Township of Straban, PA Article III District Regulations

§ 140-6 Designation of districts.

A. Establishment of districts. Straban Township is divided into districts enumerated below and shown on the map entitled "Zoning Map of Straban Township," which is part of this chapter:[1]

	District Classification	District Symbol	District Name
	Residential	R-R	Residential Rural
		R-1	Residential Low Density
		R-2	Residential High Density
	Mixed Use	MU-1	Mixed Use - Village
		MU-2	Mixed Use - Neighborhood
	Economic Development	EC-1	Economic Development
		EC-2	Intense Economic Development

[1] Editor's Note: A copy of the Zoning Map is included as an attachment to this chapter.

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

(1) Boundaries indicated as approximately following the center lines of streets or highways shall be construed to follow such center lines.

(2) Boundaries indicated as approximately following platted lot lines shall be construed to follow such lot lines.

(3) Boundaries indicated as approximately following municipality limits shall be construed as following municipality limits.

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

(5) Boundaries indicated as parallel to or extensions of features indicated in Subsections B(1) through (4) shall be so construed. Distances not specifically indicated on the Zoning Map shall be determined by the scale of the map, unless the boundaries are indicated by dimensions.

(6) Where physical or cultural features existing on the ground vary with those shown on the Zoning Map or in circumstances not covered above, the Zoning Officer shall determine the district boundaries; however, said determination may be appealed to the Zoning Hearing Board.

C. Permitted uses.

(1) The uses allowed by this chapter are as shown in Article III, §§ 140-7 through 140-13 (zoning districts). The uses shown as permitted in each district are the only uses permitted in that district, and all other uses are subject to Subsection D below.

(2) Unless otherwise noted, the extent-of-use are the dimensional requirements for each use. However, additional or special extent-of-use requirements for certain uses and structures are set forth in Article IV, Use Regulations, and Article VI, Supplementary Regulations.

(3) Except for permitted mixed use, no more than one principal use is permitted on a single lot in the R-1 and R-2 districts. In all other districts, mixed-use development is permitted with a maximum of three principal uses per property, provided that the minimum lot area for two principal uses is two acres and the minimum lot area for three principal uses is three acres. Age qualified housing, small planned community and/or town center use are each deemed to be a principal use.

[Amended 10-19-2022 by Ord. No. 2022-01]

(4) A special event is a special exception use in every zoning district in the Township.

D. All other uses. Any legal use not specifically allowed elsewhere in the chapter shall be allowed by special exception in the district, provided that said use meets the general requirements for a special exception according to Article IX, § 140-61E, and does not constitute a public or private nuisance.

E. Applicability. The following statements shall apply unless otherwise provided by law or in this chapter:

(1) No building, structure or land in each district shall be used or occupied except for the express purposes specified for each district.

(2) Uses, structures and lots lawfully existing at the time of passage of this chapter and not in full compliance with the provisions of this chapter shall comply with the applicable provisions of Article V, Nonconformities.

F. Overlay areas.

[Amended 10-19-2022 by Ord. No. 2022-01]

(1) Establishment of overlay areas. Four area overlays have been delineated, enumerated below and are shown on the map (adopted as part of this chapter) entitled "Zoning Map of Straban Township."[2]

[Amended 1-2-2024 by Ord. No. 2024-01]

	Overlay Symbol	Overlay Name
	FH	Flood Hazard Area Overlay
	HV	Historic Village Overlay
	CVC	Convention and Visitors Center Development Overlay
	DTF	Distribution, Terminal, and Fulfillment Overlay
	SES	Solar Energy System Overlay

[2] Editor's Note: A copy of the Zoning Map is included at the end of this chapter.

(2) Regulatory requirements. Properties residing within the overlay areas are subject to the conditions and regulations set forth in this chapter. The following regulations apply:

(a) Flood Hazard Area Overlay (FH): see § 140-36.

(b) Historic Village Overlay (HV): see § 140-41.

(c) Convention and Visitors Center Development Overlay (CVC): see § 140-19S.

(d) Distribution, Terminal and Fulfillment Overlay (DTF): § 140-20G.

(e) Solar Energy System Overlay (SES): § 140-21D.

[Added 1-2-2024 by Ord. No. 2024-01]

§ 140-7 Residential Rural District (R-R).

A. Purpose. The intent of the Rural Residential Districts (R-R) is to:

(1) Conserve and enhance the existing rural, natural and historic character of Straban Township and its environs.

(2) Utilize open space design techniques where the natural and agrarian environment continues to dominate the landscape.

(3) Conserve natural features such as agricultural lands, woodlands and scenic views and vistas.

(4) Limit development near sensitive natural features such as steep slopes (greater than 20%), wetlands, wetland margins and one-hundred-year floodplain/flood hazard overlay area.

(5) Continue the use of on-lot wastewater and water systems or community systems for residential development that follows open space design criteria in appropriate areas outside the immediate sewer service area as defined by the Straban Township Act 537 Plan.

(6) Encourage compact residential clusters with direct visual and physical access to open space, estate lots, farms and conservation areas.

(7) Accommodate agriculture activities and agribusiness uses at appropriate locations.

(8) Place development on the most suitable areas for integration with the natural setting.

(9) Manage road frontage development by providing adequate distances between driveways and between buildings and roadways to maintain the rural character and the safety, capacity and condition of rural roadways.

(10) Implement the Land Use Plan of the Straban Township Comprehensive Plan.

(11) Promote cluster residential design for new residential developments.

B. Allowed uses.

(1) The following list establishes the uses allowed in the R-R District:

[Amended 8-2-2010 by Ord. No. 2010-02; 12-3-2018 by Ord. No. 2018-01; 10-4-2021 by Ord. No. 2021-04; 1-2-2024 by Ord. No. 2024-01]

	Table 140-7-1 R-R Allowed Uses
	Type of Use	Type of Use: P=Permitted SE=Special Exception	Use Regulations
	Residential Uses
	Cluster residential design (required for plans proposing 10 or more units and/or lots)	SE	§ 140-15B
	Residential conversion	P
	Single-family detached dwelling	P
	Agricultural Uses/Commercial Agribusiness Uses
	Animal husbandry	P	§ 140-16B
	Crop farming	P
	Dairy and cow operations	P
	Blacksmith	P
	Agribusiness operation	SE	§ 140-16A
	Permanent roadside stands	P	§ 140-23E
	Temporary roadside stands	P	§ 140-23E
	Forestry, including lumber and saw mills	SE	Excluding farm woodlots
	Commercial horse riding schools and boarding stables	P	§ 140-16C
	Commercial greenhouse and/or nursery	P	§ 140-19C
	Commercial kennels	P	§ 140-19D
	Recreational Uses
	Campground (commercial and not-for-profit) and facilities	SE	§ 140-17A
	Golf course	SE	§ 140-17C
	Nature preserves and wildlife sanctuaries	P
	Outdoor trap, skeet, rifle, pistol and archery range	SE	§ 140-17D
	Parks and playgrounds	P
	Public/Transportation/Utility Uses
	Airport and/or landing strip	SE	§ 140-22A
	Communications antennas mounted on an existing wireless support structure	P	§ 140-21A
	Communications tower	SE	§ 140-21A
	Public services office uses	P	§ 140-21B
	Public utilities	P	§ 140-21C
	Solar energy system	P	§ 140-21D
	Accessory Uses
	No-impact home-based business	P	§ 140-23C
	Bed-and-breakfast inn	P	§ 140-23A
	Cottage industry uses	P	§ 140-19F
	Garages and other accessory structures	P	§ 140-23B
	Secondary dwelling units	P	§ 140-23D
	Day care, in-home	P	§ 140-23C
	Private swimming pools	P	§ 140-23F

(2) All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific, relevant sections of this chapter.

(3) In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable. In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.

C. Area, coverage and dimensional requirements.

[Amended 12-3-2018 by Ord. No. 2018-01]

	Table 140-7-2 R-R Dimensional Requirements
	Regulation					Requirement
	Available sewer and water service:
		Perimeter buffer for cluster development				100 feet
		Minimum setback requirements:
			Front:
				Within a cluster subdivision		15 feet
				Other permitted uses (based upon roadway classification):1
					Local	40 feet
					Collector	50 feet
					Arterial	100 feet
			Side			15 feet each
			Rear			25 feet
		Maximum height				40 feet
		Maximum density				10 units or more: 4 units per acre (cluster residential required) Less than 10 units: 2 units per acre
		Minimum lot area				Cluster: 5,500 square feet Other permitted use: 0.5 acre
		Minimum lot width				Cluster: 50 feet Other permitted use: 200 feet
		Minimum required open space				60%
		Maximum impervious coverage/lot				35%
	No public sewer and/or water service:2
		Maximum density				1 dwelling unit per 2 acres
		Minimum lot area				2 acres
		Minimum lot width				200 feet
		Minimum setback requirement:
			Front			50 feet
			Side			25 feet
			Rear			25 feet
		Maximum height				40 feet
		Maximum impervious coverage/lot				35%

	NOTES:
	1	Reference § 140-5, definition of "street classification."
	2	Minimum lot area and width adjustments: As per the Straban Township Sewage Enforcement Officer analysis of soil percolation tests, the minimum lot area and width shall be increased to accommodate an approvable on-lot sewage system.

(1) Nonfarm parcel setbacks. Nonfarm parcels located contiguous to agricultural lands shall meet the following additional minimum setbacks measured from the nonfarm property line which is contiguous to the farm parcel:

(a) Shrubs shall be set back 20 feet.

(b) Trees shall be set back 30 feet.

(c) All wells shall be set back 50 feet.

D. Recreation. Recreation and park sites shall be provided as required by the Straban Township Code Chapter 117, § 117-48.

§ 140-8 Residential Low Density Districts (R-1).

A. Purpose. The intent of the Residential Low Density District (R-1) is to:

(1) Conserve, enhance and extend, where appropriate in accordance with Straban Township Comprehensive Plan, the existing low density residential areas of the Township, comprised primarily of residential subdivisions, existing suburban neighborhoods as well as small farmsteads and nondeveloped lands in between.

(2) Limit future development of the land to primarily residential uses and its ancillary uses.

(3) Limit growth where the natural environment continues to dominate the landscape.

(4) Conserve natural features such as woodlands and scenic views and vistas.

(5) Preserve sensitive natural features such as steep slopes (greater than 20%), wetlands and floodplains.

(6) Promote the development of public sewer and water systems in the future sewer service area as defined by the Straban Township Act 537 Plan.

(7) Place development on the most suitable areas for integration with the natural setting.

(8) Manage road frontage development by limiting the number of private driveways and by providing adequate distances between driveways, buildings and roadways to maintain the rural character and the safety, capacity and condition of rural roadways. Promote the installation of interior roadways in planned residential communities.

(9) Implement the Land Use Plan of the Straban Township Comprehensive Plan.

B. Allowed uses.

(1) The following list establishes the uses allowed in the R-1 Districts:

[Amended 8-2-2010 by Ord. No. 2010-02; 12-3-2018 by Ord. No. 2018-01; 1-2-2024 by Ord. No. 2024-01]

	Table 140-8-1 R-1 Allowed Uses
	Type of Use	Type of Use: P=Permitted SE=Special Exception	Use Regulations
	Residential Uses
	Cluster residential design (required for plans containing 10 or more units)	SE	§ 140-15B
	Residential conversion	P	§ 140-15F
	Single-family detached dwelling	P
	Nonresidential Uses
	Educational institutions	SE	§ 140-18A
	Places of worship	P	§ 140-18D
	Agricultural Uses
	Animal husbandry	P
	Crop and/or dairy farming	P
	Commercial Agribusiness Uses
	Permanent roadside stands	P	§ 140-23E
	Temporary roadside stands	P	§ 140-23E
	Forestry, including lumber and saw mills	SE	Excluding farm woodlots
	Commercial horse riding schools and boarding stables	P	§ 140-16C
	Commercial greenhouse and/or nursery	P	§ 140-19C
	Recreational Uses
	Parks and playgrounds	P
	Public/Transportation/Utility Uses
	Public services office uses, not including communications towers and antennas	P	§ 140-21B
	Communications antennas mounted on an existing wireless support structure	P	§ 140-21A
	Public utilities	P	§ 140-21C
	Accessory Uses
	Accessory use customarily incidental to the above permitted uses, including but not limited to:	P
	No-impact home-based businesses	P	§ 140-23C
	Cottage industry uses	P	§ 140-19F
	Garages (excluding vehicle repair garages) and other accessory structures	P
	Secondary dwelling unit	P	§ 140-23D
	Day-care center, in home	P	§ 140-23C
	Private swimming pools	P	§ 140-23F

(2) All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific relevant sections of this chapter.

(3) In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable (except with respect to age-qualified housing, small planned community use and town center use, which are regulated under § 140-15A, G and H, respectively). In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.

C. Area and dimensional requirements.

(1) Residential requirements.

(a) Residential developments proposing 10 units or more, serviced by both public water and sewer, shall follow the area, coverage and dimensional requirements in Article IV, § 140-15B, Cluster residential design.

(b) The area, coverage and dimensional requirements for residential lots are presented in Table 140-8-2.

	Table 140-8-2 R-1 Area, Coverage and Dimensional Requirements
	Regulation					Requirement
	Available sewer and water service:
		Perimeter buffer for cluster residential				100 feet
		Minimum setback requirements:
			Front:
				Cluster residential lot		15 feet
				Other permitted uses (based on road classification):
					Local	25 feet
					Collector	35 feet
					Arterial	55 feet
			Side			10 feet each
			Rear			25 feet
		Maximum height				40 feet
		Maximum density				10 units or more: 6 units per acre Less than 10 units: 2 DU per acre
		Minimum lot area				Cluster: SFD: 5,000 square feet Duplex/two-family: 3,000 square feet per DU Other permitted use: 0.5 acre
		Minimum lot width				Cluster: 45 feet Other permitted use: 150 feet
		Minimum required open space				50%
		Maximum impervious coverage/lot				40%
	No public sewer and/or water service:
		Minimum lot area				2 acres1
		Minimum lot width				150 feet
		Minimum setback requirement:
			Front			100 feet
			Side			10 feet
			Rear			40 feet
		Maximum height				50 feet
		Maximum density				1 dwelling unit per 2 acres
		Minimum open space preservation (other permitted uses)				50%
		Maximum impervious coverage/lot				35%

	NOTE:
	1	Minimum lot area and width adjustments: As per the Straban Township Sewage Enforcement Officer analysis of soil percolation tests, the minimum lot size and width shall be increased to accommodate an approvable on-lot sewage system.

(2) Nonresidential requirements. Nonresidential uses shall follow the area, coverage and dimensional requirements set forth on Table 140-8-2 or as indicated in Article IV, Use Regulations, whichever is more restrictive; however, the lot area and width requirements shall be increased as necessary to accommodate off-street parking, loading and buffers and screening established in Articles VI and VII of this chapter and design requirements of the Straban Township Subdivision and Land Development Ordinance.[1]

[1] Editor's Note: See Ch. 117, Subdivisions of Land.

D. Recreation. Recreation and park sites shall be provided as required by the Straban Township Code, Chapter 117, § 117-48.

E. As indicated in § 140-15A, G and H, the requirements and standards of this § 140-8 shall not apply to age-qualified housing, small planned community and town center uses.

§ 140-9 Residential High Density District (R-2).

A. Purpose. The intent of the Residential High Density District (R-2) is to:

(1) Recognize the Gettysburg area as a potentially high growth area, and provide land area for higher density residential development in the areas east of the Borough of Gettysburg and south of S.R. 116. Residential High Density District land area also encompasses the Lake Heritage and Hazelbrook Hills residential area abutting Mount Joy and Cumberland Townships.

(2) Allow for densely planned residential growth occurring adjacent to the economic development districts.

(3) Provide recreational spaces or linkages to other planned recreational areas.

(4) Encourage residential development where public sewer and water service exists.

(5) Encourage the development of attractive neighborhoods by incorporating pedestrian-scale streetlighting, sidewalks and pathways, development interconnectivity, landscaped entry/gateways, best management practices for stormwater filtration, minimal front yard setbacks and planned overflow parking lots.

(6) Conserve natural features such as woodlands and scenic views and vistas and steep slopes of greater than 20% within designated common open space areas.

(7) Place development on the most suitable areas for integration with the natural setting.

(8) Implement the Land Use Plan of the Straban Township Comprehensive Plan.

B. Allowed uses.

(1) The following list establishes the uses allowed in the R-2 District:

[Amended 12-3-2018 by Ord. No. 2018-01; 10-4-2021 by Ord. No. 2021-04]

	Table 140-9-1 R-2 Allowed Uses
	Type of Use	Type of Use: P=Permitted SE=Special Exception	Use Regulations
	Residential Uses
	Age-qualified housing	SE	§ 140-15A
	Cluster residential design (required for plans containing 10 or more units)	SE	§ 140-15B
	Single-family detached dwelling	P
	Single-family semidetached dwellings	P	§ 140-15C
	Single-family attached dwellings	P	§ 140-15C
	Small planned community	SE	§ 140-15G
	Town center use	SE	§ 140-15H
	Two-family dwelling	P	§ 140-15C
	Residential conversion	P	§ 140-15F
	Nonresidential Uses
	Educational institutions	SE	§ 140-18A
	Commercial outdoor recreation	P	§ 140-17B
	Places of worship	P	§ 140-18D
	Parks and playgrounds	P
	Transportation/Utility Uses
	Public services office uses, not including communications towers and antennas	P	§ 140-21B
	Communications antennas mounted on an existing wireless support structure	P	§ 140-21A
	Public utilities	P	§ 140-21C
	Accessory Uses
	Accessory use customarily incidental to the above permitted uses, including but not limited to:	P
	No-impact home-based businesses	P	§ 140-23C
	Cottage industry uses	P	§ 140-19F
	Garages and other accessory structures (excluding vehicle repair garages)	P	§ 140-23B
	Secondary dwelling unit	P	§ 140-23D
	Day-care center, in home	P	§ 140-23C
	Private swimming pools	P	§ 140-23F

(2) All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific relevant sections of this chapter.

(3) In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable. In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.

C. Area, coverage, density and dimensional requirements.

(1) Residential requirements. The area, coverage and dimensional requirements are presented on Table 140-9-2.

[Amended 10-4-2021 by Ord. No. 2021-04]

	Table 140-9-2 R-2 Area, Coverage and Dimensional Requirements
	Regulation					Requirement
	Available sewer and water service:
		Perimeter buffer (cluster residential only)				100 feet
		Minimum setback requirements:
			Front:
				Cluster residential lots		15 feet
				Other permitted uses (based on road classification):1
					Local	20 feet
					Collector	35 feet
					Arterial	45 feet
			Side			10 feet
			Rear			25 feet
		Maximum height				60 feet
		Maximum density				10 units or more: 10 units per acre Less than 10 units: 2 units per acre
		Minimum lot area				Cluster-SFD: 4,500 square feet Duplex/two-family/SFA: 2,500 square feet per DU Other permitted uses: 0.5 acre
		Minimum lot width				Cluster: SFD: 40 feet Duplex/two-family/SFA: 25 feet per DU Other permitted use: 150 feet
		Minimum building separation				15 feet
		Minimum required open space				25%
		Maximum impervious coverage/lot				Residential: 40% Mixed use/nonresidential: 65%
	No public sewer and/or water service:
		Minimum lot area				2 acres
		Minimum lot width				150 feet
		Minimum setback requirement:
			Front			50 feet
			Side			10 feet
			Rear			40 feet
		Maximum height				60 feet
		Maximum density				1 dwelling unit per 2 acres
		Minimum open space preservation (nonresidential)				25%
		Maximum impervious coverage/lot				35%

	NOTE:
	1	Reference § 140-5, definition of "street classification."

D. Overflow parking. Overflow parking shall be provided in accordance with Article VII and designated on the plan. A landscaping and screening plan is required along the perimeter of any parking lot.

E. Recreation. Recreation and park sites shall be provided as required by the Straban Township Code Chapter 117, § 117-48.

F. Design criteria for any residential development plan proposing 10 or more units shall utilize residential cluster design guidelines, Article IV, § 140-15B.

G. As indicated in § 140-15A, G and H, the requirements and standards of this § 140-9 shall not apply to age-qualified housing, small planned community and town center uses.

§ 140-10 Mixed Use - Village Districts (MU-1).

A. Purpose. The intent of the Mixed Use - Village District (MU-1) is to:

(1) Recognize, protect and build upon the existing mixed use, village commercial and residential development patterns which have occurred in and around the villages of Hunterstown and New Chester; and provide opportunity for new village development at the crossroads of PA Route 394/Shriver's Corner Road and U.S. Route 15.

(2) Allow a moderate amount of similar growth and development to occur adjacent to the village areas.

(3) Promote development in existing and/or planned sewer and water service areas of the Township.

(4) Promote essential neighborhood services and nonresidential uses in the mixed-use districts of the Township to decrease vehicle trips and encourage pedestrian circulation.

(5) Encourage traditional storefront design; maximize opportunities for street activity by incorporating open and inviting ground floor facades.

(6) Create streetscapes and public spaces that are comfortable and safe for pedestrians.

(7) Construct buildings close to the street's edge to reinforce a sense of urban enclosure by placing parking behind buildings.

(8) Implement the Land Use Plan of the Straban Township Comprehensive Plan.

B. Allowed uses.

(1) The following list establishes the uses allowed in the MU-1 Districts, which may be mixed in a single building or lot:

[Amended 12-3-2018 by Ord. No. 2018-01; 10-4-2021 by Ord. No. 2021-04]

	Table 140-10-1 MU-1 Allowed Uses
	Type of Use	Type of Use: P=Permitted SE=Special Exception	Use Regulations
	Residential Uses
	Age-qualified housing	SE	§ 140-15A
	Cluster residential design (required for plans containing 10 or more units)	SE	§ 140-15B
	Town center use	SE	§ 140-15H
	Small planned community	SE	§ 140-15G
	Single-family detached dwellings	P
	Single-family semidetached dwellings	P	§ 140-15C
	Single-family attached dwellings	P	§ 140-15C
	Two-family dwelling	P	§ 140-15C
	Residential conversion	P	§ 140-15F
	Mobile home park	SE	§ 140-15E
	Mixed-use building	P	§ 140-15C(5)
	Nonresidential Uses
	Professional offices	P
	Day-care center	P	§ 140-19G
	Personal service businesses, including barber, beautician, dry cleaning, custom tailoring, florist, pharmacy and banking; excluding adult businesses	P
	Restaurants, sandwich/deli restaurant, ice cream restaurant	P
	Convenience stores, local produce markets	P	§ 140-19E
	Grocery store	P	§ 140-19J
	Institutional Uses
	Educational institutions	SE	§ 140-18A
	Nursing/assisted-living buildings	SE	§ 140-18C
	Places of worship	P	§ 140-18D
	Recreational Uses
	Commercial outdoor recreation	P	§ 140-17B
	Parks and playgrounds	P
	Public/Transportation/Utility Uses
	Communications antennas mounted on an existing wireless support structure	P	§ 140-21A
	Public services office uses, not including communications towers and antennas	P	§ 140-21B
	Public utilities	P	§ 140-21C
	Accessory Uses
	Accessory uses customarily incidental to the above allowed uses, including but not limited to:
	No-impact home-based businesses	P	§ 140-23C
	Cottage industry uses	P	§ 140-19F
	Garages (excluding vehicle repair garages) and other accessory structures	P
	Secondary dwelling unit	P	§ 140-23D
	Day-care center, in home	P	§ 140-23C
	Private swimming pools	P	§ 140-23F

(2) All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific relevant sections of this chapter.

(3) In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable (except with respect to age-qualified housing, small planned community, and town center use, which are regulated under § 140-15A, G and H, respectively). In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.

C. Area and dimensional requirements.

(1) Residential requirements. The area, coverage and dimensional requirements are presented on Table 140-10-2, Area, Coverage and Dimensional Requirements.

[Amended 10-4-2021 by Ord. No. 2021-04]

	Table 140-10-2 MU-1 District: Area, Coverage and Dimensional Requirements1
	Regulation		Requirement
	Minimum unit size		750 square feet per unit
	Minimum setback requirements:
		Front	10 feet (as measured from the street curb)
		Side	10 feet
		Rear	25 feet
	Maximum height		60 feet
	Maximum density		10 units or greater: 8 units per acre 9 units or less: 1 unit per 0.5 acre
	Minimum required open space		25%
	Maximum impervious coverage/lot		70%
	Minimum lot area/lot width		Single-family detached: 5,000 square feet; 50 feet Duplex/two-family/SFA: 2,500 square feet per DU; 25 feet per DU Nonresidential and mixed use: 2,500 square feet; 30 feet
	Minimum building separation		15 feet between structures
	Maximum building size		10,000 square feet

	NOTE:
	1	Public water and sewer service is required for all MU-1 Districts.

(2) Nonresidential requirements.

(a) The maximum size for a nonresidential building is 10,000 square feet, except for grocery stores, which shall meet the requirements of § 140-19J. Area, coverage, and dimensional requirements for nonresidential uses shall follow Table 140-10-2 requirements.

(b) Nonresidential uses shall be grouped together either as one single parcel or on individual contiguous lots.

(c) Nonresidential buildings in the MU-1 District may be either detached or attached.

(d) All off-street parking, loading and buffers, screening, and tree protection regulations established in Articles VI and VII of this chapter and the Straban Township Subdivision and Land Development Ordinance[1] shall be met on the lot where such use is located.

[1] Editor's Note: See Ch. 117, Subdivision of Land.

(3) Other requirements.

(a) Uses shall not exceed the maximum use provisions set forth in Table 140-10-3.

(b) Any new mixed-use development shall connect with an existing community or town center in terms of its street, alley and pedestrian network. A minimum of two direct street linkages are required for the communities to be considered connected. These connections and the existing community or town center shall be shown on the development plan.

(c) Development within the mixed-use district may include a combination of different uses listed in Subsection B and in accordance with Table 140-10-2.

(d) The development mix in the MU-1 District shall be in accordance with Table 140-10-3 as follows:

	Table 140-10-3 Performance Standards for Mixed-Use Development
	Use		Percentage of Base Site Area
	Open space preservation		Minimum of 25%
	Residential uses:
		Low density (1 to 4 units per acre)	Minimum of 10% Maximum of 50%
		High density (5 to 8 units per acre)	Maximum of 60%
	Nonresidential development		Minimum of 10% Maximum of 35% (except town center use)

	NOTE:
	*	The site area percentages noted in Table 140-10-3 for residential and nonresidential uses are based on the base site area remaining after the development's open space preservation requirement has been removed.

(e) Commercial, residential and/or mixed-use plans proposing three or more residential units or any nonresidential uses shall include pedestrian-scale streetlighting, street trees, sidewalks and pathways, development interconnectivity, landscaped entry/gateways, best management practices (BMPs) for stormwater filtration (unless not approved by DEP), shallow front yard setbacks, and planned overflow parking lots.

(f) Except as may otherwise be permitted by § 140-49, no off-street parking is permitted to be placed between the plane of any primary facade and the road right-of-way. On parcels with multiple principal buildings, the principal building located closest to each road right-of-way shall be used to determine the front yard off-street parking setback. Only landscaping, signage and access drives are permitted to be located in the front yard area. Common on-street parking shall be located along nonresidential streets.

[Amended 12-5-2016 by Ord. No. 2016-02]

(g) Overflow parking. Overflow parking shall be provided in accordance with Article VII and designated on the plan. A landscaping and screening plan is required along the perimeter of any parking lot.

(h) Nonresidential uses grouped together shall front on the development's primary street. The building facade shall be located within 20 feet of the edge of the development's primary street and there shall be no parking located between the primary facade and the street.

(i) Mixed-use design shall provide the Township with the following:

[1] A unified and interconnected street network.

[2] A unified layout served by common on-street parking, ingress and egress, access drives and stormwater control facilities in accordance with the Straban Township Subdivision and Land Development Ordinance and with the Straban Township Stormwater Management Ordinance.[2]

[2] Editor's Note: See Ch. 117, Subdivision of Land, and Ch. 109, Stormwater Management, respectively.

[3] A comprehensive signage plan including development identification, individual building identification, pedestrian crossing, parking and directional signage.

[4] Unified streetscape plan, including lighting and street trees.

[5] An internal pathway system to provide access to all buildings, open space areas, parking areas and residential neighborhoods. This system shall also connect to any proposed or existing development on adjacent parcels.

(j) Recreation. Recreation and park sites shall be provided as required by the Straban Township Code Chapter 117, § 117-48.

D. As indicated in § 140-15A, G and H, the requirements and standards of this § 140-10 shall not apply to age-qualified housing, small planned community and town center uses.

§ 140-11 Mixed Use - Neighborhood District (MU-2).

A. Purpose. The intent of the Mixed Use - Neighborhood District (MU-2) is to provide appropriate areas in Straban Township to accommodate new growth and development and thus meet the goals and objectives and implement the policies of the Straban Comprehensive Plan, Mixed Use Development Growth Area. The underlying differences between the MU-1 and MU-2 districts are open space criteria and density requirements for uses. The basic principles which apply to the MU-2 Districts are to:

(1) Promote the development of residential communities that permit accessory commercial uses, primarily small professional/personal service establishments with a commitment to historic- , ecologic- and natural-resource-sensitive design.

(2) Provide a transition between the compact, mixed-use development found in the MU-1 District and the predominantly residential R-1 and R-2 districts.

(3) Provide a new growth opportunity at the intersection of U.S. Route 15 and PA Route 116.

(4) Exclude incompatible nonresidential uses from locating in the mixed-use districts, such as drive-through establishments or large-scale retail uses.

(5) Encourage both on-street and off-street parking solutions.

(6) Utilize smart growth techniques for commercial, residential, mixed-use plans, town center plans, and/or small planned communities.

(7) Encourage traditional storefront design; maximize opportunities for street activity by incorporating open and inviting ground floor facades.

(8) Create streetscapes and public spaces that are comfortable and safe for pedestrians.

(9) Encourage the placement of buildings at the sidewalk's edge and reinforce/create an attractive, pedestrian-safe streetscape by placing parking behind buildings.

(10) Provide public water and sewer service to all new development.

(11) Provide a variety of housing types with a range of values.

(12) Coordinate and create development options to meet the community's recreation, education, convenience shopping and service needs.

(13) Protect sensitive natural features such as steep slopes (greater than 20%), wetlands and the one-hundred-year floodplain.

(14) Encourage the placement of development in the most suitable areas within a site of land, preserving the natural setting to the greatest extent possible.

(15) Provide opportunities for innovative and flexible design consistent with Township ordinances.

B. Allowed uses.

(1) The following list establishes the uses allowed in the MU-2 Districts, which may be mixed in a single building or lot:

[Amended 12-3-2018 by Ord. No. 2018-01; 10-4-2021 by Ord. No. 2021-04]

	Table 140-11-1 MU-2 Allowed Uses
	Type of Use	Type of Use: P=Permitted SE=Special Exception	Use Regulations
	Residential Uses
	Single-family detached dwellings	P
	Single-family semidetached dwellings	P	§ 140-15C
	Single-family attached dwellings	P	§ 140-15C
	Two-family dwelling	P	§ 140-15C
	Mobile home park	SE	§ 140-15E
	Small planned community	SE	§ 140-15B, G
	Age-qualified housing	SE	§ 140-15A
	Town center use	SE	§ 140-15H
	Residential conversion	P	§ 140-15F
	Mixed-use buildings	P	§ 140-15C(5)
	Nonresidential Uses
	Professional offices	P
	Day-care center	P	§ 140-19G
	Personal service businesses, such as barber, beautician, dry cleaning, custom tailoring, florist, pharmacy and banking, excluding adult	P
	Restaurants, sandwich/deli restaurant, ice cream restaurant	P
	Convenience stores permitting fuel pumps	P	§ 140-19E
	Grocery stores	P	§ 140-19J
	Tavern	P	§ 140-19M
	Nonresidential Institutional Uses
	Community buildings	P
	Educational institutions	SE	§ 140-18A
	Library	P
	Nursing/assisted-living homes	SE	§ 140-18C
	Places of worship	P	§ 140-18D
	Recreational Uses
	Parks and playgrounds	P
	Commercial outdoor recreation	SE	§ 140-17B
	Golf course	SE	§ 140-17C
	Public/Transportation/Utility Uses
	Communications antennas mounted on an existing wireless support structure	P	§ 140-21A
	Public services office uses, not including communications towers and antennas	P	§ 140-21B
	Public utilities	P	§ 140-21C
	Accessory Uses
	Accessory uses customarily incidental to the above allowed uses, including but not limited to:
	No-impact home-based businesses	P	§ 140-23C
	In-home day care	P	§ 140-23C
	Cottage industry	P	§ 140-19F
	Garages and other accessory buildings and structures	P
	Secondary dwelling unit	P	§ 140-23D
	Private swimming pools	P	§ 140-23F
	Temporary roadside stands	P	§ 140-23E

(2) All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific relevant sections of this chapter.

(3) In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable (except with respect to § 140-15A, G and H). In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.

C. Performance standards. The development as a whole shall meet the standards prescribed in Tables 140-11-2 and 305-3 and shall offer a variety of housing types and nonresidential uses necessary to accommodate the new and existing communities.

D. Overflow parking. Overflow parking lots shall be provided in accordance with Article VII and designated on the plan. A landscaping and screening plan is required around the perimeter of any parking lot.

E. Area and dimensional requirements. The following regulations set forth area and dimensional requirements for residential and nonresidential uses by type:

(1) Residential requirements. The residential area and dimensional requirements are presented in Tables 140-11-2 and 140-11-3, residential use area, coverage and dimensional requirements.

[Amended 10-4-2021 by Ord. No. 2021-04]

	Table 140-11-2 MU-2 District Area, Coverage and Dimensional Requirements
	Regulation		Residential Uses
	Minimum unit size		750 square feet per unit
	Maximum density		10-plus units: 6 units per acre (cluster residential design, Article IV, § 140-15B); 9 units or less: 1 unit per 0.5 acre
	Minimum lot area/lot width		Single-family detached: 6,500 square feet; 65 feet Single-family attached: 2,750 square feet per DU; 25 feet Duplex/two-family dwellings: 3,000 square feet per DU; 30 feet Nonresidential and mixed use: 3,000 square feet; 30 feet
	Minimum setbacks:
		Front	15 feet
		Side	10 feet
		Rear	25 feet
	Minimum building separation		15 feet
	Maximum impervious surface/lot		40%
	Maximum height		40 feet
	Maximum number of stories		3 stories
	Minimum required open space		50%

	Table 140-11-3 MU-2 District — Performance for Mixed-Use Development
	Use		Percentage of Base Site Area1
	Minimum contiguous open space		Minimum of 50%
	Residential development:1
		Residential uses: low density (1 to 3 units per acre)	Minimum of 15% Maximum of 60%
		Residential uses: high density (4 to 6 units per acre)	Maximum of 40%
		Nonresidential uses	Minimum of 10% Maximum of 35%

	NOTE:
	1	The site area percentages noted in Table 140-11-3 for residential and nonresidential uses are based on the base site area remaining after the development's open space preservation requirement has been removed.

(2) Nonresidential requirements. Nonresidential uses are only permitted when associated with a planned mixed-use development. Planned mixed-use developments including nonresidential uses shall meet the following area, dimensional, design concept, parking and circulation, lighting and buffer requirements:

(a) Nonresidential uses can be grouped together either as one single parcel or on individual lots.

[1] Nonresidential uses shall be fulfilled by a minimum of two of the following uses: institutional use or place of worship, commercial retail, and professional office land uses.

[2] Under no circumstances shall the combination of uses exceed the maximum nonresidential use provisions set forth in Subsection E, Table 140-11-3.

[3] The maximum nonresidential building size shall be no greater than 10,000 square feet, except that a grocery store shall meet the requirements of § 140-19J.

(b) Buildings may be either detached (a building not attached to any other building) or attached (a row of buildings attached to each other by one or more common vertical walls).

(c) Institutional uses and places of worship shall follow the standards provided in Table 140-11-4.

	Table 140-11-4 Institutional Uses and Places of Worship: Area and Dimensional Requirements
	Regulation		Requirement
	Minimum lot area		20,000 square feet
	Minimum lot width at setback line		150 feet
	Minimum setbacks:
		Front	25 feet
		Side	20 feet
		Rear	55 feet
	Minimum building separation		20 feet
	Maximum building height		60 feet
	Maximum height for steeples or decorative towers		75 feet

(d) Except as may otherwise be permitted by § 140-49, no off-street parking is permitted to be placed between the plane of any primary facade and the road right-of-way. On parcels with multiple principal buildings, the principal building located closest to each road right-of-way shall be used to determine the front yard off-street parking setback. Only landscaping, signage and access drives are permitted to be located in the front yard area. Off-street parking shall have access pathways or sidewalks to the entrance of all residential or commercial establishments it serves.

[Amended 12-5-2016 by Ord. No. 2016-02]

(e) Parking. Overflow parking lots shall be provided in accordance with Article VII and designated on the plan. A landscaping and screening plan is required around the perimeter of any parking lot.

(f) Street configuration. All lots shall be provided access by an interior street network.

(g) Buffers, screening and tree protection requirements:

[1] A planted buffer in accordance with § 140-32 of this chapter and the Straban Township Subdivision and Land Development Ordinance.[1]

[1] Editor's Note: See Ch. 117, Subdivision of Land.

F. Recreation. Recreation and park sites shall be provided as required by the Straban Township Code Chapter 117, § 117-48.

G. Where the requirements and standards of § 140-15A, G or H conflict with the requirements and standards of this § 140-11, the standards of § 140-15A, G and H shall apply.

§ 140-12 Economic Development - Commercial District (EC-1).

A. Purpose. The intent of the Economic Development - Commercial District (EC-1) is to:

(1) Recognize the existing mixture of uses present along Route 30 and provide the continuation of a similar mixture of nonresidential uses, including regional business and shopping centers, office park complexes, professional offices and mixed-use buildings offering a variety of office and upper floor living arrangements.

(2) Ensure the availability of public water and public sewer service.

(3) Ensure compatibility between uses through landscaped buffers, consistent signage and other site amenities.

(4) Manage access to and from the Route 30 corridor to protect public safety and develop regulations limiting the size, scale and range of uses to prevent commercial strip development.

(5) Promote the development and continuation of the Route 30 corridor streetscape plan.

(6) Promote development of high-quality conference and tourism service centers.

(7) Implement the Land Use Plan of the Straban Township Comprehensive Plan, in particular, the economic development commercial area.

B. Allowed uses.

(1) The following list establishes the uses allowed in the EC-1 Districts:

[Amended 6-7-2010 by Ord. No. 2010-01; 4-2-2011 by Ord. No. 2011-02; 12-3-2018 by Ord. No. 2018-01; 10-4-2021 by Ord. No. 2021-04; 10-19-2022 by Ord. No. 2022-01; 3-3-2025 by Ord. No. 2025-02]

Table 140-12-1 EC-1 Allowed Uses
Type of Use	Type of Use: P=Permitted S=Special Exception	Use Regulations
Residential Uses
Residential conversions	P	§ 140-15F
Halfway house	SE	§ 140-15D
Mixed-use buildings/live-work units	P	§ 140-15C(5)
Multifamily dwelling	P	§ 140-15B, C
Town center use	SE	§ 140-15H
Nonresidential Office Uses
Commerce/business park	SE	§ 140-19R
Convention and visitors center	SE	§ 140-19S
Professional services	P
Banking/financial institutions	P
Personal services	P
Businesses with drive-through facilities	P	§ 140-19B
Health care offices	P
Medical marijuana dispensary	P	§ 140-20H
Veterinary facilities and animal hospitals	P	§ 140-19Q
Commercial Uses
Commercial greenhouse or nursery	P	§ 140-19C
Consumer fireworks sales facility	P	§ 140-19T
Contractor headquarters	P	§ 140-19D.1
Day-care centers	P	§ 140-19G
Funeral home	P	§ 140-19H
Hotel and motel	SE	§ 140-19I
Grocery store	P	§ 140-19J
Retail wholesale	P	§ 140-19K
Shopping center	SE	§ 140-19L
Tavern	P	§ 140-19M
Vehicle fueling stations	P	§ 140-19N
Vehicle sales, service, washing, repair and body shop	P	§ 140-19O
Restaurant	P
Retail businesses	P
Studios	P
Distribution and/or logistics center	SE	§ 140-20G
Fulfillment center and/or return center	SE	§ 140-20G
Terminal, rail and/or truck (truck and freight terminal)	SE	§ 140-20G
Industrial Uses
Data center	P*	§ 140-20I
Battery energy storage systems	P*	§ 140-20I
Institutional Uses
Commercial technical or training schools	P
Hospital	P	§ 140-18B
Places of worship	P	§ 140-18D
Transportation/Utility Uses
Parking garage	P	§ 140-23B
Public services office uses	P	§ 140-21B
Communications antennas mounted on an existing wireless support structure	P	§ 140-21A
Public utilities	SE	§ 140-21C
Accessory Uses
Accessory uses customarily incidental to the above allowed uses, including but not limited to:
No-impact home-based businesses	P	§ 140-23C
In-home day care	P	§ 140-23C
Cottage industry	P	§ 140-19F
Garages and other accessory buildings and structures	P	§ 140-23B
Farmers market (temporary or permanent) roadside stands	P	§ 140-23E
NOTES:
*Only permitted in the specified overlay area

(2) All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific relevant sections of this chapter.

(3) In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable. In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.

C. Maximum density: 10 units per acre.

D. Dimensional requirements (see Table 140-12-2):

(1) Minimum lot width. Requirements are based on the functional roadway classification on which the lot fronts and as identified and defined in the Straban Township Comprehensive Plan.

	Table 140-12-2 EC-1 Area, Coverage and Dimensional Requirements
	Regulation		Requirement
	Minimum lot area		30,000 square feet
	Lot width:
		Minimum lot width fronting on arterial, major or minor collector street	75 feet
		Minimum lot width fronting on local streets	100 feet
		Minimum lot width fronting on new interior roadways	50 feet
	Minimum setback requirements:
		Front	60 feet for arterial and major collector roadways 25 feet for new interior roadways 45 feet for all other roads1
		Side	10 feet
		Rear	25 feet
	Maximum height		60 feet2
	Maximum lot coverage		75%
	Minimum vegetative cover		A minimum of 25% of each lot or combined lots on one development plan shall be maintained with a vegetative cover and landscaping. A landscaping plan shall be provided with every development proposal.

	NOTES:
	1	Reference § 140-5, definition of "street classification."
	2	Gateway Gettysburg has official approval for a maximum height of 85 feet.

E. Site requirements for nonresidential and mixed-use lots. The following requirements are designed to minimize the potential for commercial strip development in coordination with the design requirements applied in the Straban Subdivision and Land Development Ordinance.[1]

(1) Except as may otherwise be permitted by § 140-49, no parking is permitted to be placed within the front yard parking setback. The front yard parking setback distance shall be the distance between the principal building and the road right-of-way. On parcels with multiple principal buildings, the principal building located closest to each road right-of-way shall be used to determine the front yard parking setback. Only landscaping, signage, and access drives are permitted to be located in the front yard area.

[Amended 12-5-2016 by Ord. No. 2016-02; 12-3-2018 by Ord. No. 2018-01]

(2) In the event that a building's main entrance is not located on a primary facade, the primary facade shall still be required to provide a combination of at least two of the following architectural elements, including, but not limited to, bays, windows, doors (doors do not have to be open to the public) or cornice for every 50 feet of building length along the primary facade. Corner lots with more than one primary facade shall be required to provide a similar combination of at least two architectural elements, including but not limited to bays, windows, doors (doors do not have to be open to the public) or cornice on each facade for every 50 feet of building length along the facades. Elevation views of the primary facades shall be submitted in the land development plan set.

[Amended 12-5-2016 by Ord. No. 2016-02]

(3) The parking lot shall be designed in accordance with the landscaping and buffering standards of the Straban Township Subdivision and Land Development Ordinance.[2] Shared parking is acceptable if peak parking demands are met by all uses utilizing the shared parking lot.

[Amended 12-5-2016 by Ord. No. 2016-02]

[2] Editor's Note: See Ch. 117, Subdivision of Land.

(4) Outdoor refuse areas shall be enclosed by walls or opaque fencing designed to be architecturally compatible with the principal building(s). Walls or fencing shall be designed to shield the refuse areas from direct view of any adjacent property and shall be at least six feet high.

(5) A buffer yard and screening in accordance with § 140-32, Article VI, Supplementary Regulations, shall be provided at the lot line of all nonresidential properties abutting a residential use or district.

[1] Editor's Note: See Ch. 117, Subdivision of Land.

F. Sharing of the access drives and stormwater management and parking facilities is encouraged in accordance with the Straban Township Subdivision and Land Development Ordinance,[3] Straban Township Stormwater Management Ordinance[4] and with appropriate maintenance agreements established at the time of land development.

[3] Editor's Note: See Ch. 117, Subdivision of Land.

[4] Editor's Note: See Ch. 109, Stormwater Management.

G. Sidewalks. The inclusion of sidewalks within a business/commerce park is mandatory on all interior roadways. All sidewalks are required to be five feet in width with a two-foot to four-foot planting strip between the curb and edge of sidewalk. All sidewalks shall be constructed of attractive durable materials, such as decorative concrete or brick pavers. Sidewalk specifications, including section plan views, curb, utility protrusion, transverse joint and expansion joint details, are found in Appendix 2.[5]

[5] Editor's Note: Appendix 2, Sidewalk Specifications, is included as an attachment to this chapter.

H. U.S. Route 30 streetscape enhancements. This section shall apply to land development applications and change of use applications proposed for lots located along U.S. Route 30 between the Gettysburg Borough line up to and including the western side of the intersection of Cavalry Field Road. Such applications are subject to the following streetscape enhancements:

(1) Streetlighting. The goal in illuminating the Route 30 corridor is to provide visual clarity, safety, security and aesthetic appeal. Straban Township has selected a style of light fixture for placement within the streetscape. Light fixture placement shall be consistently placed on both sides of Route 30. If possible, a paired arrangement of fixtures on opposing sides of the street opposite one another is required. The spacing of fixtures shall respect tree spacing, intersections and parking locations. Streetlights shall be installed on both sides of the street approximately in line with street trees and at no more than sixty-foot intervals, measured parallel to the street. The sixty-foot spacing of the streetlights is required, where possible, throughout the corridor comprising the area designated for streetscape improvements. All streetlights shall be placed as close to the Route 30 right-of-way as is possible, but not closer than two feet from the curbline, considering existing underground, surface and overhead rights-of-way for utilities.

[Amended 12-5-2011 by Ord. No. 2011-06; 10-5-2015 by Ord. No. 2015-07]

(2) At the time of development, the developer shall be responsible for installing streetlights on the side of the street that is being developed. Streetlights shall contain a light source that provides the same quality and quantity of light as produced by two-hundred-fifty-watt metal halide lamps. All streetlights shall have a minimum height of 18 feet and a maximum height of 23 feet.

[Amended 10-5-2015 by Ord. No. 2015-07]

(a) Light fixture specifications addressing post and luminaire descriptions, material, dimensions and installation are found in Appendix 1. Light fixtures that are, in the opinion of the Township Engineer, sufficiently similar in appearance and performance to the specifications in Appendix 1 shall be permitted.[6]

[6] Editor's Note: Appendix 1, Lighting Fixture Specifications, is included as an attachment to this chapter.

(b) Any streetlights installed in the Route 30 streetscape enhancement area prior to the effective date of the amendment of this section in 2015 which are, in the opinion of the Township Engineer, sufficiently similar in appearance and performance to the specifications in Appendix 1 shall be deemed to have been compliant with the Zoning Ordinance.

(c) Any existing streetlights which contain lamps that can be replaced with light sources manufactured pursuant to newer technology and which, in the opinion of the Township Engineer, provide the same quality and quantity of light as produced by two-hundred-fifty-watt metal halide lamps shall be permitted as replacement light sources in any existing fixtures.

(3) Building highlighting. The use of specialty lighting fixtures to highlight architecturally significant buildings along Route 30 is encouraged.

(4) Street trees are required. Street trees shall be planted back from the right-of-way of Route 30 at the same distance as streetlights. (See § 140-12H(1) above.) A root well of 2.5 feet by five feet is recommended for proper installation. A black iron tree grate shall be installed once the tree is planted to ensure each tree is free from roadway or refuse debris. Street trees shall be planted at no more than forty-foot intervals along on both sides of Route 30.

[Amended 12-5-2011 by Ord. No. 2011-06; 12-5-2016 by Ord. No. 2016-02]

(5) Building landscaping. Each development proposal is required to submit a landscaping plan. Each business entrance shall include landscaping.

(6) Business signage. Each business may install up to a maximum of three professionally designed business identification signs. No more than one freestanding sign shall be permitted and such sign shall have a maximum area of 40 square feet. One wall-mounted sign, located in a central portion of the building's primary facade, is permitted. Because parking area location is mandated on the side or rear of any lot, a third sign, either a projecting or wall mounted sign oriented toward the off-street parking area, is permitted.

(7) Trash storage. See Subsection E(4).

(8) Sidewalks. The inclusion of sidewalks along Route 30 is mandatory on both sides of the corridor. All sidewalks shall be a minimum of five feet in width and shall be constructed of concrete or brick pavers. Sidewalk specifications, including section plan views, curb, utility protrusion, transverse joint and expansion joint details, are found in Appendix 2.[7]

[7] Editor's Note: Appendix 2, Sidewalk Specifications, is included as an attachment to this chapter.

§ 140-13 Economic Development - Intense District (EC-2).

A. Purpose. The Economic Development - Intense (EC-2) differs from the EC-1 District in its permitted uses and open space and roadside setback requirements. The intent of the EC-2 District is to promote and locate commercial, employment centers and industrial uses:

(1) In areas within the Township that can host a broad range of regional and local commercial activities as well as diversify and expand the Township's tax base.

(2) In areas suitable for economic development having direct access to the Township's arterial roadways that have sufficient existing or future carrying capacities to meet future traffic demands.

(3) While creating a defined separation or buffer to preserve and protect nearby residential uses and remaining rural areas of the Township.

(4) In areas with existing public sewer and water service.

(5) In areas of the Township that do not disturb or do not significantly impact sensitive natural resources (e.g., wetlands, floodplains, steep slopes, woodlands and scenic views and vistas).

(6) That create adequate points of access, parking and stormwater management for contiguous commercial activities to avoid strip development and to consolidate properties.

(7) With coordinated design standards to address parking, access, signage, lighting and landscaping.

(8) That may be rail-oriented or rail-reliant.

(9) That incorporate buffer yards to shield intensive commercial or industrial uses from adjacent neighborhoods.

(10) That establish attractive business access drives, entryways and building facades.

(11) Which implement the Land Use Plan of the Straban Township Comprehensive Plan.

B. Allowed uses.

(1) The following list establishes the uses allowed in the EC-2 Districts:

[Amended 4-2-2011 by Ord. No. 2011-02; 12-3-2018 by Ord. No. 2018-01; 10-7-2019 by Ord. No. 2019-01; 10-4-2021 by Ord. No. 2021-04; 10-19-2022 by Ord. No. 2022-01; 1-3-2023 by Ord. No. 2023-01; 3-3-2025 by Ord. No. 2025-02]

Table 140-13-1 EC-2 Allowed Uses
Type of Use	Type of Use: P=Permitted SE=Special Exception	Use Regulations
Residential Uses
Residential conversions	P	§ 140-15F
Commercial Recreational Uses
Outdoor commercial recreation businesses	SE	§ 140-17B
Indoor commercial recreation businesses	SE
Outdoor trap, skeet, rifle, pistol or archery range (private or municipal)	SE	§ 140-17D
Agricultural and Commercial Agribusiness
Pork or poultry operations	SE	§ 140-16A, B
Dairy and cow operations	P	§ 140-16A, B
Blacksmith	P	§ 140-19F
Riding schools, horse boarding stables and equestrian businesses	P	§ 140-16B, C
Crop farming	P
Commercial greenhouse	P	§ 140-19C
Agribusiness operations and associated retail	P	§ 140-16A
Permanent or temporary roadside stands (farmers markets)	P	§ 140-23E
Commercial Uses
Adult business	SE	§ 140-19A
Commercial kennel	P	§ 140-19D
Consumer fireworks sales facility	P	§ 140-19T
Contractor headquarters	P	§ 140-19D.1
Cottage industry uses	P	§ 140-19F
Vehicle service, repair and body shop	P	§ 140-19O
Veterinary facilities and animal hospitals	P	§ 140-19Q
Industrial Uses
Manufacturing	P
Medical marijuana dispensary/grower producer	P	§ 140-20H
Commerce/industrial/business park	P	§ 140-19R
Junkyard	SE	§ 140-20A
Mini and self-service storage facilities	P	§ 140-20D
Printing, lithographing and publishing	P
Milling operations	SE	§ 140-20B
Scientific and commercial testing laboratories	P
Wholesaling, warehousing and storage	SE	§ 140-19K
Manufacturing, processing or production of goods	SE
Mineral recovery operations	SE	§ 140-20C
Recycled materials collection and processing	SE	§ 140-20E
Sanitary landfill or incinerator or transfer station	SE	§ 140-20F
Composting facilities	P
Facilities for the treatment and processing of solid waste	SE
Data center	P	§ 140-20I
Battery energy storage systems	P	§ 140-20I
Institutional Uses
Police and EMT training centers	P	§ 140-21B
Prisons or affiliated work-release operations	SE
Governmental/institutional uses	P	§ 140-21B
Public Utilities
Communications antennas mounted on an existing wireless support structure	P	§ 140-21A
Communications towers	SE	§ 140-21A
Public utilities	SE	§ 140-21C
Public utility office	P	§ 140-21B
Transportation
Airport and/or landing strip	SE	§ 140-22A
Bus or rail passenger depots or transfer stations	P	§ 140-22C
Parking garage	P	§ 140-22C
Heliport and helistop/helipad	SE
Accessory Uses
Accessory uses customarily incidental to the above allowed uses, including but not limited to:
No-impact home-based businesses	P	§ 140-23C
Cottage industry	P	§ 140-19F
Garages and other accessory buildings and structures	P	§ 140-23B
Secondary dwelling unit	P	§ 140-23D
In-home day-care	P	§ 140-23C
Private swimming pools	P	§ 140-23F

(2) All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific relevant sections of this chapter.

(3) In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable. In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.

C. Area and dimensional requirements.

Table 140-13-2 EC-2 Area, Coverage and Dimensional Requirements
Regulation		Requirement
Minimum lot area1		2 acres
Lot width:
	Minimum lot width fronting on arterial, major or minor collector street	200 feet
	Minimum lot width fronting on local streets	100 feet
Minimum setback requirements:
	Front	150 feet
	Side	25 feet
	Rear	50 feet
Maximum building height		60 feet
Maximum lot coverage		60%
Minimum vegetative cover		40%; a landscaping plan shall be provided with every development proposal

NOTE:
1	The Township Sewage Enforcement Officer shall analyze the results of the soil percolation tests in accordance with the Township ordinances and DEP regulations. On the basis of the analysis, the minimum lot areas and widths shall be increased to accommodate an approvable on-lot sewage system.

D. Site requirements. The following requirements are designed to minimize the potential for commercial strip development in coordination with the design requirements applied in the Straban Subdivision and Land Development Ordinance.[1]

(1) The parking lot shall be designed in accordance with the landscaping and buffering standards of the Straban Township Subdivision and Land Development Ordinance.

(2) Outdoor refuse areas shall be enclosed by walls or opaque fencing designed to be architecturally compatible with the principal building(s) and shielded from residential neighbors. Walls or fencing shall be designed to shield the refuse areas from direct view of any adjacent property and shall be at least six feet high.

(3) Buffers, screening and tree protection regulations in accordance with Article VI, Supplementary Regulations, shall be provided at the lot line of all nonresidential properties abutting a residential use or district.

(4) Except as may otherwise be permitted by § 140-49, no parking is permitted to be placed between the plane of any primary facade and the road right-of-way. On parcels with multiple principal buildings, the principal building located closest to each road right-of-way shall be used to determine the front yard parking setback. Only landscaping, signage and access drives are permitted to be located in the front yard area.

[Amended 12-5-2016 by Ord. No. 2016-02]

(5) Landscaping in the form of a planted lawn and shrubbery shall be required along the frontage of every lot except areas devoted to accessways. Landscaping shall extend toward the interior of the lot for a minimum distance of 15 feet from the right-of-way line of the adjacent roadway.

[1] Editor's Note: See Ch. 117, Subdivision of Land.

E. Nonhabitable structures of up to 60 feet in height may be allowed if the following condition is met and approved:

(1) The Straban Township Emergency Management Coordinator shall review the proposed plans with the emergency services providers to determine that the structure does not present a safety or public risk.

F. Shared facilities or infrastructure. The consolidation and sharing of off-street parking, stormwater management facilities and access drives is encouraged and shall meet the requirements of the Straban Township Subdivision and Land Development Ordinance. If two or more businesses plan to share an access drive, such access drive is permitted to be located on a common property line between the businesses. A maintenance agreement approved by the Straban Township Board of Supervisors and signed by all property owners is required for all shared facilities or infrastructure.

G. Environmental standards. All environmental and performance standards designed to minimize harmful or nuisance effects that may be associated with industrial uses shall be met as set forth in Article VI, Supplementary Regulations, § 140-37, Environmental performance standards.

H. Recreation. Recreation and park sites shall be provided as required by the Straban Township Code Chapter 117, § 117-48.