The following regulations shall apply to the areas designated
as Neighborhood Commercial (C-1), Highway Commercial (C-2), Village
(VIL), Professional Office (PO), and Institutional (INS) Districts
on the Zoning Map.
[Amended 6-2-2021 by Ord. No. 810; 10-4-2023 by Ord. No. 828]
The following table (Table VI-1) lists all permitted, special exception, and conditional uses in the Neighborhood Commercial (C-1), Highway Commercial (C-2), Village (VIL), Professional Office (PO), and Institutional (INS) Districts. Permitted, special exception, and conditional uses shall meet the requirements of Article XIV, § 245-14.1, and specific regulations for each use.
Table VI-1
| |||||||
---|---|---|---|---|---|---|---|
Commercial and Mixed-Use Districts
| |||||||
Use Regulation
| |||||||
Use #
|
Use
|
C-1
|
C-2
|
VIL
|
PO
|
INS
|
Specific Criteria
|
Residential Uses
| |||||||
1
|
Continuing care retirement community
|
N
|
N
|
N
|
N
|
P
| |
2
|
Group homes and family care facilities
|
N
|
N
|
P
|
N
|
P
| |
3
|
Group quarters
|
N
|
N
|
N
|
N
|
P
| |
4
|
Long-term-care nursing center and personal care centers
|
N
|
N
|
N
|
N
|
P
| |
5
|
Multifamily
|
P
|
P
|
P
|
P
|
N
| |
6
|
Single-family, attached (townhouse, max 8 du per building)
|
N
|
N
|
P
|
N
|
P
| |
7
|
Single-family, detached
|
P
|
N
|
P
|
N
|
P
| |
8
|
Single-family, semidetached (duplex, 2 du)
|
N
|
N
|
P
|
N
|
P
| |
9
|
Student housing (in a permitted residential unit)
|
N
|
N
|
P
|
N
|
P
| |
10
|
Two-family detached
|
N
|
N
|
P
|
N
|
N
| |
Nonresidential Uses
| |||||||
11
|
Adaptive reuse of federally or locally designated historic building
|
P
|
P
|
P
|
N
|
N
|
§ 245-14.6
|
12
|
Adult regulated facility
|
N
|
N
|
N
|
N
|
N
|
§ 245-14.7
|
13
|
Animal hospital
|
SE
|
N
|
N
|
P
|
N
| |
14
|
Bed-and-breakfast home
|
N
|
P
|
SE
|
N
|
SE
| |
15
|
Bed-and-breakfast inn
|
N
|
P
|
N
|
N
|
N
| |
16
|
Business and office equipment sales and service
|
N
|
P
|
N
|
P
|
N
| |
17
|
Business services
|
P
|
P
|
P
|
P
|
N
| |
18
|
Child-care centers and older adult living centers
|
N
|
P
|
SE
|
P
|
P
| |
19
|
Colleges, universities, including dormitories
|
N
|
N
|
N
|
N
|
P
| |
20
|
Commercial recreational or entertainment facility
|
N
|
P
|
N
|
N
|
N
| |
21
|
Convenience store (with gas dispensing)
|
N
|
P
|
N
|
P
|
N
| |
22
|
Convenience store (without gas dispensing)
|
SE
|
P
|
N
|
P
|
N
| |
23
|
Cultural facilities
|
P
|
P
|
P
|
P
|
P
| |
24
|
Emergency medical treatment facility
|
P
|
P
|
N
|
P
|
SE
| |
25
|
Farmers market
|
P
|
P
|
N
|
N
|
N
| |
26
|
Gasoline service station
|
N
|
P
|
N
|
N
|
N
| |
27
|
Heliports and helistops
|
N
|
N
|
N
|
C
|
N
| |
28
|
Hospitals
|
N
|
C
|
N
|
P
|
C
| |
29
|
House of worship
|
P
|
P
|
P
|
N
|
P
| |
30
|
Kennel
|
N
|
P
|
N
|
N
|
N
| |
31
|
Landscaping and garden service, nonretail
|
P
|
P
|
N
|
N
|
N
| |
32
|
Landscaping and garden service, retail
|
P
|
P
|
N
|
N
|
N
| |
33
|
Laundry and dry-cleaning establishment
|
N
|
N
|
N
|
P
|
N
| |
34
|
Library
|
P
|
P
|
P
|
P
|
P
| |
35
|
Manufacturing, limited to processing and packaging of eatery
products; drug and pharmaceutical preparation; perfumes and cosmetics;
electrical lighting and wiring; electronic components; optical instruments,
lenses; dental and medical instruments; household instruments; sports
equipment; apparel; footwear; luggage; leather and other finished
products made from fabrics, rubber, leather and similar materials;
and printing, graphic reproduction and allied services, including
manufacturing of manifold business forms, greeting cards, bookbinding,
typesetting and photoengraving and similar uses; provided that no
adverse external effects or emission such as dust, glare, vibration,
electrical or radio disturbance, fumes, vapor or gases go beyond the
property lines creating such potential nuisances
|
N
|
N
|
N
|
P
|
N
| |
36
|
Medical labs and clinics
|
C
|
P
|
N
|
P
|
SE
| |
37
|
Microbrewery
|
P
|
P
|
N
|
P
|
N
| |
38
|
Microdistillery
|
P
|
P
|
N
|
P
|
N
| |
39
|
Mixed uses
|
P
|
P
|
P
|
P
|
P
| |
40
|
Mortuary or undertaking establishment
|
N
|
P
|
N
|
N
|
N
| |
41
|
Motel/hotel
|
N
|
P
|
N
|
P
|
N
| |
42
|
Municipal uses and buildings
|
P
|
P
|
P
|
P
|
P
| |
43
|
Nightclubs
|
N
|
C
|
N
|
N
|
N
| |
44
|
Nursery, horticulture
|
N
|
P
|
N
|
N
|
N
| |
45
|
Office buildings and office center
|
N
|
P
|
N
|
P
|
N
| |
46
|
Parking lot
|
N
|
P
|
N
|
N
|
N
| |
47
|
Personal services
|
P
|
P
|
P
|
N
|
N
| |
48
|
Professional offices
|
P
|
P
|
P
|
P
|
N
| |
49
|
Public parks and recreation areas
|
P
|
P
|
P
|
P
|
P
| |
50
|
Public utility buildings and structures
|
N
|
P
|
N
|
P
|
N
| |
51
|
Retail businesses
|
P
|
P
|
P
|
P
|
N
| |
52
|
Resort
|
N
|
P
|
N
|
N
|
N
| |
53
|
Restaurant
|
P
|
P
|
N
|
P
|
N
| |
54
|
School, commercial
|
N
|
P
|
SE
|
N
|
N
| |
55
|
School, public or nonpublic
|
SE
|
P
|
SE
|
P
|
P
| |
56
|
Shopping center, mall or plaza and large commercial establishments
|
N
|
P
|
N
|
P
|
N
| |
57
|
Storage, mini facility
|
C
|
P
|
N
|
N
|
N
| |
58
|
Studio, dancing or music
|
P
|
P
|
P
|
SE
|
P
| |
59
|
Taverns
|
N
|
P
|
N
|
N
|
N
| |
60
|
Vehicle body shop and repair garage
|
N
|
P
|
N
|
N
|
N
| |
61
|
Vehicle, mobile/ manufactured home or trailer sales lot
|
N
|
P
|
N
|
N
|
N
| |
62
|
Vehicle washes
|
N
|
P
|
N
|
N
|
N
| |
63
|
Warehousing and storage, not greater than 25,000 square feet
of gross floor area
|
N
|
SE
|
N
|
P
|
N
| |
64
|
Wireless communications facilities
|
N
|
C
|
N
|
N
|
N
| |
Accessory Uses
| |||||||
65
|
Accessory buildings, structures and uses, including timber harvesting
|
P
|
P
|
P
|
P
|
P
| |
66
|
Apartments, accessory
|
SE
|
N
|
N
|
N
|
SE
|
§ 245-14.3
|
67
|
Boardinghouse
|
N
|
N
|
N
|
N
|
P
| |
68
|
Day care, accessory (for permitted nonresidential uses only)
|
SE
|
P
|
SE
|
P
|
P
| |
69
|
Drive-in facilities for permitted uses
|
C
|
P
|
N
|
P
|
N
| |
70
|
Family child-care home
|
P
|
N
|
P
|
N
|
P
| |
71
|
Group child-care homes
|
SE
|
P
|
SE
|
P
|
P
| |
72
|
Honeybee apiaries
|
P
|
N
|
P
|
N
|
P
| |
73
|
Keeping of chickens or poultry
|
P
|
N
|
P
|
N
|
P
| |
74
|
Professional and other home occupations, other than no-impact
home-based businesses
|
P
|
P
|
P
|
P
|
P
| |
75
|
Professional and other home occupations, impact
|
P
|
P
|
P
|
N
|
SE
| |
76
|
Solar energy systems
|
P
|
P
|
P
|
P
|
P
| |
77
|
Special occasion home
|
N
|
P
|
SE
|
N
|
N
|
A.
Permitted uses. See Table VI-1 for a complete list of allowed uses
within the C-1 Dstrict.
B.
Use limitation. Without intending to reduce the total lot coverage
or building area as otherwise permitted in this article, the square
footage of a single structure may not exceed 15,000 square feet in
gross floor area, with the exception of libraries, public parks and
recreation areas, houses of worship, mixed-use buildings that include
both nonresidential and residential uses, provided the nonresidential
component of the building does not exceed 15,000 square feet in gross
floor area, and municipal buildings, which may exceed 15,000 square
feet in gross floor area.
[Amended 6-2-2021 by Ord. No. 810]
C.
Lot area requirements. The minimum lot area shall be determined based
on the size of the building(s); the accommodation of an approved on-lot
water and sewer system, if needed; compliance with the yard and applicable
parking requirements of the chapter; and the stormwater management
requirements of the Upper Allen Township Subdivision and Land Development
Ordinance.[1]
D.
Minimum setback requirements. The following minimum setback standards
are required for all uses within the C-1 District:
(1)
Front yard: 30 feet.
(2)
Side yard: 15 feet each side; however, when a written agreement
is provided by adjoining property owners, no side yard shall be required
where two or more commercial properties abut side by side. In the
case of a series of abutting structures paralleling a public right-of-way,
an open, unobstructed passage for vehicles and pedestrians of at least
20 feet in width shall be provided every 400 feet. In addition, staggered
setbacks or change in the roofline or facades of contiguous buildings
shall be required so that no more than two contiguous buildings have
the same setback, roofline and facade. Changes in building setback
shall involve a minimum of four feet.
(3)
Rear yard: 15 feet.
E.
Street frontage requirements. The minimum street frontage standard
required for all uses within the C-1 District is 75 feet.
F.
Lot coverage requirements. Not more than 50% of the lot area shall
be occupied by buildings, and no more than 70% shall be occupied by
impervious surface. The remaining 30% shall be in landscaping/vegetative
coverage.
H.
Tracts of land five acres or larger in size existing on the effective
date of this subsection. The subdivision or land development of tracts
that are five acres or larger in size shall be limited to the following:
[Added 10-2-2019 by Ord.
No. 788]
(1)
A mix of single-family residential and nonresidential uses,
as permitted in this district, if subdivided or developed under a
preliminary or final subdivision or land development plan. The total
number of single-family residential lots or units shall not exceed
50% of the total number of lots or uses on the tract;
(3)
A single nonresidential use; or
(4)
A mix of nonresidential uses on one or more lots, as permitted
in this district.
A.
Permitted uses. See Table VI-1 for a complete list of allowed uses
within the C-2 District.
B.
Lot area requirements. The minimum lot area shall be determined based
on the size of the building(s); compliance with the yard and applicable
parking requirements of the chapter; and the stormwater management
requirements of the Upper Allen Township Subdivision and Land Development
Ordinance.[1]
C.
Minimum setback requirements. The following minimum setback standards
are required for all uses within the C-2 District:
(1)
Front yard: 30 feet.
(2)
Side yard: 15 feet each side; however, when a written agreement
is provided by adjoining property owners, no side yard shall be required
where two or more commercial properties abut side by side. In the
case of a series of abutting structures paralleling a public right-of-way,
an open, unobstructed passage for vehicles and pedestrians of at least
20 feet in width shall be provided at grade levels of not more than
400 feet. In addition, staggered setbacks or change in the roofline
or facades of contiguous buildings shall be required so that no more
than two contiguous buildings have the same setback, roofline and
facade. Changes in building setback shall involve a minimum of four
feet.
(3)
Rear yard: 15 feet.
D.
Street frontage requirements. The minimum street frontage standard
required for all uses within the C-2 District is 150 feet.
E.
Lot coverage requirements. Not more than 50% of the lot area shall
be occupied by buildings, and no more than 70% shall be occupied by
impervious surface. The remaining 30% shall be in landscaping/vegetative
coverage.
A.
Permitted uses. See Table VI-1 for a complete list of allowed uses
within the VIL district.
B.
Dimensional requirements. The following table (Table VI-2) shall
apply to all areas designated Village District on the Zoning Map.
The table shows the minimum lot size, setbacks, and street frontage
requirements per dwelling unit or nonresidential uses. Requirements
represent minimums unless otherwise noted.
Table VI-2
| |||||
---|---|---|---|---|---|
Village District (VIL)
| |||||
Lot Size Per Dwelling Units or Use, Unless Otherwise Indicated
(square feet)
|
Street Frontage Per Dwelling Units or Use, Unless Otherwise
Indicated
(square feet)
| ||||
Use #
|
Use
|
Minimum
|
Maximum
|
Minimum
|
Maximum
|
Residential Uses
| |||||
1
|
Conversion apartments
|
6,000
|
12,000
|
40
|
80
|
2
|
Group homes and family care facilities
|
6,000
|
30,000
|
40
|
120
|
3
|
Multifamily dwelling
|
12,000 per building
|
40,000 per building
|
80 per building
|
160 per building
|
4
|
Single-family, attached
|
2,000
|
3,500
|
20
|
35
|
5
|
Single-family, detached
|
6,000
|
12,000
|
40
|
80
|
6
|
Single-family, semidetached (duplex, 2 du)
|
2,500
|
6,000
|
25
|
40
|
7
|
Student housing
|
Shall be allowed in a permitted residential unit in accordance with § 245-14.65
| |||
8
|
Two-family detached
|
6,000 per building
|
12,000 per building
|
40 per building
|
80 per building
|
Nonresidential Uses
| |||||
9
|
Adaptive reuse of federally or locally designated historic building
|
6,000
|
18,000
|
40
|
120
|
10
|
Bed-and-breakfast home or inn
|
6,000
|
40,000
|
40
|
160
|
11
|
Business services
|
6,000
|
18,000
|
40
|
120
|
12
|
Cultural facilities
|
12,000
|
30,000
|
80
|
160
|
13
|
Group day-care home or older adult daily living center
|
6,000
|
18,000
|
40
|
120
|
14
|
House of worship
|
12,000
|
40,000
|
80
|
160
|
15
|
Library
|
12,000
|
30,000
|
80
|
160
|
16
|
Mixed uses
|
6,000
|
18,000
|
40
|
120
|
17
|
Municipal uses and buildings
|
12,000
|
30,000
|
80
|
160
|
18
|
Personal services
|
6,000
|
18,000
|
40
|
120
|
19
|
Professional offices
|
6,000
|
18,000
|
40
|
120
|
20
|
Public parks and recreation areas
|
12,000
|
30,000
|
80
|
160
|
21
|
Retail businesses
|
6,000
|
12,000
|
40
|
80
|
22
|
School, public or nonpublic
|
12,000
|
30,000
|
80
|
160
|
23
|
Studio, dancing or music
|
6,000
|
18,000
|
40
|
120
|
Accessory Uses
| |||||
24
|
Accessory buildings, structures and uses, including timber harvesting
| ||||
25
|
Day-care, accessory
|
See § 245-14.4
| |||
26
|
Professional and other home occupations, no-impact
|
See § 245-14.49
| |||
27
|
Professional and other home occupations
|
See § 245-14.48
| |||
28
|
Special occasion home
|
12,000
|
30,000
|
80
|
160
|
C.
Setback requirements are established to retain the existing character
of the village.
(1)
Front yard setbacks. The front yard setback shall be dependent
on the characteristics of existing development contiguous to the parcel.
All principal buildings, whether residential or nonresidential, shall
front on a street, unless the only access to the lot is by an alleyway,
in accordance with the following standards.
(a)
Infill lots (lots within developed blocks or street frontages). The required setback shall be the average of the setback of the existing principal buildings on either side of the lot. If the lot is the last lot in the district or at the end of the block or row of buildings, the front setback shall be within plus or minus five feet of the adjacent existing principal building setback on the developed side of the lot, unless the lot is situated on a corner, in which case the building shall be set back a distance that shall provide a clear site triangle at the intersection in accordance with § 245-16.9 of this chapter and the Upper Allen Township Subdivision and Land Development Ordinance.[1]
(b)
Undeveloped blocks or areas. If the block or street frontage
has no existing principal structures from which to determine the setback
requirement, the following setbacks shall apply. For lots fronting
on streets with sidewalks, the lots shall have a maximum front yard
setback of five feet from the inner edge of the sidewalk easement.
For lots fronting on streets without sidewalks, the lots shall have
a minimum front yard setback of five feet from the ultimate street
right-of-way and a maximum front yard setback of 10 feet from the
ultimate street right-of-way; however, in the case of lots situated
on a corner, buildings shall be set back a distance that shall provide
a clear site triangle at the intersection in accordance with the Upper
Allen Township Subdivision and Land Development Ordinance.
(c)
A lot fronting on an alleyway shall have a minimum front yard
setback of 15 feet from the property line.
(2)
Side yard setback shall be a minimum of five feet for residential
lots and 10 feet for nonresidential lots; however, all buildings with
the principal use being nonresidential shall be set back 20 feet from
any other buildings, whether on the same or adjoining lot.
(3)
Rear yard setback shall be a minimum of 15 feet.
(4)
Setbacks for accessory structures on an alleyway: The minimum
setback requirement shall be five feet.
D.
Lot coverage requirements. Not more than 40% of the lot area shall
be occupied by buildings, and no more than 60% shall be occupied by
impervious surface.
A.
Permitted uses. See Table VI-1 for a complete list of allowed uses
within the PO District.
B.
Lot area requirements. The minimum lot area shall be determined based
on the size of the building(s); compliance with the yard and applicable
parking requirements of the chapter; and the stormwater management
requirements of the Upper Allen Township Subdivision and Land Development
Ordinance.[1]
D.
Street frontage requirements. The minimum street frontage standard
required for all uses within the PO District is 150 feet.
E.
Lot coverage requirements. Not more than 30% of the lot area shall
be occupied by buildings, and no more than 60% shall be occupied by
impervious surface. The remaining 40% shall be in landscaping/vegetative
coverage.
G.
Use limitation. Without intending to reduce the total lot coverage
or building areas as otherwise permitted in this article, the square
footage of a retail business may not exceed 15,000 square feet in
gross floor area. The total square footage of retail business in any
building that is part of a shopping center, mall, or plaza may not
exceed 15,000 square feet in gross floor area.
A.
Permitted uses. See Table VI-1 for a complete list of allowed uses
within the INS District.
B.
Lot area requirements.
(1)
The minimum lot area for nonresidential uses and group quarters,
such as dormitories, shall be determined based on the size of the
building(s), compliance with the yard and applicable parking requirements
of this chapter, and the stormwater management requirements of the
Upper Allen Township Subdivision and Land Development Ordinance.[1]
(2)
The minimum lot area for residential units shall be in accordance
with the following standards.
(a)
Single-family attached dwelling (townhouse; maximum of eight
dwelling units per building): 2,000 square feet.
(b)
Single-family detached dwelling, including group homes and day-care
center: 10,000 square feet.
(c)
Single-family semidetached dwelling (duplex; two dwelling units):
5,000 square feet.
C.
D.
E.
Lot coverage requirements. Not more than 50% of the lot area shall
be occupied by buildings, and no more than 70% shall be occupied by
impervious surface. The remaining 30% shall be in landscaping/vegetative
coverage.
A.
Where buffer yards and screen planting areas are required in this chapter, they shall be provided in place of yard setbacks prescribed in the applicable zoning districts and in accordance with the requirements contained in § 245-16.5, General buffer regulations, herein, and the Upper Allen Township Subdivision and Land Development Ordinance's screening and landscaping regulations.
B.
A landscaping plan for the entire tract shall be required. A landscape
architect licensed by the Commonwealth of Pennsylvania shall be retained
to complete such a plan to ensure the proper species, use, arrangement
of plant materials and installation by the developer. All areas of
the development not covered by impervious surfaces shall be landscaped
and maintained with suitable ground cover and plants.
(1)
The plan shall indicate the extent in which existing vegetation
will be preserved for landscaping purposes.
(2)
Where deemed necessary by the Board of Commissioners of Upper
Allen Township, earthen berms shall be incorporated into the landscaping
plan along public street frontage and along property lines abutting
existing dwellings in accordance with the Upper Allen Township Subdivision
and Land Development Ordinance.[1]
(3)
Landscaped areas shall be continually maintained by the landowner.
Care, grooming, and replacement of plants shall be included as part
of the required maintenance. Failure to adequately maintain landscaped
areas shall be subject to a citation issued by the Township.
(4)
In addition to landscape elements, the plan shall include the
layout of walkways, lighting, and recreation areas throughout the
development for the safety and security of the patrons. The layout
and design of pedestrian-level streetlighting shall be provided throughout
the development and parking areas.
(5)
Signs shall be permitted in accordance with Article XVIII, Signs, of this chapter.
Off-street parking and access requirements shall be provided in accordance with Article XVII, Off-Street Parking and Loading, of this chapter.