[Amended 11-9-1994 by Ord. No. 79; 10-8-1996 by Ord. No. 88; 5-18-2006 by Ord. No. 126; 4-17-2007 by Ord. No. 129]
In all OSM Open Space Management Districts, the following regulations shall apply.
A. 
Permitted uses. A building may be erected or altered to be used, either in whole or in part, and a lot may be used or occupied for any of the following uses and no other, provided that such uses shall comply with such regulations as yard, lot sizes, lot width, building area and heights, impervious surfaces, easements, buffer yards, off-street parking and other provisions as specified herein.
(1) 
Uses by right. Any of the following uses shall be permitted, provided that the regulations of this chapter have been met:
A-1
Agriculture and Horticulture
A-6
Forestry
C-5A
Public and Nonprofit Recreational Facility
H-9
Temporary Community Event
(2) 
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria as stated in Article VII of this chapter have been met:
F-3
Telecommunications Facility
(3) 
Signs, in accordance with Article IX of this chapter.
B. 
Area, dimensional and impervious surface requirements. The following regulations shall apply to all uses:
(1) 
Minimum lot area: 10 acres.
(2) 
Maximum impervious surface ratio: 0.10.
(3) 
Minimum lot width at building setback line: 200 feet.
(4) 
Maximum building height: 25 feet.
(5) 
Yards:
(a) 
Front: 100 feet.
(b) 
Side: 35 feet each.
(c) 
Rear: 75 feet.
[Amended 1-12-1993 by Ord. No. 74; 11-9-1994 by Ord. No. 79; 7-9-1995 by Ord. No. 81; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 5-18-2004 by Ord. No. 115]
In all RP Resource Protection Districts, the following regulations shall apply.
A. 
Permitted uses. A building may be erected or altered to be used, either in whole or in part, and a lot may be used or occupied for any of the following uses and no other, provided that such uses shall comply with such regulations as yard, lot sizes, lot width, building area and heights, impervious surfaces, easements, buffer yards, off-street parking and other provisions as specified herein.
(1) 
Uses by right. Any of the following uses shall be permitted, provided that the regulations of this chapter have been met:
A-1
Agriculture and Horticulture
A-2
Riding Academy/Boarding Stable
A-3
Noncommercial Kennel
A-4
Agricultural Sales/Farm Stands
A-5
Agricultural Support Services
A-6
Forestry
B-1
Single-Family Detached Dwelling
B-7
Single-Family Detached Cluster
B-11
Guest House/Bed-and-Breakfast
B-13
Private Camp/Cottage Development
C-5A
Public and Nonprofit Recreational Facility
C-7
Golf Course
E-16
Recreational Campsites
H-1
Home Occupation
H-1h
Other Home Occupations
H-1i
No-Impact Home-Based Business
H-2
Residential Accessory Structure
H-5
Swimming Pool
H-6
Recreational Vehicle
H-7
Spas/Hot Tubs
H-8
Residential Accessory Dwelling
H-9
Temporary Community Events
(2) 
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
A-7
Nursery and Greenhouse
B-8
Residential Conversion
C-1
Place of Worship
C-2
School
C-3
Commercial School
C-12
Cemetery
C-14
Private Club
F-1
Utility Operating Facility
F-3
Telecommunications Facility
H-4
Temporary Structures and Vehicles
(3) 
Signs, in accordance with Article IX of this chapter.
B. 
Area, dimensional, open space and impervious surface requirements. The following regulations shall apply:
Single-Family Detached Dwelling: B-1
Minimum lot area
3 acres
Minimum open space ratio
—
Maximum impervious surface ratio
0.10
Minimum lot width at building setback line
250 feet
Yards
Front
50 feet
Side (each)
30 feet
Rear
75 feet
Maximum building height
35 feet
Single-Family Detached Cluster: B-7 (1)
Minimum lot area
30,000 square feet
Minimum open space ratio
0.75
Maximum impervious surface ratio
0.10
Maximum density (du/acre of base site area)
0.30
Minimum lot width at building setback line
125 feet
Yards
Front
50 feet
Side (each)
20 feet
Rear
50 feet
Maximum building height
35 feet
All other principal (not accessory) uses (2)
Minimum lot area
3 acres
Maximum impervious surface ratio
0.10
Minimum lot width at building setback line
250 feet
Yards
Front
50 feet
Side (each)
30 feet
Rear
75 feet
Maximum building height
35 feet
NOTES:
(1)
Water supply and sewage facilities shall be subject to Township approval as required in Chapter 196, the Nockamixon Subdivision and Land Development Ordinance.
(2)
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
[Amended 6-9-1992 by Ord. No. 70; 1-12-1993 by Ord. No. 74; 11-9-1994 by Ord. No. 79; 7-9-1995 by Ord. No. 81; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 5-18-2004 by Ord. No. 115; 5-18-2006 by Ord. No. 126; 4-17-2007 by Ord. No. 129]
In all RA Residential Agricultural Districts, the following regulations shall apply.
A. 
Permitted uses. A building may be erected or altered to be used,, either in whole or in part, and a lot may be used or occupied for any of the following uses and no other, provided that such uses shall comply with such regulations as yard, lot sizes, lot width, building area and heights, impervious surfaces, easements, buffer yards, off-street parking and other provisions as specified herein.
(1) 
Uses by right. Any of the following uses shall be permitted, provided that the regulations of this chapter have been met:
A-1
Agriculture and Horticulture
A-2
Riding Academy/Boarding Stable
A-3
Noncommercial Kennel
A-4
Agricultural Sales/Farm Stands
A-5
Agricultural Support Services
A-6
Forestry
A-7
Nursery/Greenhouse
B-1
Single-Family Detached Dwelling
B-7
Single-Family Detached Cluster
B-11
Guest House/Bed-and-Breakfast
B-13
Private Camp/Cottage Development
C-5A
Public and Nonprofit Recreational Facility
C-7
Golf Course
E-16
Recreational Campsites
H-1
Home Occupation
H-1h
Other Home Occupations
H-1i
No-Impact Home-Based Business
H-2
Residential Accessory Structure
H-5
Swimming Pool
H-6
Recreational Vehicle
H-7
Spas/Hot Tubs
H-8
Residential Accessory Dwelling
H-9
Temporary Community Events
(2) 
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
[Amended 11-20-2012 by Ord. No. 145]
B-3
Twin Dwelling
B-4
Duplex Dwelling
B-8
Residential Conversion
C-1
Place of Worship
C-2
School
C-3
Commercial School
C-9
Day Care Center
C-10
Nursing Home
C-12
Cemetery
C-14
Private Club
D-3
Veterinary Office or Clinic
E-21
Commercial Kennel
F-1
Utility Operating Facility
F-2
Emergency Services
F-3
Telecommunications Facility
H-4
Temporary Structures and Vehicles
(3) 
Signs, in accordance with Article IX of this chapter.
B. 
Area, dimensional, open space and impervious surface requirements. The following regulations shall apply:
Single-Family Detached Dwelling: B-1
Minimum lot area
2 acres
Minimum open space ratio
—
Maximum impervious surface ratio
0.15
Minimum lot width at building setback line
200 feet
Yards
Front
50 feet
Side (each)
30 feet
Rear
75 feet
Maximum building height
35 feet
Single-Family Detached Cluster: B-7 (1)
Minimum lot area
30,000 square feet
Minimum open space ratio
0.65
Maximum impervious surface ratio
0.15
Maximum density (du/acre of base site area)
0.45
Minimum lot width at building setback line
125 feet
Yards
Front
50 feet
Side (each)
20 feet
Rear
50 feet
Maximum building height
35 feet
All other principal (not accessory) uses (2)
Minimum lot area
3 acres
Maximum impervious surface ratio
0.15
Minimum lot width at building setback line
200 feet
Yards
Front:
50 feet
Side (each)
30 feet
Rear:
75 feet
Maximum building height
35 feet
NOTES:
(1)
Water supply and sewage facilities shall be subject to Township approval as required in Chapter 196, the Nockamixon Subdivision and Land Development Ordinance.
(2)
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
[Amended 11-9-1994 by Ord. No. 79; 7-9-1995 by Ord. No. 81; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 5-18-2004 by Ord. No. 115; 1-27-2005 by Ord. No. 121; 5-18-2006 by Ord. No. 126; 4-17-2007 by Ord. No. 129]
In all R Residential Districts, the following regulations shall apply.
A. 
Permitted uses. A building may be erected or altered to be used, either in whole or in part, and a lot may be used or occupied for any of the following uses and no other, provided that such uses shall comply with such regulations as yard, lot sizes, lot width, building area and heights, impervious surfaces, easements, buffer yards, off-street parking and other provisions as specified herein.
(1) 
Uses by right. Any of the following uses shall be permitted, provided that the regulations of this chapter have been met:
A-1
Agriculture and Horticulture
A-2
Riding Academy/Boarding Stable
A-3
Noncommercial Kennel
A-4
Agricultural Sales/Farm Stands
A-5
Agricultural Support Services
A-6
Forestry
A-7
Nursery/Greenhouse
B-1
Single-Family Detached Dwelling
B-7
Single-Family Detached Cluster
B-13
Private Camp/Cottage Development
C-5A
Public and Nonprofit Recreational Facility
C-7
Golf Course
C-13
Municipal Building
H-1
Home Occupation
H-1h
Other Home Occupations
H-1i
No-Impact Home-Based Business
H-2
Residential Accessory Structure
H-5
Swimming Pool
H-6
Recreational Vehicle
H-7
Spas/Hot Tubs
H-8
Residential Accessory Dwelling
H-9
Temporary Community Events
(2) 
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
[Amended 11-20-2012 by Ord. No. 145]
B-3
Twin Dwelling
B-4
Duplex Dwelling
B-8
Residential Conversion
B-11
Guest House/Bed-and-Breakfast
C-1
Place of Worship
C-2
School
C-3
Commercial School
C-9
Day-Care Center
C-12
Cemetery
C-14
Private Club
E-16
Recreational Campsites
F-1
Utility Operating Facility
F-2
Emergency Services
F-3
Telecommunications Facility
H-4
Temporary Structures and Vehicles
(3) 
Signs, in accordance with Article IX of this chapter.
B. 
Area, dimensional, open space and impervious surface requirements. The following regulations shall apply:
Single-Family Detached Dwelling: B-1
Minimum lot area
2 acre
Minimum open space ratio
—
Maximum impervious surface ratio
0.20
Minimum lot width at building setback line
150 feet
Yards
Front
50 feet
Side (each)
25 feet
Rear
50 feet
Maximum building height
35 feet
Single-Family Detached Cluster: B-7 (1)
Minimum lot area
20,000 square feet
Minimum open space ratio
0.50
Maximum impervious surface ratio
0.20
Maximum density (du/acre of base site area)
0.90
Minimum lot width at building setback line
110 feet
Yards
Front
50 feet
Side (total; minimum of 10 feet each)
35 feet
Rear
35 feet
Maximum building height
35 feet
All other uses (2)
Minimum lot area
2 acres
Maximum impervious surface ratio
0.15
Minimum lot width at building setback line
150 feet
Yards
Front
50 feet
Side (each)
25 feet
Rear
50 feet
Maximum building height
35 feet
NOTES:
(1)
Water supply and sewage facilities shall be subject to Township approval as required in Chapter 196, the Nockamixon Subdivision and Land Development Ordinance.
(2)
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
[Amended 1-12-1993 by Ord. No. 74; 11-9-1994 by Ord. No. 79; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 2-18-2004 by Ord. No. 112; 5-18-2004 by Ord. No. 115; 1-27-2005 by Ord. No. 121]
In all VC Village Center Districts, the following regulations shall apply.
A. 
Permitted uses. A building may be erected or altered to be used, either in whole or in part, and a lot may be used or occupied for any of the following uses and no other, provided that such uses shall comply with such regulations as yard, lot sizes, lot width, building area and heights, impervious surfaces, easements, buffer yards, off-street parking and other provisions as specified herein.
(1) 
Uses by right. Any of the following uses shall be permitted, provided that the regulations of this chapter have been met:
A-1
Agriculture and Horticulture
A-3
Noncommercial Kennel
A-4
Agricultural Sales/Farm Stands
A-6
Forestry
B-1
Single-Family Detached Dwelling
B-2
Village House
B-3
Twin Dwelling
B-4
Duplex Dwelling
B-5
Townhouse Dwelling
B-6
Multi-family Dwelling
B-9
Senior Citizen Housing
C-1
Place of Worship
C-4
Library or Museum
C-5A
Public and Nonprofit Recreational Facility
C-8
Community Center
C-9
Day-Care Services
C-12
Cemetery
C-13
Municipal Building
C-14
Private Club
D-1
Office
D-2
Medical Office
D-3
Veterinary Office
E-1
Retail Trade and Service
E-3
Financial Establishment
E-4
Eating Place
E-8
Entertainment
E-14
Specialty Shopping Center
E-15
Funeral Home
H-1
Home Occupation
H-1h
Other Home Occupations
H-1i
No-Impact Home-Based Business
H-2
Residential Accessory Structure
H-5
Swimming Pool
H-6
Recreational Vehicle
H-7
Spas/Hot Tubs
H-8
Residential Accessory Dwelling
H-9
Temporary Community Events
(2) 
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
[Amended 11-20-2012 by Ord. No. 145]
A-5
Agricultural Support Services and Retail
B-8
Residential Conversion
B-11
Guest House/Bed-and-Breakfast
C-2
School
C-3
Commercial School
C-10
Nursing Home
C-11
Hospital
E-5
Eating Place, Drive-Through and Fast-Food
E-6
Repair Shop
E-9
Service Station
E-10
Auto Sales
E-17
Convenience Store
F-1
Utility Operating Facility
F-2
Emergency Services
F-3
Telecommunications Facility
G-4
Contractor Service
G-12
Warehouse
H-4
Temporary Structures and Vehicles
H-10
Regulated Storage Tank, only in conjunction with uses E-9, G-4 or G-12
(3) 
Signs, in accordance with Article IX of this chapter.
B. 
Area, dimensional, open space and impervious surface requirements. The following regulations shall apply:
Single-Family Detached Dwelling: B-1
(1)
(2)
Minimum lot area
1 acre
15,000 square feet
Maximum impervious surface ratio
0.20
0.35
Minimum lot width at building setback line
175 feet
100 feet
Yard
Front
75 feet
50 feet
Side (each/total)
30 feet
10 feet/30 feet
Rear
75 feet
25 feet
Maximum building height
35 feet
35 feet
Village House: B-2 (2)
Minimum lot area
8,000 square feet
Maximum impervious surface ratio
0.40
Minimum lot width at building setback line
50 feet
Yards
Front
15 feet
Side (each/total)
5 feet minimum/20 feet total
Rear
45 feet
Maximum building height
35 feet
Twin House: B-3 (2)
Minimum lot area per dwelling unit
6,000 square feet
Maximum impervious surface ratio
0.40
Minimum lot width at building setback line
50 feet
Yards
Front
30 feet
Side (one side only)
15 feet
Rear
30 feet
Maximum building height
35 feet
Duplex House: B-4 (2)
Minimum lot area per dwelling unit
6,000 square feet
Maximum impervious surface ratio
0.40
Minimum lot width at building setback line
100 feet
Yards
Front
30 feet
Side (each)
30 feet
Rear
30 feet
Maximum building height
35 feet
Townhouse Dwelling: B-5 (2)
Minimum tract size for townhouse development
10 acres
Maximum net density (units per base site area)
4 du/acre
Minimum required open space ratio
0.40
Minimum lot width for tract
300 feet
Setbacks at the perimeter of the tract
Front
100 feet
Side
75 feet
Rear
75 feet
Maximum impervious surface ratio
0.50
Minimum lot area per dwelling unit
2,500 square feet
Minimum lot width at building setback line
25 feet
Yards
Front
20 feet
Side (on end units only)
10 feet
Rear
25 feet
Maximum building height
35 feet
Multi-Family Dwelling: B-6 and Senior Citizen Housing: B-9 (2)
Minimum tract size for multi-family development
10 acres
Maximum net density (units per base site area)
4 du/acre
Minimum required open space ratio
0.40
Minimum lot width for tract
300 feet
Setbacks at the perimeter of the tract
Front
100 feet
Side
75 feet
Rear
75 feet
Maximum impervious surface ratio
0.50
Minimum lot area per dwelling unit
2,000 square feet
Yards
Front
20 feet
Side (on end units only)
10 feet
Rear
35 feet
Maximum building height
35 feet
Office and Retail Uses: D-1, D-2, D-3, E-1, E-3, E-4, E-8 (2)
Minimum lot area
20,000 square feet
Maximum impervious surface ratio
0.70
Maximum building coverage
0.30
Minimum lot width at building setback line
100 feet
Yards
Front
50 feet
Side (each)
20 feet
Rear
25 feet
Maximum building height
35 feet
All other uses (3)
Minimum lot area
1 acre
Maximum impervious surface ratio
0.70
Minimum lot width at building setback line
175 feet
Yards
Front
75 feet
Side (each)
30 feet
Rear
75 feet
Maximum building height
35 feet
NOTES:
(1)
If served by on-lot sewer and water service.
(2)
Approved centralized private or public water supply and centralized private or public sewer system required.
(3)
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.[1]
[1]
Editor's Note: Former Section 606, VC-1 Village Center I, which immediately followed this section, was deleted 11-9-1994 by Ord. No. 79.
[Amended 1-12-1993 by Ord. No. 74; 11-9-1994 by Ord. No. 79; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 2-18-2004 by Ord. No. 112; 5-18-2004 by Ord. No. 115; 5-18-2006 by Ord. No. 126; 4-17-2007 by Ord. No. 129]
In all C Commercial Districts, the following regulations shall apply.
A. 
Permitted uses. A building may be erected or altered to be used, either in whole or in part, and a lot may be used or occupied for any of the following uses and no other, provided that such uses shall comply with such regulations as yard, lot sizes, lot width, building area and heights, impervious surfaces, easements, buffer yards, off-street parking and other provisions as specified herein.
(1) 
Uses by right. Any of the following uses shall be permitted, provided that the regulations of this chapter have been met:
A-1
Agriculture and Horticulture
A-3
Noncommercial Kennel
A-4
Agricultural Sales/Farm Stands
A-5
Agricultural Support Services
A-6
Forestry
C-1
Place of Worship
C-4
Library or Museum
C-5A
Public and Nonprofit Recreational Facility
C-8
Community Center
C-9
Day-Care Services
C-12
Cemetery
C-13
Municipal Building
C-14
Private Club
D-1
Office
D-2
Medical Office
D-3
Veterinary Office
E-1
Retail Trade and Service
E-2
Large Retail Store
E-3
Financial Establishment
E-4
Eating Place
E-6
Repair Shop
E-7
Hotel/Motel
E-8
Entertainment
E-9
Service Station
E-10
Automotive Sales
E-11
Automotive Body Repair and Paint Shop
E-12
Car Wash
E-13
Shopping Center
E-14
Specialty Shopping Center
E-15
Funeral Home
E-17
Convenience Store
E-19
Mini-Warehouse
E-22
Medical Marijuana Dispensary Facility
[Added 1-19-2017 by Ord. No. 163]
G-6
Building Materials Sales
G-13
Light Equipment Sales and Storage
H-1
Home Occupation
H-1h
Other Home Occupations
H-1i
No-Impact Home-Based Business
H-2
Residential Accessory Structure
H-5
Swimming Pool
H-6
Recreational Vehicle
H-7
Spas/Hot Tubs
H-9
Temporary Community Event
(2) 
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
B-1
Single-Family Detached Dwelling
B-9
Senior Citizen Housing
B-11
Guest House/Bed-and-Breakfast
C-2
School
C-3
Commercial School
C-5B
Public and Nonprofit Recreational Facility/Shooting Range and Quasi-Military Games
C-6
Private Recreational Facility
C-10
Nursing Home
C-11
Hospital
E-5
Eating Place, Drive-Through
E-18
Adult Entertainment
E-20
Flea Market
F-1
Utility Operating Facility
F-2
Emergency Services
F-3
Telecommunications Facility
G-1
Manufacturing
G-2
Research
G-3
Wholesale
G-4
Contractor Services
G-7
Truck Terminal
G-12
Warehouse
G-22
Nonregulated Pipeline
[Added 2-19-2015 by Ord. No. 157]
H-3
Outside Storage
H-4
Temporary Structures and Vehicles
H-10
Regulated Storage Tank, only in conjunction with uses E-9 and all permitted G uses in this district
(3) 
Signs, in accordance with Article IX of this chapter.
B. 
Area, dimensional, open space and impervious surface requirements. The following regulations shall apply:
Single-Family Detached Dwelling: B-1
(1)
(2)
Minimum lot area
1 acre
15,000 square feet
Maximum impervious surface ratio
0.20
0.35
Minimum lot width at building setback line feet
175 feet
100
Yards
Front
75 feet
50 feet
Side (each/total)
30 feet
10 feet/30 feet
Rear
75 feet
25 feet
Maximum building height
35 feet
35 feet
Shopping Center: E-13
Minimum lot area
10 acres
Maximum impervious surface ratio
0.70
Maximum building coverage
0.20
Minimum lot width at building setback line
500 feet
Yards
Front
100 feet
Side (each)
75 feet
Rear
60 feet
Maximum building height
35 feet
All other uses (1)
Minimum lot area
20,000 square feet
Maximum impervious surface ratio
0.70
Maximum building coverage
0.30
Minimum lot width at building setback line
100 feet
Yards
Front
50 feet
Side (each)
25 feet
Rear
25 feet
Maximum building height
35 feet
NOTES:
(1)
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
(2)
Approved centralized private or public water supply and centralized private or public sewer system required.
[Amended 11-9-1994 by Ord. No. 79; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 2-18-2004 by Ord. No. 112; 5-18-2004 by Ord. No. 115; 1-27-2005 by Ord. No. 121; 5-18-2006 by Ord. No. 126; 5-20-2009 by Ord. No. 137]
In all I Industrial Districts, the following regulations shall apply.
A. 
Permitted uses. A building may be erected or altered to be used, either in whole or in part, and a lot may be used or occupied for any of the following uses and no other, provided that such uses shall comply with such regulations as yard, lot sizes, lot width, building area and heights, impervious surfaces, easements, buffer yards, off-street parking and other provisions as specified herein.
(1) 
Uses by right. Any of the following uses shall be permitted, provided that the regulations of this chapter have been met:
A-1
Agriculture and Horticulture
A-2
Riding Academy/Boarding Stable
A-3
Noncommercial Kennel
A-4
Agricultural Sales/Farm Stands
A-5
Agricultural Support. Services
A-6
Forestry
C-3
Commercial School
C-5A
Public and Nonprofit Recreational Facility
C-9
Day Care Service
C-13
Municipal Building
C-14
Private Club Facility
D-1
Office
D-2
Medical Office
D-3
Veterinary Office
E-11
Automotive Body Repair and Paint Shop
E-19
Mini-Warehouse
G-1
Manufacturing
G-2
Research
G-3
Wholesale
G-4
Contractor Services
G-6
Building Materials Sales
G-7
Truck Terminal
G-8
Food Processing
G-12
Warehouse
G-16
Heavy Equipment Sales and Storage
G-17
Truck Sales
G-23
Medical Marijuana Growing/Processing Facility
[Added 1-19-2017 by Ord. No. 163]
H-1i
No-Impact Home-Based Business
H-3
Outside Storage
H-9
Temporary Community Event
(2) 
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
B-1
Single-Family Detached Dwelling
B-12
Mobile Home Park
C-5B
Public and Nonprofit Recreational Facility/Shooting Range and Quasi-Military Games
C-6
Private Recreational Facility
E-6
Repair Shop
E-9
Service Station
E-21
Commercial Kennel
F-1
Utility Operating Facility
F-2
Emergency Services
F-3
Telecommunications Facility
G-5
Fuel Storage and Distribution
G-9
Solid Waste Facility
G-10
Junkyard
G-13
Light Equipment Sales and Storage
G-19
Recovery of Subsurface Oil and Gas Deposits[1]
G-20
Oil or Natural Gas Compressor Station
[Added 2-19-2015 by Ord. No. 157]
G-21
Oil or Natural Gas Processing Facility
[Added 2-19-2015 by Ord. No. 157]
G-22
Nonregulated Pipeline
[Added 2-19-2015 by Ord. No. 157]
H-4
Temporary Structures and Vehicles
H-10
Regulated Storage Tank, only in conjunction with uses E-9 and all permitted G uses in this district
H-15
Wellhead Compressor
[Added 2-19-2015 by Ord. No. 157]
[1]
Editor's Note: Ordinance No. 137, adopted 5-20-2009, provided that:
In the event that any court of competent jurisdiction declares Ord. No. 126 and/or Ord. No. 129 to be invalid or unconstitutional, and refuses to sever any of the provisions of such ordinances, § 234-45.A(2) of the Zoning Ordinance shall be amended to permit use G-19, Recovery of Subsurface Oil and Gas Deposits, as a principal use upon conditional use approval.
(3) 
Signs, in accordance with Article IX of this chapter.
B. 
Area, dimensional, open space and impervious surface requirements. The following regulations shall apply(1):
All uses except for use B-12:
Minimum lot area
3 acres
Maximum building coverage
0.25
Maximum impervious surface ratio
0.40
Minimum lot width at building setback line
250 feet
Yards
Front
100 feet
Side (each/total)(2)
50 feet
Rear
100 feet
Maximum building height
35 feet
Mobile Home Park: B-12(3)
Minimum tract size for mobile home park development
10 acres
Maximum net density (units per base site area)
4 du/acre
Minimum required open space ratio
0.25
Minimum lot width for tract
300 feet
Setbacks at the perimeter of the tract
Front
100 feet
Side
75 feet
Rear
75 feet
Maximum impervious surface ratio
0.50
Minimum lot area per dwelling unit
2,500 square feet
Minimum distance between units
30 feet
Maximum building height
25 feet
NOTES:
(1)
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
(2)
All yards shall be 100 feet where the proposed use abuts a residential district.
(3)
Approved centralized private or public water supply and centralized private or public sewer system required.
[Amended 1-12-1993 by Ord. No. 74; 11-9-1994 by Ord. No. 79; 10-8-1996 by Ord. No. 88; 2-13-2011 by Ord. No. 103; 2-18-2004 by Ord. No. 112; 5-18-2004 by Ord. No. 115; 1-27-2005 by Ord. No. 121; 5-18-2006 by Ord. No. 126; 4-17-2007 by Ord. No. 129]
In all LI Limited Industrial Districts, the following regulations shall apply.
A. 
Permitted uses. A building may be erected or altered to be used, either in whole or in part, and a lot may be used or occupied for any of the following uses and no other, provided that such uses shall comply with such regulations as yard, lot sizes, lot width, building area and heights, impervious surfaces, easements, buffer yards, off-street parking and other provisions as specified herein.
(1) 
Uses by right. Any of the following uses shall be permitted, provided that the regulations of this chapter have been met:
A-1
Agriculture and Horticulture
A-2
Riding Academy/Boarding Stable
A-3
Noncommercial Kennel
A-4
Agricultural Sales/Farm Stands
A-5
Agricultural Support Services
A-6
Forestry
B-1
Single-Family Detached Dwelling
C-5A
Public and Nonprofit Recreational Facility
C-13
Municipal Building
G-2
Research
G-3
Wholesale
G-4
Contractor Services
G-6
Building Materials Sales
G-8
Food Processing
G-12
Warehouse
G-13
Light Equipment Sales and Storage
G-16
Heavy Equipment Sales and Storage
G-17
Truck Sales
G-23
Medical Marijuana Growing/Processing Facility
[Added 1-19-2017 by Ord. No. 163]
H-1
Home Occupation
H-1h
Other Home Occupations
H-1i
No-Impact Home-Based Business
H-2
Residential Accessory Structure
H-3
Outside Storage
H-5
Swimming Pool
H-6
Recreational Vehicle
H-7
Spa/Hot Tub
H-9
Temporary Community Event
(2) 
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
B-12
Mobile Home Park
C-5B
Public and Nonprofit Recreational Facility/Shooting Range and Quasi-Military Games
C-6
Private Recreational Facility
D-1
Office
E-6
Repair Shop
E-9
Service Station
E-21
Commercial Kennel
F-1
Utility Operating Facility
F-2
Emergency Services
F-3
Telecommunications Facility
G-1
Manufacturing
G-9
Solid Waste Facility
G-10
Junkyard
H-4
Temporary Structures and Vehicles
H-10
Regulated Storage Tank, only in conjunction with uses E-9 and all permitted G uses in this district
(3) 
Signs, in accordance with Article IX of this chapter.
B. 
Area, dimensional, open space and impervious surface requirements. The following regulations shall apply for all uses except for Use B-12, mobile home park(1):
All uses except for use B-12:
Minimum lot area
3 acres
Maximum building coverage
0.25
Maximum impervious surface ratio
0.40
Minimum lot width at building setback line
250 feet
Yards
Front
100 feet
Side (each/total)(2)
50 feet
Rear
100 feet
Maximum building height
35 feet
Mobile Home Park: B-12(3)
Minimum tract size for mobile home park development
10 acres
Maximum density (units per acre of base site area)
4 du/acre
Minimum required open space ratio
0.25
Minimum lot width for tract
300 feet
Setbacks at the perimeter of the tract
Front
100 feet
Side
75 feet
Rear
75 feet
Maximum impervious surface ratio
0.50
Minimum lot area per dwelling unit
2,500 square feet
Minimum distance between units
30 feet
Maximum building height
25 feet
NOTES:
(1)
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.
(2)
All yards shall be 100 feet where the proposed use abuts a residential district.
(3)
Approved centralized private or public water supply and centralized private or public sewer system required.
[Amended 11-9-1994 by Ord. No. 79; 12-17-2003 by Ord. No. 111; 11-16-2004 by Ord. No. 119; 5-18-2006 by Ord. No. 126; 5-20-2009 by Ord. No. 137]
In all Q Quarry Districts, the following regulations shall apply.
A. 
Permitted uses. A building may be erected or altered to be used, either in whole or in part, and a lot may be used or occupied for any of the following uses and no other, provided that such uses shall comply with such regulations as yard, lot sizes, lot width, building area and heights, impervious surfaces, easements, buffer yards, off-street parking and other provisions as specified herein.
(1) 
Uses by right. Any of the following uses shall be permitted, provided that the regulations of this chapter have been met:
C-13
Municipal Building
D-1
Office
G-3
Wholesale
G-6
Building Materials Sales
G-7
Truck Terminal
G-11
Quarry Extraction Operations
G-12
Warehouse
G-13
Light Equipment Sales and Storage
G-14
Asphalt Plant
G-15
Ready-Mix Concrete Plant
G-16
Heavy Equipment Sales and Storage
H-3
Outside Storage
H-9
Temporary Community Event
(2) 
Conditional uses. The following uses shall be permitted upon a finding by the Board of Supervisors that all criteria stated in Article VII of this chapter have been met:
F-1
Utility Operating Facility
F-2
Emergency Services
F-3
Telecommunications Facility
G-4
Contractor Services
G-9
Solid Waste Facility
G-10
Junkyard
G-18
Radioactive Materials Facility
G-19
Recovery of Subsurface Oil and Gas Deposits[1]
G-20
Oil or Natural Gas Compressor Station
[Added 2-19-2015 by Ord. No. 157]
G-21
Oil or Natural Gas Processing Facility
[Added 2-19-2015 by Ord. No. 157]
G-22
Nonregulated Pipeline
[Added 2-19-2015 by Ord. No. 157]
H-4
Temporary Structures and Vehicles
H-15
Wellhead Compressor
[Added 2-19-2015 by Ord. No. 157]
[1]
Editor's Note: Ordinance No. 137, adopted 5-20-2009, provided that:
In the event that any court of competent jurisdiction declares Ord. No. 126 and/or Ord. No. 129 to be invalid or unconstitutional, and refuses to sever any of the provisions of such ordinances, § 234-47A(2) of the Zoning Ordinance shall be amended to permit use G-19, Recovery of Subsurface Oil and Gas Deposits, as a principal use upon conditional use approval.
(3) 
Signs, in accordance with Article IX of this chapter.
B. 
General requirements for quarry extraction operations, asphalt plants and ready mix concrete plants. The following regulations shall apply: Use G-11 Quarry Extraction Operations.
(1) 
Application requirement for zoning permits.
(a) 
All applications for zoning permits or annual renewal permits for Use G-11, Quarry Extraction Operations, shall be made in writing by the owner, tenant, vendee under contract of sale on a form supplied by the municipality which shall be filed with the Zoning Officer. The applications shall be accompanied by plans and other materials to show compliance with the following provisions and regulations:
[1] 
Except where a railroad is a district boundary line, there shall be a berm of minimum height of 15 feet and maximum height of 50 feet surrounding the entire property site. Berms will be required along existing quarry faces to the extent which the Board of Supervisors determines it feasible. The slope of the sides of the berm shall not exceed a one to one ratio. Berms shall be planted and dusted and erosion control measures shall be taken as may be approved by the U. S. Soil Conservation Service. Berms shall, begin at a point no closer to a street than the ultimate right-of-way line. No berms shall be constructed closer than 25 feet to a district in which extraction operations are not permitted. Planting of the berms and yard areas shall be sufficient to screen the quarry extraction operations. Both planting and berm construction shall be according to a plan approved by the Board of Supervisors which shall include a reasonable timetable for completion. Such planting shall consist of evergreens of such species and size as will produce, within three years, a complete all season visual screen of at least eight feet in height.
[2] 
A chain link type fence at least eight feet in height surmounted by three strands of barbed wire shall be required within the setback area at a point no closer than the ultimate right-of-way line to be maintained in a constant state of good repair. Appropriate warning signs shall be mounted or posted along the fence at intervals of not more than 100 feet.
[3] 
An adequate internal circulation pattern of driveways shall be maintained between the excavation sites and processing areas. Use of public streets shall not be permitted for hauling between extractive and processing areas except where required in connection with such pattern or for weighing or for access of vehicular traffic originating from or destined to points beyond the limits of such excavation sites and processing areas. Access shall be regulated in accordance with the municipal subdivision and land development ordinance.
[4] 
No slope shall be maintained exceeding the normal limiting angle of slippage of the material in which the excavation or extraction is being made. No undercutting shall be permitted within the setback area.
[5] 
All operations shall be conducted with sufficient lateral support to be safe with respect to hazard to persons; physical damage to adjacent lands or improvements; or damage to any street, sidewalk, parking area or utility by reason of slide, sinking or collapse.
[6] 
Stockpiles shall not exceed 75 feet in height from the original ground surface and shall not be located within the setback provided for in this chapter. All reasonable precautions shall be taken to prevent any materials or waste deposited upon any stockpile from being washed, blown or otherwise transferred off the site by normal causes or forces.
[7] 
All drainage from the site of extraction operations shall be controlled by dikes, barriers or drainage structures sufficient to prevent any silt, debris or other loose materials from filling any existing drainage course or encroaching on streets or adjacent property or entering into any stream, pond, well, subterranean stream or other body of water.
[8] 
No ground vibration caused by blasting or machinery shall exceed the limits established by the Act of July 10, 1957, P.L. 685, as amended, 73 P.S. §§ 164 through 168, and the rules and regulations adopted thereunder, with the exception that no blasting shall cause a peak particle velocity greater than 1.0 inch per second, measured at the immediate location of any non-owned dwelling house, public building, school, church, hospital, commercial or other institutional building.
[9] 
No parking shall be permitted in the front, side or rear yards except parking shall be permitted behind any berm.
(b) 
Any such application for a zoning permit or an annual renewal permit as hereinafter provided shall be accompanied by plans and other information to satisfy the criteria set forth in Subsection B(1)(a) above and, in addition, shall depict:
[1] 
Plan of general area within a one-half-mile radius of the site at scale of 500 feet or less to the inch with a fifty-foot or less contour interval to show:
[a] 
Existing data, including location of proposed site.
[b] 
Land use pattern, including building locations and historical site of buildings, if any.
[c] 
Roads: indicating major roads and showing width, weight loads, types of surfaces and traffic data.
[d] 
Existing and proposed uses of neighboring facilities including:
[i] 
Subdivisions.
[ii] 
Parks, schools, churches.
[iii] 
Highways (new and reconstructed).
[iv] 
Other uses potentially affecting or affected by the proposed extraction operation.
[2] 
Plan of proposed site at the scale of 100 feet or less to the inch with a ten-foot-or-less contour interval to show:
[a] 
Basic data.
[b] 
Soils and geology: groundwater data and watercourses.
[c] 
Vegetation, with dominant species.
[d] 
Wind data: directions and percentage of time.
[e] 
Proposed usage.
[f] 
Final grading by contours.
[g] 
Interior driveway pattern, its relation to operation yard and points of ingress and egress to state and Township roads.
[h] 
Location and estimated amount and description of aggregate and overburden to be removed.
[i] 
Location of stockpiles and present or proposed heights.
[j] 
Ultimate use and ownership of site after completion of operation.
[k] 
Source and amount of water if final plan shows use of water.
[l] 
Plan of operation showing:
[i] 
Proposed tree screen locations.
[ii] 
Soil embankments for noise, dust and visual barriers and heights of spoil mounds.
[iii] 
Method of disposition of excess water during operation.
[iv] 
Location and typical schedule of blasting.
[v] 
Machinery; type and noise.
[vi] 
Safety measures: monitoring of complaints.
(c) 
Any application for an initial permit or for an annual renewal permit as hereinafter provided shall be initially referred to the Planning Commission for review and to the Township Engineer for review prior to final action by the Board of Supervisors. The Board of Supervisors, in acting upon any original permit application or annual renewal permit application, shall take into account the following:
[1] 
Compliance with the requirements set forth in Subsections B(1)(a) and (b) above.
[2] 
The impact that the proposed operations would have upon the health, safety and welfare of the community, including specifically the finding that the use will not impact adversely upon the following:
[a] 
Groundwater supply;
[b] 
Ground vibration;
[c] 
Noise;
[d] 
Dust dissemination;
[e] 
Ground, groundwater and air contamination of toxic or hazardous substances.
(d) 
No permit for any extraction operation shall issue until the applicant shall have first demonstrated to the Board of Supervisors that it has obtained all other permits and approvals required from any other regulatory agency to conduct the extraction operations.
(2) 
Annual renewal permit.
(a) 
Each operator/owner of extraction operations within the Quarry District shall be required to apply for and obtain an annual renewal permit during each year of its operation.
(b) 
The renewal permit application must be received by the Township along with the appropriate fee not less than 45 days prior to the expiration of the then-current permit.
(c) 
The application shall include updated plans and other materials showing the information required for the issuance of an original permit.
(d) 
The annual renewal permit shall issue upon the Board of Supervisors' being satisfied that the applicant has satisfied all of the obligations required of the owner/operator for an original issue permit and provided further that the criteria set forth in Subsection B(1) above are satisfied.
(3) 
Fees. Applicants for zoning permits and annual renewal permits for extraction operations shall pay a fee which shall be in accordance with the fee schedule as may be from time to time adopted and amended by the Township; provided, however, that the fee for the zoning permit or annual renewal permit for extraction operations may not be increased by more than 10% per annum over the fee in effect during the previous year.
(4) 
Rehabilitation and conservation requirements. The following provisions shall apply to all extraction operations:
(a) 
The owner, operator, lessee of any extraction operation shall, at the time of application for a zoning permit, submit to the Township its reclamation plan as submitted to the Pennsylvania Department of Environmental Protection. No permit shall issue where said reclamation plan provides for quarrying in areas of the site not permitted by this chapter.
(b) 
Along with said plan, the applicant shall include a timetable for the reclamation proposed for the site in general with an actual timetable for reclamation of slopes as may be found reasonable by the Board of Supervisors within the setback areas.
(c) 
Owner, lessee or operator of any extraction operation within the Township shall, within six months from the date of this chapter or receipt of a zoning permit authorizing said extraction operation, whichever is the latter, submit a plan which shall include descriptions and plans for suitable after-conditions or after-uses for all the land affected.
(d) 
Plans for the rehabilitation uses may include the following after-uses among others:
[1] 
Open areas suitably graded and covered with suitable shrubs, grasses or trees;
[2] 
Recreation land, ponds and lakes;
[3] 
Agriculture of any type;
[4] 
Sites for residential use.
(e) 
Rehabilitation shall commence within one year following the completion or the discontinuance for a period of one year of any extraction operation (or the completion of the excavation of a portion of an entire operation which can feasibly be restored separately from other portions of the operation and which is not necessary to the operation). Such rehabilitation shall be completed within five years from the date rehabilitation commenced except where a longer period of time is specifically authorized as part of the rehabilitation program. Normal benching operations for sloping purposes shall not be construed as requiring the commencement of rehabilitation.
(f) 
Rehabilitation shall include removal of all debris, temporary structures and stockpiles.
(g) 
A layer of arable soil of sufficient depth to sustain grass, shrubs and trees shall be provided in those parts of the operation where feasible to do so. Grass, shrubs and trees native to the area shall be planted thereon within six months after the providing of arable soil.
(h) 
Where the extraction operations are to be filled as part of the rehabilitation process, no material shall be used for fill purposes other than earth, stone, sand, concrete or asphalt.
(i) 
Water accumulation upon the site may be retained after the completion of such operations where the excavation cannot be reasonably drained by gravity flow, provided that adequate provision shall be made to avoid stagnation, pollution and the danger of improperly controlled release of such waters from the site.
(j) 
Upon receipt of the rehabilitation plans, the Township shall review the plans to ensure compliance with all provisions of this performance standard. Upon approval thereof, the Township shall issue a certificate indicating approval of the plans as submitted or amended and the approved plans shall be permanently filed in the official records of the Township.
(k) 
Plans may be amended from time to time by approval of the Township upon application of the owners.
(l) 
A performance bond may be required by the Township in an amount determined by the Township to be sufficient to ensure the rehabilitation of the affected site in accordance and compliance with the standards for the issuance of any original permit or annual renewal permit in accordance with the provisions of the plan of rehabilitation as submitted pursuant to this chapter, if the bond posted with the Commonwealth of Pennsylvania Department of Environmental Protection or other agency is not kept in force or if the Township is not named therein. The Township may require that the bond posted with any state agency may not be withdrawn or reclaimed without Township approval. With the approval of the Township and for such period or periods as may be specified, an owner maybe permitted to post his own bond without corporate surety.
(5) 
Inspection. To ensure that the provisions of the above sections of this chapter are strictly satisfied, the Township shall have the right to inspect any extraction operation within its boundaries. Such inspection or inspections, as the Township may deem necessary, may be conducted on any working day of the year, during regular business hours.
(6) 
Hours of operation.
(a) 
No extraction operation or machinery connected therewith shall operate between the hours of 10:00 p.m. and 6:00 a.m. except as follows:
[1] 
Secondary crushing may commence at 3:00 a.m.
[2] 
Loading of blacktop may commence at 4:00 a.m.
[3] 
Loading of stone and concrete material may commence at 5:00 a.m.
(b) 
The following regulations shall apply: Use G-14 Asphalt Plant and Use G-15 Ready Mix Concrete Plant.
(7) 
Application requirements for zoning permits for Use G-14 and Use G-15.
(a) 
Hereafter a use listed as Use G-14 Asphalt Plant or G-15 Ready-Mix Concrete Plant may not be established until a zoning permit issues from the Board of Supervisors. In determining whether a zoning permit shall issue for an asphalt plant or a ready mix concrete plant, the application shall be referred to the Planning Commission and the Township Engineer for review. The Planning Commission and Engineer shall make a report to the Township Supervisors, who shall then issue a permit upon its finding that the regulations pertinent to the said use have been satisfied and its further finding that the said use meets the criteria set forth herein.
(b) 
Any application for a use permit for an asphalt plant or ready mix concrete plant shall be accompanied by the following plans and materials:
[1] 
Plot plan of the site at a scale of 100 feet to the inch showing the location and dimensions of the plant in relation to the operation and boundaries.
[2] 
Any and all permits necessary from any state or other governmental agency which may now or in the future regulate such operation.
[3] 
Satisfactory proof that all state and other governmental regulations and guidelines pertinent to the use have been satisfied.
[4] 
A plan demonstrating or illustrating the methods by which noise, dust and the spread of toxic or hazardous waste will be controlled.
(8) 
Regulations for asphalt plant and ready mix concrete plants.
(a) 
No asphalt plant or ready mix concrete plant shall operate between the hours of 10:00 p.m. and 3:00 a.m.
(b) 
The asphalt plant or ready mix concrete plant shall be located such that the land surrounding the plant shall be bermed in such a fashion that the asphalt plant or ready mix concrete plant is not visible at the property line.
(c) 
Prior to commencement of asphalt plant and/or ready mix concrete plant operations, all screening and berming shall be completed to totally screen the operation from view at the property line.
C. 
Area, dimensional, open space and impervious surface requirements.
Quarry Extraction Operation: G-11
Asphalt Plant: G-14
Ready Mix Concrete Plant: G-15
Minimum lot area
25 acres
Maximum building coverage
0.25
Maximum impervious surface ratio
0.25
Minimum lot width at building setback line
300 feet
Yards
Front
125 feet(1)
Side (each/total)
125 feet(2)
Rear
125 feet(2)
Maximum building height
40 feet(3)
All other uses (4)
Minimum lot area
1 acre
Minimum open space ratio
—
Maximum impervious surface ratio
0.20
Minimum lot width at building setback line
175 feet
Yards
Front
75 feet
Side (each)
30 feet
Rear
75 feet
Maximum building height
35 feet
NOTES:
(1)
The front yard shall be measured from the ultimate right-of-way line. No part of the front yard may be sloped or cut in any fashion.
(2)
The side and rear yard setbacks may be sloped beginning at a point no closer than 50 feet from any boundary line to a point 125 feet from said boundary line. The slope shall not exceed a three to one slope and shall be reclaimed by seeding and planting in accordance with a plan and timetable approved by the Board of Supervisors.
(3)
Building height shall be applicable only to those buildings or structures having a permanent fixed foundation or location on the ground and shall not include machinery or other temporary structures necessary to the operation of extraction operations, asphalt plants or ready mix concrete plants.
(4)
If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply.