewer (See Subsection H)
	Lot Area	Lot Width	Lot Area	Lot Width	Lot Area	Lot Width
Single-family and two-family dwellings	8,000 square feet per unit	80 feet per unit	15,000 square feet per unit	80 feet per unit	30,000 square feet per unit	150 feet per unit
All other Uses	15,000 square feet	100 feet per unit	20,000 square feet per unit	100 feet per unit	30,000 square feet	150 feet per unit

Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:

(1)

Front: 35 feet.

(2)

Side: 10 feet. Semidetached and attached dwellings shall be considered as one building for this purpose.

(3)

Rear: 25 feet.

Height: The height limit for a principal building or structure shall be 2 1/2 stories, but not over 30 feet. The height limit for an accessory building or structure shall be two stories, but not over 25 feet. There shall be no height limitation for farm buildings.

Lot coverage. Not more than 45% of the lot area may be covered with an impervious surface.

Required utilities.

(1)

All in accordance with statutory law, each principal use shall be serviced by an existing public water system if it is determined by the Township that water capacity is available and that it is feasible to have the service extended to serve the principal use.

(2)

If public sewer is available, each principal use must be serviced by the existing public sewer system, provided that sewer capacity is available and that it is feasible to have the service extended to serve the principal use.

Nonattached structures. A mobile home, or other structure that has been built and titled under the Pennsylvania Motor Vehicle Code (e.g., recreational vehicle, truck trailer) shall not be used as an accessory structure or any lot in the Residential Zone.

Village overlay districts. Within the R Zone, certain areas, designated "Village overlay districts," are established for the purpose of preserving locally important architectural, historical, and/or cultural elements of the man-made landscape. The district is intended to create an overlay zone within which all regulations of the underlying zone shall apply. The following uses, in addition to those listed in § 175-10B and C, shall be permitted as special exception uses in the Village overlay district:

(1)

Caretaker or watchman dwelling.

(2)

Coin-operated laundry.

(3)

Convalescent home, nursing home, or hospital.

(4)

Financial institution.

(5)

Funeral home.

(6)

Greenhouse or horticultural nursery.

(7)

Hotel or motel.

(8)

Indoor commercial recreational establishment.

(9)

Parking lot or parking garage.

(10)

Restaurant.

(11)

Retail store or shop.

(12)

Vehicle rental, sales, service and/or repair facility.

(13)

Vehicle washing facility.

(14)

Wholesale establishment.

§ 175-11 Open Space Zone (O).

Purpose. The purpose of the Open Space Zone is to provide for the protection and preservation of areas of the Township which, by virtue of steep slopes, wetlands, floodplains, streams, limited accessibility, unique natural beauty or established State Forest Land, are inappropriate for development. The primary goal of the Open Space Zone is to preserve land from the detrimental impacts caused by urban and suburban sprawl. The Open Space Zone provides for a limited number of low-intensity residential, agricultural or recreational uses.

Uses by right. The following uses are permitted by right in the Open Space Zone.

(1)

Bed-and-breakfast inn, in conformance with § 175-37 of this chapter.

(2)

Crops and gardening.

(3)

Home occupation, in conformance with § 175-46 of this chapter.

(4)

Horticultural and forestry uses.

(5)

Migrant worker camp.

(6)

Raising of livestock.

(7)

Single-family detached dwelling.

(8)

Accessory uses customarily incidental to the uses in Subsection B(1) through (7), above, including but not limited to roadside stands for the sale of agricultural products.

(1)

Campgrounds.

(2)

Cemetery.

(3)

Churches and related uses.

(4)

Communication transmitting and receiving facility.

(5)

Continuing care retirement community, in accordance with the standards of § 175-43.

(6)

Dog training for the detection of explosives.

(7)

Kennel.

(8)

Outdoor commercial recreation establishment.

(9)

Park or other open space area of a nonprofit nature.

(10)

Public building, including firehouse.

(11)

Public utility building or service structure.

(12)

Recycling collection center.

(13)

Resort lodge. (See § 175-65).

(14)

Storage of explosives.

(1)

Constrained land area equals the sum of the following:

(a)

(b)

Streets: multiply all land under existing private streets by 1.0.

(c)

Critical natural features:

[1]

Wetlands: multiply the acreage of designated wetlands by 0.80.

[a]

[i]

Designation of the wetlands on the parent tract by use of the National Inventory of Wetlands for Pennsylvania to depict such wetlands; or

[ii]

Designation of the wetlands on the parent tract by depiction of the hydric soils and a ten-foot buffer area around all hydric soils.

[b]

[2]

Floodway: multiply the acreage within the floodway by 1.0.

[3]

Floodplains: multiply the nonwetland portion of the one-hundred-year floodplain by 0.50.

[4]

Steep slopes: multiply the acreage of land within natural ground slopes exceeding 15% by 0.50.

[5]

Streams: multiply the acreage of the stream(s) by 1.0.

(2)

If a portion of the tract is underlain by more than one critical natural feature subject to a density factor, that acreage shall be subject to the most restrictive density factor.

(3)

(4)

The following chart must be placed on all Subdivision and Land Development plans with the appropriate areas completed:

Adjusted Tract Approach Calculations
Constrained Lands	Area of Constrained Lands (acres)	Multiplying Factor of Constrained Lands	Total Constrained Land to be Subtracted (Acres)
Rights-of-way	X	1.00	X
Streets	X	1.00	X
Floodways	X	1.00	X
Floodplains	X	0.50	X
Slopes	X	0.50	X
Streams	X	1.00	X
Wetlands	X	0.80	X
Total Land Area (acres)		X
Total Constrained Land to be Subtracted (acres)		X
Adjusted Tract Area (acres)		X

(5)

The following is an example of a lot showing the adjusted tract areas:

(1)

Prime farmlands are taken from the Soil Survey of Adams County, Pennsylvania, as amended. Prime farmlands are listed below:

	AtA	Athol gravelly silt loam, 0-3% slopes
	AtB	Athol gravelly silt loam, 3-8% slopes
	Be	Bermudian silt loam
	BgA	Birdsboro silt loam, 0-3% slopes
	BgB	Birdsboro silt loam, 3-8% slopes
	BrB	Brecknock channery silt loam, 3-8% slopes
	BuB	Buchanan channery loam, 3-8% slopes
	CkA	Clarksburg silt loam, 0-3% slopes
	CkB	Clarksburg silt loam, 3-8% slopes
	Cm	Codorus silt loam
	CnA	Conestoga silt loam, 0-3% slopes
	CnB	Conestoga silt loam, 3-8% slopes
	EdB	Edgemont channery loam, 3-8% slopes
	GbB	Glenelg channery silt loam, 3-8% slopes
	GdA	Glenville silt loam, 0-3% slopes
	GdB	Glenville silt loam, 3-8% slopes
	HgB	Highfield channery silt loam, 3-8% slopes
	LeB	Lansdale loam, 3-8% slopes
	LgB	Legore channery silt loam, 3-8% slopes
	LhA	Lehigh channery silt loam, 0-3% slopes
	LhB	Lehigh channery silt loam, 3-8% slopes
	Lw	Lindside silt loam
	MdA	Mount Lucas silt loam, 0-3% slopes
	MdB	Mount Lucas silt loam, 3-8% slopes
	MtB	Mt. Zion gravelly silt loam, 3-8% slopes
	MyB	Myersville silt loam, 3-8% slopes
	NaB	Neshaminy channery silt loam, 3-8% slopes
	PcB	Penn silt loam, 3-8% slopes
	RaA	Raritan silt loam, 0-3% slopes
	RaB	Raritan silt loam, 3-8% slopes
	ReA	Readington silt loam, 0-3% slopes
	Rw	Rowland silt loam

Development options and lot requirements.

(1)

Option 1: Basic Density and Conservation provides for a minimum of 70% of the adjusted tract area to remain in conservation area permanently and allocates the remaining lands for the development of residential and nonresidential uses.

(2)

Option 2: Estate Lots provides for rural residential uses at a reduced density on larger lots in conventional layouts, where homes and streets are located carefully to minimize impacts on resource lands.

Each tract shall have a minimum conservation (open space) area and a maximum development area. Determination of the minimum conservation area and the maximum development area, including the maximum permitted residential density, shall be by the Adjusted Tract Method in accordance with Article III, herein. The conservation requirement shall be the minimum open space requirement (percentage of the adjusted tract area) plus all of the constrained land. The development area (total land area minus the conservation requirement) is the area that can be utilized for development.

(1)

The minimum conservation area requirements shall be as follows:

(a)

Option 1: 70%.

(b)

Option 2: 0% open space is considered to be a part of each estate lot.

(2)

(a)

Option 1: One residential use per one acre.

(b)

Option 2: One residential use per 10 acres.

(1)

No more than 20% of the development area on the tract shall be devoted to lots with nonresidential uses.

(2)

The maximum permitted residential uses shall be reduced by two for each nonresidential use.

Minimum lot width: 200 feet.

Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:

(1)

Side: 10 feet.

(2)

Rear: 25 feet.

(3)

Front: 35 feet.

Lot coverage. Not more than 30% of the lot area shall be covered with an impervious surface.

Maximum permitted height:

(1)

Principal structures: 35 feet.

(2)

Accessory structure: 25 feet.

(3)

Agricultural structures: 60 feet provided all structures are set back a distance at least equal to their height from all property lines.

§ 175-12 Commercial Zone (C).

Purpose. The purpose of the Commercial Zone is to provide reasonable standards for the orderly expansion of commercial uses in areas where such uses already exist and where the development of such uses is feasible and appropriate.

Uses by right. The following uses are permitted by right in the Commercial Zone:

(1)

Animal grooming shop.

(2)

Animal hospital or veterinary clinic.

(3)

Caretaker or watchman dwelling.

(4)

Coin-operated laundry.

(5)

Dry-cleaning establishment.

(6)

Commercial school.

(7)

Restaurant.

(8)

Financial institution.

(9)

Funeral home.

(10)

Greenhouse or horticultural nursery.

(11)

Warehouse, building material yard, heavy storage.

(12)

Hotel or motel.

(13)

Indoor commercial recreational establishment.

(14)

Parking lot or parking garage.

(15)

Personal service business.

(16)

Professional or business office.

(17)

Public building, including fire house.

(18)

Retail store or shop.

(19)

Home occupation.

(20)

Crops and gardening.

(21)

Wholesale establishment.

(22)

Adult or child day-care center or nursery school, in conformance with § 175-33 of this chapter.

(23)

Bed-and-breakfast inn.

(24)

Club room, club grounds, meeting hall.

(25)

Public utility building or service structure.

(26)

Single-family detached dwellings.

(27)

Multifamily dwellings with no more than 10 units.

(1)

Communication transmitting and receiving facility.

(2)

Convalescent home, nursing home, or hospital.

(3)

Kennel.

(4)

Medical clinic.

(5)

Mini-storage facility.

(6)

Recycling collection center.

(7)

Outdoor commercial recreation establishment.

(8)

Research laboratory.

(9)

Service station or convenience store dispensing fuel.

(10)

Shopping center or mall.

(11)

Vehicle rental, sales, service and/or repair facility.

(12)

Vehicle washing facility.

(13)

Churches and related uses.

(14)

Truck or motor freight terminal.

(15)

Restaurant, drive-through and/or fast-food.

(16)

Resort lodge. (See § 175-65.)

Lot area and width. Lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:

	Public Water and Public Sewer	Public Water or Public Sewer	No Public Water nor Public Sewer (see Subsection H)
Lot area (square feet)	10,000	20,000	40,000
Lot width (feet)	100	150	200

Setbacks. Each lot shall provide front, side, and rear setbacks not less than the following:

(1)

Front: 35 feet.

(2)

Side: 10 feet.

(3)

Rear: 25 feet.

Height. The height limit for a principal building or structure shall be three stories, but in no case more than 35 feet. The height limit for an accessory building or structure shall be two stories, but not over 25 feet.

Lot coverage. Not more than 85% of the lot area shall be covered with an impervious surface.

Required utilities.

(1)

(2)

§ 175-13 Industrial Zone (I).

Purpose. The purpose of the Industrial Zone is to permit and encourage industrial development that will be so located and designed as to constitute a harmonious and appropriate development, contribute to the soundness of the economic base of the Township and otherwise further the purposes of this chapter. In promoting these and the general purposes of this chapter, the specific intent of this zone is:

(1)

To encourage the development of and continued use of land for industrial purposes.

(2)

To prohibit any use which would substantially interfere with the development, continuation or expansion of industrial uses in the zone.

(3)

To establish reasonable standards for buildings and other structures, the areas and dimensions of yards and other open spaces, and the provision of facilities and operation of industries to minimize air pollution, noise, glare, heat, vibration, and fire and safety hazards.

Uses by right. The following uses are permitted by right in the Industrial Zone:

(1)

Animal hospital or veterinary clinic.

(2)

Caretaker or watchman dwelling.

(3)

Greenhouse or horticultural nursery.

(4)

Warehouse, building material yard, heavy storage facilities (such as construction equipment, commercial vehicles) and related sales and service facilities.

(5)

Industrial activities involving manufacturing; processing; packaging; printing; publishing and binding; production; testing of materials, goods and products; conversion and assembly; industrial laundries; large equipment repairs; and/or machine and welding shops.

(6)

Industrial park.

(7)

Parking lot or parking garage.

(8)

Professional or business office.

(9)

Public building, including fire house.

(10)

Research laboratory.

(11)

Wholesale establishment.

(12)

Crops and gardening.

(13)

Processing of farm products.

(14)

Solar energy systems.*

[Added 4-1-2021 by Ord. No. 2020-07]

*Subject to the limits set forth in § 175-73.1.

(1)

Adult-oriented facility.

(2)

Communication transmitting and receiving facility.

(3)

Junkyard or automobile dismantling plant.

(4)

Mini-storage facility.

(5)

Recycling collection center.

(6)

Outdoor commercial recreation establishment.

(7)

Public utility building and/or service structure.

(8)

Truck or motor freight terminal.

(9)

Vehicle rental, sales, service and/or repair facility.

(10)

Vehicle washing facility.

(11)

Service station or convenience store dispensing fuel.

Lot area and width. Lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:

	Public Water and Public Sewer	Public Water or Public Sewer	No Public Water nor Public Sewer (see Subsection H)
Lot area (square feet)	10,000	20,000	40,000
Lot width (feet)	100	150	200

Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:

(1)

Front setback: 30 feet.

(2)

Each side setback: 20 feet.

(3)

Rear setback: 30 feet.

Height. The height limit for a principal building or structure shall be three stories, but not more than 35 feet. The height limit for an accessory building or structure shall be two stories, but not over 25 feet.

Lot coverage. Not more than 85% of the lot area may be covered with an impervious surface.

Required utilities.

(1)

Each principal use shall be serviced by an existing public water system if it is determined by the Township that water capacity is available and that it is feasible to have the service extended to serve the principal use.

(2)

Performance standards for industrial activities. Industrial activities shall not:

(1)

Cause vibration, dust, smoke, fumes, gas or offensive odors to be disseminated beyond the boundaries of the lot.

(2)

Cause noise exceeding that of street traffic at the front lot line.

(3)

Cause glare observable from beyond the boundaries of the lot.

(4)

Constitute a fire or explosion hazard.

Access restricted. Vehicular access to any lot may not be taken directly from any arterial street so designated in the Northwest Adams Joint Comprehensive Plan.