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)
(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.
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)
(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:
(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.
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.
(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:
(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:
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.
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.
(g)
Public and essential services.
(h)
Home-based business, no-impact.
(i)
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:
(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:
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.
(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.
(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.
(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.
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.
C.
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:
(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.
(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.
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.
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.
(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.
(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.
(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.
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.
(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.
(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.
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.
(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.
(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.
(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.
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.
(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.
(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.
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.
(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.
C.
Area and bulk requirements.
(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.
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.
(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.
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.
(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.
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.
(2)
Conditional uses: none.
(3)
Special exceptions: none.
C.
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.
(2)
Conditional uses: none.
(3)
Special exception uses: none.
C.
Area and bulk requirements.
(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.
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.
(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.
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.
C.
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.