The purpose of this District is to promote economic
development on large undeveloped tracts in a campus-style atmosphere,
allowing for a compatible mix of uses that encourages an integrated
living and working environment while preserving adequate buffers between
dissimilar uses.
In the PED Planned Economic Development District,
only the following uses are authorized:
A.
Permitted uses.
(1)
Principal uses.
(b)
Essential services.
(d)
Incidental mineral removal.
(e)
Water towers and water storage facilities.
(f)
Once conditional use approval has been granted
to a planned economic development, one or more of the following uses
may be established on a lot within the planned economic development,
subject to land development plan approval as required by the Township
Subdivision and Land Development Ordinance.[1]
[1]
Within an approved open space design component:
(Note: The maximum percentage of the total tract of land that can
be used for development of any residential component equals 20%.)
[Amended 4-20-2006 by Ord. No. 7-2006]
[2]
Within an approved planned commercial development
component:
[a]
Any permitted principal use in the C-2 District specifically listed in § 240-50A(1).
[3]
Within an approved planned educational campus
component:
[a]
Public, private or commercial school.
[b]
Campus housing.
[c]
Administrative offices.
[d]
Restaurants.
[e]
Indoor entertainment.
[f]
Motel or hotel.
[g]
Public recreation; noncommercial
recreation.
[h]
Places of assembly.
[i]
Museums, libraries.
[j]
Research and development.
[k]
Financial institution.
[l]
Hospital.
[4]
Within an approved planned research or technology
park component:
[a]
Business and professional offices;
medical offices; medical clinic.
[b]
Business services.
[c]
Financial institutions.
[d]
High technology industries.
[e]
Research and development.
[f]
Health club.
[g]
Motel or hotel.
[h]
Public recreation; noncommercial
recreation.
[i]
Restaurant.
[j]
Hospital.
[5]
Within an approved planned industrial park component:
[a]
Business or professional offices.
[b]
Business services.
[c]
Contracting business.
[d]
Equipment storage yard.
[e]
Financial institutions.
[f]
High technology industries.
[g]
Light manufacturing.
[h]
Medical offices; medical clinic.
[i]
Printing establishment.
[j]
Research and development, including
pilot manufacturing.
[k]
Hotel or motel.
[l]
Health club.
[m]
Public recreation; noncommercial
recreation.
[n]
Repair shop.
[o]
Restaurant.
[p]
Truck and heavy equipment rental,
sales and service.
[q]
Vehicle repair.
[r]
Warehousing and distribution.
[s]
Wholesale business.
(2)
Accessory uses.
(d)
Other accessory uses customarily incidental
to and on the same lot with any permitted use, conditional use or
use by special exception authorized in this District.
(e)
Warehousing of products produced on site, comprising
no more than 25% of the gross floor area of the building.
(f)
Water towers and water storage facilities.
(g)
Community center in connection with an age-restricted housing
community.
[Added 10-12-2022 by Ord. No. 3-2022]
B.
Conditional uses.
(1)
Principal uses.
(a)
Airport, subject to § 240-95A(50).
(b)
Communications tower, subject to § 240-95A(11).
(c)
Mineral removal, subject to § 240-95A(28).
(d)
Planned economic development, subject to § 240-95A(34), comprised of one or more of the following components:
(e)
Shooting range, subject to § 240-95A(47).
(f)
Oil and gas development, subject to § 240-95A(54).
[Added 7-13-2016 by Ord.
No. 6-2016]
(g)
Within an approved planned commercial development component:
[Added 1-9-2019 by Ord.
No. 1-2019]
[1]
Pet services only in combination with a kennel, subject to § 240-95A(57).
(2)
Accessory uses.
(a)
Supporting commercial uses in a planned industrial park or planned research or technology park, subject to § 240-95A(41).
(b)
Communications antenna mounted on an existing building or on an existing public utility storage or transmission structure, subject to § 240-95A(12).
(c)
Temporary construction trailer or sales office, subject to § 240-95A(49).
C.
Uses by special exception.
(1)
Principal uses.
(a)
Temporary use or structure, other than a construction trailer or sales office, subject to § 240-95A(42).
(b)
Comparable uses not specifically listed, subject to § 240-95A(13).
(2)
Accessory uses.
(a)
Agricultural sales, subject to § 240-95A(48).
In the PED Planned Economic Development District, all uses shall be subject to the following regulations, except as they may be modified by the express standards and criteria for the specific conditional uses and uses by special exception contained in Article XV.
A.
Minimum site: 15 acres.
B.
Minimum lot area.
(1)
Agriculture: 10 acres.
(2)
Airport: 50 acres.
(3)
Communication tower: none.
(4)
Shooting range: 20 acres.
(6)
Lots in a planned commercial development: 20,000 square
feet.
(7)
All other lots in any other planned development: 40,000
square feet.
(8)
Mixed-use development (overall property/parcel): 100 contiguous acres
(total lot area).
[Added 11-9-2022 by Ord.
No. 4-2022]
(10)
Age-restricted housing community: No minimum lot area is required.
However, a minimum of one parent parcel that is made subject to the
Pennsylvania Uniform Condominium Act or Planned Community Act[1] is required where the units are in a condominium or planned
community form of ownership and where individual fee simple ownership
of units is limited to the physical dwelling unit and common areas
are owned by a condominium or homeowners' association.
[Added 11-9-2022 by Ord.
No. 4-2022]
[1]
Editor’s Note: See 68 Pa.C.S.A. § 3101 et seq.
and 68 Pa.C.S.A. § 5101 et seq., respectively.
C.
Minimum lot width.
(2)
Lots in a planned commercial development: 60 feet.
(3)
All other individual lots: 150 feet.
(5)
Age-restricted housing community: No lots are required when units
are in a condominium or planned community and where individual fee
simple ownership is limited to the physical dwelling unit and common
areas are owned by a condominium or homeowners' association.
[Added 11-9-2022 by Ord.
No. 4-2022]
F.
Minimum front yard.
(2)
Lots in a planned commercial development: 50 feet.
(3)
All other individual lots: 50 feet.
(5)
Age-restricted housing community: no minimum front yard when units
are in a condominium or planned community and where individual fee
simple ownership is limited to the physical dwelling unit and common
areas are owned by a condominium or homeowners' association.
[Added 11-9-2022 by Ord.
No. 4-2022]
G.
Minimum rear yard.
(2)
All other principal structures adjoining residential
use or zoning classification: 100 feet.
(4)
All accessory structures: 50 feet.
(6)
Age-restricted housing community: no minimum rear yard when units
are in a condominium or planned community and where individual fee
simple ownership is limited to the physical dwelling unit and common
areas are owned by a condominium or homeowners' association.
[Added 11-9-2022 by Ord.
No. 4-2022]
H.
Minimum side yard.
(2)
All other principal structures adjoining residential.
(3)
Use or zoning classification: 100 feet.
(5)
All accessory structures: 25 feet.
(7)
Lots in an age-restricted housing community: no minimum side yard
when units are in a condominium or planned community and where individual
fee simple ownership is limited to the physical dwelling unit and
common areas are owned by a condominium or homeowners' association.
[Added 11-9-2022 by Ord.
No. 4-2022]
M.
Special regulations for mixed-use development.
[Added 11-9-2022 by Ord.
No. 4-2022]
(1)
The mixed-use development shall be planned and developed according
to a single tentative master development concept plan, whether for
immediate, future, or phased implementation, and whether in single
or multiple ownership. The single tentative master development may
be submitted to the Township in the form of a sketch plan. A mixed-use
development shall be required to contain commercial uses within the
proposed plan. The overall mixed-use development property may be comprised
of, or further subdivided into, individual mixed-use development lots,
provided that all lots or parcels comprising the overall mixed-use
development property are developed pursuant to the singular tentative
master development concept plan.
(2)
Applications for a mixed-use development shall be processed in accordance
with the procedure delineated under Sections 707 through 711 of the
MPC [53 P.S. §§ 10707 through 10711].
(3)
Where existing buffer plantings are insufficient to provide adequate screening between any proposed residential and nonresidential use, appropriate buffering shall be installed pursuant to § 240-98, Buffer areas and landscaping.
(4)
Area and bulk regulations in accordance with the following:
Overall Parcel Requirements For Mixed-Use Development
(does not apply to individual subdivided lots)
| |
---|---|
Minimum cumulative acres
|
100
|
Maximum cumulative impervious coverage (percentage of cumulative
acres)
|
35%
|
Minimum required cumulative open space (percentage of cumulative
acres)
|
25%
|
Perimeter setback for apartment uses GA/MR (feet)
|
100
|
Perimeter setback for uses other than apartments (feet)
|
75
|
Maximum steep slope disturbance
| |
Overall disturbance permitted (percent)
| |
Slopes from 15% to 20%
|
75%
|
Slopes from 20% to 25%
|
50%1
|
Slopes from 25% to 30%
|
30%1
|
Slopes from 30% to 40%
|
30%1
|
Slopes 40% and greater
|
30%1
|
NOTE:
| |
1
|
With supporting geotechnical engineer report.
|
Mixed-Use: Residential Development Individual Lot Requirements
| |
Key:
| |
SF
|
Single-family detached
|
DUP
|
Duplex
|
TRI
|
Triplex home
|
QUAD
|
Fourplex
|
TH
|
Townhouse
|
AL
|
Assisted living
|
NH
|
Nursing home
|
RC
|
Retirement community
|
GA
|
Garden apartment
|
MR
|
Mid-rise apartment
|
AR
|
Age-restricted housing community
|
Mixed-Use Development
|
SF
|
DUP, TRI, QUAD
|
AL, NH, RC
|
GA, MR
|
AR
|
---|---|---|---|---|---|
Minimum lot area (square feet)
|
7,500
|
1,250
|
100,000
|
300,000
|
n/a
|
Minimum lot width (feet)
|
60
|
20
|
100
|
100
|
n/a
|
Minimum front yard (feet)
|
15
|
15
|
75
|
100
|
n/a
|
Minimum rear yard (feet)
|
25
|
25
|
25
|
25
|
n/a
|
Minimum side yard (feet)
|
7.5
|
7.5
|
10
|
10
|
n/a
|
Mixed Use: Nonresidential Development Individual Lot Requirements
| |
---|---|
Mixed-Use Development
|
Nonresidential
|
Minimum lot area (square feet)
|
20,000
|
Minimum lot width (feet)
|
100
|
Minimum front yard (feet)
|
75
|
Minimum rear yard (feet)
|
25
|
Minimum side yard (feet)
|
10
|
Mixed Use: Residential Building to Building Separation
Distances
| |
Key:
| |
SF
|
Single-family detached
|
DUP
|
Duplex
|
TRI
|
Triplex home
|
QUAD
|
Fourplex
|
TH
|
Townhouse
|
AL
|
Assisted living
|
NH
|
Nursing home
|
RC
|
Retirement community
|
GA
|
Garden apartment
|
MR
|
Mid-rise apartment
|
AR
|
Age-restricted housing community
|
Mixed-Use Development
|
SF
|
DUP
|
TRI
|
QUAD
|
TH
|
AL
|
NH
|
RC
|
GA
|
MR
|
AR
|
---|---|---|---|---|---|---|---|---|---|---|---|
Side-Side
|
15
|
15
|
25
|
25
|
35
|
35
|
35
|
35
|
35
|
35
|
15
|
Side-Front
|
50
|
50
|
50
|
50
|
50
|
50
|
50
|
50
|
50
|
50
|
50
|
Side-Rear
|
50
|
50
|
50
|
50
|
50
|
50
|
50
|
50
|
50
|
50
|
30
|
Front-Front
|
65
|
65
|
65
|
65
|
65
|
80
|
80
|
80
|
80
|
80
|
65
|
Front-Rear
|
85
|
85
|
85
|
85
|
85
|
85
|
85
|
85
|
85
|
85
|
85
|
Rear-Rear
|
85
|
85
|
65
|
65
|
65
|
80
|
30
|
30
|
80
|
80
|
50
|
Minimum Building Width (feet)
|
40
|
40 (20 per unit)
|
60 (20 per unit)
|
80 (20 per unit)
|
20 per unit
|
N/A
|
N/A
|
N/A
|
N/A
|
N/A
|
36
|
(5)
Maximum density for overall parcel (that is used as the property
for the mixed-use development): four dwelling units per gross acre.
(a)
Applicable on an overall/cumulative basis to the mixed-use development.
Individual subdivided lots or sectors of a mixed-use development may
exceed four dwelling units per gross acre, provided that the overall
mixed-use development does not exceed four dwelling units per gross
acre.
(b)
"Gross acre" excludes steep slopes (25% slopes and greater)
and environmental resources: streams, 100-year floodplains, and delineated
wetlands.
(6)
Percentages of dwelling types:
(7)
(a)
Triplex, fourplex, garden apartments, mid-rise apartments, townhouses:
1.5 parking spaces per unit for all units having two or fewer bedrooms;
(b)
Assisted living facilities: one parking space per every two
employees on the largest shift plus one parking space per every 10
units; and
(c)
Nursing homes and retirement communities: one parking space
per every two employees on the largest shift plus one parking space
per every 20 beds.
(8)
Street/right-of-way setback: 12 feet, but in no event more than 22
feet from the edge of the curb or paved cartway.
(9)
Private recreation facilities: In an age-restricted housing community,
a private community center shall be constructed and maintained by
the assigned and agreed upon party to provide recreation facilities
and areas, including for example, a community center with fitness
facilities and an outdoor swimming pool. Other than providing private
recreation facilities and areas, an age-restricted housing community
is exempt from providing recreation facilities or areas.
(10)
Sidewalks: Sidewalks shall only be required on one side of public
streets.
See Article XVII.
See Article XVIII.
See § 240-98.
See § 240-104.