A.
Except as provided for by law, no building, structure, land, lot,
or premises shall be used for any purposes other than as permitted
in this chapter.
A.
It is the intent of this article to provide clear and specific definitions
of uses permitted within the various Cheltenham Township Zoning Districts,
including development standards for uses that are permitted in more
the one district.
A.
When a use is proposed, the Zoning Officer shall make the final determination
on which use classification described herein best defines or matches
the use being proposed. If a proposed use meets the definition of
more than one use classification, as defined herein, the most specific
use classification which matches most precisely the proposed use shall
be used.
B.
When a proposed use does not precisely match a use classification
defined herein, the Zoning Officer shall determine which described
use it most closely matches. If the principal use proposed is similar
in most respects to a given described use, then the proposed use shall
be classified according to the use defined herein.
C.
All uses permitted by right, or by special exception, shall be subject
to the use regulations herein, as well as any applicable district
regulations, and any other applicable provisions as are specified
in the Township Code. If there is a conflict between the use regulations
herein and any other applicable regulations, the more restrictive
regulation shall apply, unless otherwise noted.
D.
A building, structure, lot, or premises shall be permitted only one
principal use, except as may be provided for in this chapter.
E.
A building, structure, lot, premises, or use shall not be altered,
partitioned or subdivided in any manner for the purpose of creating
an additional principal use, or additional accessory use, except as
may be provided for in this chapter.
A.
Use by right. In any given district, a use is permitted by right
when it is listed as such in the district regulations, provided it
can comply with the applicable use regulations stated herein, and
provided a use and occupancy permit has been duly issued by Cheltenham
Township, as specified in this chapter.
B.
Use by special exception. In any district, a use is permitted by
special exception, provided it is listed as such in the district regulations,
and provided it can comply with the applicable regulations stated
herein. In addition, the use is subject to approval or disapproval
by the Township Zoning Hearing Board. If approved, the Township Zoning
Hearing Board may impose further conditions to ensure the protection
of adjacent uses and the health, safety and general welfare of the
residents. Following approval and conditions of the Township Zoning
Hearing Board, the use is subject to all other applicable codes, permits,
regulations, and standards expressed in this chapter. For additional
standards regulating special exception approvals, see the section
of this chapter regulating the Township Zoning Hearing Board.
C.
Accessory uses permitted.
(1)
An accessory use is permitted if it is listed as a permitted
accessory use in the district's use provisions. Accessory uses not
listed as such are not permitted, except when the Zoning Officer determines
a use qualifies as a "usual and customary" accessory to the principal
use of the subject tract.
(2)
Accessory uses, when permitted, are subject to the district
regulations, the provisions of the use regulations established herein,
and all other applicable sections of this chapter.
E.
Use by variance. Any use not permitted in the district regulations
or conforming to the use regulations or applicable provisions of this
chapter, may be permitted if a variance for relief of those requirements
is granted by the Township Zoning Hearing Board. If approved, the
Board may impose further conditions to ensure the protection of adjacent
uses, and the health, safety and general welfare of the residents.
Following approval and conditions of the Board, the use is subject
to all other applicable codes, permits, regulations, and standards
expressed in this chapter.
A.
The following terminology is assigned to uses, based upon their method
of institution. Refer to the Administration and the Township Zoning
Hearing Board sections of this chapter for treatment of these various
circumstances.
(1)
Conforming use. The use meets all applicable standards and regulations
as established in this chapter.
(2)
Nonconforming use. The use does not satisfy all applicable standards
and regulations as established in this chapter.
(3)
Legally nonconforming use. The use conforms to Article XXV, Nonconforming Structures, Uses and Lots, of this chapter.
(4)
Illegal use. A use which may or may not conform to zoning, but
never received the appropriate Township approval.
(5)
Federal and commonwealth property is subject to the provisions
of this chapter only insofar as permitted by the Constitution and
laws of the United States and the Commonwealth of Pennsylvania.
B.
A use created by special exception approval, or variance approval,
may only undergo alteration, addition, expansion, or intensification
of the use by reapplication and reapproval of the body granting original
approval.
A.
Accessory uses.
(1)
Use A-1: Residential Accessory Structure. A building or structure
erected for the private use of the owner or occupant of a single-family
dwelling unit, which is situated on the same lot as the residence,
and used for common household purposes, storage or vehicular parking,
including, but not limited to, a detached garage, storage shed, or
gazebo. Residential swing sets shall not be considered structures.
The following requirements shall apply:
(a)
All residential accessory structures shall require a zoning
permit. Construction or alteration of residential accessory structures
greater than 250 square feet or greater than 16 feet in height shall
require a building permit and use and occupancy permit with inspections.
(b)
The building or structure shall not exceed the height of the
principal building on the lot or 25 feet, whichever is less.
(c)
A residential accessory structure with a footprint smaller than
250 square feet and measuring less than 16 feet in height shall not
be constructed closer than four feet from any side or rear property
line. The structure shall not be constructed closer than 10 feet from
any other structures, whether on the same lot or on an adjacent lot.
(d)
A residential accessory structure with a footprint larger than
250 square feet and/or greater than 16 feet in height shall comply
with the following additional requirements:
[1]
Such structures shall comply with the principal
yard setbacks for the district in which it is located. The structure
shall not be constructed closer than 10 feet from any other structures,
whether on the same lot or on an adjacent lot.
[2]
Such structures shall be no larger than 50% of
the building area of the principal building or structure on the lot.
(e)
A detached accessory structure shall not be erected within the
front yard area, public rights-of-way, easements, or stormwater swales.
(f)
Structures for domesticated animals and household pets shall
not be located closer than 10 feet from any property line and are
not permitted between the principal building and the street.
(g)
A horse stable shall not be located closer than 50 feet to any
property line, nor shall a stable be located within the front yard.
(2)
Use A-2: Nonresidential Accessory Structure. Such use shall
include a detached accessory building or structure for uses customarily
incidental to those permitted in nonresidential zoning districts and
legally established as a principal use of the premises:
(a)
For other than storage, a use accessory to a use permitted by
special exception or variance shall only be established by special
exception or variance hearing.
(b)
The location of the accessory building shall not violate any
district zoning provision or use in which it is located, or any aspect
of an approved land development plan. An area already impervious,
but not required for parking or other zoning use purposes will not
be considered in conflict with an approved development plan.
(c)
A trailer, freezer, or shipping container, whether or not removed
from its wheels, shall not be used as an accessory building.
(d)
Accessory buildings and structures are limited in size to 25%
of the ground floor area of the principal building which it serves.
(e)
An accessory building or structure shall not be located closer
than 15 feet from any other building or property line and shall not
be located between the principal building and the street.
(f)
An accessory building shall not be used to establish a new or
unrelated use on the premises.
(g)
Trash enclosures in nonresidential districts shall be screened
according to the landscape provisions of this chapter. New trash enclosures
in nonresidential districts are not permitted in the front yard restricted
area. When visible from the public street, the structure shall be
constructed of brick or stone exterior, with wooden or decorative
access gates.
(h)
Vending machines are not permitted in rights-of-way and are
only permitted within enclosed buildings or under arcades which are
set back greater than 100 feet from any property line facing a public
street or right-of-way.
(i)
Except for banks and financial institutions, money access machines
are permitted only within enclosed buildings or under arcades which
are set back greater than 100 feet from any property line facing a
public street or right-of-way.
(3)
Use A-3: Recreational Vehicles. The temporary or seasonal outdoor
storage of boats, campers, motor bikes, and other recreation vehicles
in residential zoning districts.
(4)
Use A-4: Commercial Vehicle. The parking of tractor trailers,
panel vans and similar vehicles on lots or parcels, whether containing
advertising or not.
(a)
The vehicles shall be used by the establishment on whose premises
they are parked in the normal conduct of its business, or parked under
lease to another commercial business.
(b)
Commercial vehicles cannot be parked in required buffer yards
or rights-of-way.
(c)
The area on which they are parked cannot be parking spaces required
for uses already on the lot.
(d)
Commercial vehicles greater than 25 feet in length shall not
be parked in residential zoning districts.
(e)
There is no limitation on the number of Class 1 C/C vehicles
that may be parked and/or stored on residentially zoned properties.
(f)
Only one Class 2 C/C vehicle may be parked and/or stored on
a residentially zoned property.
(g)
No Class 3 C/C vehicles shall be parked and/or stored on residentially
zoned properties.
(h)
The aggregate area of logos and/or advertising on a vehicle
shall not exceed six square feet per side, and the maximum total area
of logo/advertising area permitted per vehicle is 12 square feet.
(i)
Class 2 and Class 3 C/C vehicles that are servicing a residentially
zoned property may be parked thereon during the period of servicing.
(5)
Use A-5: Antenna Systems.
(a)
Vertical antenna. A system of wires, poles, rods, towers, or
similar devices used for the reception or transmission of electromagnetic
waves external to or attached to the exterior of a building, including
the supporting structures for such devices:
[1]
Standard, nonsatellite, home reception antennas
are exempt from the provisions of this section. Transmitting antennas
requiring FCC approval are included in this section.
[2]
Such antennas shall not be located within the front
yard area, and are required to comply with regulations of the Township
Building Code.
[3]
In residential zoning districts, such antennas
are required to comply with the height restrictions of the district
in which they are located, whether roof- or ground-mounted.
[4]
In nonresidential zoning districts, ground-mounted,
commercially utilized antennas, and antennas (to include, but not
be limited to, two-way radio from a base to land-mobile antenna, such
as radio-dispatched taxis, and antennas and used for restaurants,
offices, industries or other businesses) exceeding 35 feet in height
shall be erected at a distance from the property line equal to its
height. If such a structure is located on a lot abutting a residential
district, it shall be located at 200 feet from the residential zone.
This shall not restrict the use of antennas for emergency, military,
or public safety dispatch communication.
(b)
Satellite dish antenna. A device incorporating a reflective
surface that is solid, open mesh, or bar configured, and is in the
shape of shallow dish, cone, or parabolic figure which is larger than
24 inches in diameter. Such device is used to receive radio, television
or electromagnetic radiation between terrestrially and/or orbital
bases:
[1]
A satellite antenna shall not be located within
a front yard, unless a certification from the installer is submitted
to the Zoning Officer, certifying that the antenna cannot be feasibly
located in any other area on the premises in question.
[2]
Roof mounting is not recommended. If roof mounted,
the antenna shall be located on a portion of the roof sloping away
from the front yard of the lot, and no portion shall project above
the ridge line.
[3]
Satellite antennas mounted on nonresidential buildings
shall be architecturally screened if visible from the public street.
Ground-mounted antennas installed on nonresidential properties shall
be visually screened from the public street and adjoining residential
properties.
[4]
An edge of any satellite antenna shall not be erected
within four feet of any property line.
(6)
Use A-6: Fences and Walls. Any artificially constructed barrier
or structure of any material or combination of materials, erected
to enclose or screen areas of land located within the yard requirement
of the zoning district:
(a)
The maximum permitted height shall be four feet in the yard
area between a street and the principal building and six feet in the
side or rear yard, with the exception of retaining walls or walls
of a building permitted under the terms of this chapter.
(b)
Corner properties have two front yards; one facing each street.
The four-foot height limitation applies to both front yards.
(c)
A fence shall be erected no more than five feet from the property
line, provided that the line is clearly established and that the area
between the fence and the property lines is accessible and regularly
maintained by the landowner. An inspector may require a field survey
in the event of a property line location dispute.
(d)
A fence shall not be erected in, or interfere with, the sight
triangle for vehicular traffic.
(e)
A fence shall not be erected within a floodplain area, a swale,
or other watercourse system, or impede the flow of stormwater from
the site or that of an adjoining property.
(f)
In the C2 District, a fence or wall surrounding an outdoor commercial
use shall be permitted when said wall or fence does not exceed the
maximum height limitation for buildings and does not encroach on any
required yard setback.
(g)
No solid fence shall be permitted and no open fence in excess
of four feet in height shall be permitted in the required front yard.
(h)
All fences shall be erected with the finished side facing adjacent
properties and right of ways. The finished side shall be considered
the side without the structural members exposed.
[Added 9-29-2021 by Ord. No. 2429-21]
(i)
Fencing is not permitted within the street right-of-way. By
way of example only, curb and sidewalk are typically within the street
right-of-way.
[Added 9-29-2021 by Ord. No. 2429-21]
(7)
Use A-7: Home Occupation. An activity, occupation, or use that
is professional and office-oriented in nature; and clearly customary,
incidental, and accessory to the use of the premises as a single-family
detached, twin, duplex, or single-family attached (townhouse) residential
dwelling unit and which does not affect the residential character
of the neighborhood.
(a)
No more than one home occupation shall be permitted per residence.
(b)
The home occupation shall be conducted wholly indoors within
a dwelling unit or structure accessory thereto.
(c)
There shall be no use of show windows, signs, displays, or advertising
visible on the premises, including marking on vehicles parked by occupants
of the premises, except as may be provided for in the sign regulations.
(d)
There shall be no exterior storage of materials or parking of
commercial vehicles associated with the home occupation.
(e)
No external alterations or additions to the structure shall
be permitted in order to accommodate the home occupation, unless they
are done to a single-family detached dwelling, and are done consistent
with Use G-6: Single-Family Detached Dwelling Unit. To ensure compliance
with the intent of this section, no building permit for an addition
to the structure shall be issued within two years after the use commences.
The date of the use permit shall govern in this matter.
(f)
Home occupations shall not include any retail or wholesale activity,
instructional classes, day care, trade business, boarding and other
similar activities. The practice of babysitting on an occasional basis
shall not be restricted under this use.
(g)
Servicing by commercial vehicles for supplies and materials,
other than parcel dropoff, shall not be permitted.
(h)
The business shall be conducted solely by the occupants. No
more than one employee from off-site is permitted to work on the premises.
(i)
The floor area devoted to such use shall not exceed 25% of the
ground floor area of the principal building, or a maximum of 400 square
feet, whichever is less.
(j)
Visitation by clients shall be by appointment only, and regulated in such a fashion so that parking on-lot is available for their use. Where a home occupation necessitates creation of expanded parking area, the parking area shall be screened consistent with the requirements for parking screens in Article XXIII, Parking and Loading, and to all applicable Subdivision and Land Development regulations,[1] and shall be located to the side or rear of the home.
(k)
The home occupation shall operate no earlier than 8:00 a.m.
and no later than 7:00 p.m.
(l)
Landscape contractors and substantially similar uses, such as
lawn care professionals, are not permitted under Use A-7: Home Occupation.
(m)
The existence of a home occupation on a property does not preclude
the establishment of a no-impact home-based business on the same.
(n)
Permit and monitoring requirements:
[1]
Permits for home occupations shall be issued for
a period not longer than one year and must be renewed at the end of
the first term of issuance and every such period thereafter.
[2]
Renewal of permits requires inspection of the home
occupation by the Zoning Officer.
[3]
If a permit for a home occupation is not renewed,
all rights granted to the landowner under such permit expire, and
the landowner must reapply for the issuance of a new permit under
the then current standards for the issuance of such permit.
[4]
Permits for home occupations expire when a change
of occupancy occurs.
[5]
To ensure compliance with these provisions, a home
occupation may be inspected at any time, provided that twenty-four-hour
notice is given.
[6]
The business shall be registered with the Township
Finance Department.
(8)
Use A-8: Storage (Outdoor). The outdoor keeping of inventory,
stock, material, merchandise, vehicles, or any goods in an unroofed
or open area for more than 24 hours.
(a)
No part of a public right-of-way, buffer area, required front
yards, stormwater management systems, or parking spaces shall be used
for outdoor storage.
(b)
Where permitted, outdoor accessory storage areas shall occupy
an area less than 25% of the ground floor area of the principal building
or structure.
(c)
Outdoor storage area shall be shielded from public view and
adjoining properties on ground level by fencing, walls, and high-intensity
landscaping sufficient to screen the storage area.
(d)
Outdoor storage area shall not be located closer than 15 feet
to any side or rear property line, nor 15 feet from any structure
or lot.
(9)
Use A-9: Swimming Pool. An artificial or man-made container
for water capable of being filled to a depth exceeding 12 inches at
the lowest point. Wading pools are exempt from the provisions of this
chapter and are considered temporary pools if made of plastic, light
metal, or other light-duty materials which do not exceed a full volume
depth of 12 inches at the lowest point, and which are completely emptied
of water when not in use:
(a)
Permanent swimming pools, whether above or below ground, are
required to comply with the zoning district requirements with respect
to lot coverage, and are considered impervious structures.
(b)
As accessory structures, they are permitted to be located no
closer than 10 feet to a side or rear property line, and shall be
located no closer than 10 feet from any additional structures, either
primary or accessory, located on the lot or premises.
(c)
Swimming pools are not permitted in the front yard restricted
area or within approved swale or stormwater management systems.
(d)
Building, electrical, and plumbing permits are required for
the installation, alteration, repair or remodeling of all pools not
exempt from this chapter, and shall meet the code requirements of
all applicable Township Ordinances.
(e)
Swimming pools shall be discharged according to guidelines established
by the Department of Environmental Resources. In no event shall water
from them be discharged into a public street or stormwater management
system, nor shall any discharge be directed onto any adjoining property.
(f)
Approved circulators and filtration systems shall be provided
for all pools except wading pools.
(g)
Elevated outdoor lighting, if used, shall be installed with
glare shields and not be directed toward adjacent property owners.
(h)
Water contained in swimming pools shall be kept healthy and
sanitary at all times, and shall not emit offensive odor that creates
a nuisance or unhealthy condition.
(i)
No pool shall be located under or within 10 horizontal feet
of a power or service entry line.
(j)
Abandoned pools shall be removed or appropriately filled in
and covered underground.
(k)
Aboveground pools may be installed without a survey and engineering
grading plan if permitted by the Zoning Officer, and where steep slope
area are not present. In-ground pools require an engineering plot
plan with grading approved by the Township Engineer.
(l)
Spas or health pools shall comply with the same requirements
as swimming pools, except that when less than 10 feet in width and
located on an existing deck or elevated patio adjoining the principal
structure, the ten-foot separation from structures shall not apply.
(m)
Cabana or pool houses shall be permitted, provided they are
separated from the pool water edge and adjoining property lines and
other accessory structures by a minimum of 10 feet. They shall be
single-story structures, not exceeding 14 feet in height, and shall
contain no more than two of the following three elements, and only
one of any one element: bedroom, bathroom, cooking/kitchen facility.
(n)
Fencing: Swimming pools at, below or above grade shall be completely
enclosed with a minimum, four-foot high fence, with locking gate access.
Such fence shall be constructed of a material that meets the approval
of the Building Inspector. Swimming pools equipped with elevated platforms
or walkways that are at least four feet above the ground need not
be fenced if the design prevents access by ladders or steps which
can be made inaccessible and locked when not attended or in use.
(10)
Use A-10: Tennis/Sport Courts. A recreational playing court
accessory to residential properties for the sport or game intended.
The court consists of the playing surfaces and any structures designed
to contain the playing area surrounding the court:
(a)
The outer edge of the playing area, including any fence designed
to contain the playing area, shall not be located closer than 10 feet
from any property line and shall not be located in the front yard
restricted area.
(b)
A fence containing the playing areas may be as high as 12 feet
provided the setback of 10 feet is maintained.
(c)
Courts may be lighted, provided the light source is shielded
from glare effects to the adjoining properties.
(d)
Unless made of clay or other pervious materials, courts will
be calculated into the impervious restriction on the property.
(11)
(Reserved)
(12)
Use A-12: Drive-Through Facility. Any building, design, facility,
or structure, or portion thereof, from which a business, product or
service is transacted, or is capable of being transacted, directly
with customers located in a motor vehicle during the transaction:
(a)
There shall be sufficient stacking space for eight vehicles,
per drive-through facility.
(b)
The stacking area shall not interfere with required parking
spaces or vehicular aisles.
(c)
Ingress to the drive-in-facility shall occur from an aisleway
within the interior circulation of the lot, and not directly from
a principal or minor arterial highway.
(d)
Egress from the drive-in-facility shall not occur within 15
feet from a pedestrian entrance or exitway to the building.
(e)
A clearly marked crosswalk located from the entryway(s) to the
parking lot situated perpendicular to the drive-through stacking lane
that, in addition to paint, is in a physical form sufficient to alert
drivers of potential pedestrian/vehicle conflicts.
(f)
A drive-in facility shall not be located within the front yard
area.
(13)
Use A-13: No-Impact Home-Based Business. A business or commercial
activity administered or conducted as an accessory use which is clearly
secondary to the use as a residential dwelling and which involves
no customer, client, or patient traffic, whether vehicular or pedestrian,
pickup, delivery, or removal functions to and from the premises, in
excess of those normally associated with residential use. The business
or commercial activity shall satisfy the following requirements:
(a)
The business activity shall be compatible with the residential
use of the property and the surrounding residential uses.
(b)
The business shall employ no employees other than family members
residing in the dwelling.
(c)
There shall be no display or sale of retail goods and no stockpiling
or inventory of a substantial nature.
(d)
There shall be no outside appearance of a business use, including,
but not limited to, parking, signs, or lights.
(e)
The business activity shall not use any equipment or process
which creates noise, vibration, glare, fumes, odors, or electrical
or electronic interference, including interference with radio or television
reception, which is detectable in the neighborhood.
(f)
The business activity shall not generate any solid waste or
sewage discharge, in volume or type, which is not normally associated
with residential use in the neighborhood.
(g)
The business activity shall be conducted only within the dwelling
and shall not occupy more than 25% of the habitable floor area.
(h)
The business shall not involve any illegal activity.
(i)
The business shall be registered with the Township Finance Department.
(14)
Use A-14: Agriculture. A use and related structures on a parcel
or lot that is primarily used for soil-dependent cultivation of agricultural
crop production for sale to the public:
(a)
A minimum lot size of five acres which shall be held in single
ownership by any legal entity.
(b)
Any farm structures shall be located a minimum of 50 feet from
all property lines.
(c)
Shall be permitted in R1, R2, R3, and R4 Districts as an accessory
use.
(d)
Home gardening use shall be permitted in all districts.
(15)
Use A-15: Livestock. The keeping of animals other than domesticated
pets and fowl/poultry shall be limited to lots of at least one acre
in size and shall be limited to two heads of livestock per acre, with
the exception of horses, which shall be limited to one horse per acre.
Riding academies, livery or boarding stables, and commercial kennels
are not included in this provision.
(a)
Shall be permitted in R1, R2, R3, and R4 Districts as an accessory
use.
(16)
Use A-16: Fowl/Poultry. Keeping of fowl/poultry shall be permitted,
provided that:
(a)
On properties less than one acre, no more than three birds shall
be kept.
(b)
On properties greater than one acre, no more than 10 birds shall
be kept.
(c)
Birds shall be provided with a shelter having a roof and at
least three enclosed sides and shall be contained within a fenced
area. A building permit shall be required for the shelter.
(d)
All shelters shall provide at least three square feet per bird.
(e)
Fenced areas surrounding shelters shall contain at least five
square feet per bird.
(f)
Shelters and fenced areas surrounding shelters shall only be
located in the rear yard or side yard; all shelters and fenced areas
shall be located at least 10 feet from any residence and property
line.
(g)
In the case of keeping chickens, no male birds (roosters) shall
be kept. All birds shall be females (hens).
(17)
Use A-17: Accessory Service Station. A facility for the storage,
dispensing and supply of gasoline, other petroleum fuels, and/or alternative
fuels for vehicles. Such facilities shall not include any maintenance
services or activities customarily associated with automobile repair
or maintenance performed by any employee.
(a)
Such use shall only be permitted as accessory to B-27: Retail
Shop, B-28: Retail Store, and B-29: Supermarkets, and shall only be
permitted in those districts so designated.
(b)
No merchandise shall be displayed in front of the building line
facing a public street, or under the canopy area.
(c)
Canopies shall comply with the following requirements:
[1]
Canopies shall be set back at least 15 feet from
property and ultimate rights-of-way lines or shall comply with the
setback requirements for principal structures, whichever is greater.
Canopies shall also be set back at least 50 feet from abutting residentially
zoned properties.
[2]
Canopies shall have a maximum height of 22 feet.
[3]
Individual canopies shall have a maximum area of
3,600 square feet; multiple canopies shall be separated by a minimum
distance of 15 feet.
[4]
Lighting for canopies shall use full cutoff flat
lens luminaires.
[5]
Canopies shall use pitched roofs (4:1).
[6]
Canopies shall be designed to be architecturally
compatible with structures in the surrounding area with regard to
color and building materials.
(18)
Use A-18: Accessory Roof-Mounted Solar System. An energy system
that consists of one or more solar-collection devices, solar energy-related
"balance of system" equipment, and other associated infrastructure
with the primary intention of generating electricity, storing electricity,
or otherwise converting solar energy to a different form of energy.
Solar energy systems may generate energy in excess of the energy requirements
of a property if it is to be sold back to a public utility in accordance
with the law.
(a)
When located on a flat roof, solar energy systems under this
use are exempt from the district height requirements.
(b)
When located on a sloped roof, solar energy systems under this
use shall not exceed the highest point of the roof to which it is
attached.
(c)
A three-foot setback from all roof ridges shall be provided
for roof-mounted solar panels to ensure that firefighters may access
the roof in a quick and safe manner.
(d)
A 1.5-foot setback from all roof hips and valleys shall be provided
for roof-mounted solar panels to ensure that firefighters may access
the roof in a quick and safe manner if solar panels are installed
on both sides of the roof hip or valley.
(e)
Installed solar modules shall be constructed with at least one
anti-reflective layer to reduce reflectivity.
(19)
Use A-19: Accessory Ground-Mounted Solar System. An active solar
energy system that is structurally mounted to the ground and is not
roof-mounted.
(a)
Accessory ground-mounted solar energy systems shall occupy no
greater than 1,750 square feet.
(b)
Ground-mounted or freestanding solar energy systems shall not
exceed 10 feet in height.
(c)
The minimum setbacks from property lines shall be 10 feet.
(d)
No ground-mounted solar energy system shall be permitted in
the space between a building and a street.
(e)
Installed solar modules shall be constructed with at least one
anti-reflective layer to reduce reflectivity.
(f)
For purposes of determining compliance with coverage standards
of the applicable zoning district, the total horizontal projection
area of all ground-mounted and freestanding solar collectors, including
solar photovoltaic cells, panels, arrays, and inverters shall be considered
pervious coverage provided that pervious conditions are maintained
underneath the solar photovoltaic cells, panels, and arrays.
B.
Commercial uses.
(1)
Use B-1: Automotive Sales. Automotive sales use includes facilities
for the sale or lease of new or used automobiles, jeeps, motorcycles,
trailers, trucks, and the like. Facilities may include showroom, office,
display parking, service/repair, and delivery canopies, provided:
(a)
Primary access to the sales facility shall be from a major collector
or higher classification highway.
(b)
Customer and employee parking areas are each clearly identified
and not used for vehicle display purposes.
(c)
Except for incidental emergency repair work, vehicle repairs
and service are to be conducted indoors.
(d)
Vehicle delivery shall be conducted on site, or through off-site
contract arrangements, but not from public streets or rights-of-way.
(e)
Display vehicles shall not be placed on elevated stands or located
within five feet of any property line.
(f)
Collective accessory uses to the principal use of selling or
leasing shall not occupy more than 50% of the premises and shall be
conducted in direct relationship to the principal use.
(g)
Vehicle display spaces may be reduced to eight feet by 16 feet
and may be stacked up to three cars deep without aisleways. The first
row of front yard display vehicles adjacent to the public right-of-way,
may not be parked or displayed any tighter than achieved with ten-foot
wide parking spaces.
(h)
Front yard display vehicles shall not protrude into the public
right-of-way or over buffer areas.
(i)
Sound systems shall not be audible off site.
(j)
Delivery canopies shall not be located in restricted yard areas.
(2)
Use B-2: Automotive Service. Such use shall include the general
repair of automobiles, trucks, and the like; specialty repair of vehicles,
body, and fender work; and spray painting in conjunction with repair:
(a)
Tractor trailers and abandoned vehicles shall not be stored
on the premises.
(b)
All repair work shall be performed within a building.
(c)
All storage, including parts; tires; refuse; and similar articles
shall be stored within a building or fully enclosed area.
(d)
The sale of vehicles shall be prohibited.
(e)
Retail sales of parts and supplies shall be accessory to the
principal use.
(f)
Parking spaces for repair vehicles may be reduced to eight feet
by 16 feet and may be stacked up to three cars deep, without aisleways,
provided no variances for parking have been granted for the use.
(3)
Use B-3: Bank. A financial establishment where the primary use
is the processing of credit or monetary transactions, including a
savings and loan association, credit union, and other financial establishment.
(4)
Use B-4: Bed-and-Breakfast. An owner-occupied single-family
dwelling where limited lodging is offered for compensation, having
no more than seven sleeping rooms for this purpose. A bed-and-breakfast
operation shall offer a morning meal for overnight guests only. All
of the following conditions shall be met:
[Amended 12-16-2020 by Ord. No. 2417-20]
(a)
A bed-and-breakfast establishment shall be permitted by right
in the commercial and business districts (C1, C2, MU1, MU2, and MU3)
and is permitted through special exception in the R1, R2, and R3 residential
districts.
(b)
A bed-and-breakfast establishment shall be permitted only in
a single-family detached dwelling of 3,000 square feet or more which
was built prior to 1930.
(c)
Minimum lot size in the R1, R2, and R3 Districts: 20,000 square
feet.
(d)
The principal use of a bed-and-breakfast establishment shall
take place in an owner-occupied, single-family, residential dwelling.
(e)
The bed-and-breakfast shall be operated within the principal
structure and not in any accessory structures.
(f)
Conversion of a dwelling into a bed-and-breakfast establishment
shall be considered a land development. It shall be accompanied by
a site plan and land development application filed with the Township's
Building and Zoning Department for review and in accordance with the
Cheltenham Township Subdivision and Land Development Ordinance.[2]
(g)
The following architectural standards shall be considered during
this process:
[1]
Additions and renovations to the dwelling which
affect visual compatibility shall be compatible with the architectural
style of the building, character of the area and surrounding neighborhood;
[2]
That height, shape, scale, massing, detailing,
configuration, and proportions are appropriate and relative to the
original structure as well as adjacent buildings;
[3]
That architectural features are appropriate for
the historic period of the building; and
[4]
That features not generally appropriate to a single-family
detached dwelling are visually screened.
(h)
A bed-and-breakfast establishment shall be limited to four guest
rooms, plus one additional guest bedroom for each increment of 500
square feet over 3,000 square feet, up to a maximum of seven guest
bedrooms. No more than two guests shall be permitted to stay per guest
bedroom.
(i)
Bed-and-breakfasts shall comply with all life and safety requirements
of the Township Code.
(j)
Meals served shall be for guests of the establishment only,
in accordance with commonwealth law. The owner shall comply with all
federal, commonwealth, and local requirements for the preparation,
handling, and serving of food. No cooking facilities shall be provided
in the guest rooms.
(k)
Any amenities (swimming pool, tennis courts, etc.) shall be
solely for the use of the owner and the guests of the establishment.
Any such amenity located within 50 feet of a residential district
or residential property line shall require a site element screen as
defined in below.
(l)
The length of stay within a bed-and-breakfast for any lodger
or guest shall not exceed 21 consecutive nights in a six-month period
beginning at the first day of occupancy.
(m)
The business shall be registered with the Township Finance Department.
(n)
Parking.
[1]
A site element screen, as defined below, shall
be maintained around the perimeter of any parking lot such that headlight
glare shall not shine on any adjacent properties.
[2]
Parking shall not be located in the front yard.
In the case of a corner lot, the side yard facing the street shall
be considered a front yard.
(o)
Site element screens.
[1]
The screens shall be one of the following types:
[a]
Evergreen or deciduous shrubs. Shrubs shall be
placed three feet on center in a minimum five-foot-wide bed surrounding
the site element and arranged to provide a continuous hedge-like screen
at a minimum height of 3.5 feet at maturity.
[b]
Berm. A two-foot- to three-foot-high continuous
curvilinear berm with grass alone shall contain a maximum slope of
3:1 and shall not be considered a steep slope area.
[c]
Low wall. A wall of brick or stone (not concrete
block), which is consistent with the character of the principal building,
at least 50% opaque, no less than three feet and no more than four
feet in height.
[2]
Existing healthy trees, shrubs, or woodlands may
be substituted for part or all of the required plant material at the
discretion of the Township. The minimum quantities and/or visual effect
of the existing vegetation shall be equal to or exceed that of the
required buffer.
[3]
The applicant may propose the use of alternative
screen types or changes in plant materials or designs that fulfill
the intent of this chapter, with the approval of the Township.
[4]
All plants shall comply with the minimum for health,
form and root condition as outlined in the American Association of
Nurserymen (AAN) Standards.
[5]
All plant materials shall be hardy and within the
USDA Hardiness Zone 7 applicable to Montgomery County, Pennsylvania.
[6]
Maintenance. Required plant material shall be maintained
for the life of the project to achieve the required visual effect
of the screen. It shall be the ultimate responsibility of the successive
property owners to ensure that the required plantings are properly
maintained. Dead or diseased plant material shall be removed or treated
promptly by the property owner and replaced at the next growing season.
[7]
Safety. All sight triangles shall remain clear
and any plant material that could endanger safety shall be removed,
and the plant material replaced if necessary with low-growing plant
material.
(p)
Signage.
[1]
Only one of the following types of externally illuminated
signs per street frontage shall be permitted:
[a]
Freestanding sign. The area of the sign shall not
exceed six square feet. The height of the sign from the ground to
the top of the sign or decorative element shall not exceed 4.5 feet.
[b]
Projecting sign. The area of the sign shall not
exceed five square feet in area. Projecting signs shall project no
more than three feet from the building wall and shall require a clearance
of no less than seven feet between the bottom of the sign and at grade.
[c]
Parallel wall sign. The area of the sign shall
not exceed five square feet in area.
[2]
Signs shall be designed and constructed to give
the appearance of natural materials, shall be of muted earth-tone
colors and shall be compatible with the principal building and the
surrounding environment. A colored rendering shall be submitted at
the time a land development application is made.
(q)
Site lighting.
[1]
Lighting fixtures shall be directed away from residential
properties and arranged in a manner that will protect motorists, pedestrians,
and neighboring properties from direct glare or hazardous interference
of any kind. Lighting by shielded luminaries shall be permitted, provided
the lighting is directed on the sign face only.
[2]
Lighting fixtures shall be of a character consistent
with the architecture of the structure and surrounding properties.
[3]
Light fixtures shall not be located higher than
eight feet above grade.
(5)
Use B-5: Building Materials. The retail sale or wholesale of
building supplies such as bricks, concrete, lumber, plumbing, roofing
materials, doors, windows, and similar products typically purchased
for construction and repair of buildings, whether as a primary or
accessory use:
(a)
All products shall be either stored or displayed behind areas
which are clearly defined for such purpose, such as completely enclosed
fences, walls or other structures.
(b)
The display of goods and merchandise shall not be located within
the front yard restricted area, nor shall they be visible from the
public street.
(c)
All goods and related structures shall comply with the minimum
required setbacks for accessory structures in the district.
(d)
When goods or materials are located in any yard facing a residential
district, a positive barrier, such as a fence, wall, or high-intensity
screening shall be located between that property and the display or
storage of such goods.
(e)
If customers are permitted to enter outside storage areas, then
such area shall be counted as retail floor area.
(f)
Such uses shall have a defined pickup area which does not interfere
with the flow of internal traffic or required parking areas.
(g)
Sound systems shall not be audible off site.
(h)
The storage of all products shall conform to the requirements
of the Township Fire Marshal.
(6)
Use B-6: Car Wash. A building, structure or area of land with
machine or hand-operated facilities used principally for the cleaning,
detailing, polishing, washing or waxing of motor vehicles:
(a)
All washing and drying facilities shall be located entirely
within an enclosed building or roofed structure, with the exception
of manual towel-drying of customers' automobiles by car wash employees.
(b)
Automatic car washes shall provide sufficient stacking lanes
to accommodate a minimum of 18 off-street vehicles. Self-service car
washes shall provide sufficient stacking lanes to accommodate four
vehicles per washing bay.
(c)
No less than one trash receptacle per washing lane, in addition
to required dumpster, shall be located near the washing or vacuuming
area.
(d)
On-site drainage systems shall be provided to prevent water
runoff and freezing on streets and adjoining properties.
(e)
All water used for cleaning of vehicles shall be collected and
recycled and/or treated according to industry standards of the International
Car Wash Association.
(7)
Use B-7: Club. A group of individuals, together with buildings
and facilities owned or operated by an association, corporation, or
other legal entity, convening for educational, social or recreational
purposes, not incidental to other business, and not operated primarily
for profit, or to render a service that is customarily carried on
as a business enterprise:
(a)
The use shall be for dues-paying members and their authorized
guests only, and such use shall not be open to the general public.
(b)
A club shall not include uses specifically defined elsewhere
within this section of this chapter.
(c)
The rules and bylaws shall be provided to the Township at the
time of occupancy certification.
(8)
Use B-8: Commercial School. Such use shall include a commercial
school, trade school, professional school, music school, dance school,
and the like. It shall not include K-12, or elementary school education
uses.
(9)
Use B-9: Convenience Store. A convenience store is an individual
store or a group of stores on one lot where retail trade intended
for quick sale and carry-out and/or the sale of gasoline products,
other petroleum fuels and/or alternative fuels for vehicles is the
principal use. Such use does not specialize in a particular product,
but offers an array of different items, including but not limited
to take-out coffee, tobacco and tobacco-related products, dairy products,
delicatessen, dry goods, prepared foods for eat-in or carry-out, prepackaged
food, grocery items, newspaper items, and similar product lines including
the sale of fuel products. Engaging in the sale of tobacco and/or
tobacco products of 20% or more of the total sales is prohibited.
[Amended 8-14-2019 by Ord. No. 2388-19]
(b)
Separate and distinct ingress and
egress patterns shall be provided on the lot.
(c)
A minimum of two separate and remote
trash receptacles and one recycling receptacle shall be provided and
maintained outdoors for pedestrian use.
(d)
No outside vending machines, outside
sales but for motor vehicle or cooking fuel, ATMs or phones are permitted.
(e)
Facilities for dumpsters shall be
screened, according to the provisions of this section or inside trash
compactors and storage shall be provided.
(f)
The square footage of the building
shall not exceed 6,000 square feet.
(g)
When a convenience store includes
the sale of gasoline products, other petroleum fuels and/or alternative
fuels for vehicles at individual pumps underneath a canopy, the following
criteria shall apply. Where the following criteria conflicts with
other provisions of this chapter, the provisions below shall apply:
[1]
The lot size shall be
a minimum of 1.5 acres (gross acreage).
[2]
The lot shall have frontage
of at least 200 feet on a county road.
[3]
No merchandise shall
be displayed in front of the building facing a public street, or under
the canopy area.
[4]
Canopies shall comply
with the following requirements:
[a]
Canopies shall be set
back at least 15 feet from property and ultimate rights-of-way lines
or shall comply with the setback requirements for principal structures,
whichever is greater.
[b]
Canopies shall also
be set back at least 50 feet from abutting residentially zoned properties.
[c]
Canopies shall have
a maximum height of 22 feet.
[d]
Individual canopies
shall have a maximum area of 5,380 square feet.
[e]
Where the building has
a canopy, and the gas pumps have a canopy, such canopies shall be
separated by a minimum distance of 15 feet.
[f]
Lighting for canopies
shall use full cutoff flat lens luminaries.
[g]
Canopies shall use pitched
roofs 4:1 or 6:1.
[h]
Canopies shall be designed
to be architecturally compatible with structures in the surrounding
area with regard to color and building materials.
[5]
Buildings shall have
a front yard setback of an adequate distance to provide safe internal
circulation and ingress and egress. Buildings shall be set back at
least 40 feet from an adjacent residential district. This setback
shall replace any other applicable setback for buildings along the
boundary with an adjacent residential zoning district. The building
height shall be a maximum of one story or 24 feet (including mechanicals),
whichever is less. Height shall be measured from the final grade of
the parking area to a point midway between the highest and lowest
point of the main roof, not including projections which only purpose
is to provide architectural enhancement but in no event shall such
projections exceed nine feet above the main roof.
[6]
Parking shall be set
back five feet from the ultimate right-of-way and may be located between
the building and a right-of-way.
[7]
There shall be maintained
a minimum five-foot buffer area adjacent to a residential district,
except where a public right-of-way intervenes. Buffers adjacent to
a residential use shall be a continuous screen by a combination of
a six-foot-high solid wall/fence and screened plantings. Use of native
species is encouraged; invasive species identified by the Township
shall be prohibited. Screening plantings shall include a mix of evergreen
and deciduous trees and shrubs, and may include noninvasive vines,
ornamental plantings and grasses.
[8]
Driveway entrances shall
be no greater than 35 feet when crossing sidewalks, unless otherwise
required by PennDOT or other governmental entity.
[9]
Off-street parking may
not exceed twice the minimum required.
[10]
Loading must be in
a designated area and may be located between a building and a right-of-way.
[11]
Trash enclosures may
be located within a front yard. However, all trash enclosures shall
be set back at least five feet from a side or rear property line.
When visible from a public street, the structure shall be constructed
of brick or stone exterior, with wooden or decorative access gates.
[12]
The general parking regulations in § 295-2301C shall not apply provided that the buffering requirements of § 295-405B(9)(g)(7) are met and maintained.
[13]
One trash receptacle
and one recycling receptacle shall be provided and maintained outdoors
for each fueling island.
(10)
Use B-10: Dry Cleaners (Dropoff). A dry-cleaning establishment
which does not have any on-site cleaning equipment or processes other
than clothes pressing and/or tailoring.
(11)
Use B-11: Dry Cleaners (On-Site). Facilities or shops specializing
in or providing on-site processing for laundry, dry cleaning, and
or clothes pressing. Automated coin operated facilities are included
in this category if they contain cleaning machinery other than commercial
washers utilizing common detergents. Dry-cleaning shops which do not
contain on-site processing equipment are treated as dropoff centers
and are not required to comply with the conditions below:
(a)
This use shall only be permitted by special exception from the
Township Zoning Hearing Board.
(b)
Material safety data sheets for all chemical cleaning agents
used on the premises, together with all equipment specification sheets,
shall be provided to and approved by the Fire Marshal prior to the
zoning hearing.
(c)
A truck-parking zone shall be designated near the most convenient
access to the building, for purposes of servicing the on-site processing
equipment. This zone shall be large enough to accommodate the vehicle
used for servicing and cannot interfere with required parking spaces
or vehicle aisleways.
(12)
Use B-12: Event Facility. A location, building, site or structure
that is not a restaurant which is rented as a place for the purpose
of accommodating a group of diners, patrons, guests, or other attendees
for functions such as banquets, wedding receptions, parties, entertainment,
meetings, conferences, performances, and/or similar gatherings.
(13)
Use B-13: Farmers' Market. A market held in an open area or
in a structure where groups of individual sellers offer for sale to
the public such items as agricultural produce, seasonal fruits, fresh
flowers, and items customarily sold or dispensed at farmers' markets
from booths, tables, or vehicles located on site.
(a)
All farmers' markets and their vendors comply with all federal,
commonwealth and local laws relating to the operation, use and enjoyment
of the market premises.
(b)
Farmers' markets shall be held in the same fixed location and
may be conducted year-round or may be operated on an occasional or
periodic basis as a seasonal or temporary use.
(14)
Use B-14: Funeral Home. A building or portions thereof used
for human funeral services. Such facilities may contain provisions
for chapel, embalming, viewing, and other services used in preparation
of the dead, including the storage of caskets, supplies, and funeral
vehicles.
(15)
Use B-15: Hotel/Inn. A facility offering transient lodging accommodations
on a daily or weekly basis to the general public, having access to
the accommodations only through a central lobby, and providing additional
services such as restaurants, meeting rooms and recreational facilities:
(a)
Accessory uses other than a restaurant located on the ground
floor, shall be limited in use to paying guests of the hotel. The
use must have access to a major collector or higher classification
highway.
(b)
The maximum permitted density for each lodging type is the following:
[1]
Hotel lodging: 32 overnight guest rooms per acre.
(c)
The length in occupancy per transient guest shall be at least
one night and no more than 30 nights.
(16)
Use B-16: Laundry (Self-Service). A business or use that provides
washing, cleaning, and drying machines, for hire or rent, to be used
by customers on the premises. May also include dropoff and pickup
laundry service and on-site attendants.
(a)
It shall be demonstrated to the Township Zoning Officer that
adequate provisions will be made for wastewater disposal.
(17)
Use B-17: Mixed Use Building. A building, use, or structure,
other than a shopping center or lifestyle center, composed of a mixture
of uses, such that uses from at least two of the three following categories:
(1) retail, (2) office, or (3) residential are provided. Particular
uses in a B-17: Mixed Use Building shall comply with their respective
use regulations in this article, the standards of B-17: Mixed Use
Building, the standards of the applicable zoning district, and all
other applicable regulations of this chapter.
(a)
Mixing uses of different use categories on the same floor within
a building shall only be permitted by special exception, provided
that such uses are served by separate building entrances.
(b)
Residential uses shall not be located on the ground floor.
(c)
Retail use(s) must occupy greater than 50% of ground-floor square
footage, and shall have windows on the front facade.
(d)
Only those uses listed in § 295-405B(17)(d)[1] through
[3] below and no other may be permitted within B-17: Mixed Use Building,
provided that the use is also specifically permitted in the respective
zoning district in question. By way of example only, and not limitation,
if B-28: Retail Store is not permitted in the zoning district in question,
such uses are not permitted within B-17: Mixed Use Buildings in said
zoning district, notwithstanding B-28: Retail Store being included
as a permitted use in the following list.
(e)
For new buildings, ground floor space shall have a minimum floor-to-ceiling
height of 10 feet. All retail or office floor space provided on the
ground floor of a B-17: Mixed Use Building shall contain the following
minimum floor area:
(18)
Use B-18: Parking Structure. A building or structure designed
and used for the parking of motor vehicles open to customers, patrons
or tenants of a business or residence, all or parts of which may be
above or below ground. Parking structures shall be constructed to
the following minimum standards indicated below:
(a)
Retail store fronts or other business uses on the street level
shall be required on major collector or higher classification highways.
|
For structures not on a major collector or higher classification
highway, parking structures shall have a minimum setback of 30 feet
from the public right-of-way and shall comply with any more restrictive
setback or other yard requirements for the zoning district in which
it is located. A minimum twenty-foot wide planting strip shall be
provided between the face of the parking structure and the public
right-of-way.
|
(b)
The wall of the parking structure facing a public street or
right-of-way shall be treated in such a manner as to partially screen
street-level parking. Undecorated appearances of parking structures
are not permitted.
(c)
Underground parking structures. Underground parking structures
are permitted within any required setback, side yard, and rear yard,
on any lot in any nonresidential zoning district, provided no portion
of the underground structure extends above grade more than three feet
at any point. A parapet or railing may extend above the permitted
structure height, provided it is not greater than 36 inches in height;
is set back from the property line at least three feet; and has openings
equal to at least 50% of its surface along each side. Along any lot
line abutting a street, "grade" means the elevation at the center
line of the street. Along any lot line not abutting a street, "grade"
means ground elevation at the property line. Such structures shall
conform to any corner sight distance requirement. An underground parking
structure may encroach upon any area set aside for the buffer, screening,
or other planting requirements, so long as there is at least four
feet of soil between the aboveground surface and the top of the underground
parking structure.
(d)
Parking structures shall be monitored with a commercial security
service at all times, provided at the sole expense of the parking
structure owner or operator.
(e)
Underground parking structures are permitted as an accessory
use to Use G-1: Multifamily Building/Unit in residential districts
in which Use G-1 is permitted.
(19)
Use B-19: Parking Lot. As a primary use, an area comprising
a collective number of individual parking spaces, designed according
to the standards of this chapter, and not within a building where
motor vehicles may be parked for the purpose of temporary, hourly,
daily or overnight off-street parking, when such parking is operated
as a business enterprise. Parking lots utilized by uses established
on the premises where the parking occurs are permitted as accessory
uses in all nonresidential districts, provided:
(a)
Parking lots shall be designed, surfaced and striped according to the standards set forth in Article XXIII, Parking and Loading.
(b)
They are not located in required buffer areas.
(c)
The re-striping of a parking lot shall require a use permit
from the Township to ensure inspection for spacing requirements and
conformance to approved plans.
(20)
Personal care business uses. A personal care business requires
direct, physical contact with the customer in the performance of a
personal service. Such uses generally require a license from the Commonwealth
Department of Professional Occupations. Personal care business uses
of any type shall not be permitted within 750 feet of another personal
care business use of any type; such distance shall be measured from
the closest exterior or party wall of the building or portion thereof
in which the personal care business use is proposed to be conducted,
to the closest exterior or party wall of the building or portion thereof
in which another personal care business use is conducted. Individual
personal care businesses shall be categorized and permitted according
to the following subcategories:
(21)
Use B-21: Professional Service Business. Such use shall include
businesses which typically offer service in conjunction with the sale
of goods. Such uses differ from retail or office business in that
the customer area is usually separated from the service area, and
some form of laboratory, fabrication area or processing area is necessary.
Such use includes, but is not limited to, shoe repair, tailor, photography
studio, copying service, eyeglass labs, and other similar uses, unless
otherwise provide for in this chapter.
(22)
Use B-22: Radio/TV Station. Such use shall include areas where
electronic equipment and staging is utilized for the purpose of broadcasting
radio or television programming, provided that:
(a)
If studio seating or auditorium areas are provided, parking
spaces shall be separately calculated based on the use classification.
(b)
Antennas systems shall not be visible from the public street.
(c)
Ground-mounted antenna systems exceeding 35 feet in height shall
be erected at a distance from the property line equal to its height.
If such a structure is located on a lot abutting a residential district,
it shall be located at least 200 feet from the residential zone.
(23)
Use B-23: Rental Agencies (Vehicles). A business specializing
in providing for the temporary use of vehicles for loan or short-term
lease. Such use shall include businesses providing short-term transit
of customers or their vehicles to and from assigned locations by automobiles,
limos, vans, or trucks; and businesses providing the loan or lease
of campers, haulers, trailers and other transport devices:
(a)
Fleet vehicles, or vehicles used in providing the loan or lease
service, shall be separated from required customer parking areas.
(b)
Campers, haulers, trailers, trucks, and other transport devices
shall not be parked within the restricted front yard area.
(c)
Fleet automobiles parked in front yard areas shall be stored
neatly and parked in even rows in required display spaces.
(d)
On-site washing is prohibited unless the premises contains a
washing bay located within a building or in the rear of the premises.
(e)
Display parking may be reduced to eight feet by 16 feet and
may be stacked, up to three cars deep without aisleways, provided
no variance for parking on the site is necessary, or was previously
granted.
(24)
Use B-24: Repair Shop. A repair shop shall include any business
where the primary function is the repair of items such as appliances,
bicycles, computers, guns, lawn mowers, locks, stereos, televisions,
VCRs, watches, small business or electronic machines, and similar
products:
(25)
Use B-25: Restaurant. An establishment, or other retail use,
or portion thereof, where food or beverages are sold for direct consumption
on the premises to persons seated within the building when licensed.
This shall include coffee shops, tea rooms, and other substantially
similar dine-in establishments that meet this definition.
(a)
Restaurants specializing in take-out service, or with less than
20% of the gross leasable floor area devoted to seating shall be classified
as B-26: Retail Take-Out Foods.
(b)
Brewpubs shall comply with all the requirements of restaurants,
and not taverns/bars, as defined herein, and shall be permitted to
operate a Use C-21: Microbrewery/Microdistillery/Microwinery as an
accessory use to a restaurant, only when the following conditions
are met:
[1]
The area used for brewing, distilling, fermenting,
bottling, and kegging shall not exceed 30% of the total gross leasable
floor area.
[2]
No brewed, fermented or distilled beverage shall
be sold wholesale or distributed by the manufacturing entity beyond
what is sold on-site for either on- or off-premises consumption.
(c)
The following conditions for outdoor restaurant areas, to be
permitted only in the C1, C2, and MU1 districts, shall apply:
[1]
The outdoor restaurant area shall be directly in
front of or adjoining a street-level eating or drinking establishment.
[2]
The outdoor area shall not infringe on any public
sidewalk or right-of-way.
[3]
The outdoor area cannot infringe or encroach on
the minimum number of required parking spaces or further reduce available
parking, in the event of shared parking facilities.
[4]
The outdoor area shall be physically separated
from the public or parking areas by a railing, fence, deck, planting
boxes, or a combination thereof.
(d)
If located adjoining a residential zoning district, odor control
devices shall be installed to minimize food odor impacts.
(26)
Use B-26: Retail Take-Out Foods. Such use shall include shops
dedicated to the retail sale of foods which are assembled or dispensed
on the premises, primarily for take-out; and which may customarily
also provide sit-down service, provided the sit-down service is incidental
to the take-out function and does not occupy more than 20% of the
gross leasable floor area of the use. Such requirement is necessary
to distinguish this use from restaurant service.
(a)
Such facilities containing outdoor seating areas shall also
satisfy the conditions for outdoor restaurants outlined for B-25.
(27)
Use B-27: Retail Shop. A small shop or store where the single
principal use of the premises is the retail sale of goods and merchandise,
and whose marketplace draw is considered as largely local in scope
or services:
(a)
There shall be no outdoor display or storage unless permitted
by district regulations.
(b)
The making or selling of cooked food shall not be permitted
as an accessory use.
(c)
More than one business enterprise is permitted on the premises
or lot, provided that each enterprise has direct building access,
physical separation between enterprises, and entrances for each enterprise
facing the street. (More than one enterprise may be permitted as a
part of Use B-17: Mixed Use Building.)
(d)
The gross leasable floor area devoted to retail use and storage
is less than 10,000 square feet.
(28)
Use B-28: Retail Store. A retail facility where the single principal
use of the premises is the retail sale of goods and merchandise, and
whose marketplace draw is considered as local and regional in scope
or services. Such use shall include, but is not limited to, department
stores, discount stores, supermarkets, and stores exceeding 10,000
square feet in gross floor area. At least 90% of the gross leasable
floor area shall be devoted to a single tenant:
(a)
To qualify for this category, the store shall be an individual
use located in a freestanding building.
(b)
The site shall have a minimum of two ingress/egress locations.
(c)
In addition to required load/unload zones, the premises shall
define a customer pickup area sufficient to maintain at least four
vehicles without interference to the normal flow of traffic.
(d)
Cart return areas shall be defined on the premises for each
vehicle aisle, without reduction to required parking areas. If carts
are not required by the proposed use, cart areas shall be maintained
as green space in reserve.
(e)
Outdoor sales areas are permitted, provided the area is enclosed
by fencing or screening, directly adjoins the principal building,
is not located in a front or buffer yard, and the outdoor area is
factored into the total number of required parking spaces.
(29)
Use B-29. Supermarket. A retail store devoted to the sale of
food goods and associated household products customarily incidental
to food shopping activity.
(30)
Use B-30: Service Station. Any premises, lot or parcel where
the primary use is the storage, dispensing and supply of gasoline,
other petroleum fuels, and/or alternative fuels for vehicles are sold;
and/or light maintenance activities such as engine tune-ups, lubrication,
battery and tire replacement; and other minor repairs on vehicles
is performed. Service stations shall not include premises or uses
where heavy automotive maintenance and repair activities such as engine
overhaul, transmission, painting or body work is conducted.
(a)
Such use may include facilities for the limited sale of convenience
items as an accessory use, provided parking requirements for the retail
area are satisfied.
(b)
No merchandise shall be displayed in front of the building line
facing a public street or under-canopy area.
(c)
No storage or servicing of vehicles shall be permitted outdoors.
Any storage or service of vehicles shall only occur within an enclosed
building.
(d)
Canopies shall comply with the following requirements:
[1]
They shall comply with the setback requirements
for principal structures.
[2]
Canopies shall be set back at least 15 feet from
property and ultimate rights-of-way lines and 50 feet from abutting
residentially zoned properties.
[3]
Canopies shall have a maximum height of 16 feet
measured to the underside of the canopy.
[4]
Individual canopies shall have a maximum area of
3,600 square feet; multiple canopies shall be separated by a minimum
distance of 15 feet.
[5]
Lighting for canopies shall use full cutoff flat
lens luminaires.
[6]
Canopies shall use pitched roofs (4:1).
[7]
Canopies shall be designed to be architecturally
compatible with structures in the surrounding area with regard to
color and building materials.
(31)
Use B-31: Shopping Center. A building or group of buildings
and related uses, primarily designed to service a limited neighborhood
or community area, where more than three retail or service businesses
share a single premises or lot with common parking facilities:
(a)
In order to qualify, such center shall have at least two acres
in site area.
(b)
In order to maintain the retail nature of the center, no more
than 20% of the gross floor area of the entire complex shall be devoted
to office or professional service businesses.
(c)
In order to provide architectural variety, no individual section
or strip of stores shall exceed 150 feet in length without an offset
greater than six feet in depth.
(d)
Parking shall be designed to be as centrally located to each
use as possible. No store shall be located in the rear of any center
unless sufficient parking spaces are available on the rear side.
(e)
Shopping centers with more than four businesses or establishments
shall provide pedestrian and path systems to the major collector or
higher classification highway on which they take ingress and egress,
and to adjacent commercial or residential neighborhoods. Such paths
shall be separate and distinct from required parking and aisleways.
(f)
In addition to the standards expressed in this subsection, anchor
or retail stores greater than 25,000 square feet shall be required
to comply with the standards for retail stores with respect to customer
pickup areas and shopping cart return areas, if applicable.
(g)
Anchor stores, large retail stores, banks, supermarkets, and
other spaces which constitute a separate or detached building on the
lot or premises of the shopping center, shall provide a green buffer
no less than ten feet wide along all walls of the building not identified
as the main entrance or containing drive-in facilities.
(h)
Load/unload zones, dumpsters, and service structures shall not
be located in front of the store building façade and shall
not face the public streets surrounding the shopping center.
(32)
Use B-32: Lifestyle Center. A building or group of buildings
and related uses where more than 15 individual retail or service businesses,
developed or held by one owner, shall be the subject of an application
filed jointly by the owners of one or more tracts, with access from
a mall, courtyard, pedestrian or common area, and share common parking
facilities:
(a)
In order to qualify, centers shall have at least 15 acres in
the site area.
(b)
In order to maintain the retail nature of the center, no more
than 20% of the gross floor area of the entire complex shall be devoted
to office, professional service businesses, restaurants or food court
areas.
(c)
In order to provide architectural variety, no individual section
or strip of stores shall exceed 300 feet in length without an offset
greater than 12 feet in depth.
(d)
Parking shall be designed to be as centrally located to each
use as possible, and shall be located on all sides of the center.
(e)
Centers shall provide pedestrian and bicycle path systems to
the major collector or higher classification highway on which they
take ingress and egress, and to adjacent commercial or residential
neighborhoods. Such paths shall be separate and distinct from required
parking and aisleways.
(f)
In addition to the standards expressed in this subsection, anchor
or retail stores greater than 50,000 square feet shall be required
to comply with the standards for retail stores with respect to customer
pickup areas and shopping cart return areas, if applicable.
(g)
Anchor stores, large retail stores, banks, supermarkets, and
other spaces which constitute a separate or detached building on the
lot or premises of the shopping center shall provide a ten-foot green
buffer along three walls of the building, not identified as the main
entrance side; or containing drive-in facilities. Such detached buildings
and uses shall not be located closer than 50 feet to any street surrounding
the center.
(h)
Load/unload zones, dumpsters, and service structures shall not
be located in front of the store building facade, and shall not face
the public streets surrounding the center.
(i)
The use of indoor kiosks and carts shall be allowed, provided
the uses are permitted and maintain the requirements of the adopted
building and fire codes for occupancy standards and aisle width regulations.
(j)
There shall be no outside storage or outside sales. All areas
for parking of tractor trailers shall be shielded from public view.
(33)
Use B-33: Storage Facility (Self-Service). A building, structure
or group of buildings and structures consisting of or containing varying
sizes of individual, compartmentalized, and controlled access stalls
or spaces, for the storage of business, private, or household goods.
(a)
All storage shall be contained within a permanent building.
Temporary storage containers are not permitted.
(34)
Use B-34: Studio for Dance, Art, Music, Photography, Yoga, Martial
Arts, or Similar Arts. A use for individual and group instruction
and training in the arts, production rehearsal, photography, and the
processing of photographs produced only by users of the studio facilities.
(35)
Use B-35: Tavern/Bar. Any premises wherein alcoholic beverages
are served or sold at retail for consumption on the premises, of which
the principal business is the sale of such beverages, and where the
sale of such beverages comprises at least 75% or more of gross receipts.
(36)
Use B-36: Veterinary Clinic. Such use shall include the office
of a veterinarian with accessory animal pens, which shall not be allowed
as a primary use.
(37)
Use B-37: Motel. A series of attached, semidetached or detached
fixed dwelling units containing bedroom, bathroom and closet space
where each unit has convenient access to on-site parking space for
the use of the unit's occupants.
(38)
Use B-38: Pet Grooming. A commercial use dedicated to the grooming
of dogs and cats.
(40)
Use B-40: Short-Term Transient Lodging or Vacation Rental. Any
use of a dwelling or dwelling unit rented or exchanged as a short-term
transient lodging or vacation rental, regardless of whether there
is concurrent or partial occupancy or full occupancy by the owner
or another when not in use as a short-term transient lodging or vacation
rental.
[Added 12-16-2020 by Ord. No. 2417-20]
C.
Industrial uses.
(1)
Use C-1: Assembly Plant. A building, structure, or use engaged
in the manufacture, predominately from previously prepared materials,
of finished products or parts, including processing, fabrication,
assembly, treatment, packaging, incidental storage, and distribution
of such products, but excluding fundamental industrial processing.
(2)
Use C-2: Bus Terminal. Buildings, lots, parcels, and/or structures
in or on which buses are parked and/or stored. May include fueling
and/or maintenance of vehicles.
(3)
Use C-3: Contracting Shop. Such use includes offices and supply/fabrication
shops for services rendered in the building trades, including cabinet-making,
carpentry, cement, electric, furniture-making, heating, painting,
plumbing, roofing, and the like, provided that all tools and vehicles
are located indoors wherever possible.
(4)
Use C-4: Distribution Center. A building, structure, or use
designed or utilized for the purpose of handling goods or freight
from one location to another, including short-term warehousing.
(5)
Use C-5: Dry Cleaning/Laundry Plant. A facility equipped for
on-site cleaning or laundering of material goods delivered from off-site
sources or drop-off cleaning uses.
(6)
Use C-6: Fuel Storage Facility. Such use shall include fuel
storage, distribution tanks, and related structures, provided that
all tanks are located below ground or are otherwise screened from
public view. The minimum lot size shall be one acre.
(7)
Use C-7: Industrial Repair Shop. A facility designed or intended
for the repair of mechanical parts or equipment, engines, vending
machines, and other heavy-duty commercial equipment.
(8)
Use C-8: Lumber Yard. Such use shall include the storage and
sale of lumber, including millworking and related accessory use, provided
such use conform to the standards of Use B-5: Building Materials.
(9)
Use C-9: Manufacturing Plant. A building, structure, or use
engaged in the basic processing and manufacturing of materials and
products predominately from extracted raw materials; or a use engaged
in manufacturing process using flammable materials; or a manufacturing
process that involves potentially hazardous or offensive conditions
to adjoining uses.
(10)
Use C-10: Packaging Plant. Such use shall include facilities
where goods are packed or assembled for shipment to other locations.
(11)
Use C-11: Printing/Publishing Shop. Such use shall include large-scale
printing and publication services, not including smaller convenience
copy centers.
(12)
Use C-12: Radio or Television Transmission Tower. A structure
intended for transmitting and receiving commercial AM and FM radio
signals and commercial UHF and VHF television signals, where the structure
is the primary use of the parcel, lot, or tract, excluding those used
for emergency, military, and dispatch communication. Such uses are
only permitted by special exception.
(13)
Use C-13: Research Facility. A use, building, structure, or
group of buildings and structures, in which are located facilities
for scientific research, investigation, experimentation or testing,
but not facilities for the manufacture, production, or sale of products,
except as incidental to the primary purpose or on limited pilot scale.
(a)
Development standards for Use E-4: Office Campus shall be applicable
to multi-building development.
(14)
Use C-14: Recycling Dropoff Facility. An incidental or accessory
use that serves as a neighborhood or municipal dropoff point for the
temporary storage of recoverable or recyclable resources. No processing
of such item is permitted.
(15)
Use C-15: Recycling Facility. A facility, lot, parcel, building,
or group of buildings, together with such necessary equipment, which
is not a junkyard, and which recoverable resources such as newspaper,
magazines, paper products, glass, metal, and other products are recycled,
reprocessed, and treated for return or reuse in industry.
(16)
Use C-16: Truck Terminal. Buildings, lots, parcels, and structures,
on or in which freight brought by truck is assembled and/or stored
for routing or reshipment, or in which semitrailers, tractor trailers
and/or trailer units are parked and/or stored.
(17)
Use C-17: Wholesale Facility. The sale of goods in large amounts
to retailers or supply companies, rather than to consumers directly.
(18)
Use C-18: Warehouse/Storage Facility. A building, structure,
lot, parcel, or use engaged in the storage, wholesale, and distribution
of manufactured equipment, goods, materials, products or supplies,
but excluding bulk storage of chemicals and materials that are explosive,
inflammable or hazardous to adjoining properties.
(19)
Use C-19: Kennel. An establishment licensed by the commonwealth
to operate and house cats, dogs, or other permitted household pets,
and where grooming, breeding, boarding, training or selling of animals
is conducted for profit:
(a)
A minimum lot size of 1/2 acre shall be required for interior
pens.
(b)
Interior pens shall be soundproofed so that animal noises will
not be heard off-premises.
(c)
If outdoor boarding of animals, outdoor pens, or animal runways
are provided, the minimum lot size shall be one acre.
(d)
Accessory pens and runways shall be kept a minimum of 200 feet
from any property line, and are not to be used for the boarding of
animals.
(e)
Length of stay for any animal shall not exceed two weeks.
(20)
Use C-20: Brewery/Distillery/Winery. A facility for the production,
packaging and sampling of alcoholic beverages — including beer,
wine, cider and distilled liquors — for retail or wholesale
distribution, for sale or consumption on- or off-premises, and which
produces 100,000 gallons or more of such beverages per year.
(21)
Use C-21: Microbrewery/Microdistillery/Microwinery. A facility
for the production, packaging and sampling of alcoholic beverages
— including beer, wine, cider and distilled liquors —
for retail or wholesale distribution, for sale or consumption on-
or off-premises, and which produces less than 100,000 gallons of such
beverages per year. This shall include "nanobreweries."
(22)
Use C-22: Solar Energy Facility. An alternative energy facility
that consists of one or more ground-mounted, free-standing, or building-integrated
solar collection devices, solar-energy-related equipment and other
associated infrastructure with the principal use intention of generating
electricity or otherwise converting solar energy to a different form
of energy primarily for off-site use.
(a)
Ground-mounted solar energy collection devices shall not exceed
15 feet in height.
(b)
Solar energy facilities, including all collection devices and
arrays, shall comply with district setback requirements.
(c)
Installed solar modules shall be constructed with at least one
anti-reflective layer to reduce reflectivity.
(d)
For purposes of determining compliance with coverage standards
of the applicable zoning district, the total horizontal projection
area of all ground-mounted and free-standing solar collectors, including
solar photovoltaic cells, panels, arrays, and inverters, shall be
considered pervious coverage, provided that pervious conditions are
maintained underneath the solar photovoltaic cells, panels, and arrays.
(23)
Use C-23: Sales Locations of Consumer Fireworks.
[Added 3-28-2018 by Ord.
No. 2364-18]
(a)
Except as otherwise authorized in Act 43 of 2017[4] and below, consumer fireworks shall be sold only from
facilities that are licensed by the Pennsylvania Department of Agriculture
and that meet the following criteria:
[2]
The facility shall be a stand-alone, permanent
structure.
[3]
Storage areas shall be separated from wholesale
or retail sales areas to which a purchaser may be admitted by appropriately
rated fire separation.
[4]
The facility shall be located no closer than 250
feet from a facility selling or dispensing gasoline, propane or other
flammable products.
[5]
The facility shall be located at least 1,500 feet
from another facility licensed to sell consumer fireworks.
[6]
The facility shall have a monitored burglar and
fire alarm system.
[7]
Quarterly fire drills and preplanning meetings
shall be conducted at the facility as required by the primary fire
department.
[4]
Editor's Note: See 72 P.S. §§ 9401 to 9416.
(b)
Notwithstanding Subsection C(23)(a)[1] through [7] above, a
temporary structure licensed by the Pennsylvania Department of Agriculture
to sell consumer fireworks may be the sales location of consumer fireworks
if the temporary structure meets all of the following requirements:
[1]
If the temporary structure is located no closer
than 250 feet from a facility storing, selling or dispensing gasoline,
propane or other flammable products.
[2]
An evacuation plan is posted in a conspicuous location
for a temporary structure in accordance with NFPA 1124 (the National
Fire Protection Association Standard 1124, Code for the Manufacture,
Transportation, and Storage of Fireworks and Pyrotechnic Articles,
2006 Edition, or any subsequent edition).
[3]
The outdoor storage unit, if any, is separated
from the wholesale or retail sales area to which a purchaser may be
admitted by appropriately rated fire separation.
[4]
The temporary structure complies with NFPA 1124
(see above) as it relates to retail sales of consumer fireworks and
temporary structures.
[5]
The temporary structure is located one of the following
distances from a permanent facility licensed to sell consumer fireworks
under the former Act of May 15, 1939 (P.L. 134, No. 65), referred
to as the Fireworks Law,[6] at the time of the effective date of Act 43 of 2017 (P.L.
672, No. 43):
[a]
Prior to January 1, 2023: at least five miles.
[b]
Beginning January 1, 2023: at least two miles.
[6]
Editor's Note: See 72 P.S. §§ 9401 through 9416.
[6]
The temporary structure does not exceed 2,500 square
feet.
[7]
The temporary structure is secured at all times
during which consumer fireworks are displayed within the structure.
[8]
The temporary structure is insured by a minimum
of $2,000,000 in public and product liability insurance.
[9]
The sales period is limited to June 15 through
July 8 and December 21 through January 2 of each year.
[10]
Consumer fireworks not on display for retail sale
are stored in an outdoor storage unit. For the purposes of this provision,
an outdoor storage unit is defined as a consumer fireworks building,
trailer, semitrailer, metal shipping container or magazine meeting
the specifications of NFPA 1124 (see above).
(24)
Use C-24: Tobacco Store/Smoke Shop. A retail sales or wholesale establishment
primarily engaged in selling tobacco and/or tobacco products and/or
vaping products. A retail sales or wholesale establishment which maintains
20% or more of its total merchandise as tobacco and/or tobacco products
and/or vaping products shall be considered a tobacco store/smoke shop
for the purposes of this chapter. For the purposes of this chapter,
a retail or wholesale establishment which holds itself out as a "tobacco
store," a "smoke shop," a "vape shop" or a similar establishment,
shall also be considered a tobacco store/smoke shop for the purposes
of this chapter. Examples of vaping products referred to in this chapter
include, without limitation, vaporizers, vape pens, vapor products,
hookah pens, electronic cigarettes, e-cigarettes, e-cigs, e-pipes
and any other electronic nicotine delivery system ("ENDS"). ENDS shall
be deemed noncombustible tobacco products. Tobacco products as referred
to in this chapter shall include, without limitation, matches, lighters,
hookahs, pipes, chewing tobacco, cigarette rolling machines, ashtrays,
pipe tools, pipe supplies and pipe accessories. For the purposes of
this chapter, cannabidiol products, also known as "CBD" products,
shall be excluded when counting the total merchandise of such a retail
sales or wholesale establishment.
[Added 2-17-2021 by Ord. No. 2421-21]
D.
Community service uses.
(1)
Use D-1: Cemetery. Land used or intended to be used for the
burial of the dead, dedicated for such purposes and licensed by the
commonwealth authority having jurisdiction. It includes columbariums,
crematories, mausoleums, and mortuaries when operated in conjunction
with and within the boundaries of the cemetery:
(a)
The minimum lot size shall be six acres for any newly proposed
cemetery land use.
(b)
No more than 10% of the entire area, to a maximum of five acres,
shall be devoted to aboveground buildings not serving as burial markers
or memorials, including, but not limited to, business and administration
offices, chapels, maintenance facilities, greenhouses, and repair
shops, and parking facilities.
(c)
A forty-foot buffer strip, unoccupied except for landscaping
and walkways, shall be provided between any building or burial site
and the cemetery property line.
(d)
For all entrance features, including gates, fountains, statuary,
identification signs, and the like:
[1]
There shall be not more than two signs at such
entrance, which shall comply with the sign regulations.
[2]
The main portion of entrance features shall be
located at least 10 feet from the nearest right-of-way line of any
public street.
[3]
No such entrance features shall exceed 12 feet
in height.
(e)
Where interior roads are provided, they shall be paved according
to municipal standards and shall have a minimum width of 12 feet for
one-way and 20 feet for two-way. There shall be no dead-end roads,
unless provided with a turnaround having a center-line radius of at
least 40 feet.
(2)
Use D-2: College or University. A building, lot, parcel, or
group of buildings that provides a broad educational curriculum to
individuals enrolled therein, and is licensed by the Commonwealth
Department of Education, including private and public colleges and
universities:
(a)
The minimum lot area shall be six acres.
(b)
Outdoor recreation areas and fields shall be shielded with a
high density screen when any portion thereof is located within 100
feet of an off-site, residential land use. All exterior lighting shall
be designed to prevent glare onto adjacent properties. Illumination
onto existing residentially used areas shall at no time exceed 0.5
footcandle at the property line.
(3)
Use D-3: Community Center. An area, building, structure, or
other facility used and open to residents or friends of a neighborhood
community, for educational, social or recreational programs and other
community uses, and owned and operated by a civic, educational, municipal,
philanthropic, religious, or tax-exempt entity:
(4)
Use D-4: Adult/Child Day Care. Such use shall include a day
nursery, nursery school, kindergarten, or other agency giving day
care to children or senior citizens, subject to the following additional
provisions:
(a)
Where no more than 10 individuals are to be provided day care,
the minimum lot size shall be 1/2 acre. One additional 1/2 acre shall
be provided for each additional group of 10 individuals or fraction
thereof of design capacity.
(b)
In all residential districts the use shall be permitted only
as an accessory use to a single-family detached residence, or place
of worship.
(c)
Outdoor play areas shall be screened according to the provisions
of this chapter so as to protect the neighborhood from inappropriate
noise and nuisance.
(d)
The practice of babysitting on an occasional basis shall not
be restricted under this use.
(5)
Use D-5: Dormitory. A building that is owned or operated by
a licensed institution, the primary purpose of which is to provide
temporary living accommodations for individuals associated with or
attending the institution. This use is only permitted as an accessory
use by special exception.
(6)
Use D-6: Educational Facilities. The classrooms, lecture halls,
libraries, or other similar locations where classes are taught or
instruction is given as part of a school, public/private, or college/university.
This use is only permitted as an accessory use by special exception.
(7)
Use D-7: Hospital. An institution providing human health-care
services primarily as an in-patient facility, and offering clinical,
temporary, or emergency medical or surgical care procedures to the
sick and injured, and licensed by the commonwealth to provide such
facilities and services. A hospital includes not only the facilities
where such service is rendered, but includes related facilities such
as laboratories, out-patient departments, training facilities, central
services, and staff offices that are essential to the service delivery:
(a)
A lot area of not less than 30 acres shall be required.
(b)
Where the use adjoins existing residential uses, a twenty-five-foot,
medium-density screening buffer shall be provided. Care shall be taken
to locate emergency and service entrances where they are not offensive
to adjoining neighbors.
(c)
Such use shall have at least 1,000 feet of lot frontage on Township
Line Road. Such use shall take access from that highway.
(8)
Use D-8: Library or Museum. Such use shall include a library
or museum open to the public or connected with a permitted educational
use, conducted as a nonprofit operation, and not conducted as a private,
gainful business.
(a)
Retail activity shall be permitted only as an accessory use
incidental to the primary purpose of the library or museum.
(9)
(Reserved)
(10)
Use D-10: Nursing Home. Such use shall include a licensed nursing
or convalescent home, subject to the following additional provisions:
(11)
Use D-11: Place of Worship. A tax-exempt institution that people
regularly attend to participate in or hold religious services, meetings,
and other activities related to religious ceremonies. The term "church"
shall include those buildings and structures in which the religious
services are held:
(a)
The minimum lot size for a newly proposed place of worship,
and related residential facilities shall be five acres.
(b)
For places of worship located in residential zoning districts,
accessory uses which occur with a frequency greater than once a month
shall only be permitted by special exception approval. Supporting
residential housing facilities is not an applicable accessory use.
Uses included in this requirement are amusements, classes, counseling
services, dances, day-care programs, fund-raising events, meetings
and events open to the public at large, plays, tailgate sales, outreach
programs and the like.
(c)
In granting a special exception for accessory uses, the Township
Zoning Hearing Board shall consider the impact of the proposed activities
on the ability of the site to sustain it and the impact on the surrounding
neighborhood. Demand on available parking, scheduling and coordination
of events, the hours of operation, and special restrictions shall
be evaluated.
(d)
In order to promote available parking within the Township, places
of worship may rent or lease parking spaces to other uses and entities
during days or times when church facilities or other functions are
not in operation. Such agreement must be approved by the Township
through the issuance of a use permit.
(12)
Use D-12: School, Public/Private. A building, lot, parcel, or
group of buildings that provides a broad educational curriculum to
individuals enrolled therein and is registered or licensed as deemed
appropriate by the Commonwealth Department of Education, including
private and public kindergartens, elementary, junior and senior high
schools:
(13)
Use D-13: Art Gallery. A public or private facility that is
operated as an exhibition space for individual art pieces not mass
produced, consisting of one or more of the following: paintings, drawings,
etchings, sculptures, or photographic prints; may include the sale
or loan of the individual art pieces or the sale of related objects
and services.
(a)
Art gallery shall not exceed 3,000 square feet.
(14)
Use D-14: Assisted Living Facility. A housing facility in which
elderly residents have access to skilled nursing care, providing occasional
supervision or assistance with activities of daily living, but who
do not require twenty-four-hour medical care or supervision, and live
more independently than those residing in Use D-10: Nursing Home.
(a)
The minimum lot area in all districts shall be five acres.
(b)
The maximum residential density permitted shall be 15 beds per
acre.
(c)
Dwelling areas containing beds are permitted to be self-contained
dwelling units with kitchen facilities.
(d)
Any accessory use on the same lot with and customarily incidental
this use is permitted, including any accessory retail, personal care
business, office or cafeteria use that is used exclusively by residents,
their visitors, or employees.
(15)
Use D-15: Life Care Facility/CCRC. A residential facility, building,
or complex of buildings, exclusively designed and operated for persons
in need of life care arrangements, within which is provided private
or semiprivate living and sleeping quarters, with private or common
eating facilities, together with ancillary services for health care,
social, and recreational services. Dependent care includes personal
care, congregate care, intermediate care, and skilled nursing care.
(a)
Permitted uses:
[1]
G-9. Village Dwelling Unit.
[2]
G-1. Multifamily Building/Unit.
[3]
D-10. Nursing Home.
[4]
D-14. Assisted Living Facility.
[5]
Any accessory use on the same lot with and customarily
incidental to any of the above uses, including any accessory retail,
personal care business, office or cafeteria use that is used exclusively
by residents, their visitors, or employees.
(b)
Permitted density. Calculation of the permitted density is based
on the declared dwelling unit types per gross site area, according
to the following ratios:
(c)
Minimum lot size: 15 acres.
(d)
Minimum building setbacks from property lines: 100 feet.
(e)
Unit mix. A minimum of two different dwelling unit types shall
be provided, and a minimum of 25% of the total permitted number of
dwelling units shall be of one type. No more than 25% of the total
number of beds in the development may be dedicated to dependent care
(nursing homes or assisted living).
(f)
Intended use. Development plans for life care facilities shall
clearly designate the intended use for each structure and building.
(g)
Proposed use and development shall comply with the safety standards
as contained in the minimum property standards issued by the United
States Department of Housing and Urban Development (HUD).
(h)
Dependent care facilities shall be in conformance with the Regulations
of the Commonwealth of Pennsylvania.
(i)
Distance between buildings:
[1]
All apartment and dependent care buildings shall
be separated from one another by a minimum distance of 30 feet.
[2]
All village dwellings shall be separated from one
another by a minimum distance of 15 feet on the sides of the dwelling,
and 30 feet on the front and rear of the dwelling.
[3]
All accessory structures shall be separated from
one another and from any principal building by a minimum distance
of 30 feet.
(j)
Drop-off area. Each building used by residents of the facility,
with the exception of village dwelling units, shall be provided with
a minimum of one drop-off area for use by personal vehicles and vans.
(k)
Pedestrian network. All buildings and facilities used by residents
of the facility shall be provided with a six-foot wide pedestrian
walkway (sidewalks and crosswalks) which interconnects the facility
and connects to the street front sidewalk.
(l)
Such use shall take access from a principal arterial highway.
All interior roads shall be privately owned and maintained, but shall
be built according to Township specifications.
(m)
All green space area is intended to be privately owned, and
shall be planted and maintained according to the standards for open
space established in this chapter. Open space may not be used for
any recreational purpose except passive recreation. Any proposed recreation
facilities shall be allocated to the permitted site coverage.
E.
Office uses.
(1)
Use E-1: Office Building. Such use shall include a building,
structure, or use containing single or multiple tenant spaces in which
the uses are primarily office functions in nature. While client and
nonclient office use is permitted, retail as an accessory use is not
permitted. With the exception of first floor uses facing the public
street, all uses have access through main building entrances.
(a)
Apartment dwelling units are not permitted in office tenant
spaces.
(2)
Use E-2: Medical Clinic. Such use shall include a building or
group of buildings for the office of more than one dentist and/or
physician, or for multiple offices by a group of dentists and physicians
whose practices are not related, and are used for the diagnosis, examination,
or treatment of persons as outpatients and for laboratories incidental
thereto, provided such use shall not use agents for the maintenance
or detoxification of persons, and provided such use shall not satisfy
the definition of E-7: Specialized Medical Services.
(3)
Use E-3: Medical Office. Such use shall include an office for
the services of a dentist, doctor, or chiropractors, including such
assistants as are necessary to perform the service but not including
other doctor's with separate practices, provided such use shall not
satisfy the definition of E-7: Specialized Medical Services.
(4)
Use E-4: Office Campus. Such use shall include multiple office
buildings greater than 10,000 square feet in total gross leasable
floor area on a single site, or combination of sites:
(a)
All "E" use code classifications are permitted. Retail as a
mixed or accessory use is not permitted.
(b)
All buildings shall be separated by a minimum of 30 feet, and
provided with direct access from an internal or public street.
(c)
Parking spaces shall be evenly distributed among the individual
buildings or uses.
(d)
Off-street parking, dumpsters, and loading space shall be provided
in accordance with the requirements of this chapter, and shall be
located immediately contiguous to the building served.
(5)
Use E-5: Professional Services. Such use shall include a building,
structure, or use for an office by an architect, counselor, engineer,
insurance agent, lawyer, real estate broker, manufacturer's representative,
and similar professional offices, excluding dental, health, or medical
uses, personal care uses (see Use B-20), or professional service businesses
(see Use B-21), which do not include the exchange or delivery of merchandise
on the premises or storage of goods which are more than accessory
to a standard office environment:
(6)
Use E-6: Substance Abuse Treatment and Rehabilitation Facilities.
Such a use shall include a building, structure, or use in which the
treatment of persons for substance abuse or addiction to drugs or
alcohol is performed. Included in this definition is the dispensing
of an agent in decreasing doses to an individual to alleviate adverse
physiological or psychological effects incident to withdrawal from
the continuous or sustained use of an opiate and for assisting patients
in reaching and maintaining a narcotic drug-free state of detoxification.
(a)
Such use shall not abut a residential property or child-care
facility.
(7)
Use E-7: Specialized Medical Services. Such a use shall consist
of an office offering specialized medical diagnosis and treatment,
including, but not limited to, dialysis centers and virtual colonoscopy
facilities; provided, however, that specialized medical services shall
not include uses included in the definition of E-6: Substance Abuse
Treatment and Rehabilitation Facilities.
[Amended 6-20-2018 by Ord. No. 2371-18]
F.
Entertainment/recreational uses.
(1)
Use F-1: Amusement Arcade. A building, structure, or portions
thereof in which three or more pinball machines, video games, mechanical
rides, or other similar electronic, player-operated amusement devices
are maintained for use and profit-making ventures:
(2)
Use F-2: Athletic/Health Club. A building, facility or structure,
which, through membership and/or compensation, offers facilities and
programs operated by a nongovernmental agency for athletic, health
or recreational workout and training, including, but not limited to,
gymnasiums, exercise and weight rooms, game courts, locker rooms,
jacuzzi and sauna, reduction and tanning salons, weight control programs,
classes, group instruction, and accessory pro and health food snack
shops:
(a)
If outdoor courts are provided, they shall comply with approved
playing size standards exclusive of any required buffer areas.
(b)
If outdoor playing courts are provided, a twenty-five-foot wide
screening buffer is required to surround the playing area, which shall
be landscaped according to the standards of this chapter.
(c)
Without revision to the required parking standards in order
to accommodate extra uses, accessory uses of all types, including
restaurants, retail areas and classrooms, are collectively limited
to 10% of the gross floor area.
(3)
Use F-3: Golf Course. A golf course, including chip and putt
and similar uses, may include a clubhouse, restaurant, and other accessory
uses; provided these are clearly accessory to the golf course, and
shall be subject to the following provisions:
[Amended 6-20-2018 by Ord. No. 2371-18]
(4)
Use F-4: Movie Theater. A building, structure, or use, primarily
designed for the showing of on-screen films, movies, or videos, with
one or more than one theater for viewing. The term "multiplex" is
applied to such uses with more than three theaters or screens:
(a)
Theaters containing more than two screens and located within
shopping centers or lifestyle centers are not permitted shared parking
provisions.
(b)
Theaters containing more than two screens shall provide pedestrian
stacking room on sidewalk areas located directly adjacent to the building
or showbox entrance, sufficient to contain 50 persons per theater
or screen, in single-file lanes. Pedestrian stacking lanes shall be
positively separated from vehicular traffic flow areas.
(c)
All exit points from the theater shall be lighted at night,
and exit areas shall have at least two directions of travel which
lead directly to the parking areas.
(d)
The front or showbox entrance shall have a lay-by area sufficient
to stack at least one car per screen, which is independent of vehicle
access flow.
(e)
Community impact statements, security provisions, and traffic
impact studies are required for multiplex theaters.
(5)
Use F-5: Outdoor Recreation. Public or private miniature golf
courses, swimming pools, ball courts, tennis courts, ball fields,
trails, and similar uses which are not enclosed in buildings and are
operated on a commercial or membership basis, primarily for the use
of patrons who do not reside on the same lot or premises. Outdoor
recreation shall include any accessory use, such as snack bars, pro
shops, clubhouses, country clubs, or similar uses which are designed
and intended primarily for the use of patrons of the principal recreational
use. Outdoor recreation shall not include amusement parks, open space
recreational uses, overnight camping parks, or other uses specifically
provided herein.
(6)
Use F-6: Indoor Recreation. An indoor facility designed to accommodate
sports such as bowling, ice-skating, roller-skating, roller-blading,
skateboarding, roller ball and the like.
(8)
Use F-8: Theater (Performing). An indoor facility, theater or
auditorium, or other building or structure designed, intended, or
used primarily for dance, dramatic, oratorical, musical, or other
performance purposes.
(9)
Use F-9: Amphitheater. An outdoor oval or round structure having
tiers of seats rising gradually outward from a central open area or
arena, intended or used primarily for dance, dramatic, oratorical,
musical, or other performance purposes.
G.
Residential uses.
(1)
Use G-1: Multifamily Building/Unit. A multifamily dwelling is
a single, detached, residential use or building containing at least
three separate dwelling units, with units arranged in a variety of
combinations, including side-by-side, over-and-under, or back-to-back
with another dwelling unit. When contained in B-17: Mixed Use Building,
G-1: Multifamily Building/Unit shall refer to at least one dwelling
unit contained in a single building containing other uses, as described
in B-17:
(a)
The dwelling units may share outside access and internal hallways,
lobbies and similar facilities.
(b)
The dwelling units cannot be individually lotted, but shall
share a lot or parcel on which the building is located; except under
condominium law.
(c)
Unless a stricter standard is provided in § 295-405G(1)(d)
below or in the applicable zoning district, the maximum permitted
density for any lot containing multifamily units shall be 15 dwelling
units per acre.
(d)
Unless otherwise specified in the applicable zoning district,
the following minimum lot area per dwelling unit and minimum floor
area per dwelling unit shall apply:
|
Unit Size
|
Lot Area/DU
(square feet)
|
Minimum Floor Area/DU
(square feet)
|
|---|---|---|
|
Efficiency
|
1,000
|
450
|
|
1 bedroom
|
1,500
|
750
|
|
2 bedroom
|
2,000
|
900
|
|
3 bedroom
|
2,500
|
1,050
|
|
4 bedroom
|
3,000
|
1,200
|
(e)
Uses of an apartment and of accessory uses that relate to business
activity are not permitted.
(2)
Use G-2: Multifamily Building Campus. A group of more than one
G-1: Multifamily Buildings contained and developed on a single lot
or premises:
(a)
Individual buildings shall comply with the standards of Use
G-1: Multifamily Building/Unit.
(b)
Minimum lot area per campus: two acres.
(c)
The maximum length of any such building shall be 160 feet.
(d)
Multifamily building campuses containing more than three buildings
shall be arranged in groups or clusters, and not in long rows or parallel
to street lines.
(e)
Each building shall contain its own screened dumpster area in
accordance with Township Code.
(f)
Each building shall be separated by a minimum distance of 30
feet, in addition to required zoning district setbacks.
(g)
Parking spaces shall not be located within five feet of any
structure, or within 10 feet of any property line.
(h)
Internal access roads shall be constructed to Township specifications.
(3)
Use G-3: Duplex Unit (Two-Family Semidetached). A two-family
building with one dwelling unit placed above the other, so that each
unit shares one and only one common partition, which in the case of
a duplex is a horizontal partition:
(a)
The duplex shall be located entirely on one lot, with front,
rear, and two side yards of the required depth for the district in
which it is located.
(b)
Separate ingress and egress shall be provided to each unit.
(c)
For approved building lots, public water and public sewer shall
be provided.
(d)
The minimum lot size for duplex dwellings shall be 7,500 square
feet. The minimum lot size for duplex conversion from a single-family
dwelling on nonconforming lots in districts where the use is permitted
shall be 5,000 square feet when authorized as a special exception.
If the minimum lot size indicated herein conflicts with the minimum
lot size of the applicable zoning district, the larger of the two
shall apply.
(e)
The maximum bedroom capacity for all duplex units shall be three
bedrooms.
(f)
Parking spaces shall be at least nine feet by 18 feet for single
family use.
(g)
Single-car garages shall not be utilized as required parking
spaces.
(4)
Use G-4: Historic Estate. A building or group of buildings,
lot or premises which taken together constitutes the former residence
of a wealthy and/or historically prominent family, containing at minimum
a mansion or manor house with a building area of at least 15,000 square
feet.
(5)
Use G-5: Mobile Home Development. A parcel or contiguous parcels
of land which has been so designated and improved that it contains
two or more lots, improved with the necessary utility connections
and other appurtenances necessary for the placement thereon of mobile
homes. A mobile home development is permitted only by special exception,
where such use is permitted. The burden of providing compliance with
these standards shall be on the applicant.
(a)
The tract of land to be developed shall be in one ownership,
or shall be the subject of an application filed by the owners of the
entire tract, and it shall be agreed that the tract shall be developed
under single direction and in the manner approved.
(b)
Any parcel to be used for mobile home development shall have
a minimum tract area of 15 contiguous acres of land.
(c)
At least 50% of the site shall be composed of developable land
as defined in this chapter.
(d)
Any tract intended for mobile home development shall have direct
access to a principal arterial. Plans showing provision for safe and
efficient ingress and egress to and from the public streets and highways
servicing the mobile home development, without causing undue congestion,
danger, confusion or interference with the normal traffic flow, shall
be prepared by a qualified Traffic Engineer.
(e)
Density. The maximum permitted density in the mobile home developments
shall be 8.7 dwelling units per acre, and it shall be calculated from
the gross site area excluding the rights-of-way of existing public
roads.
(f)
Dimensional regulations. The following dimensional regulations
are the district standards which shall be achieved for any use, addition
or alteration:
|
Minimum Lot Dimensions
| ||
|---|---|---|
|
Lot Area
|
Lot Width
|
Lot Depth
|
|
5,000 square feet
|
50 feet
|
100 feet
|
|
Minimum Yard Dimensions
| ||
|
Front
|
Side
|
Rear
|
|
20 feet
|
10 feet
|
25 feet
|
|
Coverage
| ||
|
Maximum Building Area
|
Maximum Impervious Area
|
Minimum Green Area
|
|
40%
|
55%
|
45%
|
|
Building Dimensions
| ||
|
Maximum Height
|
Maximum Length
|
Minimum Separation
|
|
35 feet
|
100 feet
|
20 feet
|
|
Note: Residential buffer requirements may change minimum yard
size.
|
(g)
Site design requirements:
[1]
Arrangement of structures and facilities. The tract,
including mobile home stands, patios, other dwellings and structures,
and all tract improvements, shall be organized in relation to topography,
slope of the plot, and the shape, size, and position of structures
and common facilities. Special attention shall be given to new mobile
home designs and to common appurtenances that are available.
[2]
Courts and spaces. Groups or clusters of units,
so placed as to create interior spaces and courtyards, shall be incorporated
whenever feasible.
[3]
Setback from tract boundary. No mobile home or
other primary building shall be located closer than 40 feet to any
boundary of a mobile home development, regardless of whether that
boundary abuts a lot, water body, road, or other right-of-way. In
the event a mobile home development abuts another such development,
this distance may be reduced to 25 feet.
[4]
Setback from street. In no case shall the long
side of a mobile home, or any side of another primary building or
accessory use, be located closer than 25 feet to the ultimate right-of-way
line of any public street; to the edge of the cartway, to the equivalent
right-of-way line on a private interior roadway, if applicable; or
to the edge of any common pedestrian walkway within a mobile home
development. The short side of a mobile home shall be located no closer
to these facilities than 15 feet. No more than six homes in a row
shall have the same setback; where varied setbacks are utilized, the
difference shall be at least four feet.
[5]
Setback for common facilities. No mobile home or
accessory use shall be located within 25 feet of any common parking
area or common open space.
[6]
Streets. All streets shall be considered residential
streets for design purposes and shall be constructed according to
Township subdivision standards. Street layout shall avoid gridiron
layouts.
(h)
Open space requirements.
[1]
At least 20% of the site area of the mobile home
development shall be in common open space, no more than 1/3 of which
shall be required buffer area.
[2]
The common space shall be designed as a contiguous
area unless the applicant demonstrates to the satisfaction of the
Zoning Hearing Board that two or more separate areas would be preferable.
The open space shall have identifiable pedestrian accessibility to
all residents of the development, although all units do not have to
abut the common open space.
[3]
Recreation areas and facilities shall be provided
to satisfy the anticipated needs of the residents of the development.
Not less than 25% of the required open space area, exclusive of lands
within the required buffers, shall be of a size and shape that is
conducive to active and passive recreation.
(i)
Buffers and landscaping. A buffer of at least 50 feet in width
shall completely surround the perimeter of the mobile home site.
(j)
Construction. No mobile home shall be erected on a mobile home
lot except upon a mobile home pad. Each mobile home unit shall have
its own separate pad.
[1]
Each mobile home pad shall be at least equal in
length and width to the dimensions of the mobile home to be placed
thereon.
[2]
The pad, at least six inches in thickness, shall
be constructed from concrete, asphalt concrete, or other material
adequate to support the mobile home and to prevent abnormal settling
or heaving under the weight of the home. In order to prevent wind
overturn and rocking, the corners of the mobile homes shall be secured
with at least six tie-downs such as concrete "dead men," screw augers,
arrowhead anchors, or other devices suitable to withstand a tension
of at least 2,800 pounds.
[3]
Each mobile home shall be set level on sturdy and
substantial supports.
[4]
Skirts. All mobile homes placed within a mobile
home development shall, prior to occupancy or other use, have skirts
installed which are designed to complement the appearance of the mobile
home park.
[5]
Mobile homes shall comply with the requirements
of all county, commonwealth and federal regulatory agencies having
jurisdiction in such development.
(k)
No lot shall be occupied until the streets, utilities, and all
other required improvements, including the common open space to serve
the occupants, shall be installed and approved by the Township.
(l)
No part of a mobile home park shall be used for nonresidential
purposes, except common open space, which shall be used for the pleasure
and recreation of the park residents.
(m)
The mobile home park shall have a central water supply and distribution
system.
(n)
Mobile home parks shall be used only where municipally operated
sewer and water services are available. Individual lateral connections
to the street sewer and to the mobile home shall conform to applicable
Township and commonwealth regulations.
(o)
It shall be unlawful to operate a mobile home park within the
Township unless a license has been issued by the Township, and unless
a certificate of registration has been issued by Department of Environmental
Protection.
(6)
Use G-6: Single-Family Detached Dwelling. A dwelling unit designed
and used exclusively as the residence for only one family unit, is
the only dwelling unit located on the parcel it is situated on, and
is not attached to any other structures or dwelling units, except
accessory structures permitted in this chapter:
(a)
For approved building lots less than one acre in size, public
water and public sewer shall be provided.
(b)
The minimum lot size for single-family detached dwellings shall
be 5,000 square feet. If the minimum lot size indicated herein conflicts
with the minimum lot size of the applicable zoning district, the larger
of the two shall apply.
(c)
Parking spaces shall be at least nine feet by 18 feet for single-family
use.
(d)
Single-car garages shall not be utilized as required parking
spaces.
(e)
A single-family dwelling unit shall only contain one kitchen
facility.
(7)
Use G-7: Townhouse Dwelling Unit (Single-Family Attached). A
townhouse or row house is a single-family attached or semidetached
dwelling within a multiple-dwelling building, consisting of at least
three such dwelling units, with each unit occupying the total space
from ground to roof, and joined to each other by not more than two
vertical, common walls, which also serve as the lot line dividing
the properties. Townhouses may be one-, two-, or three-level dwelling
units, provided they do not exceed the district height limitation:
(a)
Townhouses shall be arranged in groups or clusters, and not
in long rows parallel to street lines. Townhouse buildings shall have
no more than six units in a row. A row of townhouses shall not exceed
160 feet. A minimum eighteen-inch variation in setback shall occur
at least every second dwelling unit.
(b)
For approved building lots, public water and public sewer shall
be provided.
(c)
The minimum lot size for townhouse or row house dwellings shall
be 2,500 square feet. If the minimum lot size indicated herein conflicts
with the minimum lot size of the applicable zoning district, the larger
of the two shall apply.
(d)
Parking spaces shall be at least nine feet by 18 feet and shall
be single width for interior units, with double-width spaces permitted
on end units only.
(e)
A minimum of a twelve-inch planting strip shall be provided
between adjoining driveways.
(f)
Single-car garages shall not be utilized as required parking
spaces, unless a basement is provided.
(8)
Use G-8: Twin Houses (Single-Family Semidetached). A two-family
building with dwelling units placed side by side, with each unit occupying
the total space from ground to roof, and joined to each other by a
vertical, common wall which also serves as the lot line dividing the
properties, but is otherwise surrounded by required yard areas:
(a)
For approved building lots, public water and public sewer shall
be provided.
(b)
The minimum lot size for single-family semidetached dwellings
shall be 3,750 square feet. If the minimum lot size indicated herein
conflicts with the minimum lot size of the applicable zoning district,
the larger of the two shall apply.
(c)
Parking spaces shall be at least nine feet by 18 feet.
(d)
Single-car garages shall not be utilized as required parking
spaces.
(9)
Use G-9: Village Dwelling Unit. A single-family detached house,
differing from traditional single-family dwellings in lot area and
lot design. The front yard is shallow and individually distinguished
by one of the following elements:
(a)
An unenclosed porch, at least seven feet deep, running across
at least 0.75 of the front house wall.
(b)
A front yard raised above street or sidewalk grade by at least
30 inches, with a minimum retaining wall of 20 inches.
(c)
A fence between 24 inches and 48 inches in height, enclosing
the front yard area, half of which area shall be planted with flowering
shrubs.
(d)
A stone or brick front facade, or a brick or stone driveway
and front yard walkway.
H.
Utility uses.
(1)
Use H-1: Conservation/Recreation Facility. A lot, parcel, or
area of land which is dedicated or deed-restricted for open space,
forest, stream, or wildlife preservation, or for some other general
conservation purpose. Areas so dedicated in conjunction with subdivision
or land development plans shall follow the district guidelines, and
deed-restricted open space areas shall follow the open space provisions
of this chapter. Such use shall also include a recreational facility
or park, owned or operated by the municipality or other governmental
agency.
(2)
Use H-2: Emergency Services. Such use shall include ambulance,
fire, police, rescue, and other emergency services of a municipal
or volunteer nature.
(3)
Use H-3: Sanitary Sewage Equalization Tank and/or Sanitary Sewage
Treatment Plant: Such use shall include a sanitary sewage equalization
or holding tank, a sanitary sewage treatment plant, a package sewage
treatment plant and other similar sanitary sewage detention or treatment
facilities.
[Added 6-20-2018 by Ord.
No. 2371-18]
