A.
Purpose of zone. The purpose of this zone is to accommodate low-
to medium-density residential uses in areas with sufficient infrastructure
to support such densities. Selected locations provide for the accommodation
of future developments in accordance with the Palmyra Area Region
Comprehensive Plan and acknowledge the location of existing land uses
with these suburban characteristics. This zone coincides with planned
sewer and water utility service areas which are required.
B.
Uses permitted by right.
(1)
Agriculture and horticulture, including one single-family detached
dwelling contained on the site. This use shall expressly exclude concentrated
animal feeding operations (CAFOs), concentrated animal operations
(CAOs) and commercial produce operations, all as defined herein:
(3)
Single-family detached dwellings.
(4)
Municipal and governmental uses.
(5)
Parks and playgrounds.
(6)
Public utilities structures.
(8)
Cemeteries, including but not limited to pet cemeteries.
(11)
Accessory uses customarily incidental to the above permitted
uses, including, but not limited to, the following:
(a)
Alternative energy production facilities, subject to the requirements of § 380-49 of this chapter.
(c)
Domestic pets, as defined herein.
(d)
Family day-care facilities, as defined herein subject to the requirements of § 380-73 of this chapter.
(f)
Garages and sheds for the storage of personal vehicles and or
personal property, attached or detached to the dwelling unit.
(h)
Gardening and raising of plants for personal use.
(j)
Man-made lakes, dams, ponds, and impoundments, subject to the requirements of § 380-92 of this chapter.
(k)
Manure storage facilities, as an accessory use to an agricultural or horticultural use if contained upon a farm, subject to the requirements of § 380-94 of this chapter.
(l)
No-impact home-based business, as defined herein.
(n)
Outdoor residential athletic courts (e.g., basketball, bocce, handball, tennis, volleyball, etc.) subject to the requirements of § 380-103 of this chapter.
(o)
Parking and/or storage of recreation vehicles and personal cargo trailers, subject to the requirements of § 380-38J of this chapter.
(p)
Play structures, as defined herein, provided such structures
are confined to the side or rear yard and are located no closer than
15 feet from the closest side and or rear lot line.
D.
Driveways and access drives. All driveways serving single-family dwellings shall be in accordance with § 380-28 of this chapter. All access drives serving other uses shall be in accordance with § 380-24 of this chapter. All lanes exclusively serving agriculture, horticulture and/or forestry-related uses shall be exempt from driveway and access drive requirements in §§ 380-28 and 380-24, respectively, except those related to the clear-sight triangle listed in § 380-28C of this chapter.
E.
General provisions. All uses permitted within this zone shall also comply with the applicable General Provisions in Article III of this chapter.
F.
Sidewalks and pedestrian access. All uses permitted within this zone shall also comply with the applicable sidewalk requirements contained within Chapter 318, Subdivision and Land Development.
G.
Area and
design requirements within the (LDR) Zone. All uses within the low-density
residential zone shall comply with those standards listed in Table
380-14G, Area and Design Requirements Within the (LDR) Zone.[2]
[2]
Editor's Note: Said table is included as an attachment to this chapter.
A.
Purpose of zone. The purpose of this zone is to accommodate in-fill
developments amid the Borough's tightly knit older neighborhoods with
sufficient infrastructure to support such densities. Selected locations
provide for the accommodation of detached and duplex dwellings in
accordance with the Palmyra Area Region Comprehensive Plan and acknowledge
the location of existing land uses with these urban characteristics.
Required design standards reflect existing development patterns with
long and narrow lots and minimal front and side yard setbacks.
B.
Uses permitted by right.
(2)
Single-family detached dwellings.
(3)
Duplex dwellings and two-family dwellings.
(5)
Parks and playgrounds.
(6)
Public utilities structures.
(7)
Cemeteries, including but not limited to pet cemeteries.
(10)
Accessory uses customarily incidental to the above permitted
uses, including, but not limited to, the following:
(a)
Alternative energy production facilities, subject to the requirements of § 380-49 of this chapter.
(c)
Domestic pets, as defined herein.
(d)
Family day-care facilities, as defined herein subject to the requirements of § 380-73 of this chapter.
(f)
Garages and sheds for the storage of personal vehicles and or
personal property, attached or detached to the dwelling unit.
(h)
Gardening and raising of plants for personal use.
(j)
No-impact home-based business, as defined herein.
(l)
Play structures, as defined herein, provided such structures
are confined to the side or rear yard and are located no closer than
15 feet from the closest side and or rear lot line.
D.
Driveways and access drives. All driveways serving single-family dwellings shall be in accordance with § 380-28 of this chapter. All access drives serving other uses shall be in accordance with § 380-24. All lanes exclusively serving agriculture, horticulture and/or forestry related uses shall be exempt from driveway and access drive requirements in §§ 380-28 and 380-24 except those related to clear sight triangle requirements included in § 380-28C of this chapter.
[Amended 4-12-2022 by Ord. No. 815]
E.
General provisions. All uses permitted within this zone shall also comply with the applicable General Provisions in Article III of this chapter.
F.
Sidewalks and pedestrian access. All uses permitted within this zone shall also comply with the applicable sidewalk requirements contained within Chapter 318, Subdivision and Land Development.
G.
Area and
design requirements within the (TR) Zone. All uses within the Town
Residential Zone shall comply with those standards listed in Table
380-15G, Area and Design Requirements Within the (TR) Zone.[1]
[1]
Editor's Note: Said table is included as an attachment to this chapter.
A.
Purpose of zone. This zone provides for various types of residential
dwelling units and residential living environments by right to promote
the availability of a diverse and affordable housing stock. Selected
locations provide for the accommodation of future developments in
accordance with the Palmyra Area Region Comprehensive Plan and acknowledge
the location of existing land uses with similar characteristics. This
zone coincides with planned sewer and water utility service areas
which are required.
B.
Uses permitted by right.
(2)
Single family detached dwellings.
(3)
Duplex dwellings.
(4)
Townhouse dwellings.
(5)
Multiple-family dwellings.
(7)
Parks and playgrounds.
(8)
Public utilities structures.
(10)
Cemeteries, including but not limited to pet cemeteries.
(13)
Accessory uses customarily incidental to the above permitted
uses, including, but not limited to, the following:
(a)
Alternative energy production facilities, subject to the requirements of § 380-49 of this chapter.
(c)
Domestic pets, as defined herein.
(d)
Family day-care facilities, as defined herein subject to the requirements of § 380-73 of this chapter.
(f)
Garages and sheds for the storage of personal vehicles and or
personal property, attached or detached to the dwelling unit.
(h)
Gardening and raising of plants for personal use.
(j)
Man-made lakes, dams, ponds, and impoundments, subject to the requirements of § 380-92 of this chapter.
(k)
No-impact home-based business, as defined herein.
(m)
Outdoor residential athletic courts (e.g., basketball, bocce, handball, tennis, volleyball, etc.), subject to the requirements of § 380-103 of this chapter.
(n)
Play structures, as defined herein, provided such structures
are confined to the side or rear yard and are located no closer than
15 feet from the closest side and or rear lot line.
C.
Uses permitted by special exception (subject to the review procedures of § 380-139B of this chapter).
D.
Driveways and access drives. All driveways serving single-family dwellings shall be in accordance with § 380-28 of this chapter. All access drives serving other uses shall be in accordance with § 380-24 of this chapter. All lanes exclusively serving agriculture, horticulture and/or forestry-related uses shall be exempt from driveway and access drive requirements in §§ 380-28 and 380-24, respectively, except those related to the clear-sight triangle listed in § 380-28C of this chapter.
E.
General provisions. All uses permitted within this zone shall also comply with the applicable General Provisions in Article III of this chapter.
F.
Sidewalks and pedestrian access. All uses permitted within this zone shall also comply with the applicable sidewalk requirements contained within Chapter 318, Subdivision and Land Development.
G.
Area and design requirements within the (MFR) zone. All uses within
the Multifamily Residential Zone shall comply with those standards
listed in Table 380-16G, Area and Design Requirements Within the (MFR)
Zone.[1]
[1]
Editor's Note: Said table is included as an attachment to this chapter.
A.
Purpose of zone. The purpose of this zone is to accommodate manufactured
home parks in areas with sufficient infrastructure to support such
densities. Selected locations provide for the accommodation of future
developments in accordance with the Palmyra Area Region Comprehensive
Plan and acknowledge the location of existing land uses with these
characteristics.
B.
Uses permitted by right.
(3)
Manufactured home parks subject to the requirements of § 380-82 of this chapter.
[Amended 4-12-2022 by Ord. No. 815]
(7)
Accessory uses customarily incidental to the above permitted uses,
including, but not limited to, the following:
(a)
Alternative energy production facilities, subject to the requirements of § 380-49 of this chapter.
(c)
Domestic pets, as defined herein.
(d)
Family day-care facilities, as defined herein subject to the requirements of § 380-73 of this chapter.
(f)
Garages and sheds for the storage of personal vehicles and or
personal property, attached or detached to the dwelling unit.
(h)
Gardening and raising of plants for personal use.
(j)
Man-made lakes, dams, ponds, and impoundments, subject to the requirements of § 380-92 of this chapter.
(k)
No-impact home-based business, as defined herein.
(m)
Outdoor residential athletic courts (e.g., basketball, bocce, handball, tennis, volleyball, etc.), subject to the requirements of § 380-103 of this chapter.
(n)
Play structures, as defined herein, provided such structures
are confined to the side or rear yard and are located no closer than
15 feet from the closest side and or rear lot line.
C.
Minimum required lot width. Each lot/space reserved for one manufactured
home shall have a width of at least 45 feet.
D.
Required utilities. All manufactured home parks shall be served by
public sewers and public water.
E.
Maximum permitted coverage. Within the manufactured home park, no
more than 60% of the site shall be covered with impervious surfaces.
No more than 75% of an individual manufactured home lot/space shall
be covered with impervious surfaces.
F.
Maximum permitted height. No principal building shall exceed 25 feet, and no accessory structure shall exceed 20 feet, in height. All uses must comply with the Airport Safety Zone contained in § 380-23 of this chapter.
G.
Driveways and access drives. All driveways serving single-family dwellings shall be in accordance with § 380-28 of this chapter. All access drives serving other uses shall be in accordance with § 380-24 of this chapter. All lanes exclusively serving agriculture, horticulture and/or forestry-related uses shall be exempt from driveway and access drive requirements in §§ 380-28 and 380-24, respectively, except those related to the clear-sight triangle listed in § 380-28C of this chapter.
A.
Purpose of zone. This zone accommodates a mixture of land uses that
have evolved along Main Street/U.S. Route 422. Limited businesses
have been selected that can take advantage of the daily traffic passing
upon this highway, while at the same time assure compatibility with
the numerous dwellings that remain. Aside from residential and public
uses, all uses are evaluated via the special exception review process
so that opportunities to integrate vehicular access and parking are
provided during site plan review. Strict design requirements have
been imposed to preserve the "small town" character of these areas,
and bonus incentives are available for uses that employ "high-quality"
site design features. Overall retail size has been restricted as a
means of encouraging adaptive reuse of converted dwellings, rather
than the construction of new commercial buildings.
B.
Uses permitted by right.
(3)
Parks and playgrounds.
(4)
Public utilities structures.
(5)
Cemeteries, including pet cemeteries.
(7)
Single-family detached dwellings.
(8)
Duplex and two-family dwellings.
(9)
Two-family conversions, as defined herein and subject to the requirements of § 380-121 of this chapter.
(10)
Accessory uses customarily incidental to the above permitted
uses, including, but not limited to, the following:
(a)
Alternative energy production facilities, subject to the requirements of § 380-49 of this chapter.
(c)
Domestic pets, as defined herein.
(d)
Family day-care facilities, as defined herein subject to the requirements of § 380-73 of this chapter.
(f)
Garages and sheds for the storage of personal vehicles and or
personal property, attached or detached to the dwelling unit.
(i)
Man-made lakes, dams, ponds, and impoundments, subject to the requirements of § 380-92 of this chapter
(j)
No-impact home-based business, as defined herein.
(l)
Outdoor residential athletic courts (e.g., basketball, bocce, handball, tennis, volleyball, etc.), subject to the requirements of § 380-103 of this chapter.
C.
Uses permitted by special exception (subject to the review procedures of § 380-139B of this chapter). In addition as part of the special exception review process, the applicant shall demonstrate those measures employed to incorporate the design features listed in § 380-18P of this chapter. If the applicant cannot incorporate said features, the applicant shall describe what steps were taken to attempt such design, and the specific reasons why the design is impossible and/or impractical. The applicant shall also suggest what measures could be taken by the Borough to facilitate such a design:
(3)
Caterers, delicatessens, bakeries, ice cream shops, and confectioners, subject to the requirements of § 380-18P of this chapter.
(4)
Commercial day-care facilities, subject to the requirements of §§ 380-18P and 480-65 of this chapter.
(5)
Dance, music, art, fashion and photographic studios and galleries, subject to the requirements of § 380-19P of this chapter.
(6)
Facilities devoted to entertainment and cultural activities subject to the requirements of § 380-18P of this chapter, including but not limited to theaters, playhouses, amphitheaters, concert halls, band shells, recital halls, cinemas, libraries and museums. This use shall expressly exclude off-track betting and/or slot machine parlors, casinos, shooting ranges and adult uses.
(10)
Medical, dental, optical and counseling clinics and offices, subject to the requirements of § 380-18P of this chapter.
(13)
Personal services including: barber and beauty or tanning salons; dry-cleaning and laundry pickup/dropoff facilities; music, art or photographic studios and repair of clocks, electronics, computers and small appliances subject to the requirements of § 380-18P of this chapter.
(15)
Restaurants (not including drive-through or fast-food restaurants) subject to the requirements of § 380-18P of this chapter.
(16)
Retail sale, rental and/or repair of goods, provided the total sales and/or display area is less than 1,200 square feet or equal to that floor area contained on the first story of a building that existed on the effective date of this chapter, subject to the requirements of § 380-18P of this chapter.
D.
E.
Area and design requirements within the (MU) Zone. All uses within
the Mixed-Use Zone shall comply with those standards listed in Table
380-18E, Area and Design Requirements Within the (MU) Zone.[1]
[1]
Editor's Note: Said table is included as an attachment to this chapter.
F.
Outdoor storage. Aside from that normally associated with a residence,
no outdoor storage is permitted.
G.
Off-street loading. Off-street loading shall be provided as specified in § 380-37 of this chapter, except that all nonresidential loading spaces shall be prohibited within the front yard.
H.
Off-street parking. Off-street parking shall be provided as specified in § 380-38 of this chapter, except that all nonresidential parking spaces shall be prohibited within the front yard.
J.
Driveway and access drive requirements. All driveways serving single-family dwellings shall be provided in accordance with § 380-28 of this chapter. All access drives serving other uses shall be in accordance with § 380-24 of this chapter, except that no access drive shall be greater than 22 feet wide.
K.
Landscaping and screening. Any portion of the site not used for buildings, structures, parking lots, loading areas, and sidewalks shall be maintained with a vegetative ground cover and other ornamental plantings. (See § 380-44 of this chapter.) Any off-street parking lots and/or off-street loading spaces shall be screened from adjoining properties unless such properties share such facilities.
L.
Waste products. Dumpsters may be permitted within the side or rear
yard, provided such dumpsters are screened from any adjoining roads
or properties. All dumpsters shall be set back a minimum of 15 feet
from any adjoining (LDR, TR, MFR or MU) zone properties. All waste
receptacles shall be completely enclosed within a masonry, wood or
framed structures with a separate pedestrian access gate/door which
is self-closing and another truck access gate that must be kept closed
when not in use.
M.
Commercial operations standards. All commercial operations shall be in compliance with any Commonwealth of Pennsylvania and/or Federal Government regulations, as required by the most recent regulations made available from these governmental bodies. For a listing of some applicable regulations, see § 380-39 of this chapter.
N.
All uses permitted within this zone shall also comply with the General Provisions in Article III of this chapter.
P.
Design features/bonus incentives. Because of this zone's intended
purpose to reduce traffic congestion, the following bonus incentives
are applied to individual uses when prescribed design features are
provided. These bonus incentives are awarded solely at the discretion
of the Zoning Hearing Board, during the special exception review procedure:
|
Design Features
|
Bonus Incentive
| |
|---|---|---|
|
Coordinated vehicular access between 2 or more adjoining land
uses that make use of only 1 shared access drive
|
A 10% increase in the maximum permitted lot coverage for each
use.
| |
|
Coordinated off-street parking between 2 or more adjoining land
uses that share a single access drive. Such parking lots shall be
arranged to provide ready access to all properties
|
Waiver of one side yard setback requirement as it applies to
the off-street parking lot, and a 10% reduction in the total number
of parking spaces required for all uses.
| |
|
Coordinated off-street loading between 2 adjoining land uses
sharing a single access drive that provides ready access to 1 or more
loading spaces serving both uses
|
Waiver of the off-street loading space requirement for that
use that would otherwise require the least number of loading spaces,
provided a cross property use easement is recorded that assures both
uses may use the shared loading space(s). In addition, one side yard
setback may also be waived, as it applies to off-street loading.
| |
|
Coordinated signage with 2 or more uses sharing only 1 freestanding
sign
|
A 5% increase in the maximum permitted lot coverage and a 10%
increase in the maximum permitted size of any attached signs.
|
Q.
Modifications of design standards. The Zoning Hearing Board, by special exception approval, may permit the modification of the design standards in order to encourage the use of innovative design. A developer desiring to obtain such special exception approval shall, when making application for special exception approval for any use listed in § 380-18C, also make application for special exception under this section. The Zoning Hearing Board shall consider both special exception approval requests simultaneously. Any special exception to permit a modification of the design standards shall be subject to the following standards:
(1)
Such modifications of design standards better serve the intended purposes of this zone, as expressed in § 380-18A;
(2)
Such modifications of design standards would not result in adverse
impact to adjoining properties, nor inhabitants within the Mixed-Use
Zone development;
(3)
Such modifications will not result in an increase in residential
densities permitted for the site; and
A.
Purpose of zone. The purpose of this zone is to principally provide
commercial goods and services to local residents and employees within
the Palmyra Area Region. Uses have been selected to include those
that are likely needed on a daily or regular basis. Overall, retail
size has been restricted to uphold the traditional central business
district setting and local pedestrian orientation of this zone, and
to encourage the adaptive reuse of converted historic buildings, rather
than the construction of new commercial buildings. Requirements have
been specified to preserve the urban character of this area and reflect
the "tightly knit" land use pattern. Limited exterior activities have
been allowed to contribute to the vitality and diversity of this area.
Conversion apartments have also been accommodated upon upper floors,
if adequate parking is provided.
B.
Uses permitted by right.
(1)
Automobile filling stations (including minor incidental repair) subject to the requirements of § 380-56 of this chapter.
(2)
Banks and similar financial uses, including outdoor tellers, if pedestrian-oriented,
and no more than one drive-through lane.
(3)
Barber, beauty, tanning, and health salons.
(5)
Bookbinding, printing, and publishing operations.
(6)
Caterers, delicatessens, bakeries, ice cream shops, and confectioners.
(7)
Churches and related uses, excluding cemeteries, subject to the requirements of § 380-63 of this chapter.
(9)
Dance, music, art, fashion and photographic studios and galleries.
(10)
Dry cleaners, laundries and laundromats, subject to the requirements of § 380-72 of this chapter.
(12)
Facilities devoted to entertainment and cultural activities,
including but not limited to theaters, playhouses, amphitheaters,
concert halls, band shells, recital halls, cinemas, libraries and
museums. This use shall expressly exclude off-track betting and/or
slot machine parlors, casinos, shooting ranges and adult uses.
(16)
Hotels, motels and similar lodging facilities.
(18)
Medical, dental, optical and counseling clinics and offices.
(19)
Microbrewery, with or without a brewery pub.
(20)
Offices.
(21)
Outpatient health services.
(22)
Parks and playgrounds.
(23)
Personal services, including barber and beauty or tanning salons;
dry-cleaning and laundry pickup/dropoff facilities; tailors and shore
repair shops; and repair of clocks, electronics, computers and small
appliances.
(24)
Public, private and commercial schools subject to the requirements of § 380-109 of this chapter.
(25)
Public utilities structures.
(26)
Restaurant, taverns, brewery pubs (but not including fast-food
restaurants or nightclubs). Outdoor seating for no more than 40 patrons,
including awnings, umbrellas, tables and chairs, and trash receptacles
are permitted, so long as they are located and operated in a manner
that does not interfere with pedestrian or vehicular circulation.
All such activities shall be controlled so as not to constitute a
nuisance by means of noise and litter;
(27)
Retail sales, rental or repair of goods (excluding adult uses),
provided that no single use contains more than 12,000 square feet
of gross floor area. Permitted uses include:
(a)
Card, stationery, magazine, book, or newspapers;
(b)
Prerecorded music, video, or spoken word products;
(c)
Beverage, wine and liquors;
(d)
Sporting goods;
(e)
Musical instruments;
(f)
Tobacco and smoking accessories supplies;
(g)
Domestic hardware and $0.05 and $0.10 items;
(h)
Photographic, video, audio, and electronic components and accessories;
(i)
Clothing and shoes;
(j)
Flower, balloon and gifts;
(k)
Pets and supplies with proper licensure;
(l)
Jewelry, watches, clocks;
(m)
Art and drafting supplies;
(n)
Computers, software, training and other office supplies;
(o)
Craft supplies, baskets, fabrics, and other notions;
(p)
Toy and hobby supplies;
(q)
Telephone, vacuum cleaner and other domestic appliances;
(r)
Prosthetic and therapy devices and supplies;
(s)
Drugstore, perfumes, soaps, lotions, powders, and similar items;
(t)
Draperies, wallpaper and rugs;
(u)
Bed and bath supplies;
(v)
Kitchenware, cookware and dinnerware;
(w)
Eyeglass and hearing aid showrooms and offices;
(x)
Specialty food stores and grocerettes;
(y)
Religious articles and artifacts; and
(z)
Antique, thrift and pawn shops.
(28)
Single-family detached, duplex and two-family dwellings, including residential accessory uses, subject to the requirements of § 380-15 of this chapter.
(29)
Upper-floor apartment. For each commercial use upon a property,
one upper-floor apartment with a separate ground-level access and
one off-street parking space shall be provided.
(30)
Veterinary offices, provided no outdoor keeping of animals is
permitted.
(31)
Accessory uses customarily incidental to the above permitted
uses, including, but not limited to, the following:
C.
Uses permitted by special exception. (Subject to the review procedures of § 380-139B of this chapter.)
(2)
Reserved.
[Amended 4-12-2022 by Ord. No. 815]
(5)
Convenience stores, as defined herein and subject to the requirements of § 380-69 of this chapter.
(8)
Health, fitness, social, fraternal and other private clubs, subject to the requirements of § 380-82 of this chapter.
D.
E.
Lot area, lot width, and lot coverage requirements. See the following
table:
|
Required Public Utilities
|
Minimum Lot Area
(square feet)
|
Minimum Lot Width
(feet)
|
Maximum Lot Coverage
(percent)
| |
|---|---|---|---|---|
|
Both public sewer and public water
|
7,000
|
40
|
75%
|
F.
Minimum setback requirements (principal and accessory uses).
(1)
Front build-to-line. No less than 50% of a principal building's front
facade shall be located at or within 10 feet of the front lot line.
In addition, such front facades shall include a principal means of
pedestrian access from the adjoining sidewalk.
(2)
Side yard setbacks. All buildings and structures, off-street parking
lots, off-street loading spaces, and outdoor storage and display areas
shall be set back at least five feet from the side lot lines, unless
joint off-street parking lots and/or off-street loading spaces are
shared by adjoining uses. In such instances, the side yard setbacks
are eliminated solely to accommodate the shared off-street parking
lots and/or off-street loading spaces.
(3)
Rear yard setback. All buildings, structures, outdoor storage and
display areas, off-street parking lots, and off-street loading spaces
shall be set back at least 15 feet from the rear lot line, unless
joint off-street parking lots and/or off-street loading spaces are
shared by adjoining uses. In such instances, the rear yard setback
is eliminated solely to accommodate the shared off-street parking
lots and/or off-street loading spaces.
G.
Maximum permitted height: 35 feet. All uses must comply with the Airport Safety Zone contained in § 380-23 of this chapter.
H.
Off-street loading spaces. No off-street loading is required for
principal uses within this zone. Where provided, all off-street loading
shall be located on the side of a building opposite that front facade.
Any building used for the loading/unloading of vehicles shall be set
back no less than 20 feet from an adjoining alley onto which the garage
opens. Off-street loading may be provided on a shared basis with adjoining
properties using common loading spaces and access drives.
I.
Off-street parking. Except for upper-floor apartments, it is the
intent of this zone to accommodate parking needs with unassigned on-street
parking spaces. Where provided, all off-street parking shall be located
within the side or rear yard. Any garage used for the parking and/or
storage of vehicles shall be set back no less than 10 feet from an
adjoining alley onto which the garage opens. Off-street parking may
be provided on a shared basis with adjoining properties using common
parking spaces and access drives.
J.
Signs. Signs within this zone shall be limited to flat wall, flat roof, wall-projecting and roof-projecting signs. Signs shall comply with § 380-45 of this chapter.
K.
Driveway and access drive requirements. All driveways serving single-family dwellings shall be provided in accordance with § 380-28 of this chapter. All access drives serving other uses shall be in accordance with § 380-24 of this chapter, except that no access drive shall be greater than 22 feet wide.
L.
Screening. When a use within this zone abuts property within the LDR, TR or MFR Zones, any area devoted to off-street parking and/or loading shall be screened from said residentially zoned property in accordance with § 380-44 of this chapter.
M.
Landscaping. Any portion of the site not used for buildings, structures, off-street parking lots, off-street loading spaces, outdoor storage areas, and sidewalks shall be maintained with a vegetative ground cover and other ornamental plantings (see § 380-44 of this chapter). A minimum ten-foot-wide landscape strip shall be provided along all lot lines. Such landscape strip can be waived for that portion of the site occupied by a joint off-street parking lot and/or off-street loading space area shared by adjoining uses.
N.
Waste products. Dumpsters may be permitted within the side or rear
yard, provided such dumpsters are screened from any adjoining roads
or properties. All dumpsters shall be set back a minimum of 15 feet
from any adjoining (LDR, TR or MFR) Zone properties. All waste receptacles
shall be completely enclosed within a masonry, wood or framed structures
with a separate pedestrian access gate/door which is self-closing
and another truck access gate that must be kept closed when not in
use.
O.
Operations standards. All commercial operations shall be in compliance with any Commonwealth of Pennsylvania and/or Federal Government regulations, as required by the most recent regulations made available from these governmental bodies. For a listing of some applicable regulations, see § 380-39 of this chapter.
P.
Outdoor storage and display. Outdoor storage is prohibited. One sidewalk
display bin for retail merchandise shall be permitted per commercial
use along the front facade of the building when adjoining a sidewalk
or pedestrian courtyard, provided that such display bin affords sufficient
sidewalk width for pedestrians to pass unimpeded. Such bin shall be
located against the facade and shall not extend more than four feet
perpendicular from it. Display bins shall not exceed an overall length
of 15 feet or a length equal to 50% of the adjoining storefront, whichever
is the greater distance. Display bins shall not exceed an overall
height of three feet and shall only be exhibited during the use's
business hours.
Q.
General provisions. All uses permitted within this Zone shall also comply with the applicable General Provisions in Article III of this chapter.
R.
Sidewalks and pedestrian access. All uses permitted within this zone shall also comply with the applicable sidewalk requirements contained within Chapter 318, Subdivision and Land Development.
S.
Architectural and design considerations.
(1)
Applicants within the CBD Zone are strongly encouraged to consider
incorporating features that promote a cohesive appearance and pedestrian-friendly
setting with a distinctive "Main Street" theme. Such contributing
elements include but are not limited to, facade designs, wall materials,
roof design and materials, window and cornice design and details,
lighting fixture, door and sign designs and details.
(2)
Front facades of a building should be composed of two or more exterior
building materials and contribute to the architectural and aesthetic
characteristics of Main Street. Styles and materials on the side and
rear facades of each building should relate to the architecture applied
to the front facade.
(3)
The architectural style of structures should be designed to incorporate
facade ornamentation, building offsets, window treatments, variations
in roof lines, entry treatments, bays, colonnades, recesses, pilasters,
piers, columns or other architectural features.
(4)
Front facades greater than 40 feet in length, including separate
uses that are attached, should include entrance treatments, bays,
offsets, colonnades, recesses, pilasters, piers, columns or other
architectural features to break up the storefront facade at regular
intervals.
(5)
Front facades should have glass, arcades, display windows, entry
areas, awnings or false windows along not less than 45% of the front
facade's horizontal length.
(6)
Each building should have a clearly defined, highly visible customer
entrance that connects directly to the sidewalk. Such entrances should
include architectural enhancements such as canopies, porticos, overhangs,
recessed or projected entrances, raised cornice parapets, peaked roofs,
arches, outdoor foyers, patios, display windows, planters, wing walls,
landscaped sitting areas, or other architectural details integrated
into the building's design.
(7)
Rooftop service equipment should be screened from view from an adjoining
lot line and street through architectural treatments to roof lines
and/or facades themselves. Roof features may include parapets, overhanging
eaves, sloping roofs or other similar features.
(8)
Exterior spaces for individual uses should have definite discernible
boundaries that can be defined by ornate fences, walls, landscaping,
and/or architectural configuration of structures themselves. Exterior
spaces should abut or connect with the sidewalk but should not encroach
upon its public width. Outdoor dining areas may utilize porches, balconies,
courtyards, plazas, and/or sidewalk cafe settings. Site amenities,
such as decorative lighting, awnings, canopies, tables with chairs,
umbrellas, etc., should be provided to facilitate use of exterior
spaces.
(9)
Awnings and canopies may be provided to add color, provide shelter,
and reinforce the entry location. Awnings and canopies should be a
minimum of eight feet above the surface of the sidewalk but should
maintain a setback of at least five feet from the edge of the adjoining
street cartway.
(10)
Benches can be provided along the streetside sidewalk for pedestrian
comfort and customer convenience. Permanently installed bike racks
can be placed close to the main entrance of one or more buildings.
(11)
Fences, bollards and walls may be utilized to define courtyards,
outdoor dining areas, outdoor sales areas, and pedestrian-oriented
spaces, and to screen and separate uses and activities. Unless used
for screening purposes, no such fence or wall should exceed four feet
in height. The use of chain-link fence is discouraged. No fence or
wall shall obstruct safe sight distance at intersections.
A.
Purpose of zone.
(1)
This zone acknowledges the commercialization that is occurring along
Main Street outside of the Central Business District. This zone provides
suitable locations for retail, service, and entertainment businesses.
The uses permitted vary widely and some may involve outdoor activities
and/or storage areas like automobile, boat and trailer sales, and
service establishments. The uses provided in this zone are meant to
serve local residents, as well as those motorists passing through
in accordance with the Palmyra Area Region Comprehensive Plan.
(2)
Access to these areas is provided by adjoining major roads. Specific
setbacks and design standards are imposed to promote shared vehicular
access and off-street parking lots, enhance public safety through
the ready identification of access drives and adjoining travel lanes,
ensure protection by orienting outdoor storage and off-street loading
spaces away from adjoining residential properties.
B.
Uses permitted by right.
(1)
Agriculture and horticulture, including one single-family detached dwelling contained on the site, subject to the applicable requirements contained with § 380-15G of this chapter.
(2)
Animal hospitals and veterinary offices, provided no outdoor keeping
of animals is permitted as defined herein.
(3)
Auction houses, excluding automobile auctions subject to the requirements of § 380-53 of this chapter.
(4)
Automobile filling stations (including minor incidental repair), subject to the requirements of § 380-56 of this chapter.
(5)
Banks and similar financial uses.
(6)
Barber, beauty, tanning, and health salons.
(9)
Caterers, delicatessens, bakeries, ice cream shops, and confectioners.
(12)
Commercial greenhouses.
(13)
Convenience stores, as defined herein and subject to the requirements of § 380-69 of this chapter.
(14)
Dance, music, art, fashion and photographic studios and galleries.
(15)
Dry cleaners, laundries and laundromats, subject to the requirements of § 380-72 of this chapter.
(16)
Facilities devoted to entertainment and cultural activities,
including but not limited to theaters, playhouses, amphitheaters,
concert halls, band shells, recital halls, cinemas, art galleries,
libraries, museums, and art, fashion and photographic studios. This
use shall expressly exclude off-track betting and/or slot machine
parlors, casinos, and adult uses.
(20)
Health, fitness, social, fraternal and other private clubs.
(21)
Hotels, motels and similar lodging facilities.
(22)
Medical, dental, optical and counseling clinics and offices.
(23)
Microbrewery, with or without a brewery pub.
(25)
Offices.
(26)
Outpatient health services.
(27)
Parks and playgrounds.
(28)
Passenger motor and recreational vehicle sales, leasing, service and repair facilities including, but not limited to, auto mechanics, drive-through lubrication services, and tire, auto paint, brake, muffler, transmission, windshield, auto body, car radio, and upholstery shops, subject to the requirements of § 380-105 of this chapter.
(29)
Personal services including: barber and beauty or tanning salons;
dry-cleaning and laundry pickup/dropoff facilities; tailors and shore
repair shops; and repair of clocks, electronics, computers and small
appliances.
(30)
Public, private and commercial schools subject to the requirements of § 380-109 of this chapter.
(31)
Public utilities structures.
(32)
Restaurants, taverns, brewery pubs, excluding fast-food restaurants
or nightclubs. Outdoor seating for up to 40 patrons, including awnings,
umbrellas, tables and chairs, and trash receptacles are permitted,
so long as they are located and operated in a manner that does not
interfere with pedestrian or vehicular circulation. All such activities
shall be controlled so as not to constitute a nuisance by means of
noise and litter.
(33)
Retail sales, rental or repair of goods (excluding adult uses).
(34)
Shops, offices and showrooms for contractors of painting, power-washing,
plumbing, heating, air conditioning, electrical, electronic, telephone,
antennas and cable, communications, roofing, flooring, drywall and
plaster, basement waterproofing, carpet, countertops, glass and windows,
insulation, gutters and downspouts, well drilling and septic system
installation, maintenance and pumping, woodworking, carpentry and
cabinetmaking, swimming pools, hot tubs and spas, lawn care and landscaping,
masonry, concrete and paving, pest control and snow removal.
(35)
Single-family detached dwellings including residential accessory uses, subject to the requirements of § 380-16 of this chapter.
(37)
Accessory uses customarily incidental to the above permitted
uses, including, but not limited to, the following:
C.
Uses permitted by special exception. [Subject to the review procedures of § 380-139B(2) of this chapter.]
(3)
Casinos, off-track betting parlors and/or slot machine parlors, subject to the requirements of § 380-62 of this chapter.
(4)
Commercial produce operations, as defined herein, subject to the requirements of § 380-66 of this chapter.
(6)
Concentrated animal operations (CAOs) as defined herein, subject to the requirements of § 380-68 of this chapter, and further provided that the applicant provides written evidence of an approval of the applicant's nutrient management plan from the County Conservation District or the Pennsylvania Conservation Commission and the applicant maintains compliance with the Pennsylvania Nutrient Management Act No. 38.[1]
[1]
Editor's Note: See 3 Pa.C.S.A. § 501 et seq.
(11)
Heavy equipment leasing, rental, sales, service, and/or repair, subject to the requirements of § 380-83 of this chapter.
(13)
Home improvement, equipment rental and building supply stores, subject to the requirements of § 380-83 of this chapter.
D.
Lot area, lot width, and lot coverage requirements. See the following
table:
|
Required Public Utilities
|
Minimum Lot Area
(square feet)
|
Minimum Lot Width
(feet)
|
Maximum Lot Coverage
(percent)
| |
|---|---|---|---|---|
|
Both public sewer and public water
|
9,000
|
50
|
75%1
|
|
NOTES:
| ||
|---|---|---|
|
1
|
The maximum permitted lot coverage can be increased to a maximum of 85% through compliance with the architectural design standards as contained in § 380-20R of this chapter.
| |
E.
Minimum setback requirements (principal and accessory uses).
(1)
Front yard setback. All buildings, structures, off-street parking
lots and outdoor storage and display areas shall be set back a minimum
of 10 feet from the street right-of-way.
(2)
Side yard setbacks. All buildings and structures, off-street parking
lots, off-street loading spaces, and outdoor storage and display areas
shall be set back at least 10 feet from the side lot lines, unless
joint off-street parking lots and/or off-street loading spaces are
shared by adjoining uses. In such instances, the side yard setbacks
are eliminated solely to accommodate the shared off-street parking
lots and/or off-street loading spaces.
(3)
Rear yard setback. All buildings, structures, outdoor storage and
display areas, off-street parking lots, and off-street loading spaces
shall be set back at least 10 feet from the rear lot line, unless
joint off-street parking lots and/or off-street loading spaces are
shared by adjoining uses. In such instances, the rear yard setback
is eliminated solely to accommodate the shared off-street parking
lots and/or off-street loading spaces.
(4)
Residential buffer strip. Any lot adjoining land within an LDR, TR,
MFR or MU Zone shall maintain a twenty-foot setback for nonresidential
buildings, structures, off-street parking lots, loading areas and
outdoor storage and display areas, from the LDR, TR, MFR or MU Zone
parcels. Such areas shall be used for a landscape strip and screen.
F.
Maximum permitted height: 35 feet, provided a structure may extend up to 45 feet if such structure is set back a horizontal distance at least equal to its height from each side and/or rear lot line. All uses must comply with the Airport Safety Zone contained in § 380-23 of this chapter.
G.
Off-street loading spaces. Off-street loading spaces shall be provided as specified in § 380-37 of this chapter.
H.
Off-street parking. Off-street parking shall be provided as specified in § 380-38 of this chapter.
K.
Sidewalks and pedestrian access. All properties shall be required to provide for a safe and convenient system of sidewalks that connect all public areas of the site with the required streetscape sidewalk and/or any other designated pedestrian facility that adjoins or extends onto the site. Such facilities shall comply with Chapter 318, Subdivision and Land Development.
L.
Screening. A visual screen must be provided along any adjoining lands within an (LDR, TR, MFR or MU) Zone, regardless of whether or not the (LDR, TR, MFR or MU) Zone property is developed (see § 380-44 of this chapter).
M.
Landscaping. Any portion of the site not used for buildings, structures, off-street parking lots, off-street loading spaces, outdoor storage areas, and sidewalks shall be maintained with a vegetative ground cover and other ornamental plantings (see § 380-44 of this chapter). A minimum ten-foot-wide landscape strip shall be provided along all lot lines. Such landscape strip can be waived for that portion of the site occupied by a joint off-street parking lot and/or off-street loading space area shared by adjoining uses.
N.
Waste products. Dumpsters may be permitted within the side or rear
yard, provided such dumpsters are screened from any adjoining roads
or properties. All dumpsters shall be set back a minimum of 20 feet
from any adjoining (LDR, TR, MFR or MU) Zone properties. All waste
receptacles shall be completely enclosed within a masonry, wood or
framed structures with a separate pedestrian access gate/door which
is self-closing and another truck access gate that must be kept closed
when not in use.
O.
Operations standards. The applicant shall submit written evidence that all operations shall be in compliance with any Commonwealth of Pennsylvania and/or Federal Government regulations, as required by the most recent regulations made available from these governmental bodies. For a listing of some regulations, refer to § 380-39 of this chapter.
P.
Outdoor storage and display. Within this zone, outdoor storage and
display is permitted, provided such areas are set back at least 10
feet from the street line and adjoining properties and such areas
are set back at least 20 feet and screened from any land within the
(LDR, TR, MFR or MU) Zones. Section 380-40 of this chapter lists
additional requirements.
Q.
General provisions. All uses permitted within this zone shall also comply with the applicable General Provisions in Article III of this chapter.
R.
Architectural design standards. Applicants are encouraged to design
and construct buildings that complement the Borough's developing landscape.
To that effect, the Borough offers an optional set of architectural
design standards that are tied with the granting of a density bonus.
In this case, applicants may opt to obtain a prescribed increase in
permitted lot coverage in return for the use of the following specific
architectural design guidelines. A developer desiring to obtain such
approval shall, when making application for approval for a land development,
also make application for approval under this section. The Borough
Council shall consider both requests simultaneously. These optional
standards may only be applied to the proposed use upon approval by
the Borough Council and written acceptance by the applicant of all
requirements of this section and any valid conditions of approval
attached by the Borough Council.
(1)
Buildings and sites should be designed by qualified architects and
constructed and maintained so that they:
(a)
Contribute to a cohesive and unified architectural theme upon
the site and with neighboring properties within the zone;
(b)
Feature prominent customer entrances and exterior pedestrian
amenities;
(c)
Include architectural details or elements such as windows, colonnades,
porches, porticos, columns, pilasters and canopies;
(d)
Make use of a combination of wood, brick, metal, stone, concrete
masonry split-face block or textured molded block glass stucco exterior
wall materials or "exterior insulation and finish systems" (EIFS)
as viewed from adjoining streets and properties;
(e)
Visually screen heating, ventilation, air conditioning, elevator,
or other mechanical appurtenances, from adjoining streets and properties;
(f)
Place utilities underground except that junction boxes, transformers
and other apparatuses which due to their function require aboveground
placement, shall be screened from adjoining roads and properties;
and/or
(g)
Exceed energy efficiency standards under conventional building
code requirements.
(2)
The applicant shall submit graphic elevations drawn to scale by an
architect registered in the Commonwealth of Pennsylvania depicting
compliance with these standards with proposed materials labeled and
a corresponding color palette;
(3)
In return for compliance with the above-described design standards,
the Borough will award an increase in permitted lot coverage up to
a maximum of 85% for the proposed use.
(4)
Existing uses that desire to incorporate the architectural design
standards in return for the increase in permitted lot coverage after
the original approval shall require another approval at that time.
A.
Purpose of zone. This zone provides key locations for a mix of various
types of light industries to diversify the region's economy and offer
valuable employment opportunities. This zone will principally permit
light and small-scale industries as permitted uses but require special
exception or special exception approval for larger uses that pose
the potential for greater impact. Required lot sizes have been kept
small to accommodate the startup industries that are likely to emerge;
however, larger industries have also been permitted. These areas have
been located near existing public utility service areas, other industrial
uses and along major roads. Design standards have been imposed to
create attractive site designs and moderate the objectionable impacts
associated with industrial uses. Setbacks and screens are used to
protect adjoining residences.
B.
Uses permitted by right.
(1)
Agriculture and horticulture, including one single-family detached dwelling contained on the site, subject to the applicable requirements contained with § 380-14G of this chapter.
(2)
Animal hospitals and veterinary offices, provided no outdoor keeping
of animals is permitted as defined herein.
(3)
Auction houses, excluding automobile auctions subject to the requirements of § 380-53 of this chapter.
(4)
Banks and similar financial institutions.
(5)
Bookbinding, printing, and publishing operations.
(6)
Brewery, with or without a brewery pub.
(10)
Commercial greenhouses.
(11)
Dance, music, art, fashion and photographic studios and galleries.
(13)
Health, fitness, social, fraternal and other private clubs.
(14)
Laboratories for medical, scientific, or industrial research
and development.
(15)
Machine, tool and die, and metal fabrication shops;
(16)
Manufacturing, packaging, storage and/or wholesaling of the
following:
(a)
Furniture, cabinets, plumbing, heating, air conditioning, ventilation
and electrical fixtures, ceramic, stone, vinyl, fiberglass and linoleum
tiles, carpets and rugs, windows, doors, insulation, ceiling and roofing
tiles, household appliances, finished lumber and other household appointments;
(b)
Scientific, medical, optical, specialized, and technical instruments
and equipment;
(c)
Audiovisual components, computers, vending machines, electronic
equipment, software and video games;
(d)
Office equipment, supplies, furnishings, and equipment;
(e)
Packaging materials, supplies and equipment;
(f)
Finished textile products;
(g)
Cosmetics, drugs, dyes, toiletries, perfumes and other pharmaceuticals;
(h)
Brushes, brooms, and combs;
(i)
Hot tubs, spas, saunas, and swimming pools;
(j)
Jewelry, and other precious or semiprecious metals and stones;
(k)
Photographic, lighting, and timekeeping equipment;
(l)
Hand tools, hardware, power tools and small engine equipment
and vehicles, including but not limited to lawn mowers, chain saws,
compressors, power-washing equipment, motorcycles, and outboard boat
motors;
(m)
Musical instruments, sporting equipment, bicycles and toys;
and
(n)
Small or novelty products from prepared materials (excluding
the use of sheet metals).
(17)
Medical, dental, optical and counseling clinics and offices.
(19)
Offices.
(20)
Parks and playgrounds.
(21)
Passenger motor and recreational vehicle sales, leasing, service and repair facilities, including but not limited to auto mechanics, drive-through lubrication services, and tire, auto paint, brake, muffler, transmission, windshield, auto body, car radio, and upholstery shops, subject to the requirements of § 380-105 of this chapter.
(22)
Personal services including: barber and beauty or tanning salons;
dry-cleaning and laundry pickup/dropoff facilities; tailors and shoe
repair shops; and repair of clocks, electronics, computers and small
appliances.
(24)
Public, private and commercial schools, subject to the requirements of § 380-109 of this chapter.
(25)
Public utilities structures.
(26)
Repair shops for products permitted to be manufactured in this
zone.
(27)
Restaurants, taverns, brewery pubs, excluding drive-through
or fast-food restaurants or nightclubs. Outdoor restaurant cafes,
including awnings, umbrellas, tables and chairs, and trash receptacles
are permitted, so long as they are located and operated in a manner
that does not interfere with pedestrian or vehicular circulation.
All such activities shall be controlled so as not to constitute a
nuisance by means of noise and litter.
(29)
Shops, offices and showrooms for contractors of painting, power-washing,
plumbing, heating, air conditioning, electrical, electronic, telephone,
antennas and cable, communications, roofing, flooring, drywall and
plaster, basement waterproofing, carpet, countertops, glass and windows,
insulation, gutters and downspouts, well drilling and septic system
installation, maintenance and pumping, woodworking, carpentry and
cabinetmaking, swimming pools, hot tubs and spas, lawn care and landscaping,
masonry, concrete and paving, pest control and snow removal.
(30)
Sign makers.
(31)
Small engine repair shops.
(32)
Vocational, technical and mechanical trade schools.
(33)
Welding shops.
(34)
Accessory uses customarily incidental to the above permitted
uses, including accessory retail sales of products produced on-site
so long as the sales area is no more than 10% of the total building
area or 3,000 square feet, whichever is less:
(a)
Alternate energy production facilities, subject to the requirements of § 380-49 of this chapter.
(b)
Athletic fields and courts and recreation facilities.
(d)
Man-made lakes, dams, ponds, and impoundments, subject to the requirements of § 380-92 of this chapter.
(f)
Recycling collection facilities as an accessory use, provided
such facilities are sufficiently enclosed to prevent the scattering
of debris, the materials collected are removed at regular intervals,
the facility is posted to prohibit the disposal of any material, good
or furnishing that cannot be placed within the actual recycling bin,
and the total size of the facility is less than 300 square feet.
C.
Uses permitted by special exception. ]Subject to the review procedures of § 380-139B(2) of this chapter.]
(1)
Commercial produce operations, as defined herein, subject to the requirements of § 380-66 of this chapter.
(3)
Concentrated animal operations (CAOs) as defined herein, subject to the requirements of § 380-68 of this chapter, and further provided that the applicant provides written evidence of an approval of the applicant's nutrient management plan from the County Conservation District or the Pennsylvania Conservation Commission and the applicant maintains compliance with the Pennsylvania Nutrient Management Act No. 38.[2]
[2]
Editor's Note: See 3 Pa.C.S.A. § 501 et seq.
(7)
Heavy equipment leasing, rental, sales, service, and/or repair, subject to the requirements of § 380-83 of this chapter.
(8)
Home improvement, equipment rental and building supply stores, subject to the requirements of § 380-87 of this chapter.
(13)
Recycling facilities for electronics, paper, plastic, glass and metal products, subject to the requirements of § 380-110 of this chapter.
D.
Lot area, lot width, and lot coverage requirements. See the following
table:
|
Minimum Lot Area
(square feet)
|
Minimum Lot Width
(feet)
|
Maximum Lot Coverage
(percent)
| |
|---|---|---|---|
|
20,000
|
100
|
75%1
|
|
NOTES:
| ||
|---|---|---|
|
1
|
The maximum permitted lot coverage can be increased to a maximum of 85% through compliance with the architectural design standards as contained in § 380-21R of this chapter.
| |
E.
Minimum setback requirements (principal and accessory uses).
(1)
Front yard setback. All buildings, structures, off-street parking
lots and outdoor storage and display areas shall be set back a minimum
of 10 feet from the street right-of-way.
(2)
Side yard setbacks. All buildings and structures, off-street parking
lots, off-street loading spaces, and outdoor storage and display areas
shall be set back at least 10 feet from the side lot lines, unless
joint off-street parking lots and/or off-street loading spaces are
shared by adjoining uses. In such instances, the side yard setbacks
are eliminated solely to accommodate the shared off-street parking
lots and/or off-street loading spaces.
(3)
Rear yard setback. All buildings, structures, outdoor storage and
display areas, off-street parking lots, and off-street loading spaces
shall be set back at least 10 feet from the rear lot line, unless
joint off-street parking lots and/or off-street loading spaces are
shared by adjoining uses. In such instances, the rear yard setback
is eliminated solely to accommodate the shared off-street parking
lots and/or off-street loading spaces.
(4)
Residential buffer strip. Any lot adjoining land within an (LDR,
TR, MFR or MU) Zone shall maintain a twenty-foot setback for nonresidential
buildings, structures, off-street parking lots, loading areas and
outdoor storage and display areas, from the (LDR, TR, MFR or MU) Zone
parcels. Such areas shall be used for a landscape strip and screen.
F.
Height requirements. The maximum permitted height is 35 feet provided a structure may extend up to 45 feet if such structure is set back a horizontal distance at least equal to its height from each side and/or rear lot line. All uses must comply with the Airport Safety Zone contained in § 380-23 of this chapter.
G.
Off-street loading spaces. Off-street loading spaces shall be provided as specified in § 380-37 of this chapter.
H.
Off-street parking. Off-street parking shall be provided as specified in § 380-38 of this chapter.
J.
Access drive requirements. All access drives shall be in accordance with § 380-24 of this chapter.
K.
Sidewalks and pedestrian access. All properties shall be required to provide for a safe and convenient system of sidewalks that connect all public areas of the site with the required streetscape sidewalk and/or any other designated pedestrian facility that adjoins or extends onto the site. Such facilities shall comply with Chapter 318, Subdivision and Land Development.
L.
Screening. A visual screen must be provided along any adjoining lands within an (LDR, TR, MFR or MU) Zone, regardless of whether or not the (LDR, TR, MFR or MU) Zone property is developed (see § 380-44 of this chapter).
M.
Landscaping. Any portion of the site not used for buildings, structures, off-street parking lots, off-street loading spaces, outdoor storage areas, and sidewalks shall be maintained with a vegetative ground cover and other ornamental plantings (see § 380-44 of this chapter). A minimum ten-foot-wide landscape strip shall be provided along all lot lines. Such landscape strip can be waived for that portion of the site occupied by a joint off-street parking lot and/or off-street loading space area shared by adjoining uses.
N.
Waste products. Dumpsters may be permitted within the side or rear
yard, provided such dumpsters are screened from any adjoining roads
or properties. All dumpsters shall be set back a minimum of 20 feet
from any adjoining (LDR, TR, MFR or MU) Zone properties. All waste
receptacles shall be completely enclosed within a masonry, wood or
framed structures with a separate pedestrian access gate/door which
is self-closing and another truck access gate that must be kept closed
when not in use.
O.
Operations standards. The applicant shall submit written evidence that all operations shall be in compliance with any Commonwealth of Pennsylvania and/or Federal Government regulations, as required by the most recent regulations made available from these governmental bodies. For a listing of some regulations, refer to § 380-39 of this chapter.
P.
Outdoor storage and display. Within this zone, outdoor storage and display is permitted, provided all such areas are screened from adjoining roads and properties, and they comply with all of those setbacks specifically imposed thereon, listed in this section. The outdoor storage and display areas for vehicles sales need not be screened from adjoining roads. Section 380-40 of this chapter lists additional requirements.
Q.
General provisions. All uses permitted within this zone shall also comply with the applicable General Provisions in Article III of this chapter.
R.
Architectural design standards. Applicants are encouraged to design
and construct buildings that complement the Borough's developing landscape.
To that effect, the Borough offers an optional set of architectural
design standards that are tied with the granting of a density bonus.
In this case, applicants may opt to obtain a prescribed increase in
permitted lot coverage in return for the use of the following specific
architectural design guidelines. A developer desiring to obtain such
approval shall, when making application for approval for a land development,
also make application for approval under this section. The Borough
Council shall consider both requests simultaneously. These optional
standards may only be applied to the proposed use upon approval by
the Borough Council and written acceptance by the applicant of all
requirements of this section and any valid conditions of approval
attached by the Borough Council.
(1)
Buildings and sites should be designed by qualified architects and
constructed and maintained so that they reflect the historic vernacular
architecture and:
(a)
Contribute to a cohesive and unified architectural theme upon
the site and with neighboring properties within the zone;
(b)
Feature prominent customer entrances and exterior pedestrian
amenities;
(c)
Include architectural details or elements such as windows, colonnades,
porches, porticos, columns, pilasters and canopies;
(d)
Make use of a combination of wood, brick, metal, stone, concrete
masonry split-face block or textured molded block glass stucco exterior
wall materials or "exterior insulation and finish systems" (EIFS)
as viewed from adjoining streets and properties;
(e)
Visually screen heating, ventilation, air conditioning, elevator,
or other mechanical appurtenances, from adjoining streets and properties;
(f)
Place utilities underground except that junction boxes, transformers
and other apparatuses which due to their function require aboveground
placement, shall be screened from adjoining roads and properties;
(g)
Exceed energy efficiency standards under conventional building
code requirements; and/or,
(h)
Incorporate green rooftops as defined herein.
(2)
The applicant shall submit graphic elevations drawn to scale by an
architect registered in the Commonwealth of Pennsylvania depicting
compliance with these standards with proposed materials labeled and
a corresponding color palette;
(3)
In return for compliance with the above-described design standards,
the Borough will award an increase in permitted lot coverage up to
a maximum of 85% for the proposed use.
(4)
Existing uses that desire to incorporate the architectural design
standards in return for the increase in permitted lot coverage after
the original approval shall require another approval at that time.
A.
Purpose of zone.
(1)
This zone provides key locations for a mix of various both light
and heavier industries to diversify the region's economy and offer
valuable employment opportunities. This zone will principally permit
light and small-scale industries as permitted uses but require special
exception or special exception approval for larger uses that pose
the potential for greater impact. This zone also specifically accommodates
mining and related processing operations.
(2)
Required lot sizes have been kept small to accommodate the startup
industries that are likely to emerge; however, larger industries have
also been permitted. These areas have been located near existing public
utility service areas, other industrial uses and along major roads.
Design standards have been imposed to create attractive site designs
and moderate the objectionable impacts associated with industrial
uses. Substantial setbacks are used to protect adjoining residences.
B.
Uses permitted by right.
(1)
Agriculture and horticulture, including one single-family detached dwelling contained on the site, subject to the applicable requirements contained with § 380-14G of this chapter.
(2)
Animal hospitals and veterinary offices, provided no outdoor keeping
of animals is permitted as defined herein.
(3)
Auction houses, excluding automobile auctions subject to the requirements of § 380-53 of this chapter.
(4)
Banks and similar financial institutions.
(5)
Bookbinding, printing, and publishing operations.
(6)
Brewery, with or without a brewery pub.
(10)
Commercial greenhouses.
(12)
Health, fitness, social, fraternal and other private clubs.
(13)
Laboratories for medical, scientific, or industrial research
and development.
(14)
Machine, tool and die, and metal fabrication shops.
(15)
Manufacturing, packaging, storage and/or wholesaling of the
following:
(a)
Furniture, cabinets, plumbing, heating, air conditioning, ventilation
and electrical fixtures, ceramic, stone, vinyl, fiberglass and linoleum
tiles, carpets and rugs, windows, doors, insulation, ceiling and roofing
tiles, household appliances, finished lumber and other household appointments;
(b)
Scientific, medical, optical, specialized, and technical instruments
and equipment;
(c)
Audiovisual components, computers, vending machines, electronic
equipment, software and video games;
(d)
Office equipment, supplies, furnishings, and equipment;
(e)
Packaging materials, supplies and equipment;
(f)
Finished textile products;
(g)
Cosmetics, drugs, dyes, toiletries, perfumes and other pharmaceuticals;
(h)
Brushes, brooms, and combs;
(i)
Hot tubs, spas, saunas, and swimming pools;
(j)
Jewelry, and other precious or semiprecious metals and stones;
(k)
Photographic, lighting, and timekeeping equipment;
(l)
Hand tools, hardware, power tools and small engine equipment
and vehicles, including but not limited to lawn mowers, chain saws,
compressors, power washing equipment, motorcycles, and outboard boat
motors;
(m)
Musical instruments, sporting equipment, bicycles and toys;
and
(n)
Small or novelty products from prepared materials (excluding
the use of sheet metals).
(16)
Medical, dental, optical and counseling clinics and offices.
(18)
Offices.
(19)
Outpatient health services.
(20)
Parks and playgrounds.
(21)
Passenger motor and recreational vehicle sales, leasing, service and repair facilities, including but not limited to auto mechanics, drive-through lubrication services, and tire, auto paint, brake, muffler, transmission, windshield, auto body, car radio, and upholstery shops, subject to the requirements of § 380-105 of this chapter.
(22)
Personal services including: barber and beauty or tanning salons;
dry-cleaning and laundry pickup/dropoff facilities; tailors and shore
repair shops; and repair of clocks, electronics, computers and small
appliances.
(24)
Public utilities structures.
(25)
Repair shops for products permitted to be manufactured in this
zone.
(26)
Restaurants, taverns, brewery pubs, excluding drive-through
or fast-food restaurants or nightclubs. Outdoor restaurant cafes,
including awnings, umbrellas, tables and chairs, and trash receptacles
are permitted, so long as they are located and operated in a manner
that does not interfere with pedestrian or vehicular circulation.
All such activities shall be controlled so as not to constitute a
nuisance by means of noise and litter;
(29)
Shops, offices and showrooms for contractors of painting, power-washing,
plumbing, heating, air conditioning, electrical, electronic, telephone,
antennas and cable, communications, roofing, flooring, drywall and
plaster, basement waterproofing, carpet, countertops, glass and windows,
insulation, gutters and downspouts, well drilling and septic system
installation, maintenance and pumping, woodworking, carpentry and
cabinetmaking, swimming pools, hot tubs and spas, lawn care and landscaping,
masonry, concrete and paving, pest control and snow removal.
(30)
Sign makers.
(31)
Small engine repair shops.
(32)
Vocational, technical and mechanical trade schools.
(33)
Welding shops.
(34)
Accessory uses customarily incidental to the above permitted
uses, including accessory retail sales of products produced on-site,
so long as the sales area is no more than 10% of the total building
area or 3,000 square feet, whichever is less:
(a)
Alternate energy production facilities, subject to the requirements of § 380-49 of this chapter.
(b)
Athletic fields and courts and recreation facilities.
(d)
Man-made lakes, dams, ponds, and impoundments, subject to the requirements of § 380-92 of this chapter.
(f)
Recycling collection facilities as an accessory use, provided
such facilities are sufficiently enclosed to prevent the scattering
of debris, the materials collected are removed at regular intervals,
the facility is posted to prohibit the disposal of any material, good
or furnishing that cannot be placed within the actual recycling bin,
and the total size of the facility is less than 300 square feet.
C.
Uses permitted by special exception. [Subject to the review procedures of § 380-139B(2) of this chapter.]
(3)
Auction houses, excluding automobile auctions, subject to the requirements of § 380-53 of this chapter.
(4)
Automobile and/or animal racing facilities with or without related wagering, subject to the requirements of § 380-54 of this chapter.
(8)
Commercial produce operations, as defined herein, subject to the requirements of § 380-66 of this chapter.
(10)
Concentrated animal operations (CAOs) as defined herein, subject to the requirements of § 380-68 of this chapter, and further provided that the applicant provides written evidence of an approval of the applicant's nutrient management plan from the County Conservation District or the Pennsylvania Conservation Commission and the applicant maintains compliance with the Pennsylvania Nutrient Management Act No. 38.[2]
[2]
Editor's Note: See 3 Pa.C.S.A. § 501 et seq.
(13)
Freestanding communication antennas, towers and equipment, subject to the requirements of § 380-78 of this chapter.
(15)
Heavy equipment leasing, rental, sales, service, repair and warehousing, subject to the requirements of § 380-83 of this chapter.
(16)
Heavy industrial uses that involve any of the following, subject to the requirements of § 380-84 of this chapter:
(a)
The production and processing of asphalt and asphalt products,
bricks, cement and cement blocks, tar and other synthetic paving and
masonry-like materials;
(b)
The production and processing of chemicals, dyes, solvents,
fertilizers, ammonia, carbide, caustic soda, cellulose, chlorine,
carbon black, bone black, creosote, hydrogen, oxygen, pharmaceutical
and industrial alcohol, nitrates, potash, plastic and synthetic resins,
pyroxylin, rayon, and hydrochloric, nitric, picric and sulfuric acids;
(c)
The production, processing and/or refining of matches, fuels
and explosives, including but not limited to, gasoline, kerosene,
ethanol, coal, coke, naphtha, natural gas, oil (natural and synthetic),
lubricating oil, charcoal and other fuel briquettes, and other similar
materials;
(d)
The aboveground bulk storage of oil, gasoline or other similar
combustible liquids;
(e)
The production, processing and/or distillation of gelatin, glue,
soap, starch and other plant and animal by-products not associated
with food processing;
(f)
The production and processing of linoleum, oil cloth, paint,
varnish, turpentine, vinyl, rubber (natural and synthetic) and other
similar materials;
(g)
The production and processing of glass and glass products;
(h)
A metal foundry, reduction, refinishing, smelting, alloying
and/or refining operation;
(i)
The milling or processing of flour or grain;
(j)
The production and/or assembly of passenger vehicles and heavy
equipment and manufactured homes; and
(18)
Home improvement, equipment rental and building supply stores, subject to the requirements of § 380-87 of this chapter.
(22)
Mass transit and/or taxicab terminals, subject to the requirements of § 380-95 of this chapter.
(24)
Mining, quarrying and related processing operations, subject to the requirements of § 380-98 of this chapter.
(29)
Principal waste handling, recycling, processing, transfer and disposal facilities, subject to the requirements of § 380-107 of this chapter.
(30)
Recycling facilities for electronics, paper, plastic, glass and metal products, subject to the requirements of § 380-110 of this chapter.
(33)
Septage and spent mushroom compost processing and/or commercial mushroom operations, subject to the requirements of § 380-116 of this chapter.
(34)
Slaughtering, processing, rendering and packaging of food products and their byproducts, subject to the requirements of § 380-118 of this chapter.
D.
Lot area, lot width, and lot coverage requirements. See the following
table:
|
Minimum Lot Area
(square feet)
|
Minimum Lot Width
(feet)
|
Maximum Lot Coverage
(percent)
| |
|---|---|---|---|
|
20,000
|
100
|
85%
|
E.
Minimum setback requirements (principal and accessory uses).
(1)
Front yard setback. All buildings, structures, off-street parking
lots and outdoor storage and display areas shall be set back a minimum
of 10 feet from the street right-of-way.
(2)
Side yard setbacks. All buildings and structures, off-street parking
lots, off-street loading spaces, and outdoor storage and display areas
shall be set back at least 10 feet from the side lot lines, unless
joint off-street parking lots and/or off-street loading spaces are
shared by adjoining uses. In such instances, the side yard setbacks
are eliminated solely to accommodate the shared off-street parking
lots and/or off-street loading spaces.
(3)
Rear yard setback. All buildings, structures, outdoor storage and
display areas, off-street parking lots, and off-street loading spaces
shall be set back at least 10 feet from the rear lot line, unless
joint off-street parking lots and/or off-street loading spaces are
shared by adjoining uses. In such instances, the rear yard setback
is eliminated solely to accommodate the shared off-street parking
lots and/or off-street loading spaces.
(4)
Residential buffer strip. Any lot adjoining land within an (LDR,
TR, MFR or MU) Zone shall maintain a twenty-foot setback for nonresidential
buildings, structures, off-street parking lots, loading areas and
outdoor storage and display areas, from the (LDR, TR, MFR or MU) Zone
parcels. Such areas shall be used for a landscape strip and screen.
F.
Height requirements. The maximum permitted height is 35 feet, provided a structure may extend up to 45 feet if such structure is set back a horizontal distance at least equal to its height from each side and/or rear lot line. All uses must comply with the Airport Safety Zone contained in § 380-23 of this chapter.
G.
Off-street loading spaces. Off-street loading spaces shall be provided as specified in § 380-37 of this chapter.
H.
Off-street parking. Off-street parking shall be provided as specified in § 380-38 of this chapter.
J.
Access drive requirements. All access drives shall be in accordance with § 380-24 of this chapter.
K.
Sidewalks and pedestrian access. All properties shall be required to provide for a safe and convenient system of sidewalks that connect all public areas of the site with the required streetscape sidewalk and/or any other designated pedestrian facility that adjoins or extends onto the site. Such facilities shall comply with Chapter 318, Subdivision and Land Development.
L.
Screening. A visual screen must be provided along any adjoining lands within an (LDR, TR, MFR or MU) Zone, regardless of whether or not the (LDR, TR, MFR or MU) Zone property is developed (see § 380-44 of this chapter).
M.
Landscaping. Any portion of the site not used for buildings, structures, off-street parking lots, off-street loading spaces, outdoor storage areas, and sidewalks shall be maintained with a vegetative ground cover and other ornamental plantings (see § 380-44 of this chapter). A minimum ten-foot-wide landscape strip shall be provided along all lot lines. Such landscape strip can be waived for that portion of the site occupied by a joint off-street parking lot and/or off-street loading space area shared by adjoining uses.
N.
Waste products. Dumpsters may be permitted within the side or rear
yard, provided such dumpsters are screened from any adjoining roads
or properties. All dumpsters shall be set back a minimum of 20 feet
from any adjoining (LDR, TR, MFR or MU) Zone properties. All waste
receptacles shall be completely enclosed within a masonry, wood or
framed structures with a separate pedestrian access gate/door which
is self-closing and another truck access gate that must be kept closed
when not in use.
O.
Operations standards. The applicant shall submit written evidence that all operations shall be in compliance with any Commonwealth of Pennsylvania and/or Federal Government regulations, as required by the most recent regulations made available from these governmental bodies. For a listing of some regulations, refer to § 380-39 of this chapter.
P.
Outdoor storage and display. Within this zone, outdoor storage and display is permitted, provided all such areas are screened from adjoining roads and properties, and they comply with all of those setbacks specifically imposed thereon, listed in this section. The outdoor storage and display areas for vehicles sales need not be screened from adjoining roads. Section 380-40 of this chapter lists additional requirements.
A.
Purpose of zone.
(1)
The Pennsylvania State Aviation Code and Federal Aviation Regulation
No.77 require the limitation of building and structural height in
"airport hazard areas."
(3)
These height restrictions are aimed at preventing the erection of
structures that would interfere with, or obstruct, normal airplane
approaches or airport operations. Such interference or obstruction
would pose a threat to the health, safety, welfare, and convenience
to residents of the Borough, as well as passengers aboard airport
aircraft.
(4)
The Airport Safety Zone is used to impose needed height restrictions
as an overlay zoning district, thereby enhancing public safety, and
minimizing disruption of existing zoning policies.
B.
Lands in zone defined. The Borough's Airport Safety Zone 3 includes
areas depicted on the Reigle Airport Safety Zone Map (attached)[2] that are contained within Palmyra Borough. This area includes
outlying areas contained within the Reigle Airport Hazard Area. These
area allow the erection of structures up to the maximum permitted
structural height specified with each zone; however, any extension
above these specified heights is carefully reviewed prior to permit
approval.
[2]
Editor's Note: The Reigle Airport Safety Zone Map is included
at the end of this section.
C.
Relationship to other sections. The Airport Safety Zone 3 represents
an overlay zone that is only concerned with permitted heights. The
underlying zone shall prescribe all other zoning related standards
and uses which shall be imposed upon any lands within the Borough.
In those instances where the Airport Safety Zone prescribes a height
restriction different than that imposed by the underlying zone, the
most restrictive standard shall apply.
D.
Regulations within the Airport Safety Zone 3.
(1)
Any proposed use involving structural height up to and including
35 feet shall be permitted by right.
(2)
Any proposed use involving structural height above 35 feet shall
require the following before a zoning permit can be issued by the
Zoning Officer.
(3)
The applicant shall provide a written "no hazard" finding from the
Pennsylvania Bureau of Aviation or FAA for the structure height proposed.
E.
Variances to Airport Safety Zone 3. No variances to the height limitations
set forth in Federal Aviation Regulation No. 77 will be granted by
the Zoning Hearing Board without express written consent thereto from
the Federal Aviation Administration, such consent to be obtained by
the applicant. In addition, the applicant shall notify the Pennsylvania
Department of Transportation (PennDOT) of its intent to request a
permit or any variances; such notification shall be in written form
and sent so as to reach the Pennsylvania Department of Transportation
(PennDOT) at least 10 days before the application is to be submitted.
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