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Township of Robinson, PA
Allegheny County
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Table of Contents
Table of Contents
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In order to carry out the provisions of this chapter, Robinson Township is hereby divided into the following zoning districts:
R-1
Single-Family Residential District
R-2
Single-Family Residential District
R-3
Medium-Density Residential District
R-4
Multiple-Family Residential District
R-5
Mobile Home Residential District
C-1
Neighborhood Commercial District
C-2
Community Commercial District
C-3
Planned Commercial/Office/Multiple-Family District
C-4
Planned Office/Limited Industrial District
C-5
Research and Development
P
Public Recreation District
S-1
Special Riverfront Development District
I-1
Limited Industrial District
I-2
General Industrial District
A. 
Official Zoning Maps. The boundaries of the various zoning districts and zoning overlay districts are hereby established on the maps entitled "Official Zoning Map" on file in Robinson Township offices. These maps with all explanatory matter thereon are hereby made a part of this chapter.[1] The Official Zoning Map(s) shall be dated and shall carry the signature of the Chairman of Robinson Township Commissioners and the Robinson Township Secretary, certifying that it is the true map adopted by the Board of Commissioners, and the maps shall be sealed with the official Township Seal. All amendments shall be identified on the maps and similarly certified.
[1]
Editor's Note: Said maps are included as attachments to this chapter.
B. 
Boundary interpretations.
(1) 
The boundaries between districts are, unless otherwise indicated, either the center line of streets or such lines extended, or parallel lines thereto, or property lines, or other physical boundaries and delineations. Where streets, property lines, or other physical boundaries and delineations are not applicable, boundaries shall be determined by scale shown on the Zoning Maps.
(2) 
Where physical or cultural features existing on the ground are at variance with those shown on the Zoning Maps or whenever the Zoning Officer cannot definitely determine the zoning district boundary from the maps, then the Zoning Hearing Board shall interpret the district boundaries.
(3) 
In the event that a street, alley or other way shown on the Zoning Maps is vacated, the property formerly in said street right-of-way shall be included within the zoning district of the adjoining property on either side of the vacated street or way. Where said street forms a zoning district boundary, the new district boundary shall be the new property line created by the former center line of said vacated street.
The regulations governing the authorized uses, lot area, and dimensional standards and other requirements in each zoning district shall be as set forth in Article V of this chapter. Unless otherwise specified, the regulations set forth for each zoning district shall be minimum regulations and shall apply uniformly to each class or kind of structure.
A. 
Lot area. Any lot together with the required yards and open areas on it shall be equal to or exceed the minimum lot area established for the zoning district in which it is located.
B. 
Required lot area.
(1) 
Any portion of a lot once designated as part of a required lot area, yard or open space in compliance with the requirements of this chapter shall not again be counted as required lot area, yard or open space for another zoning lot, nor shall it be sold as a separate lot.
(2) 
Any part of a lot which is recorded or otherwise reserved for future streets shall not be used as a factor in determining lot area per dwelling unit or yard dimensions.
C. 
Lots with on-lot sewage. Where an on-lot sewage disposal system is to be used, the minimum lot size shall not be less than required necessary by percolation tests, as approved by the County Health Department.
D. 
Projections into required yards. All required yards are to be open and unobstructed to the sky with the following exceptions:
(1) 
Ordinary projections of skylights, sills, cornices, eaves and other ornamental features and roof projections are permitted to extend up to one foot into any required yard.
(2) 
An open, unenclosed porch not more than one story in height may project up to 10 feet into a required front or rear yard.
(3) 
An enclosed entranceway up to not more than 40 square feet of floor area may project up to five feet into a required front or rear yard.
(4) 
A deck not to extend more than three feet above the floor level of the first story may project into a required rear yard up to 15 feet, provided it is at least 10 feet from adjacent side lot lines.
(5) 
Open or lattice-enclosed fire escapes or outside fireproof stairways and balconies that are provided as a fire escape may project into any required yard up to 4 1/2 feet.
(6) 
Ordinary projections of chimneys and flues are permitted.
(7) 
A commercial canopy covering fuel pumps providing protection to customers from the elements may extend into a required yard, provided it is at least 10 feet from any lot line.
E. 
Location of required yards. All yards, courts and other open spaces shall be located on the same lot as the structure or structures that constitute the use that they are intended to serve.
F. 
Maintenance of lot areas, yards, open spaces. The maintenance of yards, courts and other open space and minimum lot areas legally required for a building shall be a continuing obligation of the owners of a structure and the property on which it is located.
A. 
In any residential district, single- and two-family dwellings may be increased in height by not more than 10 feet when the side and rear yards are increased by 10 feet over the yard requirements otherwise applicable in the district. No structure shall, however, exceed 45 feet in height.
B. 
Chimneys, cooling towers, elevator bulkheads, fire towers, monuments, stacks, stage towers, scenery lofts, tanks, water tanks, ornamental towers and spires, necessary mechanical appurtenances and similar projections shall not be included in calculating building height, provided that any such projection shall not have an aggregate square foot area greater than 25% of the roof area and shall not be more than 15 feet above the otherwise allowable height limit in the zoning district.
C. 
Where roof-mounted equipment will be visible from a public street, such equipment shall be screened or hidden from view or organized in arrangement to be visually acceptable.
A. 
Purpose. The R-1 District is intended to be principally a single-family residential area with larger building lots and other compatible uses authorized by conditional use or special exception.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Single-family dwellings.
(b) 
Farms as regulated herein by § 300-64.
(c) 
Planned residential developments, as regulated herein by Article VI.
(d) 
Public and essential services.
(e) 
Accessory uses to the above principal uses, as regulated herein by § 300-73.
(f) 
Home-based business, no impact.
(g) 
Forestry.
(2) 
Conditional uses. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article X of this chapter:
(a) 
Recreational facilities, public or nonprofit.
(b) 
Place of worship.
(c) 
Golf courses and country clubs.
(d) 
Public building or use.
(e) 
Accessory uses to the conditional uses listed above as principal uses, as regulated herein by § 300-73.
(3) 
Special exceptions. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article XI of this chapter:
(a) 
Day-care center, child, as an accessory use to an authorized school or place of worship.
(b) 
Recreational stables as an accessory use to a dwelling.
C. 
Area and bulk requirements.
(1) 
Minimum lot area.
(a) 
Single-family dwellings: 25,000 square feet.
(b) 
Farms: 15 acres.
(c) 
Other uses: one acre.
(2) 
Minimum lot width.
(a) 
Single-family dwellings: 150 feet.
(b) 
Other uses: 150 feet.
(3) 
Maximum height of structures.
(a) 
All principal uses (except places of worship): 35 feet and 2 1/2 stories.
(b) 
Places of worship: 45 feet (principal building); 75 feet (steeples/towers).
(c) 
Accessory structures: 20 feet.
(4) 
Maximum lot coverage.
(a) 
Maximum building coverage.
[1] 
Single-family dwellings: 15%.
[2] 
Other uses: 20%.
(b) 
Maximum impervious surface coverage: 50%.
(5) 
Minimum yard requirements.
(a) 
Front yard: 75 feet.
(b) 
Side yards.
[1] 
Single-family dwelling: 15 feet each yard.
[2] 
Other principal uses: 40 feet each yard.
[3] 
Nonconforming lots of record less than 100 feet but not less than 15 feet in width: 20% of the lot width, each yard.
[4] 
Accessory uses on corner lots: eight feet.
(c) 
Rear yards.
[1] 
All principal uses: 50 feet.
[2] 
All accessory uses: 10 feet.
D. 
Off-street parking. As regulated herein by § 300-79.
A. 
Purpose. The R-2 District is intended to be principally single-family residential area of moderately sized lots along with other compatible uses authorized by conditional use or special exception.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Single-family dwellings.
(b) 
Farms as regulated herein by § 300-64.
(c) 
Planned residential developments, as regulated herein by Article VI.
(d) 
Public and essential services.
(e) 
Home-based business, no impact.
(f) 
Forestry.
(g) 
Accessory uses to the above principal uses, as regulated herein by § 300-73.
(2) 
Conditional uses. The following uses are permitted in accordance with the standards of this article, other applicable provisions and Article X of this chapter:
(a) 
Public buildings or uses.
(b) 
Recreational facilities, public or nonprofit.
(c) 
Places of worship.
(d) 
Accessory uses to the above conditional uses listed above as principal uses, as regulated herein by § 300-73.
(3) 
Special exception. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article XI of this chapter:
(a) 
Home-based business, low-impact.
(b) 
In-home day care.
(c) 
Recreational stable as an accessory use to a dwelling.
(d) 
Day-care center, child, as an accessory use to an authorized school or place of worship.
(e) 
Nursery or greenhouse, nonretail.
(f) 
Cemetery.
(g) 
Accessory uses to the above special exceptions listed above as principal uses, as regulated herein by § 300-73.
C. 
Area and bulk requirements.
(1) 
Minimum lot area.
(a) 
Single-family dwellings: 14,500 square feet.
(b) 
Farms, nursery or greenhouse, nonretail, cemeteries: 10 acres.
(c) 
Other uses: one acre.
(2) 
Minimum lot width.
(a) 
Single-family dwellings: 80 feet.
(b) 
Other uses: 150 feet.
(3) 
Maximum height of structures.
(a) 
All principal uses (except places of worship): 35 feet and 2 1/2 stories.
(b) 
Places of worship: 45 feet (principal building); 75 feet (steeples/towers).
(c) 
Accessory uses: 20 feet.
(4) 
Maximum lot coverage.
(a) 
Maximum building coverage.
[1] 
Single-family dwellings: 20%.
[2] 
All other uses: 30%.
(b) 
Maximum impervious surface coverage.
[1] 
Single-family dwelling: 50%.
[2] 
All other uses: 60%.
(5) 
Minimum yard requirements.
(a) 
Front yard: 40 feet.
(b) 
Side yards.
[1] 
Single-family dwellings: 15 feet each yard.
[2] 
Other principal uses: 40 feet each yard.
[3] 
Nonconforming lots of record less than 80 feet in width: not less than 12.5 feet, each yard.
[4] 
Accessory uses on corner lots: six feet, each yard.
(c) 
Rear yards.
[1] 
All principal uses: 35 feet.
[2] 
All accessory uses: six feet.
D. 
Off-street parking. As regulated herein by § 300-79.
A. 
Purpose. The R-3 District is intended to encompass older residential areas of Robinson Township that developed prior to recent zoning ordinances and generally have higher densities with smaller lots and a mixture of housing types.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Single-family dwellings.
(b) 
Two-family dwellings.
(c) 
Townhouse dwellings.
(d) 
Public and essential services.
(e) 
Home-based business, no impact.
(f) 
Forestry.
(g) 
Accessory uses to the above principal uses, as regulated by § 300-73.
(2) 
Conditional uses. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article X of this chapter:
(a) 
Multiple-family dwellings.
(b) 
Recreational facilities, public or nonprofit.
(c) 
Places of worship.
(d) 
Schools.
(e) 
Public buildings or uses.
(f) 
Accessory uses to the conditional uses listed above as principal uses, as regulated herein by § 300-73.
(3) 
Special exceptions. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article XI of this chapter:
(a) 
Personal care homes.
(b) 
Group care facility.
(c) 
Group home.
(d) 
Conversion of an existing single-family dwelling to a multiple-family dwelling.
(e) 
Boarding- or rooming house.
(f) 
Day-care center, adult or child.
(g) 
Family day-care home.
(h) 
Home-based business, low-impact.
(i) 
Accessory uses to the special exceptions listed above as principal uses, as regulated herein by § 300-73.
C. 
Area and bulk requirements.
(1) 
Minimum lot area.
(a) 
Single-family dwelling: 5,000 square feet.
(b) 
Two-family dwellings: 10,000 square feet.
(c) 
Townhouse dwellings: 2,400 square feet of lot area per dwelling unit.
(d) 
Multiple-family dwellings: 1,450 square feet of lot area per dwelling unit.
(e) 
Conversion (single-family to a multiple-family dwelling): 1,200 square feet.
(f) 
Personal care home: 15,000 square feet.
(g) 
Group home: 11,500 square feet.
(h) 
Group care facility: 15,000 square feet.
(i) 
Other uses: 10,000 square feet.
(2) 
Minimum lot width.
(a) 
Single-family dwellings: 50 feet.
(b) 
Two-family dwellings: 55 feet.
(c) 
Townhouse dwellings: 100 feet.
(d) 
Multiple-family dwellings: 55 feet.
(e) 
Conversion (single-family to a multiple-family dwelling): 50 feet.
(f) 
Other uses: 55 feet.
(3) 
Maximum height of structures.
(a) 
All principal uses (except place of worship): 35 feet and 2 1/2 stories.
(b) 
Places of worship: 45 feet (principal building); 75 feet (steeples/towers).
(c) 
Accessory structures: 20 feet.
(4) 
Maximum lot coverage.
(a) 
Maximum building coverage.
[1] 
Single-, two-family dwellings, conversions: 35%.
[2] 
Townhouse dwellings: 35%.
[3] 
Multiple-family dwellings: 30%.
[4] 
All other uses: 35%.
(b) 
Maximum impervious surface coverage: 65%.
(5) 
Minimum yard requirements.
(a) 
Front yard: 25 feet.
(b) 
Side yard.
[1] 
Single-, two-family dwellings: 10 feet, each yard.
[2] 
All other principal uses: 20 feet.
[3] 
Nonconforming lots of record less than 50 feet in width: 20% of the lot or not less than 7 1/2 feet each yard.
[4] 
Accessory uses on corner lots: five feet, each yard.
(c) 
Rear yards.
[1] 
All principal uses: 25 feet.
[2] 
All accessory uses: six feet.
D. 
Off-street parking. As regulated herein by § 300-79.
A. 
Purpose. The R-4 District is intended to provide appropriate areas for moderate-density, multiple-family residential uses with good access to major roadways and adequate service by public utilities and other community facilities.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Existing single- and two-family dwellings.
(b) 
Townhouse dwellings.
(c) 
Multiple-family garden apartments dwellings.
(d) 
Multiple-family low-rise apartment dwellings.
(e) 
Conversion of an existing single-family dwelling to a multiple-family dwelling.
(f) 
Planned residential developments, as regulated herein by Article VI.
(g) 
Public and essential services.
(h) 
Home-based business, no-impact.
(i) 
Forestry.
(j) 
Accessory uses to the above principal uses, as regulated herein by § 300-73.
(2) 
Conditional uses. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article X of this chapter:
(a) 
Schools.
(b) 
Places of worship.
(c) 
Recreational facilities, public or nonprofit.
(d) 
Public buildings or uses.
(e) 
Hospitals.
(f) 
Accessory uses to the conditional uses listed above as principal uses, as regulated herein by § 300-73.
(3) 
Special exceptions. The following uses are permitted in accordance with the standards of this article, other applicable provisions and Article XI of this chapter:
(a) 
Personal care home.
(b) 
Group care facility.
(c) 
Group home.
(d) 
Day-care centers, adult or child.
(e) 
Family day-care home.
(f) 
Home-based business, low impact.
(g) 
Family day-care home.
(h) 
Accessory uses to the special exceptions listed above as principal uses, as regulated herein by § 300-73.
C. 
Area and bulk requirements.
(1) 
Existing single- and two-family dwellings.
(a) 
Existing single-family dwellings shall conform to the standards of the R-2 District.
(b) 
Existing two-family dwellings shall meet the following requirements.
[1] 
Minimum lot area: 14,000 square feet.
[2] 
Minimum lot width: 75 feet.
[3] 
Maximum lot coverage: 25%.
[4] 
Minimum yard requirements: same as R-2 District.
(2) 
Minimum lot area.
(a) 
Townhouse dwellings: 11,000 square feet of lot area per dwelling unit.
(b) 
Multiple-family garden apartment dwellings: 11,000 square feet of lot area per dwelling unit.
(c) 
Multiple-family low-rise apartment dwelling: 11,000 square feet of lot area per dwelling unit.
(d) 
Personal care home: two acres or 1,000 square feet of lot area per resident, whichever is greater.
(e) 
Group home: two acres or 1,000 square feet of lot area per resident, whichever is greater.
(f) 
Group care facility: two acres or 1,000 square feet of lot area per resident, whichever is greater.
(g) 
Nursing or convalescent home: see § 300-98A(28).
(h) 
Hospital: see § 300-98A(17).
(i) 
Other uses: two acres.
(3) 
Minimum lot width.
(a) 
Multiple-family uses: 200 feet.
(b) 
Other uses: 200 feet.
(4) 
Maximum height of structures.
(a) 
Townhouse dwellings: 35 feet.
(b) 
Multiple-family dwellings: four stories and 45 feet.
(c) 
Places of worship: 45 feet (principal building); 75 feet (steeples/towers).
(d) 
Other principal structures: 35 feet.
(e) 
Accessory uses: 20 feet.
(5) 
Maximum lot coverage.
(a) 
Maximum building coverage.
[1] 
Townhouse dwellings, multiple-family uses: 30%.
[2] 
Other uses: 30%.
(b) 
Maximum impervious surface coverage: 60%.
(6) 
Yard requirements for single- and multiple-structure developments.
(a) 
Front yards: 75 feet.
(b) 
Side yards.
[1] 
Townhouse dwellings and multiple-family garden apartment dwellings: 50 feet, each yard.
[2] 
Multiple-family low-rise apartment dwellings: 50 feet, each yard.
[3] 
Other principal uses: 50 feet, each yard.
[4] 
Nonconforming lots of record less than the required lot width, each yard: 20% of the lot width, but not less than 25 feet.
[5] 
Accessory uses on corner lots: 50 feet.
(c) 
Rear yards.
[1] 
All principal uses: 50 feet.
[2] 
All accessory uses: 50 feet.
(7) 
Building spacing. All principal structures within a multiple-structure development shall be separated by at least 50 feet; buildings over three stories shall maintain an additional separation of 10 feet for every story over three.
D. 
Off-street parking and loading. As regulated herein by § 300-79 and § 300-80.
E. 
Bufferyards. All multiple-family developments shall provide bufferyards as regulated by § 300-72.
F. 
Landscaping. All multiple-family developments shall provide landscaping as regulated by § 300-71.
G. 
Performance standards.
(1) 
Architectural. All principal structures erected within the R-4 Zoning District shall be constructed brick to grade and be otherwise architecturally consistent with the surrounding neighborhood.
(2) 
Materials. In the event that an R-4 development is required to be reviewed by the Planning Commission pursuant to Chapter 250 of the Robinson Township Code, Subdivision and Land Development, then the applicant shall be required to submit material boards and elevation drawings of all proposed structures to the Planning Commission for review and recommendation to the Board of Commissioners in connection with any approval required by the Board of Commissioners under Chapter 250 of the Robinson Township Code.
(3) 
Steep slopes.
(a) 
Slopes in excess of 40% shall not be disturbed by grading, construction or removal of vegetation, other than the removal of dead or diseased trees or other vegetation. All applications shall be accompanied by a certification from a registered civil engineer that slopes in excess of 40% shall not be disturbed in accordance with this subsection. This provision, after review and recommendation by Robinson Township Engineer, may be waived by the Board of Commissioners if such slope is found to be a localized, isolated slope condition that is not environmentally sensitive or unstable (such as a previous manmade earthfill condition) and/or is necessary for installation of utility lines or to provide access to the property.
(b) 
Slopes of 25% to 40%.
[1] 
Slopes in excess of 25%, but less than 40%, may be altered, provided that the alteration is no greater than 60% of the slope area and is performed in compliance with the specifications of Chapter 146, Grading and Excavation, of the Robinson Township Code.
[2] 
Any application which proposes cutting or filling of natural slopes which are in excess of twenty-five-percent slope shall be accompanied by a geotechnical report and a certification by a registered soils engineer regarding the feasibility of the proposed grading, the stability of the finished slopes, measures to mitigate landslides, soil erosion, sedimentation and stormwater runoff and potential impacts on adjacent properties. The consultant selected to prepare the geotechnical report shall have credentials acceptable to Robinson Township Engineer, and the cost of the preparation of the report shall be borne by the applicant.
A. 
Purpose. The R-5 District is designed and intended to provide appropriate locations for mobile home parks along with other compatible uses.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Mobile homes within approved mobile home parks.
(b) 
Single-family and two-family dwellings.
(c) 
Public and essential services.
(d) 
Home-based business, no-impact.
(e) 
Forestry.
(f) 
Accessory uses to the above principal uses, as regulated herein by § 300-73.
(2) 
Conditional uses. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article X of this chapter:
(a) 
Place of worship.
(b) 
Recreational facilities, public or nonprofit.
(c) 
Public buildings or uses.
(d) 
Accessory uses to the conditional uses listed above as principal uses, as regulated herein by § 300-73.
(3) 
Special exceptions. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article XI of this chapter:
(a) 
Family day-care home.
(b) 
Cemetery.
C. 
Area and bulk requirements for uses other than in a mobile home park.
(1) 
Minimum lot area.
(a) 
Single-family dwelling: 11,200 square feet.
(b) 
Two-family dwelling: 14,000 square feet.
(c) 
Mobile home/mobile home park: see § 300-40E.
(d) 
Other principal use: one acre.
(2) 
Minimum lot width.
(a) 
Single-family home: 70 feet.
(b) 
Two-family dwelling: 75 feet.
(c) 
Mobile home/mobile home park: see § 300-40E.
(d) 
Other uses: 150 feet.
(3) 
Maximum height of structures.
(a) 
All principal uses (except place of worship): 35 feet and 2 1/2 stories.
(b) 
Places of worship: 45 feet (principal building); 75 feet (steeples/towers).
(c) 
Accessory structures: 20 feet.
(4) 
Maximum lot coverage.
(a) 
Maximum building coverage.
[1] 
Single-family and two-family dwellings: 25%.
[2] 
Mobile home/mobile home park: see § 300-40E.
[3] 
Other uses: 30%.
(b) 
Maximum impervious surface coverage: 60%.
(5) 
Yard requirements.
(a) 
Front yard: 40 feet.
(b) 
Side yards.
[1] 
Single-family and two-family dwellings: 12 1/2 feet, each yard.
[2] 
Other principal uses: 40 feet, each yard.
[3] 
Nonconforming lots of record less than 70 feet in width: 20% of lot but not less than 10 feet, each yard.
(c) 
Rear yards.
[1] 
All principal uses: 35 feet.
[2] 
All accessory uses: six feet.
[3] 
Mobile home park: see § 300-40E.
D. 
Site land development plan review procedure for mobile home parks. All applications for a mobile home park shall be in accordance with the application procedure set forth in the Robinson Township Subdivision and Land Development Ordinance (Chapter 250). In addition, an application for preliminary or final approval of a mobile home park shall indicate by drawings, maps, text, affidavit or other legal instrument, the following:
(1) 
That the parcel or lot for which application is made is held in single and separate ownership.
(2) 
The placement, location and number of mobile home lots and mobile home pads on a layout map of the parcel at a scale of one inch equals 50 feet.
(3) 
The location and dimension of all driveways, pedestrian ways, sidewalks, and access roads with notation as to type of impervious cover.
(4) 
The location and dimension of all parking facilities.
(5) 
The location, dimension and arrangement of all areas to be devoted to lawns, buffer areas, screening or landscaping, and recreation.
(6) 
Location and dimension of all buildings existing or proposed to be built and all existing tree masses and trees of over six-inch caliper.
(7) 
Proposed provisions for handling of stormwater in accordance with the requirements of this chapter, street and on-site lighting, water supply and electrical supply, in the form of written and diagrammatic analysis with calculations and conclusions prepared by a registered professional engineer.
(8) 
Proposed provisions for treatment of sanitary sewage together with proof that the treatment and disposal of such sewage meets with and has the approval of the agency of the commonwealth having jurisdiction over such matters.
E. 
Mobile home units.
(1) 
Mobile home foundations. Each mobile home lot shall be provided with an adequate foundation for placement of the home, which shall be securely anchored to same. Either of the following types of foundation shall be approved:
(a) 
A concrete pad at least six inches in thickness, with at least six tie-down rings to which the mobile home shall be secured, and equal in length and width to the dimensions of the mobile home to be placed thereon.
(b) 
A concrete block foundation.
(2) 
Base enclosure. An enclosure of compatible design and material shall be erected around the entire base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
(3) 
Additions to mobile homes. No permanent or semipermanent structure shall be affixed to any mobile home as an addition to such mobile home, except for a canopy or awning or open patio specifically designed for use with a mobile home.
F. 
Maintenance.
(1) 
Maintenance of facilities. The operator and owner shall be responsible for maintaining all common facilities, including, but not limited to, roads, parking areas, sidewalks or pathways, common open space, water supply and sewage disposal systems, stormwater management facilities, and service buildings in a condition of proper repair and maintenance. If upon inspection by the Zoning Officer or other Township representative it is determined that the mobile home park is not in compliance with this standard of maintenance, the permittee shall be considered to be in violation of this chapter, and the Zoning Officer shall notify the operator or permittee of the particulars of any such violation in accordance with the provisions of § 300-26 of this chapter.
(2) 
Failure to maintain. Upon notification by the Zoning Officer, the operator shall have 30 days in which to correct any such violations, unless the violation(s) is determined by the Zoning Officer or other representative to constitute a hazard to the health or safety of the residents of the mobile home park, in which case the Zoning Officer shall order the violation(s) be corrected forthwith.
A. 
Purpose. The C-1 District is designed and intended to permit small areas of convenience shopping facilities in or near residential neighborhoods. Such facilities should occupy a small cohesive area and be located at or near major intersections or on major streets. Access should be from an arterial or collector street rather than a local residential street. Business establishments should be limited to those which serve daily consumer needs and do not require extensive parking.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Retail business, convenience retail.
(b) 
Service business, personal services.
(c) 
Business, professional, medical offices.
(d) 
Public and essential services.
(e) 
Forestry.
(f) 
Accessory uses to the above principal uses, as regulated herein by § 300-73.
(2) 
Conditional uses. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article X of this chapter:
(a) 
Recreational facility, public or nonprofit.
(b) 
Place of worship.
(c) 
Public building or uses.
(d) 
Commercial recreation.
(e) 
Fuel/recharge station.
(f) 
Automobile repair garage.
(g) 
Brew-pub.
(h) 
Car wash.
(i) 
Nursery or greenhouse, retail.
(j) 
Automobile detailing and accessories, sales and installations.
(k) 
Accessory uses to the conditional uses listed above as principal uses, as regulated herein by § 300-73.
(3) 
Special exceptions. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article XI of this chapter:
(a) 
Day-care center, adult or child.
(b) 
Group care facilities.
(c) 
Group home.
(d) 
Personal care homes.
(e) 
Accessory uses to the special exceptions listed above as principal uses, as regulated by § 300-73.
C. 
Area and bulk requirements.
(1) 
Maximum square footage. No single commercial establishment or office, whether located in a single structure or as part of a multiple-use building, shall exceed 3,000 square feet gross floor area (GFA).
(2) 
Minimum lot area.
(a) 
Retail business, convenience retail, service business, personal service, office, day-care center, child, brew-pub: 10,000 square feet establishment.
(b) 
Personal care home: 20,000 square feet.
(c) 
Group care facility: 15,000 square feet.
(d) 
Group home: 15,000 square feet.
(e) 
All other uses: one acre.
(3) 
Minimum lot width.
(a) 
Retail business, convenience retail, service business, personal service, office, and day-care center, child: none.
(b) 
All other uses: 125 feet.
(4) 
Maximum height of structures.
(a) 
All principal structures (except places of worship): 35 feet.
(b) 
Places of worship: 45 feet (principal building); 75 feet (steeples/towers).
(c) 
Accessory structures: 20 feet.
(5) 
Maximum lot coverage.
(a) 
Maximum building coverage: 50%.
(b) 
Maximum impervious surface coverage: 80%.
(6) 
Minimum yard requirements.
(a) 
Front yard: 35 feet.
(b) 
Side yards: 10 feet each yard.
[1] 
If abutting a residential district: 25 feet, each yard.
(c) 
Rear yards: 15 feet.
[1] 
If abutting a residential district: 20 feet.
D. 
Off-street parking and loading. As regulated herein by § 300-79 and § 300-80.
E. 
Bufferyards. Bufferyards shall be provided in accordance with the provisions of § 300-72 of this chapter.
F. 
Additional performance standards.
(1) 
All operations, activities and storage shall be conducted within an enclosed building or buildings. Garbage and refuse storage shall be in a rear yard (or side yard for a corner lot) and shall be screened from public view by a fence or similar structure.
(2) 
All portions of the site not utilized for buildings, parking and similar uses shall be suitably landscaped in accordance with the provisions of § 300-71.
(3) 
All uses and activities shall comply with the performance standards contained in § 300-63.
(4) 
All uses shall provide a landscaped area, five feet in depth, along the front lot line, except for approved entrances. This area shall include suitable plants, such as juniperus coferta or myrtle, ground cover or other decorative materials which will be resistant to damage from road deicing chemicals.
A. 
Purpose. The C-2 District is designed and intended to accommodate general retail and service businesses, along with highway-oriented commercial uses which are not suited for neighborhood commercial areas. Control and regulation of traffic access, sight distance from driveways, off-street parking and safe highway setbacks are essential to safe and efficient operation of activities in this district.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Existing single-family and two-family dwellings.
(b) 
Convent/monastery.
(c) 
Public and essential services.
(d) 
Retail business, convenience and shoppers retail.
(e) 
Service business, personal service.
(f) 
Service business, business service.
(g) 
Business, professional or medical office.
(h) 
Bank/financial institution.
(i) 
Bakery.
(j) 
Restaurant, conventional.
(k) 
Restaurant, fast-food.
(l) 
Tavern/bar.
(m) 
Retail sale of liquor or wine.
(n) 
Beer distributor.
(o) 
Commercial school.
(p) 
Private clubs.
(q) 
Health club.
(r) 
Theater.
(s) 
Hotel/motel.
(t) 
Funeral home/mortuary (excluding crematorium).
(u) 
Nursery or greenhouse, retail.
(v) 
Retail building material sales.
(w) 
Showroom.
(x) 
Forestry.
(y) 
Accessory uses to the above principal uses, as regulated herein by § 300-73.
(2) 
Conditional uses. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article X of this chapter.
(a) 
Shopping center, and subsequently any of the uses authorized in this district.
(b) 
Unified commercial development, and subsequently any of the uses authorized in this district.
(c) 
Commercial recreation.
(d) 
Microbrewery.
(e) 
Brew-pub.
(f) 
Ale house/winery/meadery.
(g) 
Limited distillery.
(h) 
Fuel/recharge station.
(i) 
Automobile repair garage.
(j) 
Smoke shop/tobacco store.
(k) 
Car wash.
(l) 
Billboard.
(m) 
Veterinary office, animal hospital and/or kennel.
(n) 
Accessory uses to conditional uses listed above as principal uses, as regulated herein by § 300-73.
(3) 
Special exceptions. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article XI of this chapter:
(a) 
School.
(b) 
Recreational facilities, public or nonprofit.
(c) 
Place of worship.
(d) 
Public building or use.
(e) 
Group care facility.
(f) 
Group home.
(g) 
Personal care home.
(h) 
Nursing or convalescent home.
(i) 
Day-care center, adult or child.
(j) 
Boarding-/rooming house.
(k) 
Communications tower.
(l) 
Accessory uses to special exceptions listed above as principal uses, as regulated herein by § 300-73.
C. 
Area and bulk regulations.
(1) 
Existing single- and two-family dwellings.
(a) 
Existing single-family dwellings shall conform to all applicable standards of the R-2 District.
(b) 
Existing two-family dwellings shall conform to the following standards.
[1] 
Minimum lot area: 14,000 square feet.
[2] 
Minimum lot width: 75 feet.
[3] 
Maximum lot coverage: 25%.
[4] 
Minimum yard requirements: same as R-2 District.
(2) 
Minimum lot area.
(a) 
The minimum lot area for the following uses shall be that which is sufficient to meet the minimum requirements for lot width, lot coverage, yards, setbacks, buffer area, off-street parking and loading, and other applicable requirements of this chapter.
[1] 
Retail business, convenience and shoppers retail.
[2] 
Service business, business service.
[3] 
Service business, personal service.
[4] 
Business, professional and medical office.
[5] 
Bank/financial institution.
[6] 
Restaurant, conventional.
[7] 
Restaurant, fast-food.
[8] 
Tavern/bar.
[9] 
Microbrewery.
[10] 
Brew-pub.
[11] 
Ale house/winery/meadery.
[12] 
Limited distillery.
[13] 
Retail sale of liquor or wine.
[14] 
Beer distributor.
[15] 
Smoke shop/tobacco store.
[16] 
Shopping center.
[17] 
Veterinary office, animal hospital and/or kennel.
(b) 
Hotel/motel: one acre.
(c) 
Group care facility: 15,000 square feet.
(d) 
Group home: 15,000 square feet.
(e) 
Nursing or convalescent home: see § 300-98A(28).
(f) 
Unified commercial development: see § 300-98A(43).
(g) 
All other uses: 20,000 square feet.
(3) 
Minimum lot width.
(a) 
All uses: 100 feet.
(4) 
Maximum height of structures.
(a) 
All principal uses (except place of worship): 80 feet and a maximum of five stories.
(b) 
Places of worship: 50 feet (principal building); 75 feet (steeples/towers).
(c) 
Accessory structures: 20 feet.
(5) 
Maximum lot coverage.
(a) 
Maximum building coverage: 50%.
(b) 
Maximum impervious surface coverage: 80%.
(6) 
Minimum yard requirements for a single structure.
(a) 
Front yard of all structures: 50 feet.
(b) 
Side yards: 25 feet, each yard.
[1] 
If abutting a residential district: 35 feet, each yard.
(c) 
Rear yards: 25 feet.
[1] 
If abutting a residential district: 35 feet.
(7) 
Minimum yard requirements for a multiple-structure development.
(a) 
Building spacing. All principal buildings which are three stories or less within a multiple-structure development must be separated by at least 30 feet; an additional 10 feet of separation must be provided for each story over three.
(b) 
Yards. The site shall maintain the same yards and setbacks as a single-structure development.
(c) 
Maximum lot coverage.
[1] 
Maximum building coverage: 50%.
[2] 
Maximum impervious surface coverage: 80%.
D. 
Off-street parking and loading. As regulated herein by § 300-79 and § 300-80.
E. 
Bufferyards. Bufferyards shall be provided in accordance with the provisions of § 300-72 of this chapter.
F. 
Additional performance standards.
(1) 
Activities within enclosed structures.
(a) 
All operations, activities and storage shall be conducted entirely within an enclosed building, except for off-street parking and loading areas, automobile sales and outdoor recreation, which uses shall comply with the applicable provisions of this chapter.
(2) 
Streets and traffic circulation.
(a) 
All driveways, driveway entrances/exits, service and delivery roads shall be located and designed in accordance with the PennDOT requirements (67 Pa. Code Chapter 441, or any revisions or amendments thereto).
(b) 
Zoning approval shall not be given to high- or medium-volume traffic-generating uses, as defined by this chapter, unless the minimum sight distance requirements contained in the PennDOT regulations [§ 1.8(h)] can be met.
(c) 
Where minimum sight distance requirements cannot be met on the proposed development site, the applicant may do one or more of the following:
[1] 
Utilize the "unified commercial development" provisions of this chapter in order to provide a shared access with one or more adjacent properties, which does comply with safe sight distance standards of this chapter.
[2] 
Construct a service or frontage road which provides limited access along the main roadway and provides ingress and egress at points which meet the sight distance standards and do not impede normal operating conditions of the main road.
[3] 
Limit the use of the property to low-volume traffic generators, as defined by this chapter.
[4] 
In no event shall approval be granted where Robinson Township determines that a traffic safety hazard will be created.
(3) 
Landscaping. All uses shall provide a five-foot-deep landscaped area along the front lot line except for approved entrances. This area shall include suitable plants, such as juniperus coferta or myrtle, or other decorative landscape material which will be resistant to damage by road deicing chemicals.
A. 
Purpose. The C-3 District is designed and intended to provide for large-scale planned commercial, office and/or multiple-family residential complexes developed in well-landscaped, campus-like surroundings with good access to arterial and collector roads.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Existing single-family and two-family dwellings.
(b) 
Planned residential development, as regulated by Article VI.
(c) 
Multiple-family dwellings, other than in a planned residential development.
(d) 
Planned commercial centers of not less than 75,000 square feet, gross floor area, including any one or more of the following uses:
[1] 
Any retail business, convenience or shoppers retail, or service business, business or personal service permitted in a C-2 District, excluding automobile repair garages, fuel/recharge stations, automobile sales and services, and car washes.
[2] 
Business, professional or medical office.
[3] 
Day-care center, child.
[4] 
Amusement arcade.
[5] 
Restaurant, conventional.
[6] 
Restaurant, fast-food.
[7] 
Tavern/bar.
[8] 
Bank/financial institution.
[9] 
Theater.
[10] 
Commercial recreation.
[11] 
Public or private parking garage.
[12] 
Accessory uses to any of the above principal uses.
(e) 
Business, professional or medical office building of not less than 10,000 square feet, with accessory retail not exceeding 15% of the gross floor area of the building.
(f) 
Research and development facility, excluding those handling hazardous or toxic substances, as defined by federal, state, county or local law or ordinance.
(g) 
Hotel/motel.
(h) 
Public and essential services.
(i) 
Forestry.
(j) 
Accessory uses to the above principal uses, as regulated herein by § 300-73.
(2) 
Conditional uses. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article X of this chapter:
(a) 
Shopping centers, as defined herein, containing any of the uses authorized in this district.
(b) 
Unified commercial developments, as defined herein, containing any of the uses authorized in this district.
(c) 
Automobile sales and services.
(d) 
Research and development facilities that handle hazardous or toxic substances, subject to the following criteria:
[1] 
All hazardous or toxic materials shall be stored within a completely enclosed structure.
[2] 
All activities shall comply with the performance standards specified in § 300-63 of this chapter.
[3] 
The storage and use of hazardous, potentially hazardous or toxic substances shall be limited to those substances required to be used by, or produced in connection with, the research and development activity.
[4] 
The transportation, storage, handling, use and disposal of such materials shall conform to all applicable Federal Environmental Protection Agency (EPA) and Pennsylvania Department of Environmental Protection (DEP) regulations and permit requirements.
[5] 
No facility which handles hazardous, potentially hazardous or toxic substances shall be located within 500 feet of any property line of a lot which contains a residential dwelling.
(e) 
Restaurant, conventional.
(f) 
Restaurant, fast-food.
(g) 
Tavern/bar.
(h) 
Brew-pub.
(i) 
Ale house/winery/meadery.
(j) 
Smoke shop/tobacco store.
(k) 
Car wash.
(l) 
Accessory uses to the conditional uses listed above as principal uses, as regulated herein by § 300-73.
(3) 
Special exception. The following uses are permitted in accordance with the standards of this article, other applicable provisions and Article XI of this chapter:
(a) 
On lots of record which existed at the time of enactment of this chapter which do not meet the minimum lot requirements specified herein, any of the business uses permitted as part of a planned commercial center may be developed as a single structure on a single lot, provided that the lot complies with all area and bulk, parking and other applicable standards of this article.
(b) 
Communications tower.
(c) 
Public building or use.
(d) 
Place of worship.
(e) 
Hospital.
(f) 
Private club.
(g) 
Accessory uses to the special exceptions listed above as principal uses, as regulated herein by § 300-73.
C. 
Area and bulk requirements.
(1) 
Existing single-family and two-family dwellings.
(a) 
Existing single-family dwellings shall conform to the applicable standards of the R-2 District.
(b) 
Existing two-family dwellings shall conform to the following standards:
[1] 
Minimum lot area: 14,000 square feet.
[2] 
Minimum lot width: 75 feet.
[3] 
Minimum lot coverage: 25%.
[4] 
Minimum yard requirements: same as R-2 District.
(2) 
Multiple-family dwellings. Multiple-family dwellings shall conform to the applicable standards of the R-4 District, except that multiple-family high-rise apartment dwellings shall not exceed seven stories and 90 feet and the minimum required front, rear and side yards for multiple-family high-rise apartment dwellings shall be 50 feet. All other requirements of the R-4 District shall apply to multiple-family high-rise apartment dwellings.
(3) 
Minimum lot area.
(a) 
Planned commercial center: 10 acres.
(b) 
Shopping center/unified commercial development: two acres.
(c) 
Hospital: see § 300-98A(17).
(d) 
Hotel/motel: three acres.
(e) 
All other uses: five acres.
(4) 
Minimum lot width.
(a) 
All uses: 150 feet.
(5) 
Maximum height of structures.
(a) 
All principal structures: 90 feet and a maximum of seven stories.
(b) 
Accessory structures: 20 feet.
(6) 
Maximum lot coverage.
(a) 
Maximum building coverage: 40%.
(b) 
Maximum impervious surface coverage: 70%.
(7) 
Minimum yard requirements for single- and multiple-structure developments.
(a) 
No structure shall be located within 50 feet of any property line or public right-of-way or within 30 feet of any internal or private driveway within a multiple-structure development.
(b) 
A landscaped area, at least 15 feet in depth, must be provided along the front lot line or any public right-of-way. Such landscaping shall be suitable plants, such as juniperus coferta or myrtle, or other decorative materials which are resistant to damage by road deicing chemicals.
(8) 
Building spacing for multiple-structure developments. All principal buildings within a multiple-structure development shall be separated by at least 30 feet. Buildings over four stories shall maintain an additional separation of 10 feet for every story over four.
D. 
Off-street parking and loading. As regulated herein by § 300-79 and § 300-80.
E. 
Additional performance standards. The additional performance standards specified in § 300-42F as applicable in C-2 Districts shall also apply to all uses in a C-3 District.
F. 
Bufferyards. Bufferyards shall be provided in accordance with the requirements of § 300-72 of this chapter.
G. 
Waiver of standards applicable to signs in planned commercial centers. The Board of Commissioners, following the review and written recommendation of the Planning Commission, shall have the authority to approve one or more off-premises signs or other signs to be erected in connection with a planned commercial center which do not otherwise conform to the requirements and standards of the Robinson Township Code.
A. 
Purpose. The C-4 District is designed and intended to provide for large-scale planned office and/or limited industrial complexes developed in well-landscaped, campus-like surroundings with good access to arterial and collector roads.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Existing single-family and two-family dwellings.
(b) 
Planned office complexes, including any of the following uses:
[1] 
Business or professional office.
[2] 
Service business, business service.
[3] 
Bank/financial institution.
[4] 
Hotel/motel.
[5] 
Restaurant, conventional.
[6] 
Health club.
[7] 
Day-care center, child.
(c) 
Planned limited industrial complexes, including any of the following uses:
[1] 
Manufacturing, light.
[2] 
Business or professional office, either as a principal use or accessory to another principal use.
[3] 
Research and development facility, nonhazardous substances.
[4] 
Wholesale business/warehousing, nonhazardous substances.
[5] 
Hotel/motel.
[6] 
Restaurant, conventional.
[7] 
Day-care center, child, subject to the provisions of § 300-103A(5).
[8] 
Notwithstanding the foregoing, any of the uses permitted as part of a planned office complex or planned limited industrial complex shall be permitted to handle and store hazardous and toxic substances, provided such hazardous and toxic substances are handled and stored in accordance with the provisions of the 2006 International Building Code and the International Fire Code, as may be amended, including subsequent editions and successor codes.
(d) 
Any of the uses permitted as part of a planned office complex or planned limited industrial complex shall be permitted as a single structure on a single lot, provided the lot was a lot of record at the time of enactment of this chapter.
(e) 
Public and essential services.
(f) 
Public or private parking garage.
(g) 
Forestry.
(h) 
Accessory uses to the above principal uses, as regulated herein by § 300-73.
(2) 
Conditional uses.
(a) 
Public building or use.
(b) 
Schools.
(c) 
Accessory uses to the conditional uses listed above as principal uses, as regulated herein by § 300-73.
(3) 
Special exceptions.
(a) 
Hospital.
(b) 
Medical offices.
(c) 
Helipads.
(d) 
Communications tower.
(e) 
Accessory uses to the special exceptions listed above as principal uses, as regulated herein by § 300-73.
C. 
Area and bulk requirements.
(1) 
Minimum site area.
(a) 
Planned office and limited industrial complexes: 10 acres.
(b) 
All other uses: one acre.
(2) 
Minimum lot area.
(a) 
Planned office and limited industrial complexes: two acres.
(b) 
All other uses: one acre.
(3) 
Minimum lot width.
(a) 
Planned office and limited industrial complexes: 150 feet.
(b) 
All other uses: 100 feet.
(4) 
Maximum height of structures.
(a) 
All principal structures: 90 feet.
(b) 
Accessory structures: 20 feet.
(5) 
Maximum lot coverage.
(a) 
Maximum building coverage: 40%.
(b) 
Maximum impervious surface coverage: 70%.
(6) 
Minimum yard requirement for single- and multiple-structure developments.
(a) 
No structure shall be located within 50 feet of any property line or public right-of-way or within 30 feet of any internal or private driveway within a multiple-structure development.
(b) 
A landscaped area, at least 15 feet in depth, must be provided along the front lot line or any public right-of-way. Such landscaping shall consist of suitable plants, such as juniperus coferta or myrtle, or other decorative landscape materials which are resistant to damage from road deicing chemicals.
(7) 
Building spacing for multiple-structure developments. All principal buildings within a multiple-structure development shall be separated by at least 30 feet. Buildings over four stories shall maintain an additional separation of 10 feet for every story over four.
D. 
Off-street parking and loading. As regulated herein by § 300-79 and § 300-80.
E. 
Bufferyards. Bufferyards shall be provided in accordance with the requirements of § 300-72 of this chapter.
F. 
Additional performance standards.
(1) 
All operations, activities and storage shall be conducted entirely within an enclosed building, except for off-street parking and loading areas, outdoor recreation areas and helipads.
(2) 
All premises shall be furnished with all-weather, hard-surfaced walks, parking and loading areas, and the grounds shall be planted and landscaped in accordance with § 300-71 of this chapter.
(3) 
No building on a commercial/industrial property shall be used for residential purposes, except that a guard or custodian may reside on the premises.
(4) 
All uses shall comply with the environmental performance standards contained in § 300-63 of this chapter.
(5) 
All access roads, driveways, driveway entrances/exits, service or delivery roads shall be located and designed in accordance with PennDOT requirements (67 Pa. Code Chapter 441, or any revisions or amendments thereto).
A. 
Purpose. The C-5 District is designed and intended to provide for the continuation and expansion of existing large-scale office parks, which may include research and development activities, but which do not include full-scale commercial centers on large sites in prominent locations in Robinson Township which have visibility from and/or access to regional arterial highways.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Business, professional or medical offices.
(b) 
Bank/financial institution.
(c) 
Conference or training center.
(d) 
Restaurant, conventional.
(e) 
Hotel/motel.
(f) 
Public or private parking garage.
(g) 
Public and essential services.
(h) 
Research and development facility, hazardous substances.
(i) 
Research and development facilities, nonhazardous substances.
(j) 
Manufacturing, light.
(k) 
Forestry.
(l) 
Accessory uses to the above principal uses, as regulated herein by § 300-73.
(2) 
Conditional uses. The following uses are permitted in accordance with the standards of this article, other applicable provisions and Article X of this chapter.
(a) 
Planned commercial centers. A planned commercial center in this district may contain any of the following uses:
[1] 
Retail business, convenience retail.
[2] 
Retail business, shoppers retail.
[3] 
Service business, business service.
[4] 
Service business, personal service.
[5] 
Automobile repair garage.
[6] 
Automobile sales and services.
[7] 
Automobile service stations with car wash.
[8] 
Warehouse.
[9] 
Wholesale business.
[10] 
Wholesale/warehousing business, nonhazardous substances.
[11] 
Retail sale of building materials.
[12] 
Business, professional or medical offices.
[13] 
Day-care center, child, subject to the provisions of § 300-103A(5).
[14] 
Amusement arcade.
[15] 
Hotel/motel.
[16] 
Restaurant, conventional.
[17] 
Restaurant, fast-food.
[18] 
Tavern/bar.
[19] 
Bank/financial institution.
[20] 
Theater.
[21] 
Commercial recreation, indoor.
[22] 
Public or private parking garage.
[23] 
Accessory uses to any of the above principal uses.
(3) 
Special exception uses.
(a) 
Communications tower.
(b) 
Day-care center, child.
(c) 
Helipad.
(d) 
Hospital.
C. 
Area and bulk requirements.
(1) 
Minimum site area.
(a) 
Office/research park: 10 acres.
(b) 
Lots within office/research park: one acre.
(c) 
Planned commercial center: 25 acres.
(d) 
Lots within planned commercial center: a minimum total gross floor area of 100,000 square feet with at least one principal land use with a minimum gross floor area of 25,000 square feet, or as otherwise approved by the Board of Commissioners.
(2) 
Minimum lot width.
(a) 
All uses: 150 feet.
(3) 
Maximum height of structures.
(a) 
All principal structures: 100 feet and a maximum of eight stories.
(b) 
All accessory structures: 30 feet.
(4) 
Maximum lot coverage.
(a) 
Maximum building coverage: 40%.
(b) 
Maximum impervious surface coverage: 70%.
(5) 
Minimum yard requirements for single- and multiple-structure developments.
(a) 
No structure shall be located within 50 feet of any property line or public right-of-way or within 10 feet of any internal or private driveway within a multiple-structure development.
(b) 
A landscaped area, at least 15 feet in depth, must be provided along the front lot line or any public right-of-way. Such landscaping shall be suitable plants, such as juniperus coferta or myrtle, or other decorative materials which are resistant to damage by road deicing chemicals.
(6) 
Building spacing for multiple-structure developments. All principal buildings within a multiple-structure development shall be separated by at least 30 feet. Buildings over four stories shall maintain an additional separation of 10 feet for every story over four.
D. 
Off-street parking and loading. As regulated by § 300-79 and § 300-180.
E. 
Additional performance standards. All uses shall comply with the environmental performance standards specified in § 300-63 of this chapter.
F. 
Bufferyards. Bufferyards shall be provided in accordance with the requirements of § 300-72 of this chapter.
A. 
Purpose. The Public Recreation District is designed to preserve and protect areas within Robinson Township which are devoted to public recreation purposes.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Recreational facility, public or nonprofit.
(b) 
Public building or use.
(c) 
Community center.
(d) 
Public and essential services.
(e) 
School.
(f) 
School-associated outdoor recreational facilities.
(g) 
Maintenance building.
(h) 
Exterior lighting of buildings and grounds that complies with performance standards of § 300-63.
(i) 
Concession stands.
(j) 
Forestry.
(k) 
Other accessory uses to the above principal uses, as regulated in § 300-73.
(2) 
Conditional uses: none.
(3) 
Special exceptions: none.
C. 
Area and bulk requirements.
(1) 
Minimum lot area: one acre.
(2) 
Minimum lot width: 90 feet.
(3) 
Maximum height of structures.
(a) 
All principal structures: 35 feet and maximum of two stories.
(b) 
All accessory structures: 20 feet and maximum of one story.
(4) 
Maximum lot coverage.
(a) 
Maximum building coverage: 35%.
(b) 
Maximum impervious surface coverage: 60%.
(5) 
Minimum yard requirements.
(a) 
Front: 50 feet.
(b) 
Side: 30 feet.
(c) 
Rear: 50 feet.
(6) 
No parking shall be located within 10 feet of any property line or street right-of-way.
D. 
Off-street parking and loading. As regulated herein by § 300-79 and § 300-80.
E. 
Bufferyards. All lots shall provide a bufferyard of at least five feet in depth along property lines to separate a single-family use or zoning classification from parking areas or active recreation facilities in accordance with the standards of § 300-72 of this chapter.
F. 
Additional performance standards.
(1) 
The exterior lighting of buildings and grounds shall be designed so that light and glare are shielded from adjacent streets and adjacent residential dwellings.
(2) 
The additional performance standards specified in § 300-63 of this chapter shall apply.
A. 
Purpose. The S-1 District is designed and intended to provide for special riverfront-oriented developments which maintain public access to the river, encourage day use, preserve environmental features and promote economic development associated with riverfront recreation.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Single-family dwelling.
(b) 
Public building or use.
(c) 
Recreational facility, public or nonprofit.
(d) 
Bed-and-breakfast.
(e) 
Retail business, convenience retail.
(f) 
Food store.
(g) 
Ice cream parlor.
(h) 
Sandwich shop.
(i) 
Commercial recreation.
(j) 
Boat sales and service.
(k) 
Public marina and/or boat-launching facility.
(l) 
Public and essential services.
(m) 
School.
(n) 
Place of worship.
(o) 
Forestry.
(p) 
Accessory uses to the above principal uses, as regulated herein by § 300-73.
(2) 
Conditional uses: none.
(3) 
Special exception uses: none.
C. 
Area and bulk requirements.
(1) 
Minimum lot area.
(a) 
All uses: 10,000 square feet.
(2) 
Minimum lot width.
(a) 
All uses: 80 feet.
(3) 
Maximum height of structures.
(a) 
All principal structures: 35 feet and a maximum of 2 1/2 stories.
(b) 
All accessory structures: 20 feet.
(4) 
Maximum lot coverage.
(a) 
Maximum building coverage: 50%.
(b) 
Maximum impervious surface coverage: 80%.
(5) 
Minimum yard requirements for single- and multiple-structure developments.
(a) 
No structure shall be located within 10 feet of any front lot line, public right-of-way or internal or private driveway within a multiple-structure development.
(b) 
No structure shall be located within 15 feet of any side property line or within 20 feet of any rear property line.
(c) 
No parking shall be permitted within 10 feet of any front lot line or public street right-of-way. A landscaped area, at least 10 feet in depth, must be provided along the front lot line or any public right-of-way. Such landscaping shall be suitable plants, such as juniperus coferta or myrtle, or other decorative materials which are resistant to damage from road deicing chemicals.
(6) 
Building spacing for multiple-structure developments. All principal buildings within a multiple-structure development shall be separated by at least 30 feet.
D. 
Off-street parking and loading. As regulated herein by § 300-79 and § 300-80.
E. 
Bufferyards. All lots shall provide a bufferyard of at least five feet in depth along all side and rear lot lines in accordance with the standards of § 300-72 of this chapter.
F. 
Additional performance standards. The additional performance standards specified in § 300-42F as applicable in C-2 Districts shall also apply to all uses in an S-1 District.
A. 
Purpose. The I-1 District is designed and intended for light manufacturing, the distribution and warehousing of goods and materials, industrial research and certain nonretail commercial activities requiring large land areas. Adequate employee parking, safe vehicular access and sufficient areas for truck loading and maneuvering will be required. Typically, the uses permitted in this district will be ones which create a minimal amount of nuisance, are located entirely within enclosed buildings (except for off-street parking and loading), do not use open areas around structures for storage of raw materials or manufactured products, and which are not noxious or offensive by reason of the emission of smoke, dust, fumes, gas, odors, noise or vibrations.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Public and essential services.
(b) 
Public or private parking garage.
(c) 
Wholesale business/warehousing, nonhazardous substances.
(d) 
Business or professional office.
(e) 
Research and development facilities, nonhazardous substances.
(f) 
Building materials sales.
(g) 
Contractor's yard.
(h) 
Dry-cleaning plant/commercial laundry.
(i) 
Printing and publishing establishment.
(j) 
Showroom.
(k) 
Forestry.
(l) 
Accessory uses to the above principal uses, as regulated herein by § 300-73.
(2) 
Conditional uses. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article X of this chapter.
(a) 
Automobile rental.
(b) 
Automobile sales and service.
(c) 
Automobile repair garage.
(d) 
Farming equipment sales and services.
(e) 
Microbrewery.
(f) 
Limited distillery.
(g) 
Veterinary office, animal hospitals and/or kennels.
(h) 
Accessory uses to the conditional uses listed above as principal uses, as regulated herein by § 300-73.
(3) 
Special exception uses. The following uses are permitted in accordance with the standards of this article, other applicable provisions, and Article XI of this chapter.
(a) 
Wholesale business/warehousing, hazardous substances.
(b) 
Research and development facilities, hazardous substances.
(c) 
Manufacturing, light.
(d) 
Showroom.
(e) 
Communications tower.
(f) 
Accessory uses to the special exceptions listed above as principal uses, as regulated herein by § 300-73.
C. 
Area and bulk requirements.
(1) 
Minimum lot area.
(a) 
All uses, unless otherwise specified by this chapter: 35,000 square feet.
(2) 
Minimum lot width.
(a) 
All uses: 150 feet.
(3) 
Maximum height of structures.
(a) 
All principal structures: 45 feet and a maximum of three stories.
(b) 
Accessory structures: 20 feet.
(4) 
Maximum lot coverage.
(a) 
Maximum building coverage: 40%.
(b) 
Maximum impervious surface coverage: 80%.
(5) 
Minimum yard requirements for single-structure developments.
(a) 
Front yard: 50 feet.
(b) 
Side yard: 15 feet each yard.
[1] 
If abutting a residential district: 35 feet each yard.
(c) 
Rear yards: 15 feet.
[1] 
If abutting a residential district: 35 feet.
(6) 
Minimum yard requirements for multiple-structure developments.
(a) 
Building spacing shall be in accordance with § 300-65 of this chapter.
(b) 
The site shall maintain the same yards and setbacks as a single-structure development.
D. 
Off-street parking and loading. As regulated herein by § 300-79 and § 300-80.
E. 
Bufferyards. Bufferyards shall be provided in accordance with the provisions of § 300-72 of this chapter.
F. 
Additional performance standards.
(1) 
Building materials sale shall not include activities related to stone crushing or the mixing of cement.
(2) 
All operations, activities and storage shall be conducted wholly inside a building or buildings, except that storage may be maintained outside a building in a side or rear yard if such storage area is separated from any public street or abutting property by a buffer area as required by § 300-72 of this chapter.
(3) 
All premises shall be furnished with all-weather, hard-surface walks, parking and loading areas, and the grounds shall be planted and landscaped in accordance with § 300-71 of this chapter.
(4) 
No building on a commercial/industrial property shall be used for residential purposes, except that a guard or custodian may reside on the premises.
(5) 
All uses shall provide a landscaped area, at least 10 feet in depth, along the front lot line, except for approved entrances. This area shall include suitable plants, such as juniperus coferta or myrtle, or other decorative landscape materials which will be resistant to damage from road deicing chemicals.
(6) 
All uses shall comply with the environmental performance standards contained in § 300-63 of this chapter.
(7) 
All access roads, driveways, driveway entrances/exits, service or delivery roads, shall be located and designed in accordance with PennDOT requirements (67 Pa. Code Chapter 441, or any revisions or amendments thereto). Robinson Township may require that a traffic study, as defined by this chapter, shall be submitted as a part of the zoning application.
A. 
Purpose. The I-2 District is designed and intended for those general manufacturing uses devoted to conversion of raw materials to finished products with dependence on both rail and highway shipment. Activities of a heavy industrial nature are permitted, subject to all the environmental performance standards of this chapter.
B. 
Authorized uses.
(1) 
Permitted uses.
(a) 
Any use permitted in an I-1 District.
(b) 
Public and essential services.
(c) 
Freight terminals.
(d) 
Crematoriums.
(e) 
Accessory uses to the above principal uses, as regulated herein by § 300-73.
(2) 
Conditional uses.
(a) 
Any conditional use listed for I-1 Districts.
(b) 
Billboards.
(c) 
Collection and recycling facility.
(d) 
Medical marijuana dispensary.
(e) 
Medical marijuana grower/processor.
(f) 
Accessory uses to the conditional listed above as principal uses, as regulated herein by § 300-73.
(3) 
Special exception uses.
(a) 
Any special exception use listed for I-1 Districts.
(b) 
Manufacturing, heavy.
(c) 
Landfill.
(d) 
Transfer station/incinerator or resource recovery facility.
(e) 
Junkyard.
(f) 
Extraction of minerals.
(g) 
Accessory uses to the special exceptions listed above as principal uses, as regulated herein by § 300-73.
C. 
Area and bulk requirements.
(1) 
Minimum lot area.
(a) 
All uses, unless otherwise specified by this chapter: 35,000 square feet.
(2) 
Minimum lot width.
(a) 
All uses, unless otherwise specified by this chapter: 150 feet.
(3) 
Maximum height of structures.
(a) 
Principal uses: 45 feet and a maximum of three stories.
(b) 
Accessory structures: 20 feet.
(4) 
Minimum yard requirements for single-structure development, unless otherwise specified by this chapter.
(a) 
Front yard: 50 feet.
(b) 
Side yard: 20 feet, each yard.
[1] 
If abutting a residential district: 35 feet, each yard.
(c) 
Rear yards: 15 feet.
[1] 
If abutting a residential district: 35 feet.
(5) 
Minimum yard requirements for multiple-structure developments.
(a) 
Building spacing shall be in accordance with § 300-65 of this chapter.
(b) 
The site shall maintain the same yards and setbacks as a single-structure development.
(c) 
Maximum lot coverage.
[1] 
Maximum building coverage: 60%.
[2] 
Maximum impervious surface coverage: 85%.
D. 
Off-street parking and loading. As regulated herein by § 300-79 and § 300-80.
E. 
Bufferyards. Bufferyards shall be provided in accordance with the provisions of § 300-72 of this chapter.
F. 
Additional performance standards.
(1) 
With the exception of approved junkyard, landfill operations, extraction of minerals and collection and recycling facilities, all operations, activities and storage shall be conducted wholly inside a building or buildings, except that storage may be maintained outside a building in a side or rear yard if such storage area is separated from any public street or abutting property by a buffer area as required by § 300-72 of this chapter.
(2) 
All premises shall be furnished with all-weather, hard-surface walks, parking and loading areas, and the grounds shall be planted and landscaped in accordance with § 300-71 of this chapter.
(3) 
No building on a commercial/industrial property shall be used for residential purposes, except that a guard or custodian may reside on the premises.
(4) 
All uses shall provide a landscaped area, at least 10 feet in depth, along the front lot line, except for approved entrances. This area shall include suitable plants, such as juniperus coferta and myrtle, ground cover, or other decorative landscape materials which will be resistant to damage from road deicing chemicals.
(5) 
All uses must comply with the environmental performance standards contained in § 300-63 of this chapter.
(6) 
All access roads, driveways, driveway entrances/exits, service or delivery roads shall be located and designed in accordance with PennDOT requirements (67 Pa. Code Chapter 441, or any revisions or amendments thereto). Robinson Township may require that a traffic study, as defined by this chapter, shall be submitted as a part of the zoning application.