In all R-200 Residential Agricultural Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as setbacks, lot sizes, lot width,
building areas and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the R-200 District provided that all
applicable requirements for the use and district are satisfied:
|
Ag-1
|
Agriculture
|
|
Ag-2
|
Agricultural Sales/Farm Stands
|
|
Ag-3
|
Greenhouse
|
|
Ag-4
|
Intensive Agriculture
|
|
Ag-6
|
Nursery
|
|
E-6
|
Municipal Facility
|
|
R-1
|
Single-Family Detached Dwelling
|
|
A-3
|
Family Day-Care
|
|
A-4
|
Home Occupation
|
|
A-5
|
Livestock in Residential Area
|
|
A-6
|
Outside Storage
|
|
A-7
|
Recreation Vehicles
|
|
A-8
|
Residential Accessory Structures
|
|
A-9
|
Spa/Hot Tubs
|
|
A-10
|
Swimming Pools
|
|
A-11
|
Temporary Structures and Vehicles
|
|
A-12
|
Nonresidential Accessory Buildings (600 square feet or less) [Added 12-17-2003 by Ord. No. 03-09]
|
|
A-14
|
Home Office [Added 12-19-2001 by Ord. No. 01-10]
|
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
|
A-20
|
Wind Energy System [Added 2-24-2016 by Ord. No. 16-03]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the R-200 District provided
that all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
Ag-5
|
Kennel
|
Ag-7
|
Riding Academy/Boarding Stable
|
B-3
|
Veterinary Office or Clinic
|
C-11
|
Bed-and-Breakfast Inn
|
C-14
|
Recreational Campsites
|
E-1
|
Cemetery
|
E-9
|
Place of Worship
|
A-12
|
Nonresidential Accessory Buildings (601 square feet or more) [Added 12-17-2003 by Ord. No. 03-09]
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the R-200 District provided that
all of the standards and criteria for said use are satisfied and a
special exception approval is granted by the Zoning Hearing Board
after public notice and hearing and further provided that all applicable
requirements for the use and district have also been satisfied:
C-19
|
Golf Course
|
R-10
|
Residential Conversion
|
A-1
|
Accessory Apartment1
|
A-18
|
Solar Energy System, Ground-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
NOTES:
|
---|
1 For family member only.
|
B. Lot area and width requirements.
Regulation
|
Use Type
|
Requirement
|
---|
Minimum lot area
|
All uses
|
2 acres
|
Minimum lot width
|
Residential
|
200 feet
|
|
Nonresidential
|
300 feet
|
C. Setback requirements.
[Amended 4-24-2019 by Ord. No. 19-04]
Regulation
|
Use Type
|
Requirement
(feet)
|
---|
Minimum front yard
|
All uses1
|
75
|
Minimum side yards
|
Residential uses
|
|
|
One
|
40
|
|
Aggregate
|
100
|
|
Nonresidential uses
|
|
|
One
|
50
|
|
Aggregate
|
150
|
|
Accessory structures1
|
20
|
Minimum rear yards
|
Residential uses
|
60
|
|
Nonresidential uses
|
75
|
|
Accessory structures1
|
20
|
NOTES:
|
---|
1
|
Permitted only for residential uses and located only to the
rear of the principal building. On flag lots, accessory structures
may be permitted to the front or side of the principal structure,
but shall not be less than 35 feet from the front lot line or 20 feet
from the side lot line.
|
D. Maximum coverage regulations.
Regulation
|
Use Type
|
Requirement
|
---|
Building coverage
|
Residential
|
7%
|
|
Nonresidential
|
25%
|
Impervious coverage
|
Residential
|
12%
|
|
Nonresidential
|
45%
|
E. Maximum height regulations.
[Amended 11-14-2018 by Ord. No. 18-05; 4-24-2019 by Ord. No. 19-04]
Use Type
|
Requirement
|
---|
Principal residential structure
|
35 feet, not exceeding 2 1/2 stories
|
Principal structure, nonresidential
|
65 feet1
|
Residential accessory structure
|
14 feet, not exceeding one story2
|
NOTES:
|
---|
1 By special exception from the Zoning
Hearing Board, provided that for every foot of height in excess of
35 feet there shall be added to each yard requirement one corresponding
foot in width or depth.
|
2 If the residential accessory structure
has a pitched roof with a slope of 18° or greater, the maximum
height can be increased to 24 feet, not exceeding 1 1/2 stories.
|
F. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks: No parking area or driveway shall be located closer
than 20 feet to any property line, except the portion of the driveway
required for normal ingress and egress.
G. Additional requirements for nonresidential storage building. In addition to the requirements set forth in Article
X, Conditional Uses, the following criteria shall apply in considering the approval or denial of conditional use applications for nonresidential storage buildings in the R-125 District:
(1)
Outdoor vehicle storage is prohibited.
(2)
The building shall comply with all fire protection requirements
and shall be equipped with an automatic sprinkler system.
(3)
Storage of hazardous or flammable materials is prohibited.
(4)
The hours of operation shall be consistent with those of the
primary building.
(5)
Exterior lighting shall be placed not higher than 25 feet above
grade and shall be screened so as to not permit the source of illumination
to be seen from off the premises. Only incandescent or color corrected
types of illumination shall be used. The hours of illumination of
such lights shall be limited to the hours of business operation and
shall otherwise be extinguished between 10:00 p.m. and 6:00 a.m. prevailing
time.
(6)
The nonresidential storage building and primary building must
be under common ownership.
(7)
Maximum gross floor area shall not exceed 9,000 square feet.
(8)
The nonresidential storage building must be an accessory to
an institutional use only.
(9)
The minimum lot size is 12 acres.
In all R-180 Residential Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as setbacks, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the R-180 District provided that all
applicable requirements for the use and district are satisfied:
|
Ag-1
|
Agriculture
|
|
Ag-2
|
Agricultural Sales/Farm Stands
|
|
Ag-3
|
Greenhouse
|
|
Ag-4
|
Intensive Agriculture
|
|
Ag-6
|
Nursery
|
|
E-6
|
Municipal Facility
|
|
R-1
|
Single-Family Detached Dwelling
|
|
A-3
|
Family Day-Care
|
|
A-4
|
Home Occupation
|
|
A-5
|
Livestock in Residential Areas
|
|
A-6
|
Outside Storage
|
|
A-7
|
Recreational Vehicles
|
|
A-8
|
Residential Accessory Structures
|
|
A-9
|
Spa/Hot Tubs
|
|
A-10
|
Swimming Pools
|
|
A-11
|
Temporary Structures and Vehicles
|
|
A-12
|
Nonresidential Accessory Buildings (600 square feet or less) [Added 12-17-2003 by Ord. No. 03-09]
|
|
A-14
|
Home Office [Added 12-19-2001 by Ord. No. 01-10]
|
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
|
A-20
|
Wind Energy System [Added 2-24-2016 by Ord. No. 16-03]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the R-180 District provided
that all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
|
Ag-5
|
Kennel
|
|
Ag-7
|
Riding Academy/Boarding Stable
|
|
B-3
|
Veterinary Office or Clinic
|
|
C-11
|
Bed-and-Breakfast Inn
|
|
E-1
|
Cemetery
|
|
E-9
|
Place of Worship
|
|
A-12
|
Nonresidential Accessory Buildings (601 square feet or more) [Added 12-17-2003 by Ord. No. 03-09]
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the R-180 District provided that
all of the standards and criteria for said use are satisfied and a
special exception approval is granted by the Zoning Hearing Board
after public notice and hearing and further provided that all applicable
requirements for the use and district have also been satisfied:
C-19
|
Golf Course
|
R-10
|
Residential Conversion
|
A-1
|
Accessory Apartment1
|
A-18
|
Solar Energy System, Ground-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
NOTES:
|
---|
1 For family member only.
|
B. Lot area and width requirements.
Regulation
|
Use Type
|
Requirement
|
---|
Minimum lot area
|
Agricultural uses
|
3 acres
|
|
All other principal uses
|
60,000 square feet
|
Minimum lot width
|
All uses
|
175 feet
|
C. Setback requirements.
[Amended 4-24-2019 by Ord. No. 19-04]
Regulation
|
Use Type
|
Requirement
(feet)
|
---|
Minimum front yard
|
All uses1
|
50
|
Minimum side yards
|
Agricultural and nonresidential uses
|
|
|
One
|
50
|
|
Aggregate
|
100
|
|
Residential uses
|
|
|
One
|
30
|
|
Aggregate
|
60
|
|
Accessory structures1
|
15
|
Minimum rear yards
|
Agricultural and nonresidential uses
|
50
|
|
Residential uses
|
40
|
|
Accessory structures1
|
15
|
NOTES:
|
---|
1
|
Permitted only for residential uses and located only to the
rear of the principal building. On flag lots, accessory structures
may be permitted to the front or side of the principal structure,
but shall not be less than 25 feet from the front lot line or 15 feet
from the side lot line.
|
D. Maximum coverage regulations.
Regulation
|
Use Type
|
Requirement
|
---|
Building coverage
|
All uses
|
12%
|
Impervious coverage
|
ll uses
|
20%
|
E. Maximum height regulations.
[Amended 4-24-2019 by Ord. No. 19-04]
Use Type
|
Requirement
|
---|
Principal residential structure
|
35 feet, not exceeding 2 1/2 stories
|
Principal structure, nonresidential
|
65 feet1
|
Residential accessory structure
|
14 feet, not exceeding one story2
|
NOTES:
|
---|
1 By special exception from the Zoning
Hearing Board, provided that for every foot of height in excess of
35 feet there shall be added to each yard requirement one corresponding
foot in width or depth.
|
2 If the residential accessory structure
has a pitched roof with a slope of 18° or greater, the maximum
height can be increased to 24 feet, not exceeding 1 1/2 stories.
|
F. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks: No parking area or driveway shall be located closer
than 10 feet to any property line, except the portion of the driveway
required for normal ingress and egress.
In all R-175 Residential Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as setbacks, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the R-175 District provided that all
applicable requirements for the use and district are satisfied:
Ag-1
|
Agriculture
|
Ag-2
|
Agricultural Sales/Farm Stands
|
E-6
|
Municipal Facility
|
R-1
|
Single-Family Detached Dwelling
|
A-3
|
Family Day-Care
|
A-4
|
Home Occupation
|
A-5
|
Livestock in Residential Areas
|
A-7
|
Recreational Vehicles
|
A-8
|
Residential Accessory Structures
|
A-9
|
Spa/Hot Tubs
|
A-10
|
Swimming Pools
|
A-11
|
Temporary Structures and Vehicles
|
A-12
|
Nonresidential Accessory Buildings (600 square feet or less) [Added 12-17-2003 by Ord. No. 03-09]
|
A-14
|
Home Office [Added 12-19-2001 by Ord. No. 01-10]
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the R-175 District provided
that all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
Ag-6
|
Nursery
|
B-1
|
Medical offices [Added 5-8-2019 by Ord.
No. 19-06]
|
C-9
|
Golf Course [Added 11-17-2004 by Ord. No. 04-06]
|
C-11
|
Bed-and-Breakfast Inn
|
C-20
|
Miniature Golf, Driving Range, Batting Cage
|
E-9
|
Place of Worship
|
A-12
|
Nonresidential Accessory Buildings (601 square feet or more) [Added 12-17-2003 by Ord. No. 03-09]
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the R-175 District provided that
all of the standards and criteria for said use are satisfied and a
special exception approval is granted by the Zoning Hearing Board
after public notice and hearing and further provided that all applicable
requirements for the use and district have also been satisfied:
R-10
|
Residential Conversion
|
A-1
|
Accessory Apartment1
|
A-18
|
Solar Energy System, Ground-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
A-20
|
Wind Energy System [Added 2-24-2016 by Ord. No. 16-03]
|
NOTES:
|
---|
1 For family member only.
|
B. Lot area and width requirements.
Regulation
|
Use Type
|
Requirement
|
---|
Minimum lot area
|
Agricultural uses
|
3 acres
|
|
All other principal uses
|
60,000 square feet1
|
|
|
30,000 square feet2
|
Minimum lot width
|
All uses
|
175 feet1
|
|
|
125 feet2
|
NOTES:
|
---|
1 For lots where neither public water
or public sewer are provided, or where only public water or public
sewer, but not both, is provided.
|
2 For lots where both public water
and public sewer are provided.
|
C. Setback requirements.
Regulation
|
Use Type
|
Requirement
|
---|
Minimum front yard
|
All uses
|
50 feet
|
Minimum side yards
|
Agricultural and nonresidential uses
|
50 feet
|
|
Residential uses
|
30 feet1
|
|
|
20 feet2
|
|
Accessory structure3
|
10 feet
|
Minimum rear yards
|
Agricultural and nonresidential uses
|
50 feet
|
|
Residential uses
|
40 feet
|
|
Accessory structure3
|
10 feet
|
NOTES:
|
---|
1 For lots where neither public water
or public sewer are provided, or where only public water or public
sewer, but not both, is provided.
|
2 For lots where both public water
and public sewer are provided.
|
3 Permitted only for residential
uses and located only to the rear of the principal building.
|
D. Maximum coverage regulations.
Regulation
|
Use Type
|
Requirement
|
---|
Building coverage
|
All uses
|
18%1
|
Impervious coverage
|
All uses
|
30%2
|
NOTES:
|
---|
1 Provided that the permissible minimum
lot area is 30,000 square feet. For all other lot areas, the total
building coverage shall not exceed 12%.
|
2 Provided that the permissible minimum
lot area is 30,000 square feet. For all other lot areas, the total
impervious coverage shall not exceed 20%.
|
E. Maximum height regulations.
Use Type
|
Requirement
|
---|
Principal residential structure
|
35 feet, not exceeding 2 1/2 stories
|
Principal structure, nonresidential
|
65 feet1
|
Residential accessory structure
|
14 feet, not exceeding one story
|
NOTES:
|
---|
1 By special exception from the Zoning
Hearing Board, provided that for every foot of height in excess of
35 feet there shall be added to each yard requirement one corresponding
foot in width or depth.
|
F. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks: No parking area or driveway shall be located closer
than five feet to any property line, except the portion of the driveway
required for normal ingress and egress.
G. Conditional use criteria for B-1 Medical Office Uses. In addition to the provisions of Article
X of the Zoning Ordinance, the following additional criteria shall apply in considering the approval or denial of B-1 Conditional Use applications in this district:
[Added 5-8-2019 by Ord.
No. 19-06]
(1)
The B-1 Medical Office use may be applied only to lots which
are lawfully in existence as of the effective date of this ordinance.
(2)
The B-1 Medical Office use shall be restricted to one medical
office facility in one building.
(3)
Street frontage. A lot shall have a minimum of 150 feet frontage
which is located solely on an arterial highway as defined in § A101
of the Towamencin Engineering Standards and shall not abut the right-of-way of another street.
(4)
Minimum lot area: 27,500 square feet.
(5)
Maximum lot area: 43,560 square feet.
(6)
Maximum building coverage: 18%.
(7)
Maximum impervious coverage: 55%.
(8)
Parking: Minimum of one space per 250 square feet of gross floor
area.
(9)
Building requirements. Proposed buildings and additions must
have a residential character and must include the following features:
(a)
A pitched roof covering at least 80% of the building with a
minimum pitch of 18° (4/12).
(b)
Residential scaled windows and doors.
(10)
Parking location.
(a)
No parking other than that associated with required driveway
access shall be permitted within the minimum front yard setback.
(b)
No parking shall be closer than five feet to the side or rear
property lines.
(11)
Buffer yards. A minimum ten-foot wide buffer yard shall be provided
along the boundaries of all residential uses and parking shall not
be permitted within such buffer. Parking shall be permitted in the
area of any other buffer yard required by the Towamencin Township
Subdivision and Land Development Ordinance but shall not be permitted within the said minimum ten-foot-wide
buffer yard.
(12)
Site lighting. All parking area lighting shall be extinguished
no later than one hour after the medical office closes or 9:00 p.m.,
whichever is earlier. All proposed parking area lights shall be mounted
at a height of no greater than 20 feet above finished grade.
(13)
Signage relating to the B-1 Medical Office use, other than any
existing signs, shall comply with requirements applicable to the R-175
Residential District.
(14)
Stormwater facilities shall be provided in accordance with the
Towamencin Township Stormwater Management Ordinance, with no exemptions provided, for any proposed impervious
surface coverage greater than the allowable maximum for permitted
uses in the R-175 Residential District.
In all R-125 Residential Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as setbacks, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the R-125 District provided that all
applicable requirements for the use and district are satisfied:
E-6
|
Municipal Facility
|
R-1
|
Single-Family Detached Dwelling
|
A-3
|
Family Day-Care
|
A-4
|
Home Occupation
|
A-7
|
Recreation Vehicles
|
A-8
|
Residential Accessory Structures
|
A-9
|
Spa/Hot Tubs
|
A-10
|
Swimming Pools
|
A-11
|
Temporary Structures and Vehicles
|
A-12
|
Nonresidential Accessory Buildings (600 square feet or less) [Added 12-17-2003 by Ord. No. 03-09]
|
A-14
|
Home Office [Added 12-19-2001 by Ord. No. 01-10]
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the R-125 District provided
that all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
A-12
|
Nonresidential Accessory Buildings (601 square feet or more) [Amended 12-17-2003 by Ord. No. 03-09]
|
E-9
|
Place of Worship
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the R-125 District provided that
all of the standards and criteria for said use are satisfied and a
special exception approval is granted by the Zoning Hearing Board
after public notice and hearing and further provided that all applicable
requirements for the use and district have also been satisfied:
|
R-10
|
Residential Conversion
|
|
A-1
|
Accessory Apartment1
|
|
A-18
|
Solar Energy System, Ground-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
|
A-20
|
Wind Energy System [Added 2-24-2016 by Ord. No. 16-03]
|
|
NOTES:
|
---|
|
1 For family member only.
|
B. Lot area and width requirements.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum lot area
|
All uses
|
30,000 square feet1
|
|
|
|
25,000 square feet2
|
|
Minimum lot width
|
All uses
|
125 feet1
|
|
|
|
115 feet2
|
|
NOTES:
|
---|
|
1 For lots where neither public water
or public sewer are provided, or where only public water or public
sewer, but not both, is provided.
|
|
2 For lots where both public water
and public sewer are provided.
|
C. Setback requirements.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum front yard
|
All uses
|
50 feet1
|
|
|
|
40 feet2
|
|
Minimum side yards
|
All uses
|
20 feet1
|
|
|
|
15 feet2
|
|
|
Accessory structure3
|
10 feet
|
|
Minimum rear yards
|
All uses
|
40 feet1
|
|
|
|
30 feet2
|
|
|
Accessory structure3
|
10 feet
|
|
NOTES:
|
---|
|
1 For lots where neither public water
or public sewer are provided, or where only public water or public
sewer, but not both, is provided.
|
|
2 For lots where both public water
and public sewer are provided.
|
|
3 Permitted only for residential
uses and located only to the rear of the principal building.
|
D. Maximum coverage regulations.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Building coverage
|
All uses
|
20%1
|
|
Impervious coverage
|
All uses
|
35%2
|
|
NOTES:
|
---|
|
1 Provided that the permissible minimum
lot area is 25,000 square feet. For all other minimum lot areas, the
total building coverage shall not exceed 18%.
|
|
2 Provided that the permissible minimum
lot area is 25,000 square feet. For all other minimum lot areas, the
total impervious coverage shall not exceed 30%.
|
E. Maximum height regulations.
|
Use Type
|
Requirement
|
---|
|
Principal residential structure
|
35 feet, not exceeding 2 1/2 stories
|
|
Principal structure, nonresidential
|
65 feet1
|
|
Residential accessory structure
|
14 feet, not exceeding one story
|
|
NOTES:
|
---|
|
1 By special exception from the Zoning
Hearing Board, provided that for every foot of height in excess of
35 feet there shall be added to each yard requirement one corresponding
foot in width or depth.
|
F. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks: No parking area or driveway shall be located closer
than five feet to any property line, except the portion of the driveway
required for normal ingress and egress.
In all R-50 Residential Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as setbacks, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the R-50 District provided that all applicable
requirements for the use and district are satisfied:
|
E-6
|
Municipal Facility
|
|
R-1
|
Single-Family Detached Dwelling
|
|
R-3
|
Twin
|
|
R-4
|
Duplex Dwelling
|
|
A-7
|
Recreational Vehicle
|
|
A-8
|
Residential Accessory Structures
|
|
A-9
|
Spa/Hot Tubs
|
|
A-10
|
Swimming Pools
|
|
A-11
|
Temporary Structures and Vehicles
|
|
A-12
|
Nonresidential Accessory Buildings (600 square feet or less) [Added 12-17-2003 by Ord. No. 03-09]
|
|
A-14
|
Home Office [Added 12-19-2001 by Ord. No. 01-10]
|
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the R-50 District provided that
all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
|
A-12
|
Nonresidential Accessory Buildings (601 square feet or more) [Added 12-17-2003 by Ord. No. 03-09]
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the R-50 District provided that
all of the standards and criteria for said use are satisfied and a
special exception approval is granted by the Zoning Hearing Board
after public notice and hearing and further provided that all applicable
requirements for the use and district have also been satisfied:
|
R-10
|
Residential Conversion
|
B. Lot area and width requirements.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum lot area
|
Single-family detached dwelling
|
12,000 square feet
|
|
|
Twin and duplex
|
7,500 square feet1
|
|
|
All other principal uses
|
15,000 square feet
|
|
Minimum lot width
|
Single-family detached dwelling
|
80 feet
|
|
|
Twin and duplex
|
50 feet1
|
|
|
All other principal uses
|
80 feet
|
|
NOTES:
|
---|
|
1 Minimum lot size required for each
individual unit.
|
C. Setback requirements.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum front yard
|
All uses
|
25 feet
|
|
Minimum side yards
|
Single-family detached
|
15 feet
|
|
|
Twin and duplex
|
15 feet
|
|
|
All other principal uses
|
25 feet
|
|
|
Accessory structure1
|
5 feet
|
|
Minimum rear yards
|
All uses
|
25 feet
|
|
|
Accessory structure1
|
5 feet
|
|
NOTES:
|
---|
|
1 Permitted only for residential
uses and located only to the rear of the principal building.
|
D. Maximum coverage regulations.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Building coverage
|
All uses
|
25%
|
|
Impervious coverage
|
All uses
|
40%
|
E. Maximum height regulations.
|
Use Type
|
Requirement
|
---|
|
Principal residential structure
|
35 feet, not exceeding 2 1/2 stories
|
|
Principal structure, nonresidential
|
65 feet1
|
|
Residential accessory structure
|
14 feet, not exceeding one story
|
|
NOTES:
|
---|
|
1 By special exception from the Zoning
Hearing Board, provided that for every foot of height in excess of
35 feet there shall be added to each yard requirement one corresponding
foot in width or depth.
|
F. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks: No parking area or driveway shall be located closer
than five feet to any property line, except the portion of the driveway
required for normal ingress and egress.
In all MH Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as setbacks, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the MH District provided that all applicable
requirements for the use and district are satisfied:
|
E-6
|
Municipal Facility
|
|
R-7
|
Mobile or Modular Home
|
|
A-7
|
Recreational Vehicles
|
|
A-8
|
Residential Accessory Structures (excluding garages and carports
for individual units)
|
|
A-10
|
Swimming Pools (for common use only and not for individual units
within development)
|
|
A-11
|
Temporary Structures and Vehicles
|
|
A-12
|
Nonresidential Accessory Buildings (600 square feet or less) [Added 12-17-2003 by Ord. No. 03-09]
|
|
A-14
|
Home Office [Added 12-19-2001 by Ord. No. 01-10]
|
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the MH District provided that
all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
|
A-12
|
Nonresidential Accessory Buildings (601 square feet or more) [Added 12-17-2003 by Ord. No. 03-09]
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the MH District provided that all
of the standards and criteria for said use are satisfied and a special
exception approval is granted by the Zoning Hearing Board after public
notice and hearing and further provided that all applicable requirements
for the use and district have also been satisfied: none.
B. Lot area, width, density, and open space requirements.
|
Regulation
|
Requirement
|
---|
|
Minimum lot area
|
10 acres1
|
|
Maximum density
|
Four dwelling units per acre
|
|
Minimum lot width
|
350 feet
|
|
Common open space
|
At least 10% of the tract area must be designated for common
open space usable for active recreational purposes; this area shall
not include any required setback areas
|
|
NOTES:
|
---|
|
1 Every area to be used for mobile
or modular homes or other structures must be served exclusively by
the municipal sanitary waste disposal system and a public water supply
system.
|
C. Setback requirements.
(1)
Setback from zoning district line. No dwelling unit or other
building may be located closer than 40 feet from the MH District line.
When adjacent to any residential district no dwelling unit or other
building maybe located closer than 100 feet from the MH District line.
(2)
Setback from property line. No dwelling unit or other building
may be located closer than 20 feet from any property line within the
MH District.
(3)
Setback from streets. Except as indicated below, no dwelling unit or any side of another building or accessory use shall be located closer than 25 feet to the ultimate right-of-way line of any public interior street, or to the edge of the cartway, of interior roadways, or to the edge of any common pedestrian walkway, within a MH District. However, setbacks from the street from which the required parking area is accessed must meet the provisions of Subsection
C(4) below and the required size of the parking area. A projection or small roof over the front door of a dwelling unit shall be permitted to encroach into the setback required by this paragraph provided such encroachment is no greater than five feet and the width of such projection does not exceed eight feet and the projection remains a roof only and is not enclosed in any way, inclusive of screening. No more than six homes in a row shall have the same setback; where varied setbacks are utilized, the difference shall be at least four feet.
(4)
Setback from parking facilities. No dwelling unit or accessory
use shall be located within 10 feet of any parking area, except in
the case of attached carports or garages where no setbacks from the
parking area shall be required and private parking spaces for a designated
dwelling unit where the setback may be reduced to 7 1/2 feet
between the dwelling unit and the parking spaces. The buffer must
be planted with a continuous hedge of evergreens minimum three feet
in height.
D. Distance between structures. Dwelling units and roofed structures
shall be separated from each other, and from other buildings at their
closest points by a minimum of 30 feet.
(1)
Reduction of the distance between structures. The minimum distance
between dwelling units may be reduced from 30 feet to 17 feet provided
the following conditions have been met:
(a)
The minimum distance shall also apply to the distance between
a deck, patio, enclosed porch, and/or an area of an attached awning
and the area of an adjacent dwelling unit, deck, patio, enclosed porch,
and/or attached awning; and
(b)
Such dwelling units shall be staggered so that no greater than
2/3 of any facade, when measured at right angles, shall be less than
30 feet to an adjacent dwelling unit, patio, enclosed porch, and/or
attached awning area as permitted above.
E. Maximum coverage regulations.
(1)
Impervious coverage: 50%.
F. Maximum height regulations.
(1)
All structures: 35 feet, not exceeding 2 1/2 stories.
G. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks: No parking spaces or driveways shall be permitted
in the forty- or one-hundred-foot zoning district setback line as
the case may be.
H. Application, review and approval or disapproval. Plans for any development
shall be submitted in accordance with the requirements of the Subdivision
and Land Development Ordinance, as last amended, and specifically in accordance with the
plan requirement section and the processing procedure article therein.
In all MR Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as yard, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the MR District provided that all applicable
requirements for the use and district are satisfied:
|
E-6
|
Municipal Facility
|
|
R-4
|
Duplex Dwelling
|
|
R-5
|
Townhouse
|
|
R-6
|
Multiplex
|
|
R-12
|
Garden Apartment
|
|
A-10
|
Swimming Pool (for common use only and not for individual units)
|
|
A-11
|
Temporary Structures and Vehicles
|
|
A-12
|
Nonresidential Accessory Buildings (600 square feet or less) [Added 12-17-2003 by Ord. No. 03-09]
|
|
A-14
|
Home Office [Added 12-19-2001 by Ord. No. 01-10]
|
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the MR District provided that
all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
|
E-3
|
Day-Care Center/Nursery School
|
|
A-12
|
Nonresidential Accessory Buildings (601 square feet or more) [Added 12-17-2003 by Ord. No. 03-09]
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the MR District provided that all
of the standards and criteria for said use are satisfied and a special
exception approval is granted by the Zoning Hearing Board after public
notice and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
|
R-9
|
Community/Group Home
|
|
R-11
|
Boarding Houses
|
B. Lot area and width requirements.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum lot area
|
Duplex development
|
1 acre
|
|
|
Townhouse development
|
2 acres
|
|
|
Multiplex development
|
2 acres
|
|
|
Garden apartment development
|
10 acres
|
|
|
All other principal uses
|
1 acre
|
|
Minimum lot width
|
Duplex
|
75 feet
|
|
|
Multiplex
|
250 feet
|
|
|
Garden apartment
|
450 feet
|
|
|
All other principal uses
|
125 feet
|
|
|
Units
|
Units
|
---|
|
Regulation
|
Use Type
|
Per Acre
|
Per Building
|
---|
|
Maximum density and units per building
|
Duplex
|
4
|
2
|
|
|
Townhouse
|
4
|
3 to 5
|
|
|
Multiplex
|
4
|
3 to 5
|
|
|
Garden apartment
|
4
|
8
|
|
|
All other principal uses
|
—
|
—
|
C. Setback requirements.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum front yard
|
Garden apartments and multiplexes
|
75 feet
|
|
|
All other principal uses
|
25 feet
|
|
Minimum side yards
|
Duplex dwelling
|
15 feet
|
|
|
Garden apartment
|
50 feet1
|
|
|
Multiplex
|
40 feet1
|
|
|
All other principal uses
|
25 feet
|
|
Minimum rear yards
|
Garden apartment
|
75 feet1
|
|
|
Multiplex
|
60 feet1
|
|
|
All other principal uses
|
25 feet
|
|
NOTES:
|
---|
|
1 A minimum setback of 100 feet is
required where the adjoining lot is zoned or is used for other than
garden apartment or multiplex residential purposes.
|
D. Maximum coverage regulations.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Building coverage
|
All uses
|
25%
|
|
Impervious coverage
|
All uses
|
35%
|
E. Maximum height regulations.
|
Use Type
|
Requirement
|
---|
|
Principal residential structure
|
35 feet, not exceeding 2 1/2 stories1
|
|
Principal structure, nonresidential
|
65 feet2
|
|
NOTES:
|
---|
|
1 Excluding basements in garden apartments.
Actual building heights for garden apartments may be restricted by
the height limitations imposed by the Fire Department and the available
water pressure and other pertinent conditions.
|
|
2 By special exception from the Zoning
Hearing Board, provided that for every foot of height in excess of
35 feet there shall be added to each yard requirement one corresponding
foot in width or depth.
|
F. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks:
(a)
No building shall be located closer than 20 feet to any parking
area or paved internal road.
(b)
No individual dwelling unit's parking area or driveway shall
be located closer than five feet to any property line, except for
interior lots of townhouses or duplexes which can have zero setbacks,
except the portion of the driveway required for normal ingress and
egress.
G. Special district requirements. The general plan for garden apartments
or multiplex development shall include evidence and facts showing
that it has considered and made provisions for, and the development
shall be executed in accordance with, the following essential conditions:
(1)
General requirements.
(a)
The proposed development shall be substantially in accordance
with the Comprehensive Plan of the Township, shall consider the surrounding
land features of the area including but not limited to residences,
schools, parks, other reservations of open spaces, locations, width
and grade of streets, location and arrangement of parking spaces,
local and regional business areas and shopping centers, densities
proposed for surrounding areas, and other such features as shall contribute
to the harmonious development of the area, with due regard to the
character of the neighborhood and its peculiar suitability for this
type of use.
(b)
The proposed development shall be constructed in accordance
with an overall plan and shall be designed as a unified architectural
unit with appropriate landscaping in accordance with the Subdivision
and Land Development Ordinance, as last amended.
[1]
If the development is to be carried out in stages, each stage
shall be so planned that the foregoing requirements and the intent
of this chapter shall be fully complied with at the completion of
any stage.
[2]
The developer shall assure the provision of required improvements
by means of a proper completion guarantee in the form of a bond or
the deposit of funds or securities in escrow to cover the cost of
the improvements. The work shall be performed in accordance with all
requirements and the approved plans.
(c)
The area shall be adaptable to community development being located
in relation to major thoroughfares, streets, railroads, public transportation,
shopping or other facilities, and as far as possible shall have within
or through it no major thoroughfare or other physical feature which
will tend to destroy the neighborhood or community cohesiveness.
(d)
There shall be no habitable dwelling unit with a floor elevation
below the finished grade.
(e)
Number of rooms. A one-bedroom unit shall contain a maximum
of three rooms, exclusive of baths, halls and closets; each two-bedroom
unit shall contain a maximum of four rooms, exclusive of baths, halls
and closets; and each three-bedroom unit shall contain a maximum of
five rooms, exclusive of baths, halls and closets. Separate dining
areas or nonsleeping areas and their design within the unit may be
provided if authorized as a special exception by the Zoning Hearing
Board.
(2)
In the case of a condominium development, the "declaration"
recorded pursuant to the provisions of the Unit Property Act of Pennsylvania shall contain the requirements that the
Towamencin Township Supervisors be given notice of all meetings of
the unit owners and all meetings of the council, together with a provision
that the Towamencin Township Supervisors or their representatives
shall be entitled to attend all such meetings. The "Code of Requirements"
adopted pursuant to the Unit Property Act of Pennsylvania shall likewise
contain a requirement that the Towamencin Township Supervisors or
their representatives be given notice of, or shall have the right
to attend, all meetings of unit owners and all meetings of the council.
(a)
No permit for condominium development shall be granted until
there shall have been filed with the Township Secretary a certified
copy of the "declaration," the "declaration plan," and the "Code of
Regulations," adopted in accordance with the Unit Property Act of
Pennsylvania.
(b)
In the event that all or part of the property subject to the
unit "declaration" shall be removed from the provisions of the Unit
Property Act by means of a "revocation" or an "amendment" recorded
pursuant to the provisions of the Act, or by any other means whatsoever,
then all use and occupancy of the units shall cease until such time
as adequate provision has been made to assure proper maintenance of
the common elements of the condominium and approved by the Township
Supervisors.
In all MRC Residential Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as yard, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the MRC District provided that all applicable
requirements for the use and district are satisfied:
|
E-6
|
Municipal Facility
|
|
R-1
|
Single-Family Detached Dwelling
|
|
R-2
|
Small Lot Single
|
|
R-5
|
Townhouse
|
|
R-6
|
Multiplex
|
|
R-12
|
Garden Apartment
|
|
A-7
|
Recreational Vehicles
|
|
A-8
|
Residential Accessory Structures
|
|
A-9
|
Spa/Hot Tubs
|
|
A-10
|
Swimming Pools
|
|
A-11
|
Temporary Structures and Vehicles
|
|
A-14
|
Home Office [Added 12-19-2001 by Ord. No. 01-10]
|
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the MRC District provided that
all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied: none
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the MRC District provided that all
of the standards and criteria for said use are satisfied and a special
exception approval is granted by the Zoning Hearing Board after public
notice and hearing and further provided that all applicable requirements
for the use and district have also been satisfied: none
B. Prerequisites for MRC mixed residential cluster development. The
following necessary conditions must be satisfied before the Board
of Supervisors will consider a Zoning Map amendment to permit mixed
residential cluster development:
(1)
The tract of land proposed for mixed residential cluster development
must contain a minimum area of 100 acres (excluding the rights-of-way
of existing public roads).
(2)
The tract of land to be developed shall be in one ownership,
or shall be the subject of an application filed jointly by the owners
of the entire tract and will be developed under single direction and
completely in accordance with an overall approved plan.
(3)
The tract of land to be developed shall be located in an area
where the uses and density permitted in a mixed residential cluster
development will be consistent with the objectives and intent of the
Comprehensive Plan.
(4)
The proposed development shall be served by both centralized
water facilities and public sewer facilities deemed acceptable by
the Board of Supervisors, upon recommendation by the Township Engineer.
C. Submission requirements for an application for rezoning to the MRC
Mixed Residential Cluster District.
(1)
A preliminary plan indicating the use of the entire tract shall
be submitted in accordance with the Township Subdivision and Land
Development Ordinance, as last amended.
(2)
The application for a Zoning Map amendment to permit mixed residential
cluster development shall be accompanied by a development impact study
prepared by a qualified individual or firm.
(3)
The developer shall submit written evidence that he has an interest
in the property in the proposed MRC site which shall consist in size
of at least the minimum permitted tract size in the MRC District.
This interest shall be in the form of a fee simple title; or an option
to acquire a fee simple title within a specified time period; or a
leasehold interest in excess of 40 years; or a substantial interest
in a joint venture agreement, real estate investment trust or other
real estate syndication which has or can obtain a fee simple title;
or a marketable title subject to certain restraints which will not
subsequently restrict its development within a reasonable time.
(4)
All mortgages, easements, restricting land use, liens and judgments
which may affect the site shall be identified.
D. Development regulations. The following development regulations shall
apply for all proposed mixed residential cluster developments:
|
Regulation
|
Requirement
|
---|
|
Minimum tract size
|
100 acres
|
|
Maximum permitted density
|
2.5 dwelling units per acre1
|
|
Required dwelling type mix
|
Minimum of three different unit types
|
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum percentage of total units
|
Single-family detached
|
50%
|
|
|
Other unit types (each)
|
15%
|
|
NOTES:
|
---|
|
1 Total acreage to be measured excluding
the rights-of-way of existing public streets.
|
E. Lot area and width requirements for permitted use types within MRC
District.
(1)
Minimum lot area:
|
Use Type
|
Requirement
|
---|
|
Single-family detached dwelling
|
12,000 square feet1
|
|
Townhouse
|
2,000 square feet2
|
|
Small lot singles
|
6,400 square feet3
|
|
Multiplex
|
3,500 square feet4,6
|
|
Garden apartment
|
2,000 square feet5,6
|
|
NOTES:
|
---|
|
1 Provided that the average lot size
is 14,000 square feet and provided further that no more than two minimum
size lots shall be located side by side or back to back.
|
|
2 Provided that the average lot size
is 2,500 square feet in area.
|
|
3 Provided that the average lot size
is 8,500 square feet in area.
|
|
4 Per dwelling unit with a maximum
net density of 10 dwelling units per acre.
|
|
5 Per dwelling unit with a maximum
net density of 12 dwelling units per acre.
|
|
6 Net density includes all buildings
and all required and associated use areas including access, parking,
recreational facilities, and yards.
|
(2)
Minimum lot width:
|
Use Type
|
Requirement
|
---|
|
Single-family detached dwelling
|
80 feet1
|
|
Townhouse
|
20 feet1
|
|
Small lot single
|
60 feet3,4
|
|
Multiplex
|
200 feet
|
|
Garden apartment
|
350 feet
|
|
NOTES:
|
---|
|
1 Provided that the lot width at
the street line is not less than 50 feet.
|
|
2 Provided that the average lot and
building width of all units is not less than 22 feet.
|
|
3 Provided that the lot width at
the street line is not less than 40 feet.
|
|
4 Provided that the minimum lot width
at the building setback line for a unit on the bulb of a cul-de-sac
may be reduced to not less than 50 feet.
|
F. Setback requirements.
(1)
Minimum front yard:
[Amended 12-19-2001 by Ord. No. 01-10]
|
Use Type
|
Requirement
|
---|
|
Single-family detached dwelling
|
30 feet1
|
|
Townhouse and multiplex
|
35 feet1
|
|
Small lot single
|
25 feet2
|
|
Garden apartments
|
75 feet1
|
|
NOTES:
|
---|
|
1 No more than 50% of the total dwelling units on a single street or parking court shall be located at the minimum setback line. Setback variations for single-family detached dwellings shall be no less than five feet and not more than six dwelling units in a row shall have the same setback. All fences shall comply with § 136-518 of the Towamencin Township Subdivision and Land Development Ordinance.
|
|
2 Provided that up to 40% of units may be reduced to 20 feet and further provided that no more than three lots with a setback of less than 25 feet shall be provided in a row. All fences shall comply with § 136-518 of the Towamencin Township Subdivision and Land Development Ordinance.
|
(2)
Minimum side yards:1
|
Use Type
|
Requirement
|
---|
|
Single-family detached dwelling
|
15 feet
|
|
Townhouse
|
10 feet
|
|
Small lot single
|
See Note 2
|
|
Multiplex
|
35 feet
|
|
Garden apartments
|
75 feet3
|
|
Accessory structures4
|
10 feet
|
|
NOTES:
|
---|
|
1 Two side yards are required per
dwelling unit or combination of dwelling units comprising a single
building unless otherwise indicated.
|
|
2 One side setback shall be a minimum
of five feet . The other side setback shall be a minimum of 14 feet.
There shall be a minimum distance of 19 feet between houses on contiguous
lots. No more than 60% of a publicly dedicated easement shall be used
in calculating the distance of the side yard.
|
|
3 Individual buildings may have a
minimum setback from lot lines of adjacent residential lots within
the MRC development of 50 feet, and further provided that, where a
building abuts permanent open space within the development, the setback
can be reduced to 25 feet from the open space property line.
|
|
4 Permitted only for single-family
detached dwellings (except where prohibited) and small lot singles.
For single-family detached dwellings accessory structure must be located
only in side and rear yards. For small lot singles, accessory structure
must be located only in the building envelope and to the side or rear
of the principal building.
|
(3)
Minimum rear yards:
|
Use Type
|
Requirement
|
---|
|
Single-family detached dwelling
|
30 feet
|
|
Townhouse
|
20 feet
|
|
Small lot single
|
25 feet
|
|
Multiplex
|
50 feet1
|
|
Garden apartments
|
75 feet1
|
|
Accessory structures2
|
10 feet
|
|
NOTES:
|
---|
|
1 Individual buildings may have a
minimum setback from lot lines of adjacent residential lots within
the MRC development of 50 feet, and further provided that where a
building abuts permanent open space within the development the setback
can be reduced to 25 feet from the open space property line.
|
|
2 Permitted only for single-family
detached dwellings (except where prohibited) and located only in side
and rear yards.
|
G. Maximum coverage regulations.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Building coverage
|
Single-family detached dwelling
|
20%
|
|
|
Townhouse
|
50%
|
|
|
Small lot single
|
30%
|
|
|
Garden apartments and multiplex
|
35%
|
|
Impervious coverage
|
Single-family detached dwelling
|
40%
|
|
|
Townhouse
|
50%
|
|
|
Small lot single
|
55%
|
|
|
Multiplex and garden apartments
|
50%
|
H. Maximum height regulations.
(1)
Principal structure: 35 feet, not exceeding 2 1/2 stories.
(2)
Residential accessory structures: 14 feet, not exceeding one
story.
I. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks: Driveways may be located adjacent to side lot line.
J. Outparcels. The MRC District may contain separately-owned parcels
of less than 100 acres which have not previously been developed or
subdivided under the MRC District. Such parcels shall be governed
by the following regulations:
(1)
Lot area. The maximum permitted density on any outparcel proposed
for subdivision shall be 2 1/2 dwelling units per gross acre
(excluding the rights-of-way of existing public roads). However, in
no case shall any lot be less than 18,000 square feet.
[Amended 7-22-2015 by Ord. No. 15-10]
(2)
Lot width. A lot width of not less than 85 feet shall be required
at the building setback line and 50 feet at the street line.
[Amended 10-28-2015 by Ord. No. 15-15]
(3)
Use, yard and coverage requirements. Use, setback, coverage,
height and parking requirements shall be in accordance with the single-family
detached dwelling requirements of this article.
K. Special development regulations. The following special development
regulations shall be applied to any proposed MRC development:
(1)
Separation of use types. Different use types within a planned
MRC development shall, to the greatest extent practicable, be separated
by natural features.
(2)
Buffer requirements.
(a)
External. A buffer yard shall be required around the total perimeter
of the tract. The yard shall be part of the area assigned to residential
lots, unless the lots are expanded by the width of the buffer, and
the use and function of the buffers are restricted by deed.
[1]
Whenever structures with two or more dwelling units in the MRC
District will abut existing single-family detached dwelling on an
adjacent property, a buffer at least 15 feet wide shall be required
which will eventually provide an effective visual screen at least
15 feet in height. The primary component of this buffer shall be a
row of evergreen trees spaced not more than 10 feet apart on center,
at least six feet in height when planted; secondary components shall
include mounding, opaque fencing or other vegetative material as required
by the Board of Supervisors.
[2]
Whenever any residential units in the district will abut existing
commercial or business development, or where the residential units
in the MRC District would not be significantly different in terms
of density and structural type than those which abut it, a less restrictive
buffer may be required. This buffer shall also be at least 15 feet
wide, but could be any combination of evergreen or deciduous vegetation,
mounding or fencing which would ease and soften, but not essentially
block the view from one side to the other, and would eventually attain
a height of 15 feet.
[3]
Buffer requirements can be waived by the Board of Supervisors
wherever buffers exist which will fulfill the same function, or where
the units in the MRC District will be of the same structural type,
and approximately the same density of the dwelling units adjacent
to the MRC District.
(b)
Internal. Landscaped buffers at least 15 feet in width will be required within the MRC development whenever multifamily dwelling units abut other permitted housing types. The primary component of this buffer will be the same as detailed in the external buffer requirements specified in Subsection
K(2)(a) above.
(3)
Requirements for open space. The following regulations shall
govern the characteristics and maintenance of the required open space
created by an MRC mixed residential cluster development:
(a)
Characteristics of required open space. Open space created shall
have the following minimal requirements:
[1]
The land area to be set aside for permanent preservation as
open space shall be located and so shaped as to be suitable for the
purpose intended. Consideration shall be given to contiguous portions
of existing and potential open space lands in adjacent tracts. The
Board of Supervisors may require the preservation in the Comprehensive
Plan.
[2]
A minimum of 25% of the gross tract acreage shall be set aside
as open space land. At least 25% of all open space lands must be planned
for active recreational purposes. In addition, open space land may
be required to be set aside by the Board of Supervisors, at the recommendation
of the Township Planning Commission, if in their opinion, the site
contains appropriate land for such purposes, provided this does not
result in restricting the applicant's entitlement to the maximum density
permitted by this chapter.
[3]
Any land in excess of the minimum percentage of open space land
required herein, gained from reducing building lot areas pursuant
to this chapter, may be used for either of the following:
[a] Additional open space land, for any of the proposed
uses allowed by the provisions of this section.
[b] Building lots in excess of the minimum size required.
(b)
Maintenance of required open space. The following requirements
shall govern the maintenance of the required open space:
[1]
The open space land to be set aside or reserved for park, woodlands,
conservation, playground, active recreational use or other open space
purposes, such as the preservation of natural features, must first
be offered for dedication to the Township, or may be reserved for
private use, if Township officials decline to accept the offer of
dedication, in which case satisfactory arrangements shall be made,
acceptable to the Township, for the maintenance of all such areas.
[2]
The location, extent, and purpose of land proposed to be set
aside for open space or for recreational use must be reviewed and
approved by the Township Planning Commission before the provisions
of this article apply. A private recreational use such as a golf course
or a swimming pool, whose use is limited to the owners or occupants
of lots located within the subdivision and other such nearby land-owners
who may wish to become members of the corporation, may be approved
as common land. Other uses on site which may qualify as common land
may include but not be limited to, historic buildings or sites, natural
parks and parkway areas, landscaped parks, bridle paths, landscaped
walkways, extensive areas with tree cover, and the low land along
streams or areas of rough terrain where such areas are extensive and
have natural features worthy of preservation.
[3]
Necessary covenants, easements and/or restrictions must be established
to provide for public utilities, drainage, trails for hiking or bicycling,
or any other permitted use designated for the benefit of owners or
occupiers of the development if the open space is to be privately
owned.
[4]
If a development includes a proposal to dedicate to the Township
land for park and/or open space use, under provisions of this section,
the total land area to be dedicated shall be delineated on the subdivision
plan with a note stipulating that the legal means of conveyance shall
be by dedication.
[5]
If a development includes, as part of its open space land, lands
deemed by the Board of Supervisors with the recommendation of the
Township Planning Commission to be a key element in the Township open
space system according to the Towamencin Township Comprehensive Plan,
such land shall be required to be dedicated to the Township.
[6]
If the open space land is to be retained by the property owners,
the Township will require that the property owners provide for and
establish a homeowners' association, or other organization or funded
community trust for the ownership and maintenance of the open space,
and that such organization shall not be dissolved nor shall it dispose
of the open space by sale or otherwise, except to an organization
conceived and established to own and maintain the open space, or by
dedication to, and acceptance by the Township. In the event that a
homeowners' association is contemplated, the association shall, to
the greatest degree practicable, be established from the start of
the project and all homeowners shall be a party thereof. In addition,
homeowners' associations may, as determined appropriate by the Township
Supervisors, maintain dedicated open space or lease back dedicated
open space land from the Township.
[7]
If the open space land is to be controlled by other than the
Township, then all property owners of the tract shall have equal rights
and obligations in the organization and these rights and obligations
shall be included in all deeds which shall be properly recorded and
the agreement containing these rights and obligations shall be approved
by the Board of Supervisors at the same time as the plan is approved.
In the event that the organization, established to own and maintain
open space land, or any successor organization shall, at any time
after establishment of the MRC development, fail to maintain the open
space land in reasonable order and condition in accordance with the
development plan, the Township may serve written notice upon such
organization or upon the property owners of the MRC development setting
forth the manner in which the organization has failed to maintain
the open space land in reasonable condition, and said notice shall
include a demand that such deficiencies or maintenance be corrected
within 30 days thereof and shall state the date and place of a hearing
thereon which shall be held within 14 days of the notice. At such
a hearing the Township may modify the terms of the original notice
as to the deficiencies and may give an extension of time within which
they shall be corrected. If the deficiencies set forth in the original
notice or in the modifications thereof shall not be corrected within
said 30 days of any extension thereof, the Township, in order to preserve
the taxable values of nearby properties and to prevent the open space
land from becoming a public nuisance, may enter upon said open space,
and maintain the same for a period of one year. Said maintenance by
the Township shall not constitute a taking of said open space, nor
vest in the public any rights to use same. Before the expiration of
said year, the Township shall, upon its initiative, or upon the request
of the organization therefore responsible for the maintenance of the
open space land, call a public hearing upon notice to such organization,
or to be held by the Board of Supervisors, at which hearing such organization
or the residents of the cluster development shall show cause why such
maintenance by the Township shall not, at the option of the Township,
continue for a succeeding year. If the Board of Supervisors shall
determine that such organization is ready and able to maintain said
open space land in reasonable condition, the Township shall cease
to maintain said open space land at the end of said year. If the Board
of Supervisors shall determine that such organization is not ready
and able to maintain said open space land in a reasonable condition,
the Township may in its discretion continue to maintain said open
space land during the next succeeding year and, subject to a similar
hearing and determination in each year thereafter.
[8]
The cost of maintenance by the Township shall be assessed ratably
against the properties within the development and shall become a lien
on said properties. The Township, at the time of entering upon said
open space land for the purpose of maintenance, shall file a notice
of lien in the office of the Prothonotary of the County, upon the
properties affected by the lien within the MRC development.
(4)
Development impact study. To ensure that a proposed MRC development
will not have an adverse effect upon the natural features of the site,
as well as upon the provision of light and air, water, transportation,
police and fire protection, schools, utilities and other public facilities,
the Board of Supervisors and the Township Planning Commission shall
evaluate the impact of the development upon the site, the surrounding
neighborhood, and the facilities and services of Towamencin Township
as listed below. The applicant shall provide all of the information,
data and studies needed to reach conclusive evaluations of these items.
(a)
The conformance of the proposed development with the Comprehensive
Plan of Towamencin Township, and compatibility with existing and proposed
land uses adjacent to the site.
(b)
The impact on existing floodplains, waterways, heavily wooded
areas, steep slopes and other sensitive natural features, if any.
(c)
The impact on the Township and regional transportation system
and the ability of adjacent streets and inter-sections to efficiently
and safely handle the traffic generated by the proposed development.
(d)
The impact on the Township's school district including an estimate
of new pupils generated by the proposed development.
(e)
The impact on nearby commercial facilities within the Township
and surrounding municipalities.
(f)
The impact on public utilities including but not limited to
sewage disposal, water supply, storm drainage and electrical utilities.
(g)
The impact upon provisions of police and fire protection.
(h)
The impact on the open space and recreation facilities of Towamencin
Township.
(i)
The impact upon the character of the surrounding neighborhood.
The applicant must show the proposed development will not adversely
affect the surrounding neighborhood.
(j)
Required documentation shall include the following:
[1]
The location and size of the site, with evidence supporting
the general adequacy for development.
[2]
The proposed residential density of the development and the
percentage mix of the various dwelling types.
[3]
The location, size, accessibility and proposed use of the open
space, manner of ownership and maintenance, and a copy of the covenant
to be incorporated in the individual deeds, if applicable.
[4]
Conceptual plans of proposed utility and drainage systems.
[5]
Plans and renderings indicating the design, unity and aesthetic
relationship of building and landscaping within the proposed development.
[6]
The text of covenants, easements and existing restrictions or
those to be imposed upon the land or structure including provisions
for public utilities, and trails for such activities as hiking or
bicycling, if applicable.
(5)
Evaluation of development impact study. The development impact
study required in herein, shall be evaluated to determine the suitability
of the site in question to accommodate the magnitude of development
proposed, as well as the impact of the proposed development on the
community facilities and services of Towamencin Township. The following
alternative findings shall result from the evaluation process:
(a)
Evaluation which leads to a positive assessment for a proposed
development shall be approved by the Board.
(b)
Evaluations which lead to an overall negative assessment for
a proposed development shall lead to a denial by the Board.
(c)
Evaluations which lead to an overall negative assessment for
a proposed development may lead to a conditional approval by the Board
either: when the developer agrees to undertake activities or improvements
which will compensate or correct deficiencies or negative impacts
caused by the implementation of the proposed development; or when
the developer agrees to implement the proposed development at a lower
density, as specified by the Board.
(6)
Special development regulations for small lot singles. The following
special development regulations shall apply to all small lot single-family
detached dwelling units within a planned MRC development:
(a)
Deed restriction against construction outside of building envelope.
Before approval of any subdivision plan in accordance with this subsection,
the plan shall show clearly, in a manner acceptable to the Board of
Supervisors, with appropriate legends, those areas outside of the
required setback areas where additional building or structures are
prohibited. The owner and/or developer conveying any lot developed
hereunder shall insert in the agreement of sale for each of the lots
a provision informing the prospective buyer of the size of the lot,
that permission to construct single-family detached homes on said
lot was obtained from the Board of Supervisors on the condition of
insertion of such a deed restriction to be recorded within the deed
upon the conveyance of each lot which shall prohibit any construction
outside the building envelope. As a further restriction, the developer/owner
shall require that the owner or user of any lot shall not allow to
be parked thereon, any vehicle greater than 19 feet in length.
(b)
Contiguous open space requirement. In considering any proposal
of development in accordance with this section, the Board of Supervisors
shall require a provision of contiguous open space of at least 25%
of the land area in the area developed under this subsection.
(c)
Fences. Notwithstanding anything to the contrary contained in this chapter or Subsection
K(6)(a), above, fences constructed in accordance with this chapter shall be permitted outside of the building envelope.
In all VC Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as yard, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the VC District provided that all applicable
requirements for the use and district are satisfied:
(a)
The following uses are permitted on a minimum lot size of 5,000
square feet:
(b)
The following uses are permitted on a minimum lot size of 10,000
square feet:
|
B-1
|
Medical Office
|
|
B-2
|
Office
|
|
R-1
|
Single-family Detached Dwelling
|
|
R-4
|
Duplex Dwelling
|
|
A-2
|
Dwelling in Combination with Business
|
|
A-3
|
Family Day-Care
|
|
A-4
|
Home Occupation
|
|
A-8
|
Residential Accessory Structures
|
|
A-9
|
Spa/Hot Tubs
|
|
A-10
|
Swimming Pools
|
|
A-11
|
Temporary Structures and Vehicles
|
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
(c)
The following uses are permitted on a minimum lot size of 20,000
square feet:
|
C-15
|
Repair Shop
|
|
C-16
|
Retail Trade and Retail Services
|
(d)
The following uses are permitted on a minimum lot size of 40,000
square feet:
|
C-5
|
Convenience Store
|
|
C-6
|
Eating Place [Added 8-24-2005 by Ord. No. 05-03]
|
|
C-9
|
Financial Establishment
|
|
C-10
|
Funeral Home
|
|
E-2
|
Commercial School
|
|
E-3
|
Day-Care Center/Nursery School
|
|
E-6
|
Municipal Facility
|
|
E-10
|
Private Organization
|
(e)
The following uses are permitted on a minimum lot size of 120,000
square feet:
|
B-5
|
Business Center
|
|
A-13
|
Accessory Business Park or Business Center Uses
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the VC District provided that
all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
|
B-6
|
Conversion
|
|
A-15
|
Convenience Window (on lots greater than 40,000 square feet
only) [Added 8-24-2005 by Ord. No. 05-03]
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the VC District provided that all
of the standards and criteria for said use are satisfied and a special
exception approval is granted by the Zoning Hearing Board after public
notice and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
|
R-10
|
Residential Conversion
|
B. Lot area, frontage and width requirements.
|
Regulation
|
Lot Size
|
Requirement
|
---|
|
Minimum lot area
|
|
As described in Subsection A(1) above
|
|
Minimum frontage at street line
|
5,000+ s.f.
|
40 feet
|
|
|
10,000+ s.f.
|
50 feet
|
|
Minimum lot width
|
5,000+ s.f.
|
45 feet
|
|
|
10,000+ s.f.
|
65 feet
|
|
|
20,000+ s.f.
|
100 feet
|
|
|
40,000+ s.f.
|
150 feet
|
C. Setback requirements.
|
Regulation
|
Lot Size
|
Requirement
|
---|
|
Minimum front yard
|
5,000+ s.f.
|
25 feet
|
|
|
40,000+ s.f.
|
30 feet
|
|
Minimum side yards
|
5,000+ s.f.
|
0 feet
|
|
|
10,000+ s.f.
|
5 feet
|
|
|
20,000+ s.f.
|
10 feet
|
|
|
40,000+ s.f.
|
20 feet
|
|
Aggregate side yards
|
5,000+ s.f.
|
15 feet
|
|
|
10,000+ s.f.
|
30 feet
|
|
|
20,000+ s.f.
|
35 feet
|
|
|
40,000+ s.f.
|
60 feet
|
|
Minimum rear yards
|
5,000+ s.f.
|
25 feet
|
|
|
20,000+ s.f.
|
30 feet
|
|
Minimum landscape buffer1
|
5,000+ s.f.
20,000+ s.f.
|
25 feet
30 feet
|
|
40,000+ s.f.
|
35 feet
|
|
|
Residential accessory structures: An accessory structure is
permitted only for single-family detached, twin, and duplex dwelling
units and must be located to the rear of such principal building and
must be no closer than 10 feet from a side or rear property line.
|
|
NOTES:
|
---|
|
1 All yards abutting a residential
district shall be landscaped in accordance with the requirements of
the Subdivision and Land Development Ordinance, as last amended.
|
D. Maximum coverage regulations.
|
Regulation
|
Lot Size
|
Requirement
|
---|
|
Building coverage
|
5,000+ s.f.
|
15%
|
|
|
40,000+ s.f.
|
20%
|
|
Impervious coverage
|
5,000+ s.f.
|
75%
|
|
|
40,000+ s.f.
|
65%
|
E. Maximum height regulations.
(1)
Principal structure: 35 feet, not exceeding 2 1/2 stories.
(2)
Residential accessory structures: 14 feet, not exceeding one
story.
F. Access regulations. The following regulations shall pertain to access
for all lots to be developed in the Village Commercial District:
(1)
Accessways leading onto a public street shall be built to the
dimensional requirements specified in the Subdivision and Land Development
Ordinance, as last amended.
(2)
For any lot used for development pursuant to this section, or for a group of two or more lots which share parking pursuant to requirements of §
153-703, no more than two points of access onto a street may be permitted.
(3)
Any lot with less than 150 feet at the front street line shall
be limited to one access onto that street. A second access shall be
permitted only if the side or rear lot lines abut another street.
(4)
Accessways shall be spaced a minimum of 50 feet on center of any lot used for development pursuant to this section, or for a group of two or more lots which share parking pursuant to requirements of §
153-703 herein. In addition, accessways shall be spaced a minimum of 50 feet on center from existing accessways on adjacent properties whenever feasible. When this is not feasible, common drives and/or the use of shared common parking pursuant to §
153-703 herein shall be encouraged.
(5)
Adjacent uses are encouraged to share accessways in order to
minimize points of access on any street.
(6)
When a driveway is located in a side yard entirely on one lot,
that side yard must be a minimum of 25 feet and the driveway must
be set back a minimum of five feet from the side property.
G. Parking and internal circulation. The following regulations shall
govern parking and circulation within lots to be developed in the
Village Commercial District:
(1)
Parking shall be in accordance with all provisions of this chapter
and the Township Subdivision and Land Development Ordinance, as last
amended.
(2)
The number of parking spaces required for any development shall be regulated by the requirements contained in §
153-502. For mixed-use structures, the parking provided shall be equal to the sum total of required spaces for all uses contained herein.
(3)
No parking shall be permitted in the front yard except for properties
used for residential purposes.
(4)
No parking shall be located closer than five feet to the side
or rear property lines.
In all PBC Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as yard, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the PBC District provided that all applicable
requirements for the use and district are satisfied:
|
B-2
|
Office
|
|
B-4
|
Planned Business Park
|
|
C-6
|
Eating Place
|
|
C-9
|
Financial Establishment
|
|
E-6
|
Municipal Facility
|
|
A-11
|
Temporary Structures and Vehicles
|
|
A-13
|
Accessory Business Park or Business Center Uses
|
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the PBC District provided that
all of the conditions for said use, this district and the conditional
use regulations of this chapter are satisfied and a conditional use
approval is granted by the Board of Supervisors after public notice
and hearing:
[Amended 1-22-2014 by Ord. No. 14-02]
|
B-7
|
Medical Equipment Offices and Distribution
|
|
C-13
|
Motel or Hotel
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the PBC District provided that all
of the standards and criteria for said use are satisfied and a special
exception approval is granted by the Zoning Hearing Board after public
notice and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
[Amended 2-24-2016 by Ord. No. 16-03]
B. Lot area and width requirements.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum lot area
|
Planned business parks
|
20 acres
|
|
|
All other uses
|
3 acres
|
|
Minimum lot width
|
Planned business parks
|
650 feet
|
|
|
All other uses
|
100 feet
|
C. Setback requirements.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum front yard
|
Planned business parks 100 feet
|
|
|
|
All other uses 50 feet
|
|
|
Minimum side yards (each)
|
Planned business parks 50 feet1
|
|
|
|
|
100 feet2
|
|
|
All other uses
|
20 feet
|
|
Minimum rear yards
|
Planned business parks
|
50 feet1
|
|
|
|
100 feet2
|
|
|
All other uses 35 feet
|
|
|
NOTES:
|
---|
|
1 From nonresidential lot line or district boundary. [Refer to Subsection G(2) below.]
|
|
2 From residential lot line or district boundary. [Refer to Subsection G(1) below.]
|
D. Maximum coverage and minimum open space regulations.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Building coverage
|
All uses
|
35%
|
|
Impervious coverage
|
All uses
|
70%
|
|
Common open space
|
All uses
|
20%1
|
|
NOTES:
|
---|
|
1 Refer to Subsection G(7) below.
|
E. Maximum height regulations.
|
Use Type
|
Requirement
|
---|
|
All buildings
|
40 feet1
|
|
NOTES:
|
---|
|
1 This maximum building height may
be increased to 55 feet if the applicant funds the appropriate fire-fighting
equipment capable of adequately protecting the increased height, provided
approval is granted by the Board of Supervisors as a conditional use
in accordance with the standards and criteria set forth herein.
|
F. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks: Refer to Subsection
G(8) below.
G. Special district requirements.
(1)
Residential district boundary yard. The following setbacks and
berm provisions shall apply if a lot is abutting or immediately adjacent
to a residential zoning district, unless an expressway is located
adjacent to the planned business park development:
(a)
Buildings with a maximum height of 20 feet shall have a minimum
building setback of 100 feet from a residential zoning district boundary.
(b)
Buildings with a maximum height of greater than 20 feet shall
have a minimum building setback determined as follows: 100 feet, plus
four feet for every foot of building height over 20 feet.
(c)
If a building in a planned business park development is within
200 feet of an abutting residential zoned lot occupied by an existing
residential use, an earthen berm shall be placed between such building
and the residential use and such berm shall meet the following standards:
[1]
The berm shall have a minimum average height of five feet above
the average ground level on the residential side of the berm.
[2]
The berm shall have a maximum side slope of four to one on the
residential side, and three to one on the planned business park side.
[3]
The majority of all of the plant material required to be planted
between residential and a planned business park shall be located on
the top or on the residential facing of the berm.
[4]
The berm shall be well maintained in grass or other vegetative
ground cover and shall be kept free of rubbish and weeds.
(2)
Nonresidential district boundary setback. The following setbacks
shall apply to a lot abutting or immediately adjacent to a nonresidential
zoning district, except along a property line that is adjacent to
an expressway:
(a)
Buildings with a maximum height of 20 feet shall have a minimum
building setback of 50 feet from a nonresidential zoning district
boundary.
(b)
Buildings with a maximum height of greater than 20 feet shall
have a minimum building setback determined as follows: 50 feet, plus
four feet for every one foot of building height over 20 feet.
(3)
Each building shall be set back a minimum of 50 feet from the
existing right-of-way of an expressway.
(4)
Where a lot is developed with two or more buildings, the minimum
distance between buildings shall be not less than 1 1/2 times
the height of the taller building, but in no case less than 40 feet,
subject to public safety approval.
(5)
Building coverage. The total horizontal ground area covered
by all buildings shall not be greater than 35% of the lot area.
(6)
Impervious coverage. The total horizontal ground area covered
by all impervious services of any lot shall not be greater than 70%
of the lot area. Any areas voluntarily dedicated to and accepted by
the Township for public recreation may count toward the nonimpervious
area requirements of the planned business park.
(7)
Common open space. A minimum of 20% of the land and/or water
within a planned business park lot shall be permanently set aside
as common open space. The land area to be set aside for permanent
preservation as open space shall be located and so shaped as to be
suitable for the purpose intended, or improved so that it is well
suited. The Board of Supervisors may require the preservation in the
comprehensive plan. Of the required common open space, a minimum of
50% shall be located in one continuous tract, with a minimum width
of 25 feet. Consideration shall be given to contiguous portions of
existing and potential open space lands in adjacent tracts.
(8)
No parking or driveway shall be located within the required
yard areas except that portion of the driveway required for normal
ingress and egress, and as specified below:
(a)
Within 100 feet of an abutting residential zoning district boundary.
(b)
Within 20 feet of the legal right-of-way of an expressway.
(c)
The Board of Supervisors may waive the setback requirement for
parking as a conditional use in accordance with the standards and
criteria set forth herein, where adjacent developments are to utilize
a common parking lot designed to function as one unit. In such cases,
the required number of parking spaces for each of the uses shall be
located on the respective lot, and all necessary cross-easements shall
be granted.
(9)
Outdoor storage. Outdoor storage is prohibited within a planned
business park except for customary accessory solid waste containers.
All outdoor bulk solid waste containers shall be enclosed on three
of four sides in accordance with the requirements of the Subdivision
and Land Development Ordinance, as last amended.
(10)
Screening of loading areas. Any loading or unloading spaces
routinely expected to be used by trucks with two or more axles, shall
be screened from view of dwellings and streets exterior to the planned
business park development. Such screening may include building walls,
decorative masonry walls or landscaping.
H. Signs. The requirements of Article
VIII of this chapter shall apply to all planned business park developments.
I. Additional requirements.
(1)
Hazards. The following types of uses shall be prohibited in
the planned business park development:
(a)
Uses that, in the determination of the Zoning Officer, would
represent a hazard to public health or safety because of toxic, explosive,
genetic, fire, biological or similar hazards.
(b)
Uses that are classified within the "H hazardous use classification"
of the Township's Building Code.
(2)
Maintenance guarantees in addition to those as set forth in
the Subdivision and Land Development Ordinance, as last amended:
(a)
The deed to each lot shall include a restriction or covenant
running with the land setting forth the ownership and maintenance
of any and all common facilities that are not dedicated to the Township
or to a Municipal Authority. Said facilities include but are not necessarily
limited to: driveways, streets, waste water pumping stations, sewer
and water mains, common open spaces or stormwater management facilities.
Such deed restrictions shall grant the Board of Supervisors the authority
to ensure that these facilities are adequately maintained.
(b)
If the Board of Supervisors determines that such facilities
are not being adequately maintained, the Board shall notify all owners
of record in writing. If such maintenance or repairs are not reasonably
begun and continued within 30 days after sending of such notice, then
the Board shall be granted the authority under such deed restrictions
or covenants to have the necessary work completed and to assess the
owners of record full costs of such work, plus 20% to compensate for
the Township's administrative costs.
(c)
The provisions of such deed restrictions or covenants shall
be subject to acceptance by the Board of Supervisors, based upon review
by the Township Solicitor.
(3)
All exterior lighting shall be shaded, hooded, deflected or
otherwise screened to prevent the direct rays of the light from shining
onto residentially zoned areas and to prevent glare from disturbing
motorists on streets or access drives.
(4)
Utilities. All utility lines within a planned business park
development shall be underground, other than those along abutting
exterior public streets.
(5)
Conditional use standards. Conditional uses in a planned business park development, in addition to compliance with the general provisions of Article
X of this chapter, shall be decided based upon the applicant proving that the use will meet the following standards:
(a)
Consistency with the intent of the planned business park use
type.
(b)
Any standards stated in the applicable provision of this article
related to that specific conditional use.
(c)
Standards stated in Article
X herein related to conditional uses.
(6)
Eating place requirements. The following additional requirements
shall apply to eating place uses within a planned business park development:
(a)
Shall not be a fast food eating place and shall not include
drive-through facilities.
(b)
May be located within a freestanding building or within another
permitted building.
(c)
Shall have traffic access that is fully incorporated into that
of the entire planned business park development.
(d)
May be within a hotel and limited to a maximum of 10% of the
total floor area of such building.
In all SC Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as yard, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the SC District provided that all applicable
requirements for the use and district are satisfied:
|
B-1
|
Medical Office
|
|
B-2
|
Office
|
|
C-5
|
Convenience Store
|
|
C-6
|
Eating Place
|
|
C-8
|
Entertainment
|
|
C-9
|
Financial Establishment
|
|
C-15
|
Repair Shop
|
|
C-16
|
Retail Trade and Retail Services
|
|
C-18
|
Shopping Center
|
|
E-2
|
Commercial School
|
|
E-3
|
Day-Care Center/Nursery School
|
|
E-6
|
Municipal Facility
|
|
A-11
|
Temporary Structures and Vehicles
|
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the SC District provided that
all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
|
E-11
|
Recreational Facility/Community Center
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the SC District provided that all
of the standards and criteria for said use are satisfied and a special
exception approval is granted by the Zoning Hearing Board after public
notice and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
|
C-7
|
Eating Place (drive-through and fast-food on a separate pad
only)
|
|
A-15
|
Convenience Window [Added 12-19-2001 by Ord. No. 01-10]
|
B. Lot area and width requirements.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum lot area
|
Shopping center use
|
5 acres
|
|
|
All other uses
|
1 acre
|
|
Minimum lot width
|
Shopping center use
|
350 feet
|
|
|
All other uses
|
125 feet
|
C. Setback requirements.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum front yard
|
Shopping center use
|
100 feet1
|
|
|
All other uses
|
50 feet1
|
|
Minimum side yards
|
Shopping center use
|
25 feet2
|
|
|
|
50 feet3
|
|
|
All other uses
|
25 feet
|
|
Minimum rear yards
|
Shopping center use
|
25 feet2
|
|
|
|
50 feet3
|
|
|
All other uses
|
35 feet
|
|
NOTES:
|
---|
|
1 To the ultimate right-of-way of
any public street, road, or alley.
|
|
2 From any property line.
|
|
3 For a side or rear property line
adjacent to an agricultural or residential use or district.
|
D. Maximum coverage regulations.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Building coverage
|
Shopping center use
|
20%
|
|
|
All other uses
|
40%
|
|
Impervious coverage
|
Shopping center use
|
50%
|
|
|
All other uses
|
75%
|
E. Maximum
height regulations.
|
Use Type
|
Requirement
|
---|
|
Principal structure
|
40 feet1
|
|
NOTES:
|
---|
|
1 May be increased to a maximum of
65 feet or such increased height as may be warranted when approved
by the Zoning Hearing Board for such structures as water towers, chimneys,
stacks, radio antennae and transmission towers provided that for every
foot of height in excess of 40 feet there shall be added to each yard
requirement one corresponding foot of width or depth.
|
F. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks: No parking, parking access or service area may be
located closer than 25 feet to a side or rear property line adjacent
to a residential district.
In all C Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as yard, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the C District provided that all applicable
requirements for the use and district are satisfied:
|
B-1
|
Medical Office
|
|
B-2
|
Office
|
|
C-5
|
Convenience Store
|
|
C-6
|
Eating Place
|
|
C-8
|
Entertainment
|
|
C-9
|
Financial Establishment
|
|
C-10
|
Funeral Home
|
|
C-15
|
Repair Shop
|
|
C-16
|
Retail Trade and Retail Services
|
|
E-2
|
Commercial School
|
|
E-3
|
Day-Care Center/Nursery School
|
|
E-6
|
Municipal Facility
|
|
A-2
|
Dwelling in Combination with a Business
|
|
A-11
|
Temporary Structures and Vehicles
|
|
A-12
|
Nonresidential Storage Building
|
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
|
A-19
|
Attached Exterior Refrigeration Units [Added 2-26-2015 by Ord. No. 15-04]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the C District provided that
all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
C-2
|
Vehicle and Equipment Sales
|
C-4
|
Car Wash
|
C-7
|
Eating Place - Drive Through and Fast Food
|
C-13
|
Motel or Hotel
|
C-20
|
Miniature Golf, Driving Range, Batting Cage
|
C-23
|
Limited-Access Self-Storage Facility [Added 12-11-2019 by Ord. No. 19-13]
|
E-10
|
Private Organization
|
E-11
|
Recreational Facility/Community Center
|
A-15
|
Convenience Window [Added 12-19-2001 by Ord. No. 01-10]
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the C District provided that all
of the standards and criteria for said use are satisfied and a special
exception approval is granted by the Zoning Hearing Board after public
notice and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
B-3
|
Veterinary Office or Clinic
|
C-1
|
Adult Entertainment
|
C-17
|
Vehicular Repair and Service Station
|
I-2
|
Building Material Sales and Equipment Storage
|
(4)
Accessory uses. By conditional use, the sale of gasoline shall
be permitted as an accessory use to a C-5 Convenience Store which
is situated on a parcel or parcels of land or pad site of at least
1.25 acres, provided that the parcel of land or pad site is on property
located on an arterial highway or controlled access road; provided
that the convenience store itself does not exceed 10,000 square feet
in gross floor area; provided that adequate parking, in accordance
with the Zoning Ordinance is provided on the parcel or pad site; and
further provided that the grant of permission for gasoline sales shall
specifically be conditioned upon site access and interior circulation
being designed to the satisfaction of the Board of Supervisors during
the land development approval process. Furthermore, should the site
be within the designated boundaries of the Towamencin Village Overlay
District on the Township Zoning Map, the following design elements
shall specifically be in accordance with the Towamencin Village Land
Use and Design Manual, whether or not the owner and/or applicant has
opted in to the Village Overlay District:
[Added 9-12-2007 by Ord. No. 07-06; amended 8-13-2008 by Ord. No.
08-03; 5-11-2016 by Ord. No. 16-09]
(a)
Each applicant shall submit architectural drawings showing concepts
for facades, roof design, and materials for buildings and structured
parking facilities and incorporate specific design standards in order
to qualify for conditional use approval.
(b)
These design standards shall include, but may not necessarily
be limited to, building and streetscape elements such as the type
of lighting, sidewalk design, street furniture, street signs, and
architectural details and facade materials. The streetscape elements
shall be required along the frontage of the site where the convenience
store is located.
(c)
The Board of Supervisors may at its discretion waive or modify
requirements contained within the Towamencin Village Land Use and
Design Manual upon determination that strict compliance would not
further the purpose and intent of the chapter.
B. Lot area and width requirements.
Regulation
|
Use Type
|
Requirement
|
---|
Minimum lot area
|
All uses1
|
1 acre
|
Minimum lot width
|
All uses
|
150 feet
|
NOTES:
|
---|
1 For the one A-2 dwelling unit permitted
per lot as an accessory use to a permitted use on such lot, an additional
5,000 square feet of lot area shall be added to the minimum requirements
herein.
|
C. Setback requirements.
Regulation
|
Use Type
|
Requirement
|
---|
Minimum front yard
|
All uses
|
25 feet
|
Minimum side yards
|
All uses
|
25 feet1
|
Minimum rear yards
|
All uses
|
20 feet
|
NOTES:
|
---|
1 On a lot the interior side of which
abuts a residential district, the side yard shall have a width of
not less than that required in the adjoining district.
|
D. Maximum coverage regulations.
Regulation
|
Use Type
|
Requirement
|
---|
Building coverage
|
All uses
|
65%
|
Impervious coverage
|
All uses
|
85%
|
E. Maximum height regulations.
Use Type
|
Requirement
|
---|
Principal structure
|
40 feet1
|
NOTES:
|
---|
1 May be increased to a maximum of
65 feet or such increased height as may be warranted when approved
by the Zoning Hearing Board for such structures as water towers, chimneys,
stacks, radio antennae and transmission towers provided that for every
foot of height in excess of 40 feet there shall be added to each yard
requirement one corresponding foot of width or depth.
|
F. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks: No parking area or driveway shall be located closer
than 10 feet to any property line, except the portion of the driveway
required for normal ingress and egress.
In all LI Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as yard, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the LI District provided that all applicable
requirements for the use and district are satisfied:
Ag-1
|
Agriculture
|
Ag-3
|
Greenhouse
|
Ag-6
|
Nursery
|
Ag-8
|
Agricultural Support Services and Retail
|
B-2
|
Office
|
B-4
|
Planned Business Park
|
C-12
|
Self-Service Storage Facility
|
E-6
|
Municipal Use
|
I-2
|
Building Material Sales and Equipment Storage
|
I-3
|
Contractor Services
|
I-4
|
Food Processing
|
I-9
|
Wholesale
|
I-10
|
Warehouse
|
U-1
|
Utility Operating Facility
|
U-2
|
Emergency Service
|
U-3
|
Railway and Bus Terminal
|
A-2
|
Dwelling in Combination with a Business
|
A-6
|
Outside Storage
|
A-11
|
Temporary Structure and Vehicles
|
A-12
|
Nonresidential Storage Buildings
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
A-20
|
Wind Energy System [Added 2-24-2016 by Ord. No. 16-03]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the LI District provided that
all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
[Amended 4-24-2002 by Ord. No. 02-3; 4-22-2009 by Ord. No. 09-07; 12-14-2011 by Ord. No. 11-10]
Ag-2
|
Accessory Agriculture Sales/Farm Stands
|
Ag-4
|
Intensive Agriculture
|
Ag-7
|
Riding Academy/Boarding Stable
|
B-1
|
Medical Office1
|
C-3
|
Automotive Body Repair, Vehicle Repair and Paint Shop
|
C-21
|
Billboard
|
E-3
|
Day-Care Center/Nursery School
|
E-13
|
Industrial Trade School
|
I-1
|
Automotive Salvage Recycling
|
I-5
|
Manufacturing
|
I-6
|
Recycling Facility
|
I-7
|
Research
|
I-8
|
Truck Terminal
|
I-11
|
Quarry
|
I-12
|
Equipment Sales and Rentals
|
I-13
|
Off-Site Parking Lot or Garage [Added 2-12-2020 by Ord. No. 20-02]
|
A-16
|
Accessory Limited Retail Sales
|
U-4
|
Solar Energy Facility [Added 2-26-2015 by Ord. No. 15-03]
|
|
NOTES:
|
---|
|
1If no land development is required, the applicant must agree to pay the Towamencin Township impact fees (Chapter 76, Article II), with the fee to be calculated as the difference between the preexisting permitted trips and the trips to be generated by the proposed B-1 Medical Office. This calculation is to be performed by the Township Traffic Engineer and the fee is to be payable at the time of the application for the use and occupancy permit(s).
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the LI District provided that all
of the standards and criteria for said use are satisfied and a special
exception approval is granted by the Zoning Hearing Board after public
notice and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
[Amended 2-26-2015 by Ord. No. 15-03]
|
A-18
|
Solar Energy System, Ground-Mounted
|
(4)
Uses specifically prohibited. The following uses shall be specifically
prohibited:
(a)
Acetylene gas manufacture and/or storage.
(b)
Acid manufacture including, but not limited to, hydrochloric,
nitric, picric, sulfuric, sulfanous, and carbolic acids.
(c)
Ammonia, bleaching powder or chlorine manufacture.
(d)
Ammunition manufacture and/or storage.
(g)
Asphalt manufacture or refining.
(k)
Cement, lime, gypsum, or plaster of paris manufacture.
(n)
Creosote treatment or manufacture.
(o)
Dead animal and offal reduction.
(p)
Distillation of refuse grain or wood.
(q)
Explosives, fireworks and gunpowder manufacture or storage.
(u)
Incineration, reduction, storage, or dumping of slaughterhouse
refuse, rancid fats, garbage, dead animal or offal.
(v)
Landfill or hazardous or toxic waste storage, processing or
disposal.
(w)
Manufacture or processing of gases.
(x)
Oilcloth or linoleum manufacture.
(z)
Petroleum or kerosene refining, distillation or derivation of
by-products and/or storage.
(bb)
Power forge (riveting, hammering, punching, chipping, drawing,
rolling or tumbling of iron, steel, brass, or copper, except as necessary
incident of manufacture of which these processes form a minor part).
(dd)
Steel furnace, blooming or rolling mill.
(ee)
Tar distillation or manufacture.
B. Lot area and width requirements.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum lot area
|
All uses
|
3 acres
|
|
Minimum lot width
|
All uses
|
300 feet
|
C. Setback requirements.
[Amended 10-28-2015 by Ord. No. 15-15]
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Minimum front yard
|
All uses
|
75 feet1
|
|
Minimum side yards (each)
|
All uses
|
20 feet1
|
|
Minimum rear yards
|
All uses
|
50 feet1
|
|
NOTES:
|
---|
|
1 Any yard which abuts and is immediately
adjacent to a residential zoning district shall not be less than 200
feet in depth. This note shall not apply where the adjacent residentially
zoned land is owned by a public utility which is not likely to develop
the property residentially, and which is at least 200 feet in depth.
|
D. Maximum coverage regulations.
|
Regulation
|
Use Type
|
Requirement
|
---|
|
Building coverage
|
All uses
|
20%1
|
|
Impervious coverage
|
All uses
|
50%2
|
|
Floor area ratio
|
All uses
|
70%
|
|
NOTES:
|
---|
|
1 For a lot size of three acres.
An additional 2 ½% of the lot area may be occupied by principal
and accessory buildings for each full acre or fraction thereof in
excess of three acres, up to a maximum lot coverage of 35% for an
individual lot size of nine acres or more. In no event shall principal
and accessory buildings occupy more than 35% of the lot area, regardless
of the individual lot size.
|
|
2 Impervious coverage may be increased
by the same corresponding percentage as permitted for increased building
coverage but in no case shall that coverage exceed 65% of the lot
area, regardless of the individual lot size.
|
E. Maximum height regulations.
|
Use Type
|
Requirement
|
---|
|
Principal structures
|
40 feet1
|
|
NOTES:
|
---|
|
1 May be increased to a maximum of
65 feet or such increased height as may be warranted when approved
by the Zoning Hearing Board for such structures as water towers, chimneys,
stacks, radio antennae and transmission towers provided that for every
foot of height in excess of 40 feet there shall be added to each yard
requirement one corresponding foot of width or depth.
|
F. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks: There shall be no parking in the front or side yards,
and there shall be no parking area or driveway located closer than
10 feet to any property line, except the portion of the driveway required
for normal ingress and egress. Where a lot abuts and is immediately
adjacent to a residential district, there shall be no parking within
50 feet of that property line.
G. Compressors. All compressors shall be enclosed with a solid wall
or fence with a height at least three feet in excess of the height
of the compressor.
In all IN Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
shall comply with such regulations as yard, lot sizes, lot width,
building area and heights, impervious surfaces, easements, buffer
yards, off-street parking and other provisions as specified herein.
(1)
Uses by right. Any of the following uses and no others shall
be permitted by right within the IN District provided that all applicable
requirements for the use and district are satisfied:
|
B-1
|
Medical Office
|
|
C-10
|
Funeral Home
|
|
E-1
|
Cemetery
|
|
E-4
|
Hospital
|
|
E-5
|
Library or Museum
|
|
E-6
|
Municipal Facility
|
|
E-7
|
Nursing Home
|
|
E-8
|
Personal Care Facility
|
|
E-9
|
Place of Worship
|
|
E-12
|
School
|
|
R-8
|
Housing for the Elderly
|
|
R-9
|
Community/Group Home
|
|
A-11
|
Temporary Structures and Vehicles
|
|
A-12
|
Nonresidential Storage Buildings
|
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the IN District provided that
all of the conditions for said use are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
E-3
|
Day-Care Center/Nursery School
|
E-13
|
Industrial Trade School
|
U-2
|
Emergency Service
|
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the IN District provided that all
of the standards and criteria for said use are satisfied and a special
exception approval is granted by the Zoning Hearing Board after public
notice and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
[Amended 2-26-2015 by Ord. No. 15-03]
A-18
|
Solar Energy System, Ground-Mounted
|
A-20
|
Wind Energy System [Added 2-24-2016 by Ord.
No. 16-03]
|
B. Lot area and width requirements.
Regulation
|
Use Type
|
Requirement
|
---|
Minimum lot area
|
All uses
|
2 acres
|
Minimum lot width
|
All uses
|
175 feet
|
C. Setback requirements.
Regulation
|
Use Type
|
Requirement
|
---|
Minimum front yard
|
All uses
|
75 feet
|
Minimum side yards (each)
|
All uses
|
35 feet
|
Minimum rear yards
|
All uses
|
50 feet
|
D. Maximum coverage regulations.
Regulation
|
Use Type
|
Requirement
|
---|
Building coverage
|
All uses
|
20%
|
Impervious coverage
|
All uses
|
50%
|
E. Maximum height regulations.
[Amended 1-26-2022 by Ord. No. 22-01]
Use Type
|
Requirement
|
---|
All structures
|
35 feet12
|
NOTES:
|
---|
1 May be increased to a maximum of
65 feet or such increased height as may be warranted when approved
by the Zoning Hearing Board for such structures as water towers, chimneys,
stacks, steeples, silos and antennae, provided that for every one
foot of height in excess of 35 feet there shall be added to each yard
requirement one corresponding foot of width or depth.
|
2 A building height may be increased
to 60 feet by conditional use approval of the Board of Supervisors
provided that any portion of the building in excess of 35 feet in
height shall be set back an additional corresponding foot from the
required minimum yard setback width or depth.
|
F. Parking requirements.
(1)
All uses: regulated by use type.
(2)
Setbacks: No parking area or driveway shall be located closer
than 20 feet to any property line, except the portion of the driveway
required for normal ingress and egress.
G. Compressors. All compressors shall be enclosed by a solid wall or
fence of a height of at least three feet in excess of the height of
the compressor.
In all IN-A Districts the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected or altered, to be
used either in whole or in part, and a lot may be used or occupied
for any of the following uses and no other, provided that such uses
comply with such regulations as yard, lot sizes, lot width, building
area and heights, impervious surfaces, easements, buffer yards, off-street
parking and other provisions specified herein.
(1)
Uses by right. Any of the following uses and no other shall
be permitted by right within the IN-A District provided that all applicable
requirements for the use and district are satisfied:
E-5
|
Library or Museum
|
E-6
|
Municipal Facility
|
R-13
|
Age-Qualified Independent Residential Community
|
A-17
|
Solar Energy System, Roof-Mounted [Added 2-26-2015 by Ord. No. 15-03]
|
(2)
Uses by condition. The following uses and no other shall be
permitted as a conditional use within the IN-A District provided that
all of the conditions for said uses are satisfied and a conditional
use approval is granted by the Board of Supervisors after public notice
and hearing and further provided that all applicable requirements
for the use and the district have been satisfied: none.
(3)
Uses by special exception. The following uses shall be permitted
as a special exception use within the IN-A District provided that
all of the standards and criteria for said uses are satisfied and
a special exception approval is granted by the Zoning Hearing Board
after public notice and hearing and further provided that all applicable
requirements for the use and district have also been satisfied: none.
B. Lot area and width requirements.
Regulation
|
Use Type
|
Requirement
|
---|
Minimum lot area
|
All uses
|
9 acres
|
Maximum lot area
|
All uses
|
20 acres
|
Minimum lot width
|
All uses
|
600 feet
|
C. Setback requirements.
Regulation
|
Use Type
|
Requirement
|
---|
Minimum front yard
|
All uses
|
50 feet
|
Minimum side yard
|
All uses
|
50 feet
|
Minimum rear yard
|
All uses
|
50 feet
|
D. Maximum coverage regulations.
Regulation
|
Use Type
|
Requirement
|
---|
Building coverage
|
All uses
|
25%
|
Impervious coverage
|
All uses
|
50%
|
E. Maximum height regulations.
F. Parking requirements.
(1)
All uses: regulated by use or type.
(2)
Setbacks: No parking or area or driveway shall be located closer
than 35 feet to any property line, except the portion of the driveway
required for normal or emergency ingress and egress.
[Added 7-22-2015 by Ord.
No. 15-09]
In the RBP Overlay District, the following regulations shall apply unless otherwise specified in Article
V of this chapter:
A. Permitted land uses. A building may be erected, altered or used either
in whole or in part and a lot may be occupied for any of the following
uses and no other, provided that such uses shall comply with such
dimensional requirements, off-street parking, buffering and other
provisions as specified herein.
(1)
Uses by right. Any of the following uses shall be permitted
by right within the RBP Overlay District provided that all applicable
requirements for the use and district are satisfied:
|
R-1
|
Single-Family Detached Dwelling
|
|
A-7
|
Recreational Vehicles
|
|
A-8
|
Residential Accessory Structures
|
|
A-9
|
Spa/Hot Tubs
|
|
A-10
|
Swimming Pools
|
|
A-11
|
Temporary Structures and Vehicles
|
(2)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the RBP Overlay District on
a minimum lot size of 25,000 square feet provided that all of the
conditions for said use are satisfied and a conditional use approval
is granted by the Board of Supervisors after public notice and hearing
and further provided that all applicable requirements for the use
and district have also been satisfied:
|
B-1
|
Medical Office
|
|
B-2
|
Office
|
|
A-3
|
Family Day-Care
|
|
A-4
|
Home Occupation
|
|
A-6
|
Outside Storage
|
(3)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the RBP Overlay District on
a minimum lot size of 40,000 square feet provided that all of the
conditions for said use are satisfied and a conditional use approval
is granted by the Board of Supervisors after public notice and hearing
and further provided that all applicable requirements for the use
and district have also been satisfied:
|
B-3
|
Veterinary Office or Clinic
|
|
C-10
|
Funeral Home
|
|
C-11
|
Bed-and-Breakfast Inn
|
|
E-3
|
Day-Care Center/Nursery School
|
(4)
Uses by condition. The following uses and no others shall be
permitted as a conditional use within the RBP Overlay District on
a minimum lot size of 80,000 square feet provided that all of the
conditions for said use are satisfied and a conditional use approval
is granted by the Board of Supervisors after public notice and hearing
and further provided that all applicable requirements for the use
and district have also been satisfied:
|
E-8
|
Personal Care Facility
|
|
E-9
|
Place of Worship
|
|
R-5
|
Townhouse Dwelling
|
(5)
Uses by special exception. The following uses and no others
shall be permitted as a special exception within the RBP Overlay District
on a minimum lot size of 80,000 square feet provided that all of the
standards and criteria for said use are satisfied and a special exception
approval is granted by the Zoning Hearing Board after public notice
and hearing and further provided that all applicable requirements
for the use and district have also been satisfied:
B. Dimensional standards. Proposed uses shall meet the following dimensional
requirements:
[Amended 8-11-2021 by Ord. No. 21-08]
|
|
Minimum Lot Area (square feet)
|
---|
|
|
25,000
|
40,000
|
80,000
|
120,000
|
---|
|
Minimum lot width (feet)
|
100
|
150
|
200
|
400
|
|
Minimum front yard setback (feet)
|
35
|
45
|
50
|
50
|
|
Minimum side yard setback (feet)
|
15
|
15
|
25
|
25
|
|
Aggregate side yard setback (feet)
|
30
|
40
|
60
|
60
|
|
Minimum rear yard setback (feet)
|
30
|
30
|
40
|
40
|
|
Minimum setback from abutting residential zoning (feet)
|
25
|
30
|
45
|
45
|
|
Minimum setback - residential accessory structure (feet)
|
10
|
10
|
10
|
10
|
|
Maximum building coverage (percent)
|
10
|
15*
|
20*
|
20*
|
|
|
*Refer § 153-418.C.2 for additional requirements related
to building coverage.
|
|
Maximum impervious coverage (percent)
|
60
|
60
|
60
|
60
|
|
Maximum building height (feet)
|
35
(2 1/2 stories)
|
35
(2 1/2 stories)
|
35
(2 1/2 stories)
|
35
(2 1/2 stories)
|
|
Maximum density for R-5, Townhouse Use
|
0
|
0
|
3 dwelling units per acre of lot area
|
4.5 dwelling units per acre of lot area
|
C. Special requirements.
(1)
All uses shall be served by public water and public sanitary
sewer service.
(2)
No individual building shall exceed 10,000 square feet of ground
floor area nor exceed a single dimension of 150 feet.
(3)
All new conditional use buildings and additions must have a
residential character and must include the following features:
(a)
A pitched roof, covering at least 80% of the building or addition,
with a pitch of at least six vertical inches to every 12 horizontal
inches.
(b)
Residential building materials consistent with the type of building
materials used throughout the RBP Overlay District.
(c)
Residentially scaled windows and doors, with a proportion of
windows and doors to solid wall that is similar to proportions commonly
found on residential structures in the RBP Overlay District.
(4)
Parking location.
(a)
No parking other than that associated with required driveway
access shall be permitted within the minimum required front yard setback
established for the RBP Overlay District or between the buildings
and the street.
(b)
No parking shall be located closer than five feet to the side
or rear property lines. Where a side or rear property line constitutes
the RBP Overlay District boundary with a residential district, no
parking shall be permitted with the required setback.
(c)
For parking lots with a total of four or more spaces, the lots
shall be provided with driveways to permit the vehicles to exit facing
forward.
(5)
Buffer yards. For all uses other than R-1, a Class B buffer as defined by Towamencin Township Code Chapter
136, § A119, shall be provided along the boundaries of all residential districts or uses.
(6)
Driveway requirements. Access regulations shall be in accordance with §
153-410F of the VC, Village Commercial District, except as follows:
(a)
Corner lots which front on two streets of different classification
shall take access from the street of lesser classification and shall
have no access from the street of higher classification, unless it
is physically infeasible to provide access to the street of lesser
classification. Any existing driveway to the street of higher classification
shall be eliminated when a driveway is provided to the street of lesser
classification.
(b)
Shared driveways are encouraged.
(c)
For existing driveways to be reused for a permitted use:
[1]
When the nearest edge of an existing driveway on an adjacent
nonresidential property having frontage on the same street is within
30 feet of the applicant's tract, the applicant's tract shall utilize
the driveway on the adjacent tract as a shared access, provided that
an easement granting access to the applicant's tract has been recorded.
[2]
Shared access shall not be required when all possible interconnections
between the two abutting lots would cross wetlands, floodplains, and/or
slopes of 15% or more.
[3]
Shared access may be located entirely on one lot or may be divided
along a common lot line.
[4]
The shared access shall be the sole access to the site unless
a minimum separation distance of 200 feet between driveways, centerline
of driveway to centerline of driveway. Existing driveways on the applicant's
site not meeting the requirements in this section shall be eliminated.
(d)
For new driveways:
[1]
When shared access cannot be provided via an existing driveway consistent with §
153-418C(6)(c), a maximum of one new driveway intersection shall be permitted per street, per development site with the exception that a second driveway shall be permitted for a development site if each driveway is separated by a minimum distance of 200 feet, from centerline of driveway to centerline of driveway.
[2]
The driveway shall be located on a side lot line bordering a
property within the RBP Overlay District. In order to accommodate
required sight distances, or preserve environmental features, this
driveway may be set back from the side lot line no more than 30 feet.
Shared access shall not be required when all possible interconnections
between the two abutting lots would cross 20 linear feet or more of
wetlands, floodplains, and/or slopes of 15% or more. Shared driveways
and locating new driveways on the side lot line are not required when
a lot has a minimum of 400 feet of continuous road frontage.
[Amended 8-11-2021 by Ord. No. 21-08]
[3]
Each nonresidential use shall provide an access easement for
the shared driveway guaranteeing access to all abutting lots zoned
RBP.
[4]
In addition, an access easement guaranteeing access from the
closest adjacent nonresidential property to the shared driveway shall
be recorded. This easement shall have a minimum width of 35 feet and
the portion of the easement between the driveway and the adjacent
property shall be located no closer than 50 feet from the street ultimate
right-of-way line.
[5]
Parking shall not be permitted along shared driveways between
the street ultimate right-of-way line and the rear edge of the easement
granting access to the abutting lot.
(7)
All signs must meet the requirements of Chapter
153, Article
VII, except that:
(a)
Signs may only be lit externally.
(b)
All lighted signs must be extinguished between the hours of
11:00 p.m. and 6:00 a.m.
(8)
All site lighting must comply with Chapter
136, Appendix 136A, § A127 of the Towamencin Township Code, except that:
(a)
Individual poles shall not exceed 15 feet in height to the top
of the luminaire.
(b)
Seventy-five percent of all parking area lighting shall be extinguished
at 11:00 p.m. unless required for security reasons.
(9)
Trash and waste collection facilities must be completely screened from the view of public streets and adjoining residential properties or uses. Screening shall conform to the requirements of Towamencin Township Code, Chapter
136, Appendix 136A, § A130, with the additional provision that plantings must be at least six feet tall at time of installation and that no portion of trash collection container(s) may be visible above the required screening from public streets or adjoining residential properties or uses.
(10) For R-5 Townhouse Dwellings Use, adjacent and contiguous land under
common ownership not in the RBP District can be included in the required
minimum square footage and density calculation for the number of townhouses
allowed provided:
[Added 8-11-2021 by Ord. No. 21-08]
(a) There is an interconnection and access between the RBP District land
and the adjacent land.
(b) A minimum of 1/2 acre of open space is created on the overall track
of land.
(c) All the proposed R-5 townhouse dwellings and accessory buildings
are to be built and located on the land in the RBP District.
(d) The adjacent contiguous land can be used for the density and minimum
lot size calculations only. All other Zoning Ordinance requirements
for setbacks, building coverage and impervious coverage must be met
based on the land located in the RBP Overlay District.
(e) All property within and outside of the RBP District which is used
to determine lot size and density shall remain under common ownership
and remain part of the overall development with the exception of lands
dedicated to the Township as open space.
[Added 7-27-2016 by Ord.
No. 16-10; 2-27-2019 by Ord. No. 19-02]
Overlay district boundary. The Entertainment Lifestyle Overlay
District Boundary primarily is comprised of the area of land that
is bordered by Forty Foot Road to the east, Tomlinson Road to the
south and Allentown Road to the north. The area extends in depth to
the R175 Zoning District boundary that is along the western border
of the overlay area. The total overlay area is approximately 52 acres
and is currently zoned LI-Limited Industrial, SC - Shopping Center
and C - Commercial.
A. Permitted land uses. A building, or group of buildings, may be erected,
altered, or used in whole or in part, and a lot may be used or occupied
for any of the following purposes and no other, provided that such
uses and location shall comply with the Entertainment Lifestyle Overlay
Map as may be amended and appended to the Zoning Ordinance.
Uses by Conditional Use
|
---|
B
|
Business
|
B-1
|
Medical Office
|
B-2
|
Office
|
B-7
|
Medical Equipment Offices and Distribution
|
B-8
|
Medical Laboratory or Medical Office with Surgical Center
|
C
|
Commercial
|
C-5
|
Convenience Store
|
C-6
|
Eating Place
|
C-7
|
Eating Place- Drive-Through and Fast Food
|
C-8
|
Entertainment
|
C-9
|
Financial Establishment
|
C-16
|
Retail Trade and Retail Services
|
C-18
|
Shopping Center
|
C-22
|
Health Club
|
E
|
Educational and Institutional Uses
|
If there is an approved land development plan for Use R-8 or
Use R-13 in the Residential Sector, the following uses will not be
permitted elsewhere in the district:
|
E-2
|
Commercial School
|
E-3
|
Day-Care Center/Nursery School
|
E-7
|
Nursing Home
|
E-8
|
Personal Care Facility
|
R
|
Residential
|
The following uses are permitted in the Residential Sector only:
|
R-8
|
Housing For the Elderly
|
R-13
|
Age-Qualified Independent Residential Community
|
A
|
Accessory Uses
|
Accessory uses are permitted only to allowed by right and conditional
uses.
|
B. Lot area and frontage requirements.
Regulation
|
Requirement
|
---|
Minimum tract area
|
52 acres
|
Minimum tract frontage at street line
|
1,700 feet
|
C. Setback requirements.
Regulation
|
Requirement
(feet)
|
---|
Minimum front yard
|
501
|
Minimum side yard
|
252
503
|
Minimum rear yard
|
25
503
|
NOTES:
|
---|
1
|
To the ultimate right-of-way of any public street, road or alley.
|
2
|
From any property line.
|
3
|
For a side or rear property line adjacent to an agricultural
or residential use or district.
|
D. Maximum coverage regulations.
Regulation
|
Requirement
|
---|
Building coverage
|
65%
|
Impervious coverage
|
85%
|
E. Maximum height regulations.
Regulation
|
Requirement
(feet)
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Principal structure
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401
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NOTES:
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1
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May be increased to a maximum 65 feet or such increased height
as may be warranted when approved by the Board of Supervisors, provided
that for every foot of height in excess of 40 feet there shall be
added to each yard requirement one corresponding foot of width or
depth.
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F. Parking requirements.
(1)
All uses: regulated by use type, except as indicated in §
153-419L.
(2)
Setbacks. No parking area or driveway shall be located closer
than 10 feet to any property line, except the portion of driveway
required for normal ingress and egress. Parking spaces shall be permitted
in the front yard, between the building and the street right-of-way.
(3)
Reserve parking. Due to mixing of uses, reserve parking up to
25% of that required may be allowed in order to create open space
without unnecessarily requiring more paving than required. Reserve
parking shall be designed and engineered but need not be constructed
unless directed by the Board of Supervisors.
(4)
The Board of Supervisors, as part of the conditional use approval,
may permit a reduction in the sum total of the required parking for
all of the uses based on the following:
(a)
In the case of a development plan in which there are efficiencies
derived by shared parking for uses which have complementary peak demands,
the applicant shall submit parking generation data, based upon standard
methodology (such as that published by the Urban Land Institute or
from actual parking studies within the region) sufficient for the
Township to determine the appropriate reduction.
(b)
In the case of a development consisting solely of two or more
contiguous uses, the Board of Supervisors may permit a reduction of
the aggregate amount of required parking based upon a determination
that greater efficiency is effected by joint use of a common parking
area, but in such case the required number of off-street parking spaces
shall not be reduced by more than 25%.
G. Conditional use criteria. In addition to the provisions of Article
X of the Zoning Ordinance, the following additional criteria shall apply in considering the approval or denial of conditional use applications in this district:
(1)
Plans including the entire development must be submitted to
show the overall vehicular and pedestrian circulation, cohesive landscape
design, architectural renderings of the building facades and an overall
signage plan.
(2)
Streets and circulation. The location of new streets, sight
access, driveways and pedestrian networks shall comply with the specific
requirements identified within this chapter except as may be modified
by the Board of Supervisors as part of the conditional use approval.
(3)
The applicant shall incorporate architectural performance standards
such as screening of parking facilities, loading areas, and all mechanical
equipment; the continuity of storefronts and entrance doorways on
specific streets; the massing of buildings to reinforce the design
of an urban space; and sign control.
(4)
Architecture. Preliminary architectural drawings/renderings
shall be provided for review and approval by the Board of Supervisors.
The architecture throughout the ELO District shall be developed with
architectural styles and materials that are compatible throughout
the sector whether or not the district is developed as a part of one
or more phases.
(5)
Parking. The plan should include parking calculations for the
overall property including existing uses and any proposed change of
use or new construction.
(6)
The Board of Supervisors may at its discretion waive or modify
requirements regarding signage, landscaping and parking requirements
in the Zoning Ordinance upon determination that strict compliance
would not further the purpose and intent of this chapter.
H. Signage. All signage proposed within the Entertainment Lifestyle Overlay District shall comply with Article
VIII of the Towamencin Township Code unless otherwise waived by the Board of Supervisors through the conditional use process per §
153-419G(6). Sign design shall be integral to the architectural design within the District.
I. Architectural development guidelines. The Entertainment Lifestyle
Overlay shall allow for independent branding within the development,
but a cohesive architectural theme or style should be implemented
to provide its own marketing brand for a successful development.
J. Landscaping. Landscaping will be in accordance with "Landscaping of off-Street parking areas" and "Buffer yard requirements" sections of the "Towamencin Township Engineering Standards" of Chapter
136 ("Land Development and Subdivision Ordinance") of the Township Code.
K. Pedestrian access guidelines. The design shall focus on the impact of building and site design on the public realm, particularly streets, sidewalks, trails and access to public open space. The design shall include curbside management, internal parking circulation, and vehicular and pedestrian access points that contribute to the walkability of adjacent streets and trail systems. The design shall provide a comprehensive landscape scheme that integrates the current landscaping requirements within §§
153-710,
136-510 and Appendix 136A with the need to provide a current approach to sustainability, viewshed management, and mature vegetation maintenance within the development.
L. Residential sector.
(1)
The Residential Sector designation within the Entertainment Lifestyle Overlay District shall allow the following uses; E-Educational and Institutional Uses, E-7 - Nursing Home, and E-8 - Personal Care; and/or R-Residential Uses, R-8 - Housing for the Elderly, and R-13 - Age Qualified Independent Residential Community, to provide a transition between the commercial shopping center and the office/warehouses uses. The following requirements supersede the requirements in §
153-502F when the requirements are inconsistent or in conflict. If there is no conflict or inconsistency, the requirements in §
153-502 should still apply.
(a)
Maximum residential density: 12 dwelling units per acre of the
Residential Sector.
(c)
Minimum open space: 20% of the Residential Sector. Open space
shall be required to be distributed throughout the sector.
(d)
Setbacks: Setbacks for the residential and institutional uses within the Residential Sector shall be as defined in §
153-419C, except along Forty Foot Road where the minimum front yard setback shall be no closer than the adjacent office building (264.9 feet +/-).
(e)
Building height: The maximum building height in the Residential
Sector shall be 45.5 feet.
(f)
Parking requirements: The following minimum parking standards
shall be required:
[1]
Not less than 1.5 off-street parking spaces shall be provided
for each dwelling unit. All other uses shall be regulated by use type.
These parking spaces may be located either on a driveway, within a
garage parking area, or combination thereof.
[2]
There shall be one off-street parking space per employee provided.
[3]
Reserved and shared parking shall be permitted as indicated in §
153-419F(3) and
(4). A parking analysis, acceptable to the Township, should be provided to support the parking reduction.
(2)
Use C-16 - Retail Trade and Retail Services is permitted along
the Forty Foot Road frontage in the Residential Sector as a conditional
use with the following requirements:
(a)
Setbacks: Setbacks for Use C-16 in the Residential Sector shall be as defined in §
153-419C, except along Forty Foot Road where the minimum front yard setback shall be 75 feet.
(b)
Building height: The maximum building height for a C-16 use
in the Residential Sector shall be 25 feet.