[Amended 9-18-1989 by Ord. No. 1651; 12-18-1989 by Ord. No.
1657; 2-12-1996 by Ord. No. 1959; 3-13-2000 by Ord. No. 2219]
A. The following uses are permitted by right, provided
said uses comply with all other applicable requirements of this chapter
and any amendments thereto:
(1) Agriculture, limited to crop farming and related agricultural
processing and specifically excluding livestock and poultry farms.
(2) Any permitted industrial use as set forth in §
27-81A.
(3) Conservation areas and uses.
(4) Fish and wildlife refuges.
(5) Forestry, subject to the provisions of §
27-97.
[Added 5-9-2005 by Ord. No. 2559]
(7) Indoor recreation facilities.
(10)
Support infrastructure: substations, pumping
stations, bus stop shelters.
B. The following accessory uses, if situate on the same
lot, are permitted by right, provided said uses comply with all other
applicable requirements of this chapter and any amendments thereto:
(1) Any use customarily associated with, incidental to
or provided with a permitted use.
(2) Satellite earth station dishes.
(3) Support infrastructure: substations, pumping stations,
bus stop shelters.
C. The following special exception uses are permitted when authorized by the Zoning Hearing Board pursuant to §
27-43, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(1) Single-family detached dwellings.
D. The following conditional uses are permitted when authorized by the Board of Commissioners pursuant to §
27-47, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(2) Cement and cement products manufacturing.
(5) Hunting and fishing clubs.
(6) Minimarts. Said use shall comply with all provisions of §
27-87 of this chapter.
[Amended 8-8-2005 by Ord. No. 2578]
(8) Outdoor recreation facilities.
[Amended 8-8-2005 by Ord. No. 2578]
(9) Quarrying and related uses.
[Amended 8-8-2005 by Ord. No. 2578]
(10)
Research facilities.
[Amended 8-8-2005 by Ord. No. 2578]
(11)
Rifle ranges.
[Amended 8-8-2005 by Ord. No. 2578]
(12)
Confined animal feeding operations.
[Amended 8-8-2005 by Ord. No. 2578]
(13) Wind
turbines/windmill.
[Added 9-14-2009 by Ord. No. 2791]
E. The following dimensional requirements shall apply
to each permitted or authorized use, unless otherwise specified:
(2) Minimum yard requirements.
(3) Maximum impervious coverage: 45%.
(4) Maximum building height: 35 feet above finished grade.
(5) Maximum building coverage: 30%.
F. Offices shall be permitted to have an unlimited number
of office uses conducted within a single building regardless of the
nature of the tenants. For example, a single office building may contain
offices for doctors, dentists, lawyers, accountants, corporate headquarters,
etc. and still be considered as a single principal use of the lot.
[Amended 12-18-1989 by Ord. No. 1657; 4-8-1991 by Ord. No.
1729; 11-9-1992 by Ord. No. 1791; 2-12-1996 by Ord. No. 1959]
A. The following uses are permitted by right provided
said uses comply with all other applicable requirements of this chapter
and any amendments thereto:
(2) Agriculture: limited to crop farming and related agricultural
processing and specifically excluding livestock and poultry farms.
(4) Churches or related facilities.
(5) Conservation areas and uses.
(6) Fish and wildlife refuges.
(7) Forestry, subject to the provisions of §
27-97.
[Added 5-9-2005 by Ord. No. 2559]
(11)
Single-family attached dwellings.
(12)
Single-family detached dwellings.
(13)
Single-family semidetached dwellings (twins).
(14)
Support infrastructure: substations, pumping
stations, bus stop shelters.
(15)
No-impact home-based business.
[Amended 8-8-2005 by Ord. No. 2578]
(16)
Adaptive reuse for affordable housing and multifamily housing.
[Added 10-24-2016 by Ord.
No. 3061]
B. The following accessory uses, if situate on the same
lot, are permitted by right, provided said uses comply with all other
applicable requirements of this chapter and any amendments thereto:
(1) Any use customarily associated with, incidental to
or provided with a permitted use.
(3) Greenhouses (noncommercial).
(5) Satellite earth station dishes.
(7) Support infrastructure: substations, pumping stations,
bus stop shelters.
(8) Swimming pools (private).
C. The following special exception uses are permitted when authorized by the Zoning Hearing Board pursuant to §
27-43, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto.
(1) Single-operator barbershops as in home occupations.
(2) Single-operator beauty shops as in home occupations.
(4) New construction of facilities which provide elderly housing for persons 55 years of age and older pursuant to the Fair Housing Act of 1988; provided that a restrictive covenant be attached to the land that obligates the developer to maintain the property as elderly housing for a minimum period of 30 years. Conversion of existing structures to housing permitted under this section is prohibited. For those developments proposed on tracts of 10 acres or more, the provisions of §
27-139 of this chapter shall apply.
[Amended 4-13-1998 by Ord. No. 2085]
D. The following conditional uses are permitted when authorized by the Board of Commissioners pursuant to §
27-44, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(1) Bed-and-breakfast facilities.
(4) Hunting and fishing clubs.
(5) Indoor recreation facilities.
(7) Outdoor recreation facilities.
(8) Adult residences accessory to an existing assisted
living facility.
[Added 8-13-2007 by Ord. No. 2692]
(9) Wind
turbines/windmill.
[Added 9-14-2009 by Ord. No. 2791]
E. The following dimensional requirements shall apply
to each permitted or authorized use, unless otherwise specified:
(1) Minimum lot size. Any lot not served by public water
and sewer shall have a minimum lot size of one acre.
(a)
Area.
[1]
Single-family detached: 7,500 square feet.
[2]
Single-family semidetached: 10,000 square feet
(5,000 square feet per unit).
[3]
Single-family attached: 2,500 square feet.
[4]
Apartments: See Article
XI.
[5]
Elderly housing: 1.5 acres (minimum lot area
per dwelling unit: 1,600 square feet).
[Amended 11-10-1997 by Ord. No. 2050]
[6]
All other uses: 10,000 square feet.
[Amended 11-10-1997 by Ord. No. 2050]
(b)
Width.
[1]
Single-family detached: 70 feet.
[2]
Single-family semidetached: 100 feet (50 feet
per unit).
[3]
Single-family attached: 20 feet per unit.
[4]
Apartments and all other uses: 100 feet.
(c)
Frontage.
[1]
Single-family detached: 55 feet.
[2]
Single-family semidetached: 100 feet (50 feet
per unit).
[3]
Single-family attached: 20 feet per unit.
[4]
Apartment buildings and all other uses: 100
feet.
(2) Minimum yard requirements.
(a)
Front.
[Amended 2-10-2014 by Ord. No. 2958]
[1]
Single-family detached, semidetached (twins and end-of-row townhouses)
and attached (townhouses): 25 feet.
(b)
Rear.
[Amended 2-10-2014 by Ord. No. 2958]
[1]
Single-family detached, semidetached (twins and end-of-row townhouses)
and attached (townhouses): 25 feet.
(c)
Side.
[Amended 2-10-2014 by Ord. No. 2958]
[1]
Single-family attached for end units only and semidetached dwellings:
12.5 feet.
[2]
Single-family detached: 10 feet.
(d)
Side (both).
[Amended 2-10-2014 by Ord. No. 2958]
[1]
Single-family attached for end units only and semidetached dwellings:
25 feet.
[2]
Single-family detached: 20 feet.
(e)
Minimum yard requirements for apartments: See Article
XI, Conditional Use Provisions.
(3) Maximum building coverage: 40%.
(4) Maximum building height: 35 feet above finished grade.
(5) Maximum impervious coverage (total): 70%.
[Added 10-8-1990 by Ord. No. 1701; amended 4-8-1991 by Ord. No.
1729; 11-9-1992 by Ord. No. 1791; 2-12-1996 by Ord. No. 1959]
A. The following uses are permitted by right, provided
said uses comply with all other applicable requirements of this chapter
and any amendments thereto:
(1) Agriculture, limited to crop farming and related agricultural
processing, but specifically excluding livestock and poultry farms.
(3) Churches or related facilities.
(4) Conservation areas and uses.
(5) Fish and wildlife refuges.
(6) Forestry, subject to the provisions of §
27-97.
[Added 5-9-2005 by Ord. No. 2559]
(10)
Single-family attached dwellings.
(11)
Single-family detached dwelling.
(12)
Single-family semidetached dwellings (twins).
(13)
Support infrastructure: substations, pumping
stations, bus stop shelters.
(15)
No-impact home-based business.
[Amended 8-8-2005 by Ord. No. 2578]
(16)
Adaptive reuse for affordable housing and multifamily housing.
[Added 10-24-2016 by Ord.
No. 3061]
B. The following accessory uses, if situate on the same
lot, are permitted by right, provided said uses comply with all other
applicable requirements of this chapter and any amendments thereto:
(1) Any use customarily associated with, incidental to
or provided with a permitted use.
(3) Greenhouses (noncommercial).
(5) Satellite earth station dishes.
(7) Support infrastructure: substations, pumping stations,
bus stop shelters.
(8) Swimming pools (private).
C. The following special exception uses are permitted when authorized by the Zoning Hearing Board pursuant to §
27-43, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(1) Single-operator barbershops as in home occupations.
(2) Single-operator beauty shops as in home occupations.
D. The following conditional uses are permitted when authorized by the Board of Commissioners pursuant to §
27-44, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(1) Bed-and-breakfast facilities.
(4) Hunting and fishing clubs.
(5) Indoor recreation facilities.
(7) Outdoor recreation facilities.
(8) Wind
turbines/windmill.
[Added 9-14-2009 by Ord. No. 2791]
E. The following dimensional requirements shall apply
to each permitted or authorized use unless otherwise specified:
(1) Minimum lot size. Any lot not served by public water
and sewer shall have a minimum lot size of one acre.
(a)
Area.
[1]
Single-family detached: 7,500 square feet.
[2]
Single-family semidetached: 10,000 square feet
(5,000 square feet per unit).
[3]
Single-family attached: 2,500 square feet.
[4]
Apartments: See Article
XI.
[5]
All other uses: 10,000 square feet.
(b)
Width.
[1]
Single-family detached: 70 feet.
[2]
Single-family semidetached: 100 feet (50 feet
per unit).
[3]
Single-family attached: 20 feet per unit.
[4]
Apartments and all other uses: 100 feet.
(c)
Frontage.
[1]
Single-family detached: 55 feet.
[2]
Single-family semidetached: 100 feet (50 feet
per unit).
[3]
Single-family attached: 20 feet per unit.
[4]
Apartment buildings and all other uses: 100
feet.
(2) Minimum yard requirements.
[Amended 2-10-2014 by Ord. No. 2958]
(a)
Front.
[1]
Single-family detached, semidetached and attached: 25 feet.
(b)
Rear.
[1]
Single-family detached, semidetached and attached: 25 feet.
(c)
Side (one).
[1]
Single-family detached, semidetached and attached: 12.5 feet.
(d)
Side (both).
[1]
Single-family detached, semidetached and attached: 25 feet.
(3) Maximum building coverage: 40%.
(4) Maximum building height: 35 feet above finished grade.
(5) Maximum impervious coverage (total): 70%.
[Amended 12-18-1989 by Ord. No. 1657]
A. The following uses are permitted by right provided
said uses comply with all other applicable requirements of this chapter
and any amendments thereto:
(1) Agriculture: limited to crop farming and related agricultural
processing and specifically excluding livestock and poultry farms.
(2) Bank/financial institutions.
(4) Bed-and-breakfast establishments.
(6) Churches or related facilities.
(7) Conservation areas and uses.
(9) Educational institutions.
(10)
Fish and wildlife refuges.
(11)
Forestry, subject to the provisions of §
27-97.
[Added 5-9-2005 by Ord. No. 2559]
(15)
Indoor recreation facilities.
(20)
Repair shops (with floor area less than 5,000
square feet).
(21)
Retail stores (with floor area less than 5,000
square feet).
(23)
Service establishments (with floor area less
than 5,000 square feet).
(24)
Single-family detached residential dwelling.
(25)
Support infrastructure: substations, pumping
stations, bus stop shelters.
(26)
Adaptive reuse for affordable housing.
[Added 12-13-2021 by Ord. No. 3251]
B. The following accessory uses, if situate on the same
lot, are permitted by right, provided said uses comply with all other
applicable requirements of this chapter and any amendments thereto:
(1) Any use customarily associated with, incidental to
or provided with a permitted use.
(3) Greenhouses (noncommercial).
(5) Satellite earth station dishes.
(7) Support infrastructure: substations, pumping stations,
bus stop shelters.
(8) Swimming pools (private).
C. The following special exception uses are permitted when authorized by the Zoning Hearing Board pursuant to §
27-43, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(1) Drive-in service establishments.
(3) Restaurants, fast-food and standard. Said use must comply with all provisions of Article
XI of this chapter.
[Amended 10-9-2000 by Ord. No. 2264]
(5) Minimarts.
[Amended 2-8-1999 by Ord. No. 2141]
D. The following conditional uses are permitted when authorized by the Board of Commissioners pursuant to §
27-44, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(2) Automotive service and repair stations.
(4) Grocery stores or meat markets having a total floor
area of less than 5,000 square feet.
(6) Hunting and fishing clubs.
(7) New automotive sales establishments.
(8) One apartment in a commercial structure.
(9) Outdoor recreation facilities.
(10)
Rooming or boarding homes.
(11)
Single-family attached dwellings.
(12)
Single-family semidetached dwellings.
(13) Wind
turbines/windmill.
[Added 9-14-2009 by Ord. No. 2791]
E. The following dimensional requirements shall apply
to each permitted or authorized use, unless otherwise specified:
(1) Minimum lot size.
(a)
Area: 10,000 square feet. Any lot not served
by public water and sewer shall have a minimum lot size of one acre.
(2) Minimum yard requirements. There are no side yard
requirements for single-family attached dwellings not situate on the
end of a row. End units shall maintain the stated requirements on
the nonattached side.
(3) Maximum building coverage: 40%.
(4) Maximum building height: 35 feet above finished grade.
(5) Maximum impervious surface: 70%.
(6) For all residential uses, the R-5 dimensional regulations
shall apply.
F. Up to three attached principal uses may be conducted on a single conforming lot provided, however, that each use shall have a minimum building width of 30 feet, including leased parcels, and appropriate parking facilities are provided as required under Article
XII, provided that offices shall be permitted to have an unlimited number of office uses conducted within a single building regardless of the nature of the tenants. For example, a single office building may contain offices for doctors, dentists, lawyers, accountants, corporate headquarters etc., and still be considered as a single principal use of the lot.
[Added 4-8-1991 by Ord. No. 1729; amended 2-8-1999 by Ord. No.
2141; 3-13-2000 by Ord. No. 2220]
A. The following uses are permitted by right provided
said uses comply with all other applicable requirements of this chapter
and any amendments thereto:
(1) Agriculture: limited to crop farming and related agricultural
processing but specifically excluding livestock and poultry farms.
(2) Bank/financial institutions.
(4) Bed-and-breakfast establishments.
(6) Churches or related facilities.
(7) Conservation areas and uses.
(9) Educational institutions.
(10)
Fish and wildlife refuges.
(11)
Forestry, subject to the provisions of §
27-97.
[Added 5-9-2005 by Ord. No. 2559]
(16)
Indoor recreation facilities.
(17)
Indoor theaters, except adult entertainment
facilities.
(21)
Medical or dental laboratories.
(24)
Repair shops (maximum floor area 20,000 square
feet).
(25)
Retail stores (maximum floor area 20,000 square
feet).
(27)
Service establishments and stores (maximum floor
area 20,000 square feet).
(28)
Single-family detached residential dwelling.
(29)
Support infrastructure: substations, pumping
stations, bus stop shelter.
(30)
Outdoor commercial cooking operation.
[Added 10-11-2021 by Ord. No. 3247]
(31)
Adaptive reuse for affordable housing.
[Added 12-13-2021 by Ord. No. 3251]
B. The following accessory uses, if situate on the same
lot, are permitted by right, provided said uses comply with all other
applicable requirements of this chapter and any amendments thereto:
(1) Any use customarily associated with, incidental to
or provided with a permitted use.
(3) Greenhouses (noncommercial).
(5) Satellite earth station dishes.
(7) Support infrastructure: substations, pumping stations,
bus stop shelters.
(8) Swimming pools (private).
C. The following special exception uses are permitted when authorized by the Zoning Hearing Board pursuant to §
27-43, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
D. The following conditional uses are permitted when authorized by the Board of Commissioners pursuant to §
27-44, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(3) Automotive and recreational vehicle sales establishments.
(4) Automotive and other motor vehicle repair garages,
automotive fueling stations, and car washes.
[Amended 8-8-2005 by Ord. No. 2578]
(6) Drive-in service establishments.
(7) Grocery stores or meat markets having a total floor
area not exceeding 10,000 square feet.
(9) Hunting and fishing clubs.
(10)
One apartment in a commercial structure.
(11)
Outdoor recreation facilities.
(12)
Rooming or boarding homes but not including
shelters.
[Amended 8-8-2005 by Ord. No. 2578]
(13)
Single-family attached dwellings.
[Amended 8-8-2005 by Ord. No. 2578]
(14)
Single-family semidetached dwellings.
[Amended 8-8-2005 by Ord. No. 2578]
(15)
Taverns.
[Amended 8-8-2005 by Ord. No. 2578]
(16) Wind
turbines/windmill.
[Added 9-14-2009 by Ord. No. 2791]
E. The following dimensional requirements shall apply
to each permitted or authorized use unless otherwise specified:
(1) Minimum lot size. Any lot not served by public water
and sewer shall have a minimum lot size of one acre.
(a)
Area: 25,000 square feet.
(2) Minimum yard requirements. There are no side yard
requirements for single-family attached dwellings not situate on the
end of a row. End units shall maintain the stated requirements on
the nonattached side.
(3) Maximum building coverage: 35%.
(4) Maximum building height: 35 feet above finished grade.
(5) Maximum impervious surface: 70%.
(6) For all residential uses, the dimensional requirements
of the R-5 Zoning District shall apply.
F. Up to six attached principal uses may be conducted on a single conforming lot; provided, however, that each use shall have a minimum building width of 30 feet, including leased parcels, and appropriate parking facilities are provided as required under Article
XII, Off-Street Parking and Loading, and further provided that offices shall be permitted to have an unlimited number of office uses conducted within a single building regardless of the nature of the tenants. For example, a single office building may contain offices for doctors, dentists, lawyers, accountants, corporate headquarters, etc., and still be considered as a single principal use of the lot.
[Amended 12-18-1989 by Ord. No. 1657]
A. The following uses are permitted by right, provided
said uses comply with all other applicable requirements of this chapter
and any amendments thereto:
(1) Agriculture: limited to crop farming and related agricultural
processing and specifically excluding livestock and poultry farms.
(3) Automotive and recreational vehicles sales establishments.
(4) Car washes. (For additional provisions see §
27-87, Automotive and other motor vehicle repair garages, automotive fueling stations, public garages, public parking areas, car washes and minimarts.)
[Amended 4-8-1991 by Ord. No. 1729]
(6) Churches and related facilities.
(7) Conservation areas and uses.
(8) Drive-in service establishments (banks, restaurants).
(9) Educational institutions.
(10)
Fish and wildlife refuges.
(11)
Forestry, subject to the provisions of §
27-97.
[Added 5-9-2005 by Ord. No. 2559]
(13)
Indoor recreation facilities.
(14)
Indoor theaters, except adult entertainment
facilities.
(15)
Medical or dental laboratories.
(16)
Minimarts.
[Amended 2-8-1999 by Ord. No. 2141]
(19)
Printing and publishing establishments.
(20)
Rental facilities (i.e., automobile, etc.).
(22)
Restaurants, fast-food and standard. Said use must comply with all provisions of Article
XI of this chapter.
[Amended 10-9-2000 by Ord. No. 2264]
(27)
Support infrastructure: substations, pumping
stations, bus stop shelters.
(28)
Taverns.
[Amended 10-9-2000 by Ord. No. 2264]
(30)
Van and automobile transportation services.
(31)
Veterinary offices.
[Amended 4-8-1991 by Ord. No. 1729]
(33)
Wholesale stores and distributors, etc.
(34)
C-1 permitted uses, as set forth in §
27-78A except that residential uses shall not be allowed, unless otherwise permitted.
(35)
Outdoor commercial cooking operation.
[Added 10-11-2021 by Ord. No. 3247]
(36) Small
product assembly/small retail (like Etsy shops).
[Added 10-11-2021 by Ord. No. 3249]
(37) Personal
trainer gyms.
[Added 10-11-2021 by Ord. No. 3249]
(38) Micro/craft
breweries and distilleries and tasting rooms in conjunction with restaurant/tavern.
[Added 10-11-2021 by Ord. No. 3249]
(39) Meals
to go preparation/assembly.
[Added 10-11-2021 by Ord. No. 3249]
(40) Art
gallery/crafts/artisan studio.
[Added 10-11-2021 by Ord. No. 3249]
(41) EV
fueling station.
[Added 10-11-2021 by Ord. No. 3249]
(42) Farmers
market.
[Added 10-11-2021 by Ord. No. 3249]
(43) Pet
day-care/grooming.
[Added 10-11-2021 by Ord. No. 3249]
(44) Cyber/online/telephone
shopping pickup locations.
[Added 10-11-2021 by Ord. No. 3249]
(45) Self-storage
facilities.
[Added 10-11-2021 by Ord. No. 3249]
(46) Shared
use micro-mobility personal transportation facilities.
[Added 10-11-2021 by Ord. No. 3249]
B. The following accessory uses, if situate on the same
lot, are permitted by right, provided said uses comply with all other
applicable requirements of this chapter and any amendments thereto:
(1) Any use customarily associated with, incidental to
or provided with a permitted use.
(2) Satellite earth station dishes.
(3) Support infrastructure: substations, pumping stations,
bus stop shelters.
C. The following special exception uses are permitted when authorized by the Zoning Hearing Board pursuant to §
27-43, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(1) Automotive and other motor vehicle repair garages.
[Amended 3-13-2000 by Ord. No. 2220]
(2) Automotive fueling stations.
[Amended 3-13-2000 by Ord. No. 2220]
(3) Outdoor storage and sale establishments.
(4) Radio and television stations, excluding broadcasting
towers.
(5) Single-family detached dwellings.
D. The following conditional uses are permitted when authorized by the Board of Commissioners pursuant to §
27-44, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(1) Adult entertainment facilities: See Article
XI.
(6) Hunting and fishing clubs.
(8) Off-track betting parlors.
(9) Outdoor recreation facilities.
(10)
Plumbing, sheet metal, heating and refrigeration
shops.
(12)
Shopping centers and malls.
(13) Wind
turbines/windmill.
[Added 9-14-2009 by Ord. No. 2791]
(14) Coordinated
commercial development.
[Added 10-11-2021 by Ord. No. 3249]
E. The following dimensional requirements shall apply
to each permitted or authorized use, unless otherwise specified:
(1) Minimum lot size. Any lot not served by public water
and sewer shall have a minimum lot size of one acre.
(a)
Area: 25,000 square feet.
[Amended 4-8-1991 by Ord. No. 1729]
(2) Minimum yard requirements.
(3) Minimum distance between buildings on one lot: 20
feet.
(4) Maximum building coverage: 35%.
(5) Maximum building height: 35 feet above finished grade.
(6) Minimum building width per establishment: 30 feet.
(7) Maximum impervious surface: 70%.
F. Offices shall be permitted to have an unlimited number
of office uses conducted within a single building regardless of the
nature of the tenants. For example, a single office building may contain
offices for doctors, dentists, lawyers, accountants, corporate headquarters,
etc., and still be considered as a single principal use of the lot.
G. Coordinated commercial development.
[Added 10-11-2021 by Ord. No. 3249]
(1) Two or more commercial structures are permitted on one lot as a coordinated
commercial development.
(2) The uses permitted in a coordinated commercial development are:
(b)
Art gallery/crafts/artisan studio.
(c)
Bank/financial institutions.
(e)
Micro/craft breweries and distilleries and tasting rooms in
conjunction with restaurant/tavern.
(h)
Educational institutions.
(m)
Hotels, provided that a hotel must include banquet and meeting
facilities.
(n)
Indoor recreation facilities and personal training facilities.
(o)
Indoor theaters except adult entertainment facilities.
(p)
Meals to go preparation/assembly.
(s)
Restaurants, fast food, standard, drive-in and taverns.
(v)
Small product assembly/small retail.
(w)
Cyber/online or telephone shopping pickup locations.
(y)
Shared use micro-mobility personal transportation facilities.
(3) The minimum lot size for any coordinated commercial development shall
be five acres.
(4) Each structure may contain one or more of the permitted uses.
(5) The number of required off-street parking spaces for each use in
the coordinated commercial development initially shall be calculated
based upon data published by the Institute of Transportation Engineers
(ITE) or the Urban Land Institute (ULI), subject to a reduction in
total parking based on the shared parking concept set forth below.
As part of the conditional use review, the Board of Commissioners
shall approve modifications to the off-street parking requirements,
based upon the following:
(a)
The purpose of this provision shall be to minimize the amount
of land utilized for parking but still ensure that adequate parking
is provided.
(b)
Applicant shall be required to prove to the satisfaction of
the Board of Commissioners that a lesser number of spaces is sufficient.
(c)
Applicant can provide evidence justifying the proposed reduced number of spaces, including, but not limited to, data published by the Institute of Transportation Engineers (ITE) or the Urban Land Institute (ULI) studies of similar developments during their peak hours, the number of employees, peak expected number of customers and visitors, shared use of the facilities, availability of public transit or a long-term commitment for a shuttle service for the public or employees. If future use of parcel changes to uses not listed herein then additional standards pursuant to Article
XI of this same chapter will apply.
(d)
The uses in the coordinated commercial development may provide
for required off street parking in a common parking lot, so long as
the total space provided is the number of spaces required by the Board
of Commissioners in accordance with the method set forth above.
(6) All development shall occur as part of a unified site plan with high-quality
architectural schemes that are complementary. Applicant shall submit
a coordinated set of drawings and reference photographs of buildings,
street views, landscaping, architectural design, pedestrian access
and vehicular circulation. The design materials shall depict:
(a)
Architectural and landscaping standards;
(c)
Exterior building elevations including materials and facade
treatments;
(d)
Sidewalks, crosswalks, streetscape, buffer areas, fences and
walls;
(e)
Screening of parking areas when abutting a residential use;
(f)
Lighting, meeting the requirements of this Zoning Ordinance;
and
(g)
All other amenities proposed within the development such as outdoor seating areas, pavilions, gazebos, benches, trash receptacles and the like, including the improvements to the open space required by Subsection
G(10) hereof ("outdoor amenities").
The buildings in the coordinated commercial development may
include architectural projections above the ground, e.g., elevated
pedestrian bridges between buildings, stairs, escalators, patios,
indoor and outdoor areas, design elements, etc. If the architectural
projections do not interfere with the outdoor amenities located on
the ground and/or green roof deck below, then the areas of the architectural
projections shall not eliminate the outdoor amenities areas below
from inclusion in the calculation of the minimum required outdoor
amenities area.
(7) To the extent possible, new development or uses shall respect the
existing businesses, structures, and character of the area in and
around the development. Any new design shall incorporate a development
scheme designed to create harmonious and cohesive neighborhood or
development patterns and utilize high-value engineering and high-quality
materials.
(8) No less than 40% of the ultimate coordinated commercial development, measured as a percentage of the gross floor area, shall be constructed upon issuance of building permits. No certificates of occupancy shall be issued for any use or structure within the development until at least 60% of the site is constructed. All structures and amenities shall be designed in accordance with the approved land development plan, including the approved project design components set forth in Subsection
G(5) above to the review and reasonable satisfaction of the Township prior to issuance of building permits.
(9) Structures may either be joined by common walls or may be separated.
The entire coordinated commercial development shall be considered
as a single parcel without regard to ownership. Driveways and parking
areas shall be available to all structures through agreements which
assure adequate parking and access in accordance with this chapter.
Applicant may exercise shared parking options as set forth in this
chapter with demonstration of compliance submitted and reviewed to
the reasonable satisfaction of the Township.
(10)
All layout and design components of a proposed coordinated commercial
development shall provide for generous pedestrian interconnectivity
between structures and site users. These sidewalks or pathways shall
be shown on all development plans.
(11)
To encourage the outdoor amenities, and other design enhancements the following changes to the dimensional requirements of §
27-80E are allowed provided that the coordinated commercial development meets the criteria set forth below:
(a)
The front yard of any lot containing a coordinated commercial
development and abutting more than one public road shall be the yard
abutting the public road of highest classification. The rear yard
shall be the yard opposite the front yard and the other yards shall
be side yards.
(b)
Side and rear yard setbacks shall be 15 feet. However, when
there is no public road separating the lot containing the coordinated
commercial development from a lot in a residential zone, the setback
shall be increased to 50 feet. However, latitude and discretion is
given to the Board of Commissioners and Planning Commission to allow
deviations from this minimum during the conditional use review process
in response to unique site characteristics of both the subject property
and adjoining properties, and to permit this type of development to
evolve to the changing needs of the commercial district. Conditions
may be imposed by the Board of Commissioners as they deem necessary
and appropriate, including a reduction of this setback.
(c)
Maximum building height is 45 feet as measured from the finished grade or the top of any green roof covering required parking, unless modified as set forth in Subsection
G(11)(f) below. Rooftop common amenities shall not be included in the measurement of height.
(d)
Minimum building width per establishment: 25 feet.
(e)
Maximum building coverage: 40% of the gross lot area.
To qualify for the dimensional requirements in Subsection
G(11)(a) through
(e) above, the coordinated commercial development shall include outdoor amenities areas that constitute no less than 25% of the land area on which the coordinated commercial development is developed. The outdoor amenities shall contain at least six of the following amenities: swimming pools; spas; picnic or sitting areas; barbecue areas; sports; walking and jogging paths; ponds and/or gardens; pavilions, parks, including dog parks, children's playgrounds and other similar amenities that may be proposed by the developer and approved by the Township as part of the review process as consistent with the intent of this chapter. The outdoor amenities for at least 20% of the gross lot area shall be located on the ground and/or green roof level and consist of areas of contiguous outdoor amenities of no less than 1,000 square feet. Roof decks can be considered in the calculation of the outdoor amenities but may constitute no more than 5% of the gross lot area to meet the required 25% of the gross lot area for outdoor amenities. Further, outdoor amenities that do not include buildings may be located within required setback, easement, and buffer areas.
(f)
Notwithstanding the foregoing, the maximum building height for
a coordinated commercial development shall be increased to 65 feet,
if the following conditions are met:
[1]
The coordinated commercial development shall have 75% of its
parking located subterranean.
[2]
The required percentages of outdoor amenities as set forth above
in this paragraph are increased to 30% of the gross lot area, and
at least 25% of the gross lot area shall be located on the ground
and/or green roof level and consist of no less than 1,000 square feet.
Roof decks can be considered in the calculation of the outdoor amenities
but may constitute no more than 5% of the gross lot area to meet the
required 30% of the gross lot area for outdoor amenities.
[3]
When there is a public road separating the lot containing the
coordinated commercial development from a lot in a residential zone,
the height of any building located within 35 feet beyond the required
fifteen-foot setback shall not exceed 45 feet.
[4]
Sufficient perimeter footing is provided to the satisfaction
of the Fire Code Official.
(12)
Along any lot line that abuts a residential zone, the applicant shall install screening of the materials described in §
27-89B. The screening shall be 15 feet in depth and can be placed within the required setback area.
(13)
The outdoor amenities required in Subsection
G(10) above may include green roofs. Green roofs shall be permitted to be installed on any building or structure in the coordinated commercial development, including at-grade on structures designed to for underground parking areas. As part of the land development review for a coordinated commercial development, the Township may approve the increase of the maximum impervious surface requirement of 70% set forth in this Zoning Ordinance up to 95% impervious surface, provided that the applicant demonstrates that through the use of green roofs on structures and/or underground storm water storage within the coordinated commercial development, including but not limited to underground parking structures, the coordinated commercial development satisfies the storm water management requirements in the Township's Subdivision and Land Development Ordinance.
(14)
The coordinated commercial development must be served by public
water and public sewer.
[Amended 12-18-1989 by Ord. No. 1657]
A. The following uses are permitted by right, provided
said uses comply with all other applicable requirements of this chapter
and any amendments thereto:
[Amended 4-8-1991 by Ord. No. 1729]
(1) Agriculture, limited to crop farming and related agricultural
processing and specifically excluding livestock and poultry farms.
(2) Beverage manufacturing or bottling establishments.
(3) Commercial nurseries or greenhouse.
(4) Conservation areas and uses.
(5) Educational institutions.
(6) Fish and wildlife refuges.
(7) Forestry, subject to the provisions of §
27-97.
[Added 5-9-2005 by Ord. No. 2559]
(9) Indoor recreation facilities.
(10)
Manufacturing, compounding, processing, assembling or treatment
establishments which prepare articles of merchandise from the following
previously prepared materials: bone, canvas, cellophane, cork, feather,
felt, fiber, fur, glass, hair, horn, leather, metal, paint, paper,
plastic, precious or semi-precious stone, shell, straw, textiles,
wood, or yarn, plant products, including medical marijuana growing
and processing facilities which are compliant with all of the Pennsylvania
regulations pertaining to such operations.
[Amended 7-10-2017 by Ord. No. 3088]
(14)
Support infrastructure: substations, pumping
stations, bus stop shelters.
(16)
A combination of attached principal uses may be conducted on a single conforming lot; provided, however, that each use shall have a minimum building width of 50 feet, including leased parcels, and appropriate parking and loading facilities are provided as required under Article
XII of this chapter, provided that offices shall be permitted to have an unlimited number of office uses conducted within a single building regardless of the nature of the tenants. For example, a single office building may contain offices for doctors, dentists, lawyers, accountants, corporate headquarters, etc., and still be considered as a single principal use of the lot.
[Added 7-12-2004 by Ord. No. 2496]
B. The following accessory uses, if situate on the same
lot, are permitted by right, provided said uses comply with all other
applicable requirements of this chapter and any amendments thereto:
(1) Any use customarily associated with, incidental to
or provided with a permitted use.
(2) Satellite earth station dishes.
(3) Support infrastructure: substations, pumping stations,
bus stop shelters.
(4) Waste products processing provided all operations
are conducted within an enclosed building and all waste processed
is generated onsite.
C. The following special exception uses are permitted when authorized by the Zoning Hearing Board pursuant to §
27-43, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
D. The following conditional uses are permitted when authorized by the Board of Commissioners pursuant to §
27-44, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(1) Any and all other uses not specifically listed or
prohibited in this chapter.
(2) Asphalt products manufacturing.
(3) Boiler works or metal fabrication shops.
(4) BYOB establishments.
[Amended 10-9-2000 by Ord. No. 2264]
(6) Concrete or cement products manufacture.
(9) Hunting and fishing clubs.
(10)
Manufacturing, compounding, processing, packaging
or treatment establishments which prepare products such as bakery
goods, candy, cosmetics, dairy products, drugs, food stuffs, perfumes,
pharmaceuticals, and toiletries.
(11)
Metal foundry or casting establishments.
(12)
Nightclubs.
[Amended 10-9-2000 by Ord. No. 2264]
(13)
Oil or petroleum products storage.
(14)
Outdoor recreation facilities.
(18)
Small parts manufacture or assembly of electronic
or mechanical equipment.
(19)
Solid waste management, processing and disposal
facilities, subject to the limitations set forth in the Whitehall
Township Solid Waste Management Ordinance of 1984.
(21) Wind
turbines/windmill.
[Added 9-14-2009 by Ord. No. 2791]
E. The following dimensional requirements shall apply
to each permitted or authorized use, unless otherwise specified:
(2) Minimum yard requirements.
(3) Maximum building coverage: 40%.
(4) Maximum building height: 35 feet above finished grade.
(5) Maximum impervious coverage: 70%.
F. Offices shall be permitted to have an unlimited number
of office uses conducted within a single building regardless of the
nature of the tenants. For example, a single office building may contain
offices for doctors, dentists, lawyers, accountants, corporate headquarters,
etc., and still be considered as a single principal use of the lot.
[Amended 12-18-1989 by Ord. No. 1657]
A. The following uses are permitted by right, provided
said uses comply with all other applicable requirements of this chapter
and any amendments thereto:
(1) Agriculture, limited to crop farming and related agricultural
processing and specifically excluding livestock and poultry farms.
(2) Bank/financial institutions.
(4) Churches and related facilities.
(8) Educational institutions.
(9) Fish and wildlife refuges.
(10)
Forestry, subject to the provisions of §
27-97.
[Added 5-9-2005 by Ord. No. 2559]
(12)
Indoor recreation facilities.
(16)
Restaurants, both fast-food and standard, provided that the establishment is located in and confined to the first floor of a building which is primarily used for office purposes. Said use must comply with all provisions of Article
XI of this chapter.
[Amended 10-9-2000 by Ord. No. 2264]
(18)
Support infrastructure: substations, pumping
stations, bus stop shelters.
(19)
One apartment may be located in the structure
used for commercial purposes, provided that all necessary parking
and land use requirements are satisfied.
(20)
More than one primary use may occupy a single
tract in this zone and more than one building may be placed upon a
single tract in this zone, provided that such buildings are separated
by at least 75 feet at their closest points.
(21)
On tracts or parcels of land upon which are
situate industrial or manufacturing buildings not currently, as of
the effective date of this amendment, containing a conforming or otherwise
permitted use in the office park zoning district, the following uses
shall be permitted:
[Amended 4-14-1997 by Ord. No. 2023]
(a)
Warehousing (to include activities customarily
referred to as "self storage" but not to include the warehousing of
goods, completed products or component parts stored in connection
with the distribution of such items as part of any manufacturing process
or sale of such items at the retail or wholesale level on the premises);
and warehousing in portions of existing structures containing a combination
of uses, provided that the space to be occupied for warehousing:
[Amended 11-8-2004 by Ord. No. 2512]
[1]
Was previously approved by the Zoning Hearing
Board for warehousing as a special exception use;
[2]
Is approved by the Whitehall Township Building
Code Official and Fire Code Official for the proposed use prior to
occupancy; and
[3]
Has been issued all other necessary permits,
licenses and inspections prior to occupancy.
(b)
Nursing homes and personal care facilities licensed
by the Commonwealth of Pennsylvania.
B. The following accessory uses, if situate on the same
lot, are permitted by right, provided said uses comply with all other
applicable requirements of this chapter and any amendments thereto:
(1) Any use customarily associated with, incidental to
or provided with a permitted use.
(3) Greenhouses (noncommercial).
(5) Satellite earth station dishes.
(7) Support infrastructure, substations, pumping stations,
bus stop shelters.
(8) Swimming pools (private).
C. The following special exception uses are permitted when authorized by the Zoning Hearing Board pursuant to §
27-43, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(2) Any combination of permitted uses listed in Subsection
A above located on tracts or parcels described in Subsection
A(21). The combination of uses may be:
(a)
Located within one or more buildings on the
same lot (provided that such buildings are separated by at least 75
feet at their closest point except self-storage buildings which shall
be separated by at least 20 feet at their closest point).
(b)
Located in part within one or more buildings
on the same lot (provided that such buildings are separated by at
least 75 feet at their closest point except self-storage buildings
which shall be separated by at least 20 feet at their closest point)
with that portion of any such use not conducted within a building
being conducted on the same lot.
(c)
Located upon the same lot entirely outside of
a building.
[Amended 4-14-1997 by Ord. No. 2023]
D. The following conditional uses are permitted when authorized by the Board of Commissioners pursuant to §
27-44, provided said uses comply with all other applicable requirements of this chapter and any amendments thereto:
(4) Hunting and fishing clubs.
(5) Outdoor recreation facilities.
(6) Single-family attached dwellings.
(7) Single-family detached dwellings.
(8) Single-family semidetached dwellings.
E. The following dimensional requirements shall apply
to each permitted or authorized use, except as otherwise specified:
(1) Minimum lot size. Any lot not served by public water
and sewer shall have a minimum lot size of one acre.
(a)
Area: 25,000 square feet.
(b)
Width: 100 feet.
[Amended 4-8-1991 by Ord. No. 1729]
(c)
Frontage: 75 feet.
[Amended 4-8-1991 by Ord. No. 1729]
(2) Minimum yard requirements.
(3) Maximum building coverage: 50%.
(4) Maximum building height: 35 feet above finished grade.
(5) Maximum impervious coverage (total): 70%.
(6) For all residential uses, the R-5 dimensional regulations
shall apply, unless otherwise specified.
F. Offices shall be permitted to have an unlimited number
of office uses conducted within a single building regardless of the
nature of the tenants. For example, a single office building may contain
offices for doctors, dentists, lawyers, accountants, corporate headquarters,
etc., and still be considered as a single principal use of the lot.