A single-family detached dwelling existing on March 14, 1978,
may be converted into, and used as, a two-family dwelling, in those
zoning districts where permitted by Article 300 or 400 of this ordinance,
when authorized as a special exception in accordance with the following
standards and criteria:
A. Drawings for the conversion of said dwelling shall be submitted to
the Zoning Hearing Board, accompanied by certificates of approval
from any governmental agencies or other entities having jurisdiction,
where two families are to be housed above the ground floor.
B. Such drawings shall provide adequate and suitable parking space at
a safe distance from the public highway. There shall be at least three
parking spaces per dwelling unit.
C. Such dwelling shall be subject to the height, area, width and yard
regulations effective in the district wherein such dwelling is situated
except that there shall be a lot area not less than the product of
the minimum lot area prescribed in the district regulations and the
number of families for the use for which such dwelling is to be converted.
D. There shall be no external alteration of the building except as may
be necessary for reasons of safety, and fire escapes and outside stairways
shall, where practicable, be located in the rear of the building.
E. No dwelling unit shall have less than 800 square feet of floor area.
F. The Zoning Hearing Board may prescribe such further conditions and
restrictions with respect to the conversion and use of such dwelling,
and to the use of the lot, as the Board may consider appropriate.
G. If such single-family detached dwelling is served by an individual
on-lot sewage system, the applicant shall present evidence that such
sewage system has been designed so that it has a capacity to properly
treat and dispose of the sewage to be generated by the additional
dwelling unit and that it has been properly maintained, unless the
system shall be suitably expanded and/or repaired. Any connections
to and/or expansion of and/or repair of the individual on-lot sewage
disposal system shall be reviewed by the Township Sewage Enforcement
Officer. The applicant shall present evidence of such review and all
necessary approvals.
The conversion of a residential dwelling in any district into
a permitted nonresidential use is permitted subject to the following
regulations.
A. The proposed use shall comply with the yard, area, off-street parking,
and other requirements of the applicable district.
B. No existing yards or required open space shall be reduced to less
than the requirements of the applicable district governing a permitted
use.
C. No living accommodation or sleeping quarters shall be authorized
except such as accessory use as is permitted in the applicable district.
D. The off-street parking and sign regulations of this ordinance shall
apply.
E. All other supplemental regulations of this ordinance applicable to
the proposed use shall apply.
Mobile home parks are permitted only in the commercial district
as a special exception and are subject to the following regulations:
A. A permit to construct or make alterations to a mobile home park shall
be issued only after a plan has been filed with, and approved by,
the Zoning Hearing Board. The Board shall require that the surrounding
area be satisfactorily protected by planting or other suitable buffer
or screening arrangements.
B. Each mobile home park shall contain a minimum of five acres.
C. When the mobile home park is served by a public sewer system, there
shall be a maximum of five mobile home spaces per acre. When individual
on-site subsurface sewage disposal systems are used, there shall be
a maximum of two mobile home spaces per acre.
D. Each mobile home space shall be provided with a hard surfaced mobile
home stand which has a foundation that will not heave, shift, or settle
unevenly because of frost action, inadequate drainage, vibration or
other forces acting on the superstructure. Each mobile home stand
shall be equipped with properly designed and approved water, sewer
and electrical connections.
E. All mobile homes located in a mobile home park shall have a minimum
of 800 square feet of floor space.
F. Each mobile home space shall be at least 50 feet wide.
G. There shall be a minimum of 30 feet between mobile homes and 20 feet
between mobile homes and any off-street parking space.
H. No mobile home shall be closer to the street right-of-way line of
a public street than the minimum requirements set forth in this ordinance.
I. All mobile homes shall be a minimum of 50 feet from the mobile home
park boundary line.
J. All roads in the park shall be private driveways, shall be lighted
and shall be paved with a bituminous or concrete surface at least
24 feet wide. The construction shall be according to the specifications
applicable to standard Township streets.
K. Each mobile home space shall abut on a park driveway with access
to such driveway. Access to all mobile home spaces shall be from the
driveways and not from public streets or highways.
L. Each mobile home space shall contain no more than one mobile home,
nor more than one family.
M. Service and accessory buildings located in a mobile home park shall
be used only by the occupants and guests of the mobile home park.
N. Each mobile home park shall have a structure clearly identified as
the office of the mobile home park manager. A copy of the park permit
and of this ordinance shall be posted therein and park register shall
at all times be kept in said office.
O. Each mobile home space shall be provided with a minimum of two paved
parking spaces on bituminous or concrete surface. Each space shall
be accessible without having to cross over the other space.
Where authorized in a zoning district, bed-and-breakfasts are
permitted by special exception subject to the following criteria:
A. A bed-and-breakfast may erect one sign which shall comply with § 708.
B. The applicant shall furnish evidence that an approved means of sewage
disposal and water supply shall be used.
C. The applicant shall furnish proof of any needed approvals from the
Department of Labor and Industry, or its official successor review
agency.
D. The operator of the bed-and-breakfast shall be required to keep an
annual register with the name of all guests and their length of stay
which shall be made available for inspection by the Zoning Officer,
upon request.
E. One off-street parking space shall be provided for each room available
for rent in addition to those required for the dwelling unit. Such
off-street parking shall be set back at least 25 feet from any adjoining
land within the Rural Agricultural District and/or the Rural Residential
District; in other districts, such off-street parking shall be set
back at least 10 feet, and screened, from adjoining properties.
F. The number and location of bedrooms within a bed-and-breakfast establishment
shall be limited as follows:
1.
Within the Rural Agricultural District and within the Rural
Residential District, a bed-and-breakfast may contain up to five bedrooms.
2.
Within all zoning districts other than Rural Agricultural District
and the Rural Residential District, a bed-and-breakfast shall contain
not more than three bedrooms.
3.
All bedrooms within a bed-and-breakfast establishment shall
be located within the single-family detached dwelling unless the applicant
demonstrates that the applicant meets the requirements of Subsection
F.4 below.
4.
An applicant may locate one or more bed-and-breakfast bedrooms
as an adaptive reuse of an existing accessory building that has value
as an example of historic architecture within Lancaster County, including
but not limited to a carriage house, barn, summer kitchen, or springhouse.
The applicant shall furnish expert evidence that the accessory building
is of historical value and that any proposed modifications to the
external appearance of the accessory building will not alter its historical
character unless such modifications are expressly required by state
or other local regulations and that such alterations cannot be accomplished
in a manner that is consistent with the historic character of the
accessory building.
G. Within the R-1 Residential District, R-2 Residential District and/or
the R-3 Residential District, a bed-and-breakfast shall only be permitted
within a single-family detached dwelling that contains at least 3,000
square feet of habitable floor area on the effective date of this
ordinance. No modifications to the external appearance of the building
that would alter its residential character shall be permitted unless
such modifications are required by other state and local regulations
and the applicant can demonstrate that such alterations cannot be
accomplished in a manner that is consistent with its residential appearance.
Also, the subject property shall front on an arterial or collector
road.
H. Within the Rural Agricultural and/or the Rural Residential Districts,
a bed-and-breakfast must have a minimum lot size of three acres.
Where authorized by Article 300 of the Ordinance, ECHO housing
is permitted by special exception and subject to the following criteria:
A. The elder cottage may not exceed 1,000 square feet.
B. The elder cottage shall observe all required zoning setbacks and
lot coverage limitations, and only one cottage is permitted per lot
as an accessory to each principal dwelling.
C. The elder cottage shall be occupied by either an elderly, handicapped
or disabled person related to the occupants of the principal dwelling
by blood, marriage or adoption.
D. The elder cottage shall be occupied by a maximum of two people.
E. The applicant shall provide information as to the means of dismantling
the elder cottage or, if attached to the principal dwelling, the conversion
or removal of the elder cottage when the conditions exist that it
is no longer needed. The unit shall be removed within 120 days from
the time of discontinuance of use.
F. Utility connections for ECHO housing units.
1.
For sewage disposal, water supply and all other utilities, the
elder cottage may be connected to those systems serving the principal
dwelling. Separate utility connections or systems shall be constructed
or used only if it is not practical to connect to the systems serving
the principal dwelling. All connections shall meet the applicable
utility company standards.
2.
If on-site sewer or water systems are to be used, the applicant
shall submit evidence to the Township demonstrating the total number
of occupants in both the principal dwelling and the elder cottage
will not exceed the maximum capacities for which the one-unit systems
were designed, unless those systems are to be expanded, in which case
the expansion approvals are to be submitted. Any connection to or
addition to an existing on-site sewer system shall be subject to the
review of the Township Sewage Enforcement Officer and follow DER guidelines
and regulations.
G. A minimum of one all-weather off-street parking space, with ingress
and egress to the street, shall be provided for the elder cottage,
in addition to that required for the principal dwelling.
[Added 3-5-2019; reenacted 4-2-2019 by Ord. No. 2-19 and 4-7-2020 by Ord. No. 3-20]
Recreation facilities, whether proposed as a principal use or
an accessory use, located in the C-2 Commercial District, shall be
subject to the following regulations:
A. The minimum lot area of the lot containing the recreation facility
shall be one acre.
B. The minimum landscape area shall be 40%. An outdoor recreation facility
can place ball fields and similar facilities with minimal structures
within required landscape area.
C. Outdoor play areas shall be set back at least 25 feet from all property
lines. If the lot adjoins a lot containing an existing dwelling, outdoor
play areas shall be set back at least 100 feet from the dwelling.
D. Buildings containing indoor recreation facilities shall be set back
at least 25 feet from all property lines.
E. A building or portion thereof in which three or more pinball machines,
video games, mechanical rides, video gaming terminals, or other similar
electronic, player-operated amusement devices are maintained shall
meet the following additional regulations:
1.
As an accessory use, the maximum floor area devoted to such
use shall not exceed 500 square feet.
2.
As a primary use, the recreation facility shall be on a lot
which shall front on and gain access from an arterial or collector
road.
Where authorized by Article 300 of the ordinance, family day-care
facilities are permitted by special exception as an accessory use
within a detached dwelling subject to the following criteria:
A. All family day-care facilities shall be conducted within a detached
single-family dwelling.
B. A family day-care facility shall offer care and supervision to no
more than six different minors during any calendar day.
C. All family day-care facilities with enrollment of more than three
minors shall furnish a valid registration certificate for the proposed
use, issued by the Pennsylvania Department of Public Welfare.
D. An outdoor play area no less than 400 square feet in area shall be
provided. Such play area shall not be located within the front yard
nor any vehicle parking lot. Outdoor play areas shall be set back
at least 25 feet and screened from any adjoining residentially zoned
property. A six-foot-high fence shall completely enclose the outdoor
play area. Any vegetative materials located within the outdoor play
area shall be of a nonharmful type (e.g., not poisonous, thorny, allergenic,
etc.). All outdoor play areas must include a means of shade such as
a tree(s) or pavilion.
E. Passenger drop-off and pick-up areas shall be provided on site and
arranged so that passengers do not have to cross traffic lanes on
or adjacent to the site.
Within the C-1 Commercial District and the TV Traditional Village
District, warehousing and wholesale trade establishments, contractor's
office or shop are permitted subject to the following criteria:
A. The applicant shall provide a detailed description of the proposed
use in each of the following topics and a complete land development
application shall be submitted to the Township once the special exception
application has been approved.
1.
The nature of the on-site activities and operations, the types
of materials stored, the frequency of distribution and restocking,
the duration period of storage of materials and the methods for disposal
of any surplus or damaged materials. In addition, the applicant shall
furnish evidence that the disposal of materials will be accomplished
in a manner that complies with state and federal regulations.
2.
The general scale of operation in terms of its market area,
specific floor space requirements for each activity, the total number
of employees of each shift, and an overall needed site size.
3.
Any environmental impacts that are likely to be generated (e.g.,
noise, smoke, dust, litter, glare, outdoor lighting, vibration, electrical
disturbance, waste water, stormwater, solid waste, etc.) and specific
measures employed to mitigate or eliminate any negative impacts. The
applicant shall further furnish evidence that the impacts generated
by the proposed use fall within acceptable levels as regulated by
applicable laws and ordinances.
B. The maximum lot size shall be two acres and the total maximum building
area shall not exceed 8,000 square feet.
C. Retail sales shall not exceed 20% of the floor area.
D. Outdoor storage of materials is prohibited, unless enclosed within
a fenced area located in the rear yard and a minimum of 30 feet from
all property lines and screened with landscaped buffer plantings in
accordance with this ordinance. The maximum area for outdoor storage
shall be 750 square feet.
E. Screening and a thirty-foot landscaped buffer shall be provided from
any loading/unloading dock area that adjoins any residential zoning
district and/or existing dwelling. Such screening shall comply with
the requirements of § 802.21.
[Added 8-3-2010 by Ord.
No. 4-10]
Large manure digesters shall be subject to the following regulations:
A. The applicant shall provide a detailed description of the proposed
use in each of the following topics and a complete land development
application shall be submitted to the Township once the special exception
application has been approved.
1.
The nature of the on-site activities and operations, the types
of materials stored and used, the frequency and duration period of
storage of materials and the methods for use and disposal of materials.
In addition the applicant shall furnish evidence that the use, handling,
and disposal of materials will be accomplished in a manner that complies
with state and federal regulations.
2.
The general scale of operation in terms of its market area,
specific space and area requirements for each activity, the total
number of employees of each shift, and an overall needed site size.
3.
The proposed use shall be subject to the Industrial Performance
Standards of Article 800 of this ordinance, in accordance with provisions
relating to the I-1 Light Industrial District.
B. The proposed use shall comply with all the requirements of the applicable
district, except that all buildings, structures and facilities used
as part of the manure digesting operations shall be set back 200 feet
from any property line. Additionally, no building, structures, or
facility shall be located nearer than 300 feet to an existing residential
building unless the owner of such residence waives this restriction
in writing to the Township.
C. In addition to all provisions set forth in § 1005.3 of
this ordinance, the proposed use shall also be required to comply § 1005.3B(1)
of this ordinance relating to traffic impacts.