A.
Purpose. It is the purpose of this zone to promote
residential areas and requirements for low-density uses and to permit
agriculture, conservation, recreation and other open space purposes.
It is the intent of this zone to provide for residential development
at densities that maintain a rural, open character and continue to
rely upon on-site facilities; to provide for adequate housing opportunities
by allowing a variety of housing choices; to provide sufficient light,
air and privacy through adequate regulation of building density and
placement and size; and to allow for the continuation of agriculture
to promote the development of open space and recreation activities.
This zone closely reflects current land use trends and densities within
the Township.
B.
Permitted uses:
(1)
Agriculture, including one single-family detached
dwelling contained on the site but excluding commercial livestock
operations and concentrated animal operations as limited below.
[Amended 4-21-2009 by Ord. No. 2009-2]
(2)
Commercial livestock operations and concentrated animal
operations (CAO), subject to the following:
[Amended 4-21-2009 by Ord. No. 2009-2; 4-27-2010 by Ord. No.
2010-4]
(a)
Any commercial livestock operation that uses or produces manure that
is not a concentrated animal operation (CAO) shall comply with Department
of Environmental Protection’s requirements applicable to such
operations, including the requirements specified in 25 Pa. Code § 91.36
and the manuals and guides referenced in that provision.
(b)
Any concentrated animal operation (CAO) must fully comply with the Pennsylvania Nutrient Management Act (N.M.A.), Act of July 6, 2005, P.L. 112, No. 38 (Act 38) and the regulation implementing the N.M.A., which are codified at 25 Pa. Code Chapter 83, Subchapter D and generally went into effect on October 1, 1997. To the extent any provisions of this Zoning Ordinance are inconsistent with the Nutrient Management Act, the provisions of the Nutrient Management Act shall prevail.
(c)
The Pennsylvania Nutrient Management Regulations require an operation
classified as a concentrated animal operation (CAO) to submit a complete
nutrient management plan for approval to the Northampton County Conservation
District. A CAO plan must be implemented according to the schedule
in the approved plan.
(d)
Any commercial livestock operation that is not a CAO may voluntarily
submit a nutrient management plan for approval to the Northampton
County Conservation District. Operations with voluntary plans will
only receive the benefits of the plan to the extent that the plan
is implemented.
(3)
Horticulture and commercial forestry related uses.
(4)
Membership clubs.
(5)
Outdoor recreation.
(6)
Plant nurseries and greenhouses.
(7)
Public and nonprofit parks and playgrounds.
(8)
Public uses and public utility structures.
(9)
Single-family detached dwellings.
(10)
Single-family detached dwellings to be constructed on flag lots, subject to the standards of § 180-31 of this chapter.
(11)
Accessory uses customarily incidental to the
above permitted uses, including but not necessarily limited to the
following:
(a)
Roadside stands, as an accessory use to a farm,
for the sale of agricultural products, subject to the following:
[1]
Any structure used to display such goods shall
not exceed 2,000 square feet in size and shall be located at least
25 feet from any property line;
[2]
At least half of the products displayed for
sale must have been produced on the premises;
[3]
Off-street parking shall be provided for all
employees and customers; and
[4]
Not more than one sign, not to exceed six square
feet per face, shall be displayed in season when products are on sale.
A freestanding sign shall not exceed a height of five feet, and an
attached sign shall not extend above the height of the building or
structure to which it is attached.
(b)
Manure storage facilities, as an accessory use
to a farm, subject to the following regulations:
[1]
All manure storage facilities shall be designed
in compliance with the guidelines outlined in the publication Manure
Management for Environmental Protection, Bureau of Water Quality Management
Publication No. 43, and all revisions, supplements, and replacements
thereof, published by the Pennsylvania Department of Environmental
Protection, copies of which are available from the Bureau of Water
Quality Management, Pennsylvania Department of Environmental Protection;
[2]
The design of all waste storage facilities shall
be reviewed by the Northampton County Conservation District; the applicant
shall furnish a letter from the Conservation District attesting to
approval of the design of the proposed facility; and
[3]
Construction and subsequent operation of the
waste storage facility shall be in accordance with the permit and
the approved design; each design change during construction or subsequent
operation will require that the applicant obtain another review by
the Northampton County Conservation District.
(c)
Beekeeping, on any farm within the zone, subject
to the following:
[1]
The applicant shall obtain a zoning permit from
the Zoning Officer;
[2]
It shall be the duty of the applicant to maintain
each colony so as not to create a public nuisance;
[3]
Colonies shall be maintained in movable frame
hives;
[4]
All beehives shall be maintained in a healthy
condition using locally approved beekeeping management procedures;
[5]
All hives shall be at least 50 feet from a public
road or shall have a minimum five-foot-high fence or vegetative obstruction
between the apiary and the road or shall be elevated above the roadway
so as to direct bee flight above traffic or pedestrians;
[6]
There shall be a source of water within 1/2
mile of the apiary; and
[7]
New apiaries of 10 hives or more shall not be
established within 150 feet of any property line.
(12)
Accessory solar energy system.
[Added 10-23-2012 by Ord. No. 2012-2]
(14)
WCF on existing structure.
[Added 6-13-2017 by Ord.
No. 2017-2]
(15)
Eligible facilities request.
[Added 6-13-2017 by Ord.
No. 2017-2]
C.
Special exception uses (subject to the review procedures listed in § 180-119C of this chapter):
D.
E.
Design standards.
[Amended 4-21-2009 by Ord. No. 2009-2; 6-14-2011 by Ord. No.
2011-1; 8-28-2018 by Ord. No. 2018-6]
Minimum Yard Setbacks
(feet)
| |||||||||
---|---|---|---|---|---|---|---|---|---|
Use
|
Min. Lot Area
(acres)
|
Min. Lot Width
(feet)
|
Max. Lot Coverage
(percent)
|
Max. Building Height
(feet)
|
Front
|
One Side
|
Both Sides
|
Rear
|
Special
|
Agricultural, horticultural and forestry related
uses
|
10
|
140
|
10%
|
851
|
50
|
50
|
100
|
50
|
See Footnote 2
|
Single-family detached dwellings
|
1
|
140
|
20%
|
35
|
50
|
203
|
403
|
50
|
See Footnote 4
|
Public usesutility structures
|
No minimum or maximum criteria for lot area,
lot width, lot and public coverage, building height or yard setbacks
for this use
| ||||||||
All other principal uses5
|
1
|
140
|
20%
|
35
|
50
|
50
|
100
|
50
|
N/A
|
Residential accessory uses
|
N/A
|
20
|
Not permitted in front yard
|
156
|
306
|
107
|
N/A
| ||
All other accessory uses
|
N/A
|
20
|
Not permitted in front yard
|
Same as principal use
|
Same as principal use
|
Same as principal use
|
Same as principal use
| ||
Oil and gas activities
|
1
|
NOTES:
| |
---|---|
1The maximum building
height is 85 feet for uninhabitable accessory farm structures and
35 feet for all other structures.
| |
2Special setback
requirements. Agricultural fences that are used to contain agricultural
livestock shall be set back a minimum of six feet from all property
lines.
| |
3Side yard setbacks
are 20 feet each, total 40 feet, except that side yard with abutting
street is 50 feet, total 70 feet.
| |
4In addition to the
setbacks above, every single-family detached dwelling unit, other
than a farm dwelling, proposed within the A/RR Zone shall comply with
the following setbacks. Required setback distances shall be measured
as a straight line between the closest point of the proposed dwelling
and the specified use:
| |
Two-hundred-foot setback. This setback shall
be required between a proposed single-family detached dwelling and
any area used for farm-related businesses; facilities or areas used
for the storage or processing of manure, garbage, or spent mushroom
compost; and structures for the cultivation of mushrooms or the raising
or housing of livestock.
| |
The Zoning Hearing Board may, as a special exception,
however, reduce the two-hundred-foot special setback where it is shown
that, because of prevailing winds, unusual obstructions, topography,
or other conditions, a lesser distance would protect adjoining lands
from odor, dust, or other hazards. In no case, however, shall the
Zoning Hearing Board reduce the special setback to less than 100 feet.
The burden shall be upon the applicant to prove that a lesser distance
would not be detrimental to the health, safety, and general welfare
of residents of proposed single-family detached dwellings.
| |
One-hundred-fifty-foot setback. This setback
shall be required between a proposed single-family detached dwelling
and all beehives and/or areas utilized as apiaries.
| |
6Side yards for residential
accessory structures are 15 feet each or to the limit of any drainage
and utility or other easement, whichever is greater, total 30 feet
or greater as dictated by the existence of any drainage and utility
or other easements; side yard with abutting street, 50 feet.
| |
7Rear yard for residential
accessory structures is 10 feet or to the limit of any drainage and
utility or other easement, whichever is greater.
|
F.
All uses permitted within this zone shall also comply with the requirements of Articles III and IV of this chapter. In addition, all uses permitted by conditional use or special exception shall also comply with the requirements of Article V, Specific Criteria, of this chapter. In any case of conflict among the requirements of this article, Article III, Article IV and/or Article V, the most stringent requirement for the specific use shall apply.
A.
Purpose. This zone seeks to acknowledge the higher
densities existing within village areas of the Township. A wide range
of housing types is encouraged, with densities exceeding those permitted
elsewhere in the Township. This zone is located near existing village
areas and/or major transportation routes. Certain civic and residential-related
uses have also been allowed to enhance convenient access to this higher
concentration of residents. This zone coincides with areas of potential
public utility service areas. As a result, permitted densities and
housing types reflect the use of these potential public utilities.
B.
Permitted uses:
(1)
Agriculture, subject to the standards listed in § 180-16 of this chapter, but excluding commercial livestock operations, as defined herein.
(2)
Commercial forestry.
(3)
Community center.
(4)
Multiple-family dwellings.
(5)
Public and nonprofit parks and playgrounds.
(6)
Public uses and public utility structures.
(7)
Single-family detached dwellings.
(8)
Single-family semidetached dwellings.
(9)
Townhouses.
(10)
Accessory uses customarily incidental to the
above permitted uses.
(11)
Accessory solar energy system.
[Added 10-23-2012 by Ord. No. 2012-2]
(13)
WCF on existing structure.
[Added 6-13-2017 by Ord.
No. 2017-2]
(14)
Eligible facilities request.
[Added 6-13-2017 by Ord.
No. 2017-2]
C.
E.
Design requirements.
[Amended 6-22-2004 by Ord. No. 2004-4; 8-23-2005 by Ord. No.
2005-3; 6-14-2011 by Ord. No. 2011-1; 8-28-2018 by Ord. No. 2018-6]
Uses
|
Required Utilities
|
Min. Lot
(square feet)1
|
Max. Net Density
(DU/Ac) 1
|
Min. Lot Width
(feet)1
|
Max. Lot Coverage
(percent)1
|
Max. Building Height
(feet)1
|
Minimum Yard Setbacks Front
|
Small Side
|
Both Sides
|
Rear
|
---|---|---|---|---|---|---|---|---|---|---|
Multiple-family dwellings2
|
Both public water and sewer
|
87,120
|
5
|
200
|
60
|
35
|
50
|
30
|
60
|
60
|
Multiple- family dwellings
|
Either private water or sewer
|
This use prohibited without both public water
and public sewer
| ||||||||
Single- family detached dwellings
|
Both public water and sewer
|
21,780
|
2
|
100
|
35
|
35
|
30
|
10
|
25
|
30
|
Single- family detached dwellings
|
Public water
|
30,000
|
1.4
|
110
|
35
|
35
|
40
|
12.5
|
25
|
30
|
Single- family detached dwellings
|
Either private water or sewer
|
43,560
|
N/A
|
140
|
35
|
35
|
50
|
20
|
50
|
30
|
Single-family semi- detached dwellings
|
Both public water and sewer
|
10,000 per unit
|
3
|
75 per unit
|
35
|
35
|
25
|
25
|
N/A
|
30
|
Single-family semi-detached dwellings
|
Either private water and public sewer or public
water and private sewer
|
30,000 per unit
|
N/A
|
75 per unit
|
35
|
35
|
30
|
25
|
N/A
|
30
|
Public uses and public utility structures
|
N/A
|
No minimum or maximum criteria for lot area,
lot width, lot coverage, building height, or yard setbacks for this
use
| ||||||||
Townhouses2,3
|
Both public water and
|
3,000 per unit
|
5
|
25 per unit
|
60
|
35
|
30
|
15 end units
|
N/A
|
30
|
Townhouses
|
sewer Either private water or sewer
|
This use prohibited without both public water
and sewer
| ||||||||
Other principal uses
|
Both public water and sewer
|
43,560
|
N/A
|
200
|
30
|
35
|
40
|
30
|
60
|
50
|
Other principal uses
|
Either private water or sewer
|
Other principal uses are prohibited without both public water and public sewer, except as may be provided for in Article V, Specific Criteria, of this chapter.
| ||||||||
Residential accessory uses
|
N/A/
|
20
|
Prohibited in front yard
|
154
|
304
|
54
| ||||
All other accessory uses
|
N/A
|
20
|
Minimum yard setback requirements same as principal
use
| |||||||
Oil and gas activities
|
1 acre
|
NOTES:
1Except where a greater
limitation is imposed elsewhere within this chapter.
| |
2In those instances
where several multiple-family dwelling buildings and/or townhouse
groupings are located on the same lot, the following separation distances
shall be provided between each building:
| |
a.
|
Front to front, rear to rear, or front to rear,
parallel buildings shall have at least 70 feet between faces of the
buildings. If the front or rear faces are obliquely aligned, the above
distance may be decreased by as much as 10 feet at one end, if increased
by a similar or greater distance at the other end.
|
b.
|
A minimum yard space of 30 feet is required
between end walls of buildings. If the buildings are at right angles
to each other, the distance between corners of the end walls of the
buildings may be reduced to a minimum of 30 feet.
|
c.
|
A minimum yard space of 30 feet is required
between end walls and front or rear faces of buildings.
|
3No townhouse grouping
shall contain more than six units. For each townhouse grouping containing
more than four units, no more than 60% of such units shall have the
same front yard setback. The minimum variation of setback shall be
four feet. All townhouse buildings shall be set back a minimum of
15 feet from any parking facilities contained on commonly held lands.
All townhouse buildings shall be set back at least 30 feet from any
perimeter boundary of the development site.
| |
4Residential accessory
uses shall maintain side yard setbacks of 15 feet each or to the limit
of any drainage and utility or other easement, whichever is greater,
total of 30 feet or greater as dictated by the existence of any drainage
and utility easements; side yard with abutting street, 50 feet. Residential
accessory uses shall maintain a rear yard of five feet or to the limit
of any drainage and utility or other easement, whichever is greater.
|
F.
All uses permitted within this zone shall also comply with the requirements of Articles III and IV of this chapter. In addition, all uses permitted by conditional use or special exception shall also comply with the requirements of Article V, Specific Criteria, of this chapter. In any case of conflict among the requirements of this article, Article III, Article IV and/or Article V, the most stringent criteria for the specific use shall apply.
A.
Purpose. The purpose of this zone is to provide an
area for family-oriented commercial uses which will supplement and
complement recreational facilities in the Township and adjoining communities.
This zone has been designed in recognition of the presence of existing
recreation facilities and the recreation potential along the Blue
Mountain.
B.
Permitted uses:
(1)
Commercial forestry.
(2)
Health and fitness clubs, subject to the following
criteria:
(a)
Off-street parking shall be provided as required
by the combination of elements comprising the health club, including
accessory uses;
(b)
All outdoor recreation facilities shall be set
back at least 50 feet from the street right-of-way line, 25 feet from
all other lot lines, and 100 feet from any residentially zoned properties;
(c)
Any accessory eating or retail use shall not
be directly accessible without passing through the main clubhouse
building; and
(d)
The applicant shall furnish expert evidence
that all lighting of outdoor recreation areas has been arranged to
prevent glare on adjoining properties and streets.
(3)
Retail sales of goods and services, such as gift shops
and sports equipment stores, oriented to serving the needs of patrons
of lodging facilities and recreation areas.
(4)
Hotels, motels and similar lodging facilities.
(5)
Indoor theaters and auditoriums.
(6)
Restaurants and taverns serving food, excluding drive-through
or fast-food restaurants and nightclubs.
(7)
Accessory solar energy system.
[Added 10-23-2012 by Ord. No. 2012-2]
(9)
WCF on existing structure.
[Added 6-13-2017 by Ord.
No. 2017-2]
(10)
Eligible facilities request.
[Added 6-13-2017 by Ord.
No. 2017-2]
C.
D.
E.
Lot area, lot width, and lot coverage requirements:
Uses
|
Required Utilities
|
Minimum
Lot Area
(square feet)
|
Minimum
Lot Width
(feet)
|
Maximum
Lot Coverage
(percent)
| |
---|---|---|---|---|---|
All uses
|
Both public water and public sewer
|
43,560
|
140
|
60%
| |
All uses
|
Either private water or public sewer
|
87,1201
|
250
|
50%
|
NOTES:
1The minimum required lot size may be increased to ensure an acceptable level of nitrate-nitrogen in the adjoining groundwater. Such determination will be made by the PADEP through its sewer module review process (see also § 180-45).
|
F.
Minimum setback requirements (principal and accessory
uses, except that no minimum setbacks are required for public uses
and public utility structures):
Minimum Yard Setbacks
(feet)
| ||||||
---|---|---|---|---|---|---|
Use
|
Building Separation Setback1
(feet)
|
Residential Buffer Strip2
(feet)
|
Front
|
Each Side
|
Rear
| |
Buildings and structures (excluding signs)
|
25
|
20
|
35
|
15
|
20
| |
Off-street parking
|
N/A
|
20
|
20
|
103
|
20
| |
Off-street loading
|
N/A
|
20
|
35
|
103
|
20
| |
Permitted freestanding signs
|
N/A
|
20
|
10
|
10
|
20
| |
Outdoor storage areas
|
N/A
|
20
|
Not Permitted
|
15
|
20
| |
Outdoor display areas
|
N/A
|
20
|
35
|
15
|
20
|
NOTES:
1For multiple buildings
on the same lot there shall be provided a minimum of 25 feet between
the closest points of such buildings.
| |
2Any lot adjoining an existing residence, or adjoining land within a residential zone, shall maintain a twenty-foot setback for nonresidential buildings, structures, off-street parking lots and loading areas, freestanding signs, and outdoor storage and display areas. Such areas shall be used for a landscape strip and screen, in accordance with the standards found in § 180-33 of this chapter.
| |
3In those cases where
joint parking and/or loading areas are provided for adjoining uses,
the side yards where cross traffic patterns will exist can be waived
solely for the joint-use parking and/or loading areas.
|
G.
Maximum permitted height: 35 feet, except that no
maximum height is established for public uses or public utility structures.
I.
Screening. A visual screen must be provided along
any adjoining lands upon which a residence exists and along any residential
zone regardless of whether or not the residentially zoned parcel is
developed.
J.
Landscaping. Any portion of the site not used for
buildings, structures, parking lots, loading areas, outdoor storage
or display areas, and sidewalks shall be maintained with a vegetative
ground cover and/or ornamental plantings.
K.
Commercial operations standard. All commercial operations
shall be in compliance with any Commonwealth of Pennsylvania and/or
federal regulations, as required by the most recent regulations made
available from the governmental entity having jurisdiction.
L.
All uses within this zone shall also comply with the requirements of Articles III and IV of this chapter. In addition, all uses permitted by conditional use or special exception shall also comply with the requirements of Article V, Specific Criteria, of this chapter. In any case of conflict among the requirements of this article, Article III, Article IV, and/or Article V, the most stringent requirement for the specific use shall apply.
[Added 3-8-2016 by Ord.
No. 2015-12[1]]
A.
Purpose. The purpose of this zone is to provide for an area that
will contain a complementary mix of residential and nonresidential
uses (including commercial and resort uses) as part of an overall
"Development Plan" for a certain tract of land, while preserving existing
historical structures. As an area of planned mixed-use zoning, the
PRRC Zone is intended to discourage "strip" commercial development
and encourage streetscapes, and complimentary residential uses located
above and/or adjacent to retail and/or other nonresidential uses.
B.
Permitted uses:
(1)
Nonresidential uses.
(a)
The following uses are permitted:
[1]
Agriculture;
[2]
Beauty parlor, including spa and related uses;
[3]
Golf course;
[4]
Horticultural-related uses;
[5]
Membership clubs;
[6]
Plant nurseries and greenhouses;
[7]
Public and nonprofit parks and playgrounds;
[8]
Public uses and public utility structures;
[9]
Winery;
[10]
Accessory uses customarily incidental to the above
permitted uses, including swimming pools;
[11]
WCF on existing structure; and
[Added 6-13-2017 by Ord.
No. 2017-2]
[12]
Eligible facilities request.
[Added 6-13-2017 by Ord.
No. 2017-2]
(b)
The following uses are permitted provided that the uses are
located within a substantial structure that is to be repurposed and
that is existing at time of adoption of this ordinance provision:
[1]
Church and related uses;
[2]
Continuing care facility, including assisted living
home;
[3]
Convention center, including a concert, entertainment,
reception and wedding venue;
[4]
Hotel (which may include detached cottages/lodges);
[5]
Medical office;
[6]
Office;
[7]
Outdoor recreation;
[8]
Public and/or private school [NOTE: This use is
subject to the requirement that the land on which any public and/or
private school is located and the school itself shall not be exempt
from real estate taxes.];
[9]
Restaurant, excluding drive-through or fast food
[NOTE: In the PRRC Zone, the term "restaurant" shall include an establishment
that serves alcoholic beverages (including, but not limited to, wine,
beer and spirits). A restaurant may have an exterior seating area.];
[10]
Retail;
[11]
Tavern [NOTE: In the PRBC Zone, the term "tavern"
shall include a facility that is used for the on-site consumption
of alcoholic or nonalcoholic beverages where live entertainment (including,
without limitation, disc jockeys) is offered.];
[12]
Accessory uses customarily incidental to the above
permitted uses, including swimming pools.
(c)
Mixed use multifamily buildings are permitted in the nonresidential
area.
(2)
Residential uses.
(a)
Single-family detached;
(b)
Single-family semi-detached (including duplexes and twins);
[Amended 10-27-2020 by Ord. No. 2020-6]
(c)
Multiple-family, including 55 and over age-targeted apartments;
(d)
Age-restricted housing;
(e)
Townhouse;
(f)
Carriage house; and
[Added 10-27-2020 by Ord.
No. 2020-6]
(g)
Cottages.
[Added 10-27-2020 by Ord.
No. 2020-6]
C.
Conditional uses if not located within the seminary building or adjacent rectory (subject to the review procedures listed in § 180-128 of this chapter and the applicable requirements of Article V listed below but not other requirements of Article V):
(4)
Continuing care facility, including assisted living home;
(5)
Convention center, including a concert, entertainment, reception
and wedding venue;
(6)
Helicopter pad;
(8)
Hotel (which may include detached cottages/lodges);
(9)
Medical office building;
(10)
Office;
(11)
Outdoor recreation;
(12)
Public and/or private School [NOTE: This use is subject to the
requirement that the land on which any public and/or private school
is located and the school itself shall not be exempt from real estate
taxes.];
(13)
Restaurant, excluding drive-through and fast food [NOTE: In the PRRC Zone, the term "restaurant" shall include an establishment that serves alcoholic beverages (including, but not limited to, wine, beer and spirits). A restaurant may have an exterior seating area.] (see § 180-96; Subsections A (as to nightclub only), D, E, F and G shall not apply);
(14)
Retail;
(15)
Tavern [NOTE: In the PRBC Zone, the term "tavern" shall include
a facility that is used for the on-site consumption of alcoholic or
nonalcoholic beverages where live entertainment (including, without
limitation, disc jockeys) is offered.].
(16)
Tower-based WCF in ROW.
[Added 6-13-2017 by Ord.
No. 2017-2]
D.
Special
exception uses:
[Added 6-27-2017 by Ord.
No. 2017-3[2]]
(1)
Medical marijuana dispensaries, with consideration for the applicable performance standards in § 180-85.1D(4).
E.
Overall district requirements. Within the PRRC Zone, all land shall
be divided into lots and streets, with the tract divided into residential
areas, nonresidential areas, open space areas, and existing and proposed
streets. All improvements within the PRRC Zone shall meet the following
minimum and maximum requirements.
(1)
Common open space.
(a)
At least 50% of the entire area in the PRRC Zone, excluding existing road rights-of-way, shall be maintained as open space; provided, however, that at least 35% of the entire area in the PRRC Zone shall be maintained as common open space, as provided in § 180-27. In the PRRC Zone, the term "common open space" shall include land allocated to recreation and/or land on which a recreational facility (including parking areas and access drives for any recreation area or facility) is located even if the recreation land and recreational facility is located in a setback between buildings and/or within the street right-of-way.
(b)
In residential areas, the developer shall provide for and establish an organization for the ownership and maintenance of common open space which shall be generally consistent with the requirements for unit owners' associations found in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq. or the Pennsylvania Uniform Planned Community Act, 68 Pa.C.S.A. § 5101 et seq. In residential areas, the property owners or owners' association shall enter into a recorded declaration that binds the property association or property owners to maintain the common open space. In nonresidential areas, such an association or one or more nonresidential owner(s) shall enter into a recorded declaration that binds the association or nonresidential owner(s) to maintain the common open space. If common open space is not maintained, the Township may, in its discretion, maintain the property and file a lien against the property for the cost of said maintenance. The Township is not permitted to require the establishment of a reserve fund to provide for the maintenance of, or capital improvements to, the common open space when the common open space is owned by a nonresidential owner(s) or association. If the common open space is owned by a residential owner or owners' association, the Township is permitted to require the establishment of a reserve fund to provide for the maintenance of, or capital improvements to, the common open space. This section shall replace § 180-27B(3).
(c)
Proposed common open spaces in the PRRC Zone shall be designed and arranged to achieve at least one of the following objectives, and the applicant shall demonstrate those specific measures employed to achieve these objectives: 1) the protection of important natural resources (e.g., streams, ponds, wetlands, steep slopes, woodlands, unique geologic features, wildlife habitats, aquifer recharge areas, etc.); 2) protection of important historical and/or archaeological sites; 3) provision of usable play and recreation areas that are conveniently accessible to residents within the development and/or the Township, provided, however, that recreation areas in the PRRC Zone shall not be required to be open to the general public; or 4) integration of greenbelts throughout the development that link residences with on-site or adjoining or nearby parks, schools, nonresidential uses or other similar features. This section shall replace § 180-27A.
(d)
Common open space in the PRRC Zone shall include post-construction
stormwater management facilities, including but not limited to infiltration
basins, reservoirs, and spray irrigation systems.
(e)
This requirement may be met gradually and may be phased so long
as 35% of the area being developed during any phase is maintained
as common open space. In the event that more than 35% of the area
being developed during any phase is maintained as common open space,
an applicant shall receive a credit toward the 35% common open space
requirement for the PRRC Zone in a later phase of a development; provided,
however, that the applicant shall provide the Township with a concept
plan depicting the proposed overall scheme for open space during the
later phases of a development.
(2)
Nonresidential area.
(a)
No more than 20 acres in the PRRC Zone may be used for the nonresidential
uses, as provided herein.
(b)
The area devoted to nonresidential uses in the PRRC Zone must be contiguous, must contain the existing seminary building, must be located adjacent to a Township major or minor collector road (as classified in § 180-42), and must be identified on a plan or plans (there is no requirement that the full 20 acres be designated at one time, in one submission and/or in one plan).
(d)
Notwithstanding the 20 acres available for nonresidential uses and the variety of permitted uses and conditional uses allowed in the PRRC Zone, the total of all nonresidential uses within the allotted 20 acres, when combined, but excluding the existing seminary buildings, shall not exceed a predicted traffic generation greater than 206 p.m. peak hour trips based on the uses to be developed, as set forth in the then most current version of the ITE (Institute of Transportation Engineers) Manual. For purposes of this § 180-18.1E(2)(d) only, traffic projections/generation for uses within the existing seminary buildings shall not be included in determining the total of predicted traffic generation. However, for purposes of the traffic impact study and needed roadway improvements, traffic projections/generation for all uses, including within the existing seminary building, shall be included in determining the total of predicted traffic generation.
(e)
In the nonresidential area of the PRRC Zone (excluding the building
area of the existing structure), the maximum building coverage shall
be no more than 30%.
(3)
Residential area. The remaining areas in the PRRC Zone (i.e., the area that is not devoted to common open space and nonresidential uses) may be developed for residential use. Residential uses may be mixed and shall have a maximum total number of 509 units, regardless of whether they are in residential area or nonresidential area as defined in § 180-18.1E(2) above, which shall be allocated as follows based on a combination of all plans approved for residential lots or units in the PRRC Zone:
[Amended 10-27-2020 by Ord. No. 2020-6]
(a)
Single-family detached dwellings, configured as "large single-family detached" lots as shown in the table of design standards at § 180-18.1F: minimum 10% of total dwelling units or lots approved.
(b)
Single-family detached dwellings, configured as "medium single-family detached" lots as shown in the table of design standards at § 180-18.1F: minimum 10% of total dwelling units or lots approved.
(c)
Duplexes, twins, townhouses, and/or carriage houses: maximum
of 35% of total maximum dwelling units (178 units).
(d)
Cottages: maximum of 35% of total maximum dwelling units (178
units).
(e)
Apartments: maximum of 32% of total maximum dwelling units (163
units). The first 109 apartments constructed shall have no occupancy
age restrictions. Apartment units in excess of 109 shall be age-qualified
apartments.
(4)
All development within the PRRC Zone shall be served by public
water and public sewer.
(5)
All public utilities shall be installed and maintained underground
within the boundaries of the PRRC Zone. In the PRRC Zone, there shall
be mail delivery in central service areas for multifamily (apartment)
dwellings and as otherwise required by the United States Postal Service.
F.
Design standards.1
[Amended 10-27-2020 by Ord. No. 2020-6]
Use
|
Minimum Lot Area
(square feet)
|
Minimum Lot Width
(feet)
|
Maximum Lot Coverage
(percentage)
|
Maximum Building Height
(feet)
|
Minimum Front Yard Setbacks
|
Minimum Side Yard Setbacks4
|
Minimum Rear Yard Setbacks
|
---|---|---|---|---|---|---|---|
Large single-family detached
|
7,000
|
65
|
50
|
35
|
25
|
10 (20 total)
|
25
|
Medium single-family detached
|
5,000
|
45
|
60
|
35
|
20
|
7.5 (15 total)
|
15
|
Cottages
|
4,000
|
60
|
60
|
35
|
20
|
7.5 (15 total)
|
15
|
Single-family semi-detached (duplex/twins)2
|
4,000/unit
|
35/unit
|
50
|
35
|
20
|
10 (20 total)
|
15
|
Townhouses2
|
2,500/unit
|
25/unit
|
60
|
40
|
20
|
10 (end units) (20 total)
|
20
|
Carriage houses
|
2,500/unit
|
25/unit
|
60
|
40
|
20
|
10 (end units)
|
25
|
Multiple-family dwellings2
|
43,560
|
100
|
60
|
50
|
50
|
15 (30 total)
|
60
|
Nonresidential3
|
43,560
|
100
|
70
|
50
|
35
|
20 (40 total)
|
25
|
NOTES:
| |||
---|---|---|---|
1
|
In situations where there are no lot lines separating
lots or no public road right-of-way, front yard setbacks will be measured
from the edge of the cartway. In such situations, side and rear yard
setbacks will be measured based on the building separation distance.
| ||
The setbacks set forth in the foregoing design standards
chart shall not apply to the portion of any lot that directly abuts
Cherryville Road. The setback distance along Cherryville Road shall
be 100 feet for residential structures and 150 feet for nonresidential
structures.
| |||
2
|
Design standards applicable to single-family semi-detached,
townhouse, multiple-family dwellings, and mixed-use multifamily buildings:
| ||
a.
|
No townhouse grouping shall contain more than eight
units or a maximum length of 224 feet, whichever is less.
| ||
b.
|
All single-family semi-detached, townhouse and multiple-family
dwellings shall be set back a minimum of 10 feet from a parking lot
or the edge of the cartway.
| ||
c.
|
For every attached grouping of townhouse buildings,
a minimum of two changes in the front wall plane shall be provided.
Such change shall involve a minimum variation or offset of four feet.
| ||
d.
|
In those instances where several multiple-family dwellings
and/or townhouse groupings are located on the same lot, the following
separation distances shall be provided between each building:
| ||
i.
|
Front to front, rear to rear, front to rear, or rear
to side buildings shall have at least 50 feet between faces of the
buildings; and
| ||
ii.
|
A minimum separation distance of 20 feet is required
between end walls of buildings.
| ||
e.
|
The average minimum lot width for all buildings contained on
a single block shall be no less than the minimum lot width required
by the design standard. The lot width of individual buildings within
a single block may be less than the design standard minimum lot width,
so long as the average minimum lot width of that block complies with
the design standard for minimum lot width.
| ||
3
|
Design standards applicable to nonresidential uses:
| ||
a.
|
For multiple buildings on the same lot where there
is no common or adjoining wall connecting the buildings, there shall
be provided a minimum of 25 feet of separation distance between the
closest points of such buildings;
| ||
b.
|
Any lot containing a nonresidential use that adjoins land with a residential use shall maintain a thirty-foot separation distance between the property line and nonresidential buildings and structures, all off-street parking lots and loading areas, freestanding signs and outdoor storage and display areas. Such areas shall be used for a landscape strip and screen in accordance with the standards found in § 180-33 of this chapter. However, the aforementioned standards set forth in this footnote 3.b. shall not apply in a situation where one lot contains both nonresidential and residential uses. Any lot containing a nonresidential use that adjoins land with a residential use shall have the same setbacks as are required for multifamily dwellings.
| ||
c.
|
Use of buildings which existed prior to July 1, 2015,
shall be permitted by right to be occupied to their full height for
uses permitted in the PRRC Zone.
| ||
d.
|
Nonresidential uses shall comply with the parking and
loading requirements for the specific nonresidential uses as provided
in this chapter.
| ||
4
|
Each stated side yard setback is cumulative/aggregate
for both side yards on the lot. This requirement can be met in any
manner so long as the total side yard setback for both side yards
cumulatively equals the stated setback distance. In the case of no
lot lines, the side yard setback requirement shall be doubled to determine
the building separation requirement within the side yard (i.e., a
ten-foot side yard setback times two equals a twenty-foot required
building separation). A side yard setback is not required for the
common walls in townhouses, single-family semi-detached dwellings
(duplexes/twins), and carriage homes. For multiple family dwellings
and nonresidential buildings, each yard must have at least a ten-foot
setback. For example, one side yard of a multiple family dwelling
may have a ten-foot setback if the other side yard setback is 20 feet,
thereby cumulatively satisfying the thirty-foot side yard setback
requirement. In cases of no lot lines, the required building separation
distance requirement is cumulative/aggregate for both sides of the
lot. This requirement can be met in any manner so long as the total
building separation distance equals the stated separation distance.
| ||
5
|
In situations where there are no lot lines separating lots,
the lots shall be laid out so that the minimum lot area, minimum lot
width and lot coverage requirements would be physically able to be
met as if the dwellings were on fee-simple lots. However, in such
case, the actual lot lines for such dimensions do not need to be legally
established.
|
G.
Driveways.
(1)
This section, which applies to the PRRC Zone only, shall replace the driveways requirement contained in § 180-29D of this chapter for residential uses only.
(2)
Grades.
(a)
Access drive and driveway grades shall not exceed a grade of
12%. In addition, at no time should there be a total change in grade
on a driveway or access drive that is greater than 8%. There also
shall be at least 10 linear feet from the start to end of the grade
change.
(3)
Within the PRRC Zone, shared driveways are permitted for cottages
and carriage houses when the following criteria are met:
[Added 10-27-2020 by Ord.
No. 2020-6]
(a)
Shared driveways may not serve more than four residential dwelling
units;
(b)
Overall cartway width of the driveway shall not be less than
14 feet. If the Township Engineer believes a cartway width of 14 feet
is inadequate for any particular driveway, the engineer shall notify
the developer in writing stating the reasons why a cartway width of
14 feet is believed to be inadequate. Following notification by the
Township Engineer, the developer shall have the opportunity to justify
the adequacy of the fourteen-foot driveway width. If the developer
cannot demonstrate, to the reasonable satisfaction of the Township
Engineer, that a width of 14 feet is adequate, the developer shall
provide an overall driveway cartway width of 16 feet for such driveway;
(c)
Shared driveways shall not exceed 150 feet in length as measured
from the edge of the intersecting cartway;
(d)
An easement for perpetual operation and maintenance is provided
from the private road to the termination of the driveway. Such easement
shall allow public access for purposes of emergency and other public
vehicles for necessary services;
(e)
Shared driveways must access onto a private road;
(f)
Provisions shall be provided that the owners of any and all
of the properties served by using the shared driveway shall refrain
from prohibiting, restricting, limiting, or in any manner interfering
with normal ingress, egress, public utilities, and use by any of the
other owners served by the shared driveway. Normal ingress and egress
shall include use by family, guests, invitees, vendors, tradesman,
delivery persons, and others bound to or returning from any of the
properties served by the shared driveway;
(g)
Suitable areas are provided for snow storage/removal, deliveries,
and trash removal;
(h)
The cost of maintenance and improvements shall be the responsibility
of the homeowners' association;
(i)
All addresses served by the shared driveway shall be clearly
marked at its point of intersection with the road, and any such addresses
shall also be clearly marked at any location a driveway splits from
the shared driveway; and
(j)
No shared driveway shall be posted with a street name.
H.
Erection of more than one principal use per lot.
(1)
A lot and/or building in a nonresidential area of the PRRC Zone
may be used for one or more of the aforementioned permitted residential
and/or nonresidential principal uses and accessory uses as set forth
in this section. One or more dwellings may be permitted on a single
lot in the PRRC Zone when the lot contains a condominium and/or planned
community with or without lot lines.
I.
Off-street parking and loading.
(1)
This section, which applies only to the PRRC Zone, shall replace the off-street parking and loading requirements contained in § 180-37A(1)(c) and § 180-37D(1) and (10) of this chapter.
(2)
For residential uses in the PRRC Zone, so long as the driveway
length is at least 20 feet or more from the sidewalk (or curb if there
is no sidewalk) to the building, one space in the driveway shall be
counted toward the required number of off-street parking spaces for
a single-car-width driveway, two spaces for a two-car-width driveway,
and so forth. Spaces in a garage shall be counted towards off-street
parking requirements (for example, a two-car garage would count for
two off-street parking spaces, and a three-car garage would count
for three off-street parking spaces).
[Amended 10-27-2020 by Ord. No. 2020-6]
(3)
As to the approved Phase 1 land development, where a lot and/or
building in the PRRC Zone contains more than one type of use, the
number of off-street parking spaces shall be the sum of the parking
requirements for each separate use with a reduction of 50% of that
sum if the plan submitted by the applicant allocates vacant land which
can accommodate the number of parking spaces eliminated by the 50%
reduction for parking if needed in the future. The Township may direct
the current landowner to convert the allocated vacant land to parking
pursuant to this section by delivering written notice to the current
landowner. The current landowner shall have six months from the date
of the written notice to complete the paving; provided, however, that
the six-month period shall be tolled during the PennDOT paving down
time. This allocation would be memorialized as a note to the plan
submitted by the applicant, and the applicant shall include the allocation
of vacant land in any calculation of impervious coverage. The applicant
may seek a special exception to:
[Amended 10-27-2020 by Ord. No. 2020-6]
(4)
The maximum widths of alleys shall not include curb returns.
Within the PRRC Zone, perpendicular parking shall be permitted adjacent
to the cartway of an alley.
[Amended 10-27-2020 by Ord. No. 2020-6]
(5)
There shall be a paved area setback of 10 feet from all front,
side and rear property lines. This area shall be maintained in grass
or other appropriate natural ground cover and shall not be covered
with paving, except for approved access drive locations, sidewalks,
landscaping stones and/or pavers, bicycle trails, and walking paths.
The foregoing shall not apply to:
(6)
Garage doors in nonresidential or mixed-use multifamily buildings
shall not face any existing or proposed street.
(7)
All loading areas and loading docks shall be located to the
side and rear of buildings. If reasonably practical, loading docks
shall not be visible from public streets. All loading docks shall
be set back at least 30 feet from residential property lines.
(8)
Refuse disposal areas shall be located within buildings or within
an opaque screened area that completely hides the refuse and is located
to the side or rear of the building. If reasonably practical, refuse
disposal areas shall not be visible from public streets. All outdoor
refuse disposal areas shall be set back at least 30 feet from residential
property lines.
(9)
For residential uses within the PRRC Zone, parking for guests
shall be provided within on-street and off-street parking spaces at
a rate of up to 0.75 space per dwelling unit if it is deemed necessary
by the Township.
[Amended 10-27-2020 by Ord. No. 2020-6]
J.
Roadway access.
(1)
This section, which applies only to the PRRC Zone, shall replace the roadway access standards set forth in § 180-41B of this chapter.
(2)
The center line of all proposed driveways or alleys to dwelling(s)
shall be set back a minimum of 50 feet from the center line of the
intersection of two local roads. In the event of a "T" intersection,
all proposed driveways or alleys to dwelling(s) shall be directly
opposite the intersecting local street.
[Amended 10-27-2020 by Ord. No. 2020-6]
L.
Earthmoving activities; soil erosion and sedimentation control.
(1)
Earthmoving activities, soil erosion and sedimentation control shall comply with § 180-47 of this chapter except as otherwise provided in this section.
(2)
Slopes that pose a threat of instability, in the opinion of
the Township Engineer, shall not be created. The Zoning Officer may
require that the applicable provide certification from a professional
engineer that finished slopes greater than 2:1 will be stable in the
PRRC Zone. Any slope less than 2:1 shall be deemed to be stable in
the PRRC Zone.
M.
In the event that this section conflicts with any other section of this chapter or with Chapter 147, Subdivision and Land Development, the provisions of this section shall control. Notwithstanding the foregoing, any provisions of Chapter 180, the Lehigh Township Zoning Ordinance, not modified by this ordinance shall apply in the PRRC Zone.
[1]
Editor's Note: This ordinance provided that "In the PRRC Zone,
the harvesting of trees to clear land to be used for residential or
nonresidential uses shall not be considered commercial forestry."
A.
Purpose. The purpose of this zone is to provide basic
commercial goods and services to local residents who are located at
some distance from the Township's General Commercial Zone. Uses have
been limited to those that residents are likely to need on a daily
or regular basis. Overall, retail size has been restricted to prevent
the establishment of intensive commercial uses that exceed the local
orientation of this zone. Areas where this zone occurs may have been
sized to permit a grouping of several businesses. These areas have
been located amid and adjacent to the various residential concentrations
to facilitate convenient access to these services without creating
additional congestion to and from larger commercial centers. Strict
design standards have been imposed to keep uses in this zone compatible
with nearby homes.
B.
Permitted uses:
(1)
Banks and similar financial institutions.
(2)
Churches and related uses.
(3)
Commercial forestry.
(4)
Commercial day-care facilities, subject to the following:
(a)
An outdoor play area shall be provided, at a
rate of 65 square feet per individual enrolled. Off-street parking
compounds shall not be used as outdoor play areas. Outdoor play areas
shall not be located within the front yard. Additionally, outdoor
play areas shall be located and designed so as not to disrupt normal
activities of adjoining uses permitted within the zone and/or neighborhood.
Outdoor play areas shall be completely enclosed by a minimum four-foot-high
fence and screened from adjoining residences and residentially zoned
properties. Any vegetative materials located within the outdoor play
areas shall be of a nonharmful type (poisonous, thorny, allergenic,
etc.). All outdoor play areas must provide a means of shade, such
as a shade tree(s) or pavilion(s);
(b)
Enrollment shall be defined as the largest number
of persons and/or children under day-care supervision at any one time
during a seven-day period;
(c)
Passenger drop-off and pickup areas shall be
provided on site and arranged so that the passengers do not have to
cross traffic lanes on or adjacent to the site;
(d)
One off-street parking space shall be provided
for each six persons enrolled; and
(e)
All commercial day-care facilities shall obtain
and maintain proper licensure from the Commonwealth of Pennsylvania.
(5)
Community center.
(6)
Dry cleaners, laundries and laundromats, subject to
the following:
(a)
Public sewer and public water supplies shall
be utilized, except for operations that only involve pickup and drop-off.
(b)
All activities shall be conducted within a completely
enclosed building.
(c)
During operation or plant cleanup and maintenance,
all windows and doors on walls facing adjoining residences or residentially
zoned parcels shall be kept closed.
(d)
Any exhaust and ventilation equipment shall
be directed away from adjoining residences or residentially zoned
parcels.
(e)
Self-service laundromats shall require one off-street
parking space for each two washing machines; other laundry-related
uses shall provide one off-street parking space for each 400 square
feet of gross floor area.
(7)
Medical or dental clinics.
(8)
Offices.
(9)
Public uses and public utility structures.
(10)
Restaurants, but excluding drive-through or
fast-food restaurants, or nightclubs.
(11)
Retail sale and/or rental of goods, including
convenience stores, provided that the total sales and/or display area
is less than 3,600 square feet.
(12)
Retail services, including barber/beauty salons,
music, dance, art or photographic studios, and repair of clocks and
small appliances.
(13)
Public and private schools, subject to the following:
(a)
All off-street parking lots shall be set back
25 feet and screened from adjoining property lines;
(b)
All buildings shall be set back at least 100
feet from any lot on which a residence exists or from any adjoining
land within a residential district;
(c)
If education is offered below the college level,
an outdoor play area shall be provided, at a rate of 65 square feet
per individual enrolled. Off-street parking compounds shall not be
used as outdoor play areas. Outdoor play areas shall not be located
within the front yard. Additionally, outdoor play areas shall be located
and designed so as not to disrupt normal activities of adjoining uses
permitted within the zone and/or neighborhood. Outdoor play areas
shall be completely enclosed by a minimum four-foot-high fence and
screened from adjoining residences and residentially zoned properties.
Any vegetative materials located within the outdoor play areas shall
be of a nonharmful type (poisonous, thorny, allergenic, etc.). All
outdoor play areas must provide a means of shade, such as a shade
tree(s) or pavilion(s);
(d)
Enrollment shall be defined as the largest number
of persons and/or children under day-care supervision at any one time
during a seven-day period;
(e)
Passenger drop-off and pickup areas shall be
provided on site and arranged so that the passengers do not have to
cross traffic lanes on or adjacent to the site; and
(14)
Shopping centers with only those uses permitted
in this section.
(15)
Single-family detached dwellings, in accordance with the standards for this use established in § 180-16 of this chapter,
(16)
Veterinary offices, provided no outdoor keeping
of animals is permitted.
(18)
Accessory solar energy system.
[Added 10-23-2012 by Ord. No. 2012-2]
(20)
WCF on existing structure.
[Added 6-13-2017 by Ord.
No. 2017-2]
(21)
Eligible facilities request.
[Added 6-13-2017 by Ord.
No. 2017-2]
C.
Special exception uses (subject to the review provisions listed in § 180-119C of this chapter):
(9)
Medical marijuana dispensaries, with consideration for the applicable performance standards in § 180-85.1D(4).
[Added 6-27-2017 by Ord.
No. 2017-3]
(10)
Short-term rentals.
[Added 11-10-2020 by Ord. No. 2020-3]
D.
E.
Lot area, lot width, and lot coverage requirements:
[Amended 8-28-2018 by Ord. No. 2018-6]
Uses
|
Required Utilities
|
Minimum Lot Area
(square feet)
|
Minimum Lot Width
(feet)
|
Maximum Lot Coverage
(percent)
|
---|---|---|---|---|
Public uses and public utility structures
|
N/A
|
No minimum lot area or lot width or maximum
lot coverage for this use
| ||
All uses
|
Both public water and sewer
|
15,000
|
100
|
60%
|
All uses
|
Either private water or sewer
|
43,5601
|
140
|
50%
|
Oil and gas activities
|
0.5 acre
|
NOTES:
1The minimum required
lot size may be increased to ensure an acceptable level of nitrate-nitrogen
in the adjoining groundwater. Such determination will be made by the
PADEP, through its sewer module review process.
|
F.
Minimum setback requirements (principal and accessory
uses, except that no minimum setbacks are required for public uses
and public utility structures):
|
Minimum Yard Setbacks
(feet)
| |||||
---|---|---|---|---|---|---|
Use
|
Building Separation Setback1
(feet)
|
Residential Buffer Strip2
(feet)
|
Front
|
Each Side
|
Rear
| |
Buildings and structures (excluding signs)
|
25
|
20
|
35
|
15
|
20
| |
Off-street parking
|
N/A
|
20
|
20
|
103
|
20
| |
Off-street loading
|
N/A
|
20
|
35
|
103
|
20
| |
Permitted freestanding signs
|
N/A
|
20
|
10
|
10
|
20
| |
Outdoor storage areas
|
N/A
|
20
|
Not Permit-
ted
|
15
|
20
| |
Outdoor display areas
|
N/A
|
20
|
35
|
15
|
20
|
NOTES:
1For multiple buildings
on the same lot there shall be provided a minimum of 25 feet between
the closest points of such buildings.
| |
2Any lot adjoining an existing residence, or adjoining land within a residential zone, shall maintain a twenty-foot setback for nonresidential buildings, structures, off-street parking lots and loading areas, freestanding signs, and outdoor storage and display areas. Such areas shall be used for a landscape strip and screen, in accordance with the standards found in § 180-33 of this chapter.
| |
3In those cases where
joint parking and/or loading areas are provided for adjoining uses,
the side yards where cross traffic patterns will exist can be waived
solely for the joint-use parking and/or loading areas.
|
G.
Maximum permitted height: 35 feet, except that no
maximum height is established for public uses or public utility structures.
I.
Screening. A visual screen must be provided along
any adjoining lands upon which a residence exists and along any residential
zone regardless of whether or not the residentially zoned parcel is
developed.
J.
Landscaping. Any portion of the site not used for
buildings, structures, parking lots, loading areas, outdoor storage
or display areas, and sidewalks shall be maintained with a vegetative
ground cover and other ornamental plantings.
K.
Commercial operations standard. All commercial operations
shall be in compliance with any Commonwealth of Pennsylvania and/or
federal regulations, as required by the most recent regulations made
available from the governmental entity having jurisdiction.
L.
All uses within this zone shall also comply with the requirements of Articles III and IV of this chapter. In addition, all uses permitted by conditional use or special exception shall also comply with the requirements of Article V, Specific Criteria, of this chapter. In any case of conflict among the requirements of this article, Article III, Article IV, and/or Article V, the most stringent requirement for the specific use shall apply.
A.
Purpose. This zone provides for larger-scale retail,
entertainment, and service uses within the Township. Uses within this
zone are meant to draw upon a Township-wide and regional market. Furthermore,
certain tourism-related uses are also permitted that cater to those
visiting or passing through the Township. The types of uses permitted,
and the accompanying design standards, reflect the scale of development
desired within these areas. The minimum lot size is intended to encourage
larger single uses and an integration of several smaller ones. Areas
designated for this zone are characterized by good vehicular access
and/or existing large-scale commercial development. Finally, design
standards are imposed to create an attractive, well-landscaped setting
with abundant convenient parking.
B.
Permitted uses:
(1)
Automobile sales, service and repair facilities, but
excluding filling stations;
(2)
Banks and similar financial institutions;
(3)
Churches and related uses;
(4)
Commercial forestry;
(5)
Community center;
(6)
Health and fitness clubs, subject to the following
criteria:
(a)
Off-street parking shall be provided as required
by the combination of elements comprising the health club, including
accessory uses;
(b)
All outdoor recreation facilities shall be set
back at least 50 feet from the street right-of-way line, 25 feet from
all other lot lines, and 100 feet from any residentially zoned properties;
(c)
Any accessory eating or retail use shall not
be directly accessible without passing through the main clubhouse
building; and
(d)
The applicant shall furnish expert evidence
that all lighting of outdoor recreation areas has been arranged to
prevent glare on adjoining properties and streets;
(7)
Hotels, motels, and similar lodging facilities;
(8)
Indoor recreation;
(9)
Indoor theaters and auditoriums;
(10)
Offices;
(11)
Public uses and public utility structures;
(12)
Restaurants and taverns;
(13)
Retail sales of goods and services;
(15)
Accessory uses customarily incidental to the
above permitted uses; and
(16)
Accessory solar energy system.
[Added 10-23-2012 by Ord. No. 2012-2]
(18)
WCF on existing structure.
[Added 6-13-2017 by Ord.
No. 2017-2]
(19)
Eligible facilities request.
[Added 6-13-2017 by Ord.
No. 2017-2]
C.
Special exception uses (subject to the review procedures listed in § 180-119C of this chapter):
(8)
Home occupations, only in connection with residences lawfully established prior to the date of adoption of this chapter (see § 180-82).
(16)
Academic clinical research centers, with consideration for the applicable performance standards in § 180-85.1D(1).
[Added 6-27-2017 by Ord.
No. 2017-3]
(17)
Medical marijuana grower/processors, with consideration for the applicable performance standards in § 180-85.1D(2).
[Added 6-27-2017 by Ord.
No. 2017-3]
(18)
Medical marijuana transport vehicle offices, with consideration for the applicable performance standards in § 180-85.1D(3).
[Added 6-27-2017 by Ord.
No. 2017-3]
(19)
Medical marijuana dispensaries, with consideration for the applicable performance standards in § 180-85.1D(4).
[Added 6-27-2017 by Ord.
No. 2017-3]
D.
Conditional uses (subject to the review procedures and requirements listed in § 180-128 of this chapter):
E.
Design requirements.
(1)
Minimum lot area requirements. Unless otherwise specified,
each use within this zone shall have a minimum area of one acre. For
the purposes of this section, a "use" can include several businesses
that are developed in a coordinated fashion (e.g., joint parking lots,
access drives, loading areas, landscaping, signage, etc.) that function
as one development site and satisfy all of those requirements imposed
upon this zone. There shall be no minimum lot area required for public
uses and public utility structures.
(2)
Required public utilities. When required by Article V of this chapter, public water and/or public sewer service shall be supplied.
(3)
Minimum lot width: 140 feet. There shall be no minimum
lot width required for public uses and public utility structures.
(4)
Minimum lot depth: 250 feet. There shall be no minimum
lot depth for public uses and public utility structures.
(5)
Maximum lot coverage: 60%. There shall be no maximum
lot coverage for public uses and public utility structures.
(6)
Minimum setback requirements (principal and accessory
uses). There shall no be minimum setback requirements for public uses
and public utility structures.
(a)
Front yard setback:
Use
|
Required Front
Yard Setback
(feet)
| |
---|---|---|
Buildings and structures,
excluding signs
|
50
| |
Off-street parking
(including aisles)
|
30
| |
Off-street loading
|
Not permitted in front yard
| |
Permitted freestanding signs
|
10
| |
Outdoor storage areas
|
Not permitted in front yard
| |
Outdoor display areas
|
50
|
(b)
Side yard setbacks. All buildings and structures
shall be set back at least 10 feet from the side lot lines. Off-street
parking lots and loading areas shall be set back at least 15 feet
from the side lot lines, unless joint parking and/or loading facilities
are shared by adjoining uses. In such instances, the side yard setbacks
can be waived along those lot lines over which traffic from the joint
parking and/or loading facilities must pass.
(c)
Rear yard setback. All buildings, structures,
and off-street loading areas shall be set back at least 20 feet from
the rear lot line. All parking lots shall be set back at least 10
feet from the rear lot line.
(d)
Building separation setbacks. For multiple buildings
contained on the same lot there shall be provided a minimum of 25
feet between the closest points of such buildings.
(e)
Residential buffer strip. Any lot adjoining land containing a residence or adjoining land within a residential zone shall maintain a twenty-foot setback between buildings, structures, off-street parking lots and loading areas, and the residential use or residentially zoned parcels. Such areas shall be planted with a dense evergreen buffer, in accordance with the requirements of § 180-33 of this chapter.
(7)
Maximum permitted height: 35 feet.
(8)
Screening. Screening must be provided along any adjoining
lands with an established residential use and all residentially zoned
parcels.
(9)
Landscaping. Any portion of the site not used for
buildings, structures, parking compounds, loading areas, outdoor storage
areas, and sidewalks shall be maintained with a vegetative ground
cover and other ornamental plantings.
(10)
Commercial operations standards. All commercial
operations shall be in compliance with any Commonwealth of Pennsylvania
and/or federal regulations, as required by the most recent regulations
made available from the governmental entity having jurisdiction.
(11)
Use, oil and gas activities, minimum lot area: one acre.
[Added 8-28-2018 by Ord.
No. 2018-6]
F.
All uses permitted within this zone shall comply with the requirements of Articles III and IV of this chapter. In addition, all uses permitted by special exception or conditional use shall also comply with the requirements of Article V, Specific Criteria, of this chapter. In any case of conflict among the requirements of this article, Article III, Article IV and/or Article V, the most stringent requirement for the specific use shall apply.
A.
Purpose. This zone seeks to provide sufficient locations
for offices and related business uses in a campus-like setting.
B.
PLANNED BUSINESS DEVELOPMENT
Definition. As used in this section, the following
terms shall have the meanings indicated:
A development approved as a conditional use under the standards of § 180-21G. The planned business development standards are primarily intended to avoid the eventual placement of a large number of driveways that would enter onto arterial and collector streets and to provide for unified and coordinated development.
C.
Permitted uses within a planned business development.
The following uses are permitted by right only within an approved
planned business development, as principal or accessory uses:
(1)
Cafe.
(2)
Commercial day care.
(3)
Commercial forestry.
(4)
Health and fitness club.
(5)
Hotel.
(6)
Manufacture, assembly and testing of electronic, microelectronic
and computer products.
(7)
Motel.
(8)
Public and private schools, subject to the following:
(a)
All off-street parking lots shall be set back
25 feet and screened from adjoining property lines;
(b)
All buildings shall be set back at least 100
feet from any lot on which a residence exists or from any adjoining
land within a residential district;
(c)
If education is offered below the college level,
an outdoor play area shall be provided, at a rate of 65 square feet
per individual enrolled. Off-street parking compounds shall not be
used as outdoor play areas. Outdoor play areas shall not be located
within the front yard. Additionally, outdoor play areas shall be located
and designed so as not to disrupt normal activities of adjoining uses
permitted within the zone and/or neighborhood. Outdoor play areas
shall be completely enclosed by a minimum four-foot-high fence and
screened from adjoining residences and residentially zoned properties.
Any vegetative materials located within the outdoor play areas shall
be of a nonharmful type (poisonous, thorny, allergenic, etc.). All
outdoor play areas must provide a means of shade, such as a shade
tree(s) or pavilion(s);
(d)
Enrollment shall be defined as the largest number
of persons and/or children under day-care supervision at any one time
during a seven-day period;
(e)
Passenger drop-off and pickup areas shall be
provided on site and arranged so that the passengers do not have to
cross traffic lanes on or adjacent to the site; and
(9)
Restaurant.
(10)
Restaurant, drive-through or fast-food.
(11)
The following uses, provided that the applicant
provides sufficient evidence to the Zoning Officer that the use will
not routinely generate a total of more than 20 trips in and out of
a lot onto a public street(s) by tractor-trailers during the average
workday. The Zoning Officer may request a decision by the Zoning Hearing
Board to determine whether such a use will meet this requirement.
(12)
Accessory solar energy system.
[Added 10-23-2012 by Ord. No. 2012-2]
D.
Permitted uses. The following uses are permitted either
within a planned business development or within a lot of record, which
lot has an area of 10 acres or more, that existed prior to the adoption
of this chapter:
(1)
Church and related uses.
(2)
Financial institution.
(3)
Offices.
(4)
Swimming pool, public or semipublic.
(5)
Township-owned uses.
(6)
United States Postal Service facility.
(7)
WCF on existing structure.
[Added 6-13-2017 by Ord.
No. 2017-2]
(8)
Eligible facilities request.
[Added 6-13-2017 by Ord.
No. 2017-2]
E.
Special exception uses (subject to the review procedures listed in § 180-119C of this chapter):
(6)
Academic clinical research centers, with consideration for the applicable performance standards in § 180-85.1D(1).
[Added 6-27-2017 by Ord.
No. 2017-3]
F.
G.
Standards for approval of a planned business development.
To ensure that the intent and requirements of this district are complied
with, review and approval of a planned business development shall
be required to be processed as a conditional use application.
(1)
Minimum tract size of 10 acres where a tract is a
minimum area of land before further subdivision into smaller lots
may be permitted. A tract shall only include areas of land under single
ownership. If more than one person, entity or corporation is involved
as the landowner, such applicant for conditional use approval shall
submit evidence to the Township Board of Supervisors showing that
there is a legally binding commitment between or among such entities,
persons, or corporations to coordinate the access and development
of the tract. All land area within a tract shall be contiguous. Separation
by streets, roadways, etc., shall not be permitted. Only areas within
Lehigh Township shall be considered to be within a tract for purposes
of calculation of tract size. The land area of a tract shall be exclusive
of all rights-of-way of existing and proposed streets and other areas
required to be reserved for common uses, etc.
(2)
Conditional use application. The conditional use application shall be submitted and processed as required by § 180-128 of this chapter, with the following additions:
(a)
In addition to the items listed in § 180-128B(3), proposed lots, each of which shall conform fully to the minimum lot standards, shall be shown to scale, with the area of each lot accurate to the nearest one-hundredth of an acre.
(b)
In addition to the information required in § 180-128B(4), the applicant shall also present information on the types of tenants or uses that are intended or expected in different portions of the planned business development.
(c)
The applicant shall demonstrate, to the satisfaction
of the members of the Board of Supervisors, that access to the proposed
planned business development is coordinated with other lands within
this zone as well as adjoining lands outside of this zone.
(d)
The applicant shall demonstrate that careful
consideration has been given to open space and landscaping throughout
the planned business development. The plan for open space and landscaping
approved by the Board of Supervisors may be carried out through a
series of deed restrictions to be imposed upon the proposed lots.
(e)
Access to arterial and major collector roadways.
Each planned business development shall make maximum use of interior
streets. Deed restrictions shall be placed on each newly created lot
which abuts an arterial or major collector street prohibiting direct
access from the lot to the abutting arterial or major collector roadway.
(f)
Access other than to arterial and major collector
roadways. Based upon reviews from the Commonwealth of Pennsylvania
Department of Transportation (for access to state highways), the Township
Comprehensive Plan and reviews by the Planning Commission, Police
Chief and Township Engineer, the Board of Supervisors may require
that a planned business development not have any direct access that
that would involve left turns onto and off any street (except at an
intersection planned for or with an existing traffic signal) if reasonable
access could be provided which would preclude such movements, except
from newly proposed streets within the planned business development.
(g)
Staged construction. If development is to occur
in progressive stages, each stage shall be planned and occur so that
the purposes and requirements of this chapter are fully complied with
at the completion of each stage. Each stage shall be clearly delineated
on the plan submitted for conditional use consideration.
(h)
Each lot proposed to be created within a planned
business development shall comply fully with all design standards
of this zone.
(i)
Paved area setbacks. The paved area setbacks
required by this section shall be maintained in grass or other appropriate
natural ground cover and shall not be covered with impervious surfaces,
except for approved approximately perpendicular driveways and access
drives and any sidewalks less than six feet in width. Stormwater control
facilities that are not impervious may be located within this setback
area. No fence shall be constructed within the setback area. Paved
areas of lots on which one acre or less of total impervious coverage
is proposed shall be set back a minimum of 25 feet from the right-of-way
line of all streets. For lots with greater than one acre of total
impervious area proposed, the setback shall be 35 feet from the right-of-way
line of all streets. Additionally, all paved areas, except concrete
sidewalks, shall be set back a minimum of 10 feet from the exterior
structural walls of each building. This setback is intended to provide
sufficient area for fire fighting, sidewalks, and foundation landscaping.
(j)
Information on covenants. A planned business
development shall include a reasonable set of deed restrictions or
covenants imposed by the developer on each lot. These covenants shall
cover (at a minimum) types of uses, maintenance of lots and industrial
operations, with a proper means of enforcement. The covenants shall
also be written to carry out the purposes and requirements of a planned
business development. The language of these covenants shall be presented
for review and comment by the Township Solicitor and approval by the
Board of Supervisors before a conditional use application for a proposed
business development is approved. These covenants shall not be revised
or revoked following approval of a planned business development without
subsequent review and comment from the Township Solicitor and approval
by the Board of Supervisors.
H.
Loading docks. Loading docks that will serve three
or more trucks shall be located to the side or rear of all new buildings.
All loading docks shall be visually screened to minimize their visibility
from dwellings and public streets.
I.
Design standards.
[Amended 6-14-2011 by Ord. No. 2011-1; 8-28-2018 by Ord. No. 2018-6]
Minimum Yard Setbacks
(feet)
| |||||||||
---|---|---|---|---|---|---|---|---|---|
Use
|
Min. Lot Area
(acres)
|
Min. Lot
Width
(feet)
|
Max. Lot Max. Building Coverage
(percent)
|
Height
(feet)
|
Front
|
One Side
|
Both Sides
|
Rear
|
Special
|
All principal uses except as listed below
|
2
|
200
|
65%
|
45
|
50
|
201
|
50
|
30
|
See Note 2
|
Public uses utility structures
|
No minimum or maximum criteria for lot area,
lot width, lot and public coverage, building height, or yard setbacks
for this use
| ||||||||
Accessory uses
|
N/A
|
N/A
|
N/A
|
20
|
Not permitted in front yard
|
10
|
20
| ||
Oil and gas activities
|
1
|
NOTES:
1Side yard setbacks
are 20 feet each, total 50 feet, except that side yard with abutting
street is 50 feet, total 70 feet.
|
2Special setback
requirements. Minimum setback from the lot line of any dwelling and
from any residential or agricultural zone boundary is 150 feet. Such
area may be used for private vehicle parking but may not be used for
parking of commercial vehicles.
|
A.
Purpose. This zone provides for a wide range of industrial
activities that contribute to the well-being of the Township by diversifying
its economy and providing valuable employment opportunities. The required
lot sizes have been kept small to accommodate the start-up industries
that are likely to emerge; however, larger and heavier industries
have also been permitted. This zone provides for light industrial
uses as permitted by right but requires obtaining a conditional use
for heavier and potentially more objectionable types of industrial
uses. These areas have been located along major roads. Design standards
have been imposed to create attractive site designs and moderate the
objectionable impacts associated with industrial uses. Substantial
setbacks are used to protect adjoining residences.
B.
Permitted uses:
(2)
Agriculture, subject to the standards listed in § 180-16 of this chapter, but excluding any dwelling;
(3)
Automobile sales;
(4)
Automobile servicing;
(5)
Car washes;
(6)
Commercial forestry;
(7)
Laboratories for medical, scientific, or industrial
research and development;
(8)
Machine shops;
(9)
Manufacturing, packaging, storage and/or wholesaling
of the following:
(a)
Brushes, brooms, and combs;
(b)
Cosmetics, toiletries, and pharmaceuticals;
(c)
Finished textile products;
(d)
Furniture, cabinets, fixtures, office supplies,
floor and ceiling materials, and other household appointments;
(e)
Hardware and software for audio-video components,
computers, vending machines, electronic equipment, and video games;
(f)
Hot tubs, spas, saunas, and swimming pools;
(g)
Jewelry and other precious metals;
(h)
Musical instruments and sporting equipment;
(i)
Optical, dental, and medical supplies and equipment;
(j)
Photographic, lighting and timekeeping equipment;
(k)
Scientific, specialized and technical instruments
and equipment;
(l)
Small household appliances, but excluding major
appliances; and
(m)
Small or novelty products from prepared materials,
but excluding the use of sheet metals;
(10)
Offices;
(11)
Photocopying, bookbinding, printing, and publishing
operations;
(13)
Public uses and public utility structures;
(14)
Repair shops for products permitted to be manufactured
in this zone;
(15)
Sale, storage and/or wholesaling of the following,
provided that the site is set back no less than 500 feet from the
closest residentially zoned property:
(16)
Sign makers;
(17)
Small engine repair shops;
(18)
Welding shops;
(19)
Accessory uses customarily incidental to the
above permitted uses, including accessory retail sales of products
produced on site so long as the sales area is no more than 10% of
the total building area or 3,000 square feet, whichever is less; and
(20)
Accessory solar energy system.
[Added 10-23-2012 by Ord. No. 2012-2]
(22)
WCF on existing structure.
[Added 6-13-2017 by Ord.
No. 2017-2]
(23)
Eligible facilities request.
[Added 6-13-2017 by Ord.
No. 2017-2]
C.
Special exception uses (subject to the review procedures and requirements listed in § 180-119C of this chapter):
(5)
Commercial stockyards, concentrated animal feeding operations and/or feedlots (see § 180-70).
[Amended 4-27-2010 by Ord. No. 2010-4]
(8)
Heavy equipment sales, service, and/or repair, such as excavation machinery, commercial trucks, buses, farm equipment, mobile homes, trailers, and other similar machinery (see § 180-79).
(9)
Heavy industrial uses involving processing, packaging, production, repair or testing of materials, goods, and products, including those industries performing conversion, assembly, or nontoxic chemical operations (see § 180-80).
(10)
Home occupations, only in conjunction with residences lawfully established prior to the date of adoption of this chapter (see § 180-82).
(17)
Slaughtering, processing, rendering, and packaging of food products and their by-products (see § 180-99).
(19)
Truck stops (see § 108-103).
(20)
[2]
Editor's Note: Former Subsection C(20), Warehousing and wholesale
trade establishments, was repealed 3-13-2018 by Ord. No. 2018-3. This
ordinance also redesignated former Subsection C(21) through (24) as
Subsection C(20) through (23), respectively.
(21)
Academic clinical research centers, with consideration for the applicable performance standards in § 180-85.1D(1).
[Added 6-27-2017 by Ord.
No. 2017-3]
(22)
Medical marijuana grower/processors, with consideration for the applicable performance standards in § 180-85.1D(2).
[Added 6-27-2017 by Ord.
No. 2017-3]
(23)
Medical marijuana transport vehicle offices, with consideration for the applicable performance standards in § 180-85.1D(3).
[Added 6-27-2017 by Ord.
No. 2017-3]
D.
Conditional uses (subject to the review procedures and requirements listed in § 180-128 of this chapter):
(3)
Tower-based WCF in ROW.
[Added 6-13-2017 by Ord.
No. 2017-2]
(4)
Tower-based WCF out of ROW 40 feet in height or less.
[Added 6-13-2017 by Ord.
No. 2017-2]
(5)
Tower-based WCF out of ROW greater than 40 feet.
[Added 6-13-2017 by Ord.
No. 2017-2]
(6)
Warehousing and wholesale trade establishments.
[Added 3-13-2018 by Ord.
No. 2018-3]
E.
Design requirements (principal and accessory uses).
(1)
Lot area, lot width, lot coverage, and building height:
[Amended 8-28-2018 by Ord. No. 2018-6]
Uses
|
Required Utilities
|
Minimum
Lot Area
(square feet)
|
Minimum
Lot Width
(feet)
|
Maximum
Building
Coverage
(percent)
|
Maximum
Building
Height
(feet)
|
---|---|---|---|---|---|
Public uses and public utility structures
|
N/A
|
No minimum lot area or lot width or maximum
building coverage or building height for this use
| |||
All other uses
|
Public water and sewer
|
30,000
|
100
|
50%
|
50
|
All other uses
|
Either private water or sewer
|
43,560
|
140
|
40%
|
50
|
Oil and gas activities
|
1 acre
|
(2)
Minimum setback requirements (principal and accessory
uses). There are no minimum setback requirements for public uses or
public utility structures.
(a)
Front yard setback:
Use
|
Required Front
Yard Setback
(feet)
| |
---|---|---|
Buildings and structures,
excluding signs
|
50
| |
Off-street parking
(including aisles)
|
30
| |
Off-street loading
|
Not permitted in front yard
| |
Permitted freestanding signs
|
10
| |
Outdoor storage areas
|
Not permitted in front yard
| |
Outdoor display areas
|
50
|
(b)
Side yard setbacks. All buildings and structures
shall be set back at least 10 feet from the side lot lines. Off-street
parking lots and loading areas shall be set back at least 15 feet
from the side lot lines, unless joint parking and/or loading facilities
are shared by adjoining lots. In such instances, the side yard setbacks
can be waived along those lot lines over which traffic from the joint
parking and/or loading facilities must pass.
(c)
Rear yard setback. All buildings, structures,
and off-street loading areas shall be set back at least 20 feet from
the rear lot line. All parking lots shall be set back at least 10
feet from the rear lot line.
(d)
Building separation setbacks. For multiple buildings
contained on the same lot there shall be provided a minimum of 25
feet between the closest points of such buildings.
(e)
Residential buffer strip. Any lot adjoining land containing a residence or adjoining land within a residential zone shall maintain setback between buildings, structures, off-street parking lots and loading areas and the residential use or residentially zoned parcels. Such areas shall be of such width and planted with a dense evergreen buffer in accordance with the requirements of § 180-33 of this chapter.
(3)
Screening. Screening must be provided along any adjoining
lands with an established residential use and all residentially zoned
parcels.
(4)
Landscaping. Any portion of the site not used for
buildings, structures, parking compounds, loading areas, outdoor storage
areas, and sidewalks shall be maintained with a vegetative ground
cover and other ornamental plantings.
(5)
Industrial operations standards. All industrial operations
shall be in compliance with any Commonwealth of Pennsylvania and/or
federal government regulations, as required by the most recent regulations
made available from these governmental bodies.
F.
All uses permitted within this zone shall also comply with the requirements of Articles III and IV of this chapter. In addition, all uses permitted by special exception or conditional use shall also comply with the requirements of Article V, Specific Criteria, of this chapter. In any case of conflict among the requirements of this article, Article III, Article IV and/or Article V, the most stringent requirement for the specific use shall apply.
A.
Purpose. The purpose of this zone is to protect the
scenic, recreational, and environmental resources of Blue Mountain,
to protect and preserve natural resources in the Township, and to
provide for the orderly development of the Township. The predominant
land uses in the zone are forest land, state game land, and other
open space uses. The regulations for this zone are designed to protect
these land uses.
B.
Permitted uses:
(1)
Agriculture, including one single-family detached
dwelling contained on the site, but excluding commercial livestock
operations.
(2)
Horticulture and commercial forestry related uses.
(3)
Public and nonprofit parks and playgrounds.
(4)
Public uses and public utility structures.
(5)
Single-family detached dwellings.
(6)
Single-family detached dwellings to be constructed on flag lots, subject to the standards of § 180-31 of this chapter.
(7)
Accessory uses customarily incidental to the above
permitted uses, including but not necessary limited to the following:
(a)
Roadside stands, as an accessory use to a farm,
for the sale of agricultural products, subject to the following:
[1]
Any structure used to display such goods shall
not exceed 2,000 square feet in size and shall be located at least
25 feet from any property line;
[2]
At least half of the products displayed for
sale must have been produced on the premises;
[3]
Off-street parking shall be provided for all
employees and customers; and
[4]
Not more than one sign, not to exceed six square
feet per face, shall be displayed in season when products are on sale.
A freestanding sign shall not exceed a height of five feet, and an
attached sign shall not extend above the height of the building or
structure to which it is attached.
(b)
Manure storage facilities, as an accessory use
to a farm, subject to the following regulations:
[1]
All manure storage facilities shall be designed
in compliance with the guidelines outlined in the publication Manure
Management for Environmental Protection, Bureau of Water Quality Management
Publication No. 43, and all revisions, supplements, and replacements
thereof, published by the Pennsylvania Department of Environmental
Protection, copies of which are available from the Bureau of Water
Quality Management, Pennsylvania Department of Environmental Protection;
[2]
The design of all waste storage facilities shall
be reviewed by the Northampton County Conservation District; the applicant
shall furnish a letter from the Conservation District attesting to
approval of the design of the proposed facility; and
[3]
Construction and subsequent operation of the
waste storage facility shall be in accordance with the permit and
the approved design. Each design change during construction or subsequent
operation will require that the applicant obtain another review by
the Northampton County Conservation District.
(c)
Beekeeping, on any farm within the zone, subject
to the following:
[1]
The applicant shall obtain a zoning permit from
the Zoning Officer;
[2]
It shall be the duty of the applicant to maintain
each colony so as not to create a public nuisance;
[3]
Colonies shall be maintained in movable frame
hives;
[4]
All beehives shall be maintained in a healthy
condition using locally approved beekeeping management procedures;
[5]
All hives shall be at least 50 feet from a public
road, or shall have a minimum five-foot-high fence or vegetative obstruction
between the apiary and the road, or shall be elevated above the roadway
so as to direct bee flight above traffic or pedestrians;
[6]
There shall be a source of water within 1/2
mile of the apiary; and
[7]
New apiaries of 10 hives or more shall not be
established within 150 feet of any property line.
(8)
Accessory solar energy system.
[Added 10-23-2012 by Ord. No. 2012-2]
(10)
WCF on existing structure.
[Added 6-13-2017 by Ord.
No. 2017-2]
(11)
Eligible facilities request.
[Added 6-13-2017 by Ord.
No. 2017-2]
C.
D.
Conditional uses (subject to the review procedures listed in § 180-128 of this chapter):
E.
Design standards (principal and accessory uses).
(1)
Minimum lot area requirements: 10 acres, except that
there shall be no minimum lot area requirements for public uses or
public utility structures.
(2)
Minimum lot width: 400 feet, except that there shall
be no minimum lot width requirement for public uses or public utility
structures.
(3)
Minimum lot depth: 800 feet, except that there shall
be no minimum lot depth requirement for public uses or public utility
structures.
(4)
Maximum lot coverage: 3%, except there shall be no
maximum lot coverage requirement for public uses or public utility
structures.
(5)
Minimum setback requirements (principal and accessory
uses). There shall be no minimum setback requirements for public uses
or public utility structures.
(6)
Maximum permitted height: 35 feet, except there shall
be no maximum permitted height for public uses or public utility structures.
(7)
Use, oil and gas activities, minimum lot area: one acre.
[Added 8-28-2018 by Ord.
No. 2018-6]
F.
All uses permitted within this zone shall also comply with the requirements of Articles III and IV of this chapter. In addition, all uses permitted by special exception or conditional use shall also comply with the requirements of Article V, Specific Criteria, of this chapter. In any case of conflict among the requirements of this article, Article III, Article IV and/or Article V, the most stringent requirement for the specific use shall apply.