No building or structure shall hereafter be used, erected, altered,
converted, enlarged, added to, moved or reduced, fully or in part,
nor shall any land be designed, used or physically altered, for any
purpose or in any manner other than in conformity with this chapter.
Where a lot is formed from a part of a lot already occupied by a building,
such subdivision will be effected in such a manner as not to impair
any of the requirements of this chapter and other open space in connection
therewith and so that all resulting lots will have adequate dimensions
consistent with the requirements of the zoning district in which they
are located and so that all lots have direct access to a street.
A.
Purpose. The purpose and intent of this district is to maintain the
existing low-density residential character at appropriate areas, to
encourage the preservation of permanent open space and preserve natural
tree growth by providing appropriate standards, to exclude activities
incompatible with such development and to create such conditions as
are conducive to carrying out the broad purposes of this chapter.
B.
Principal permitted uses.
(1)
Growing and harvesting of crops.
(2)
Single-family detached dwelling.
(3)
Public playgrounds, conservation areas and parks.
(4)
Telephone central exchange building; utility lines; electrical substations;
and other utilities, structures or uses exclusive of office, sales,
storage, maintenance or other facilities not directly related to the
right-of-way, collection or distribution activities of the utilities.
(5)
Place of worship.
(6)
School.
(7)
Open space preservation.
(8)
No-impact home-based business.
(9)
Family day-care home.
(10)
Group home, provided that the minimum off-street parking required in § 209-42 is provided, plus:
(a)
One additional space for each additional nonresident staff person;
and
(b)
One additional space for every additional two residents over
the initial five residents, unless satisfactory proof is submitted
to the Township that such individuals are incapable or not permitted
to operate a motor vehicle during the period of residency at the facility.
C.
Minimum lot size shall be 15,000 square feet.
E.
Accessory buildings, structures or uses permitted. Accessory buildings, structures or uses on the same lot as and customarily incidental to any of the foregoing permitted uses and uses permitted as special exceptions or by conditional use. Accessory buildings, structures or uses shall not include business operations. Accessory buildings, structures and uses shall also comply with the requirements of § 209-34 in Article V, General Regulations, and Table 1.
(1)
Private garage or parking area. Private accessory garages shall be
limited in size to 500 square feet of floor area and 16 feet in height.
Garages in excess of these dimensions shall meet the area and dimensional
requirements for principal buildings.
(4)
Passenger shelter for railroad or bus.
(5)
Keeping of fowl/poultry, subject to the following conditions:
(a)
Minimum lot size of 1/2 acre.
(b)
No more than three chicken hens on lots less than two acres.
(c)
No more than 10 chicken hens on lots greater than two acres.
(d)
No chicken coop in front yard.
(e)
Keeping of roosters is prohibited.
(f)
Chicken hens to be kept in a roofed coop that is stationary,
secure and enclosed in a manner to contain the chickens.
(g)
Chicken coop to be a minimum of 100 feet from any property line,
except in the Historical District, where minimum setback shall be
20 feet.
(h)
Maximum coop size of 30 square feet; minimum coop size is three
square feet per chicken.
(i)
Outside run permitted when attached to coop, but must be screened
from view at ground level from adjacent lots by fencing, landscaping
or a combination thereof.
(j)
Chickens shall not be permitted to run at large.
(k)
Sanitary requirements must be met, including:
[1]
Removal of chicken feces using the approved sanitary method
of double bagging and placement in trash for collection unless composted
as provided herein.
[2]
No accumulation of chicken feces to the degree that it becomes
a public health nuisance or hazard, subject to inspection by Township
Code Enforcement Officer.
[3]
Composting is permitted on property where chickens are allowed
and compost may be applied to gardens or yards, subject to prohibition
against deposit of compost on any other premises in the Township.
[4]
Slaughtering or butchering permitted for personal consumption
or religious practices, provided any waste is disposed of in a sanitary
manner.
[5]
Slaughtering or butchering for commercial use is prohibited
unless approved by the Pennsylvania Department of Agriculture.
[6]
All feed, water and other items used for the keeping of chicken
hens shall be protected in order to prevent infestation by rats, mice,
or other rodents or vectors.
(6)
Private residential accessory buildings, structures or uses, provided
that they do not exceed 500 square feet in floor area and 16 feet
in height, subject to the setback requirements in Table 1. Accessory
buildings, structures, or uses in excess of these dimensions shall
meet the area and dimensional requirements for principal buildings.
[Added 6-18-2019 by Ord.
No. 2019-02]
F.
Maximum building and structure height. No building and/or structure
shall exceed 30 feet in height, except as may be specifically permitted
by the terms of this chapter.
A.
Purpose. The purpose and intent of this district is to maintain and
preserve existing open spaces at appropriate areas, to encourage the
preservation of permanent open space and preserve natural tree growth
by providing appropriate standards, to exclude activities incompatible
with such development and to create such conditions as are conducive
to carrying out the broad purposes of this chapter.
B.
Principal permitted uses.
(1)
Growing and harvesting of crops.
(2)
Public playgrounds, conservation areas and parks.
(3)
Telephone central exchange building; utility lines; electrical
substations; and other utilities, structures or uses exclusive of
office, sales, storage, maintenance or other facilities not directly
related to the right-of-way, collection or distribution activities
of the utilities.
(4)
Single-family detached dwelling, subject to the requirements
set forth for such use in the LR District.
(5)
No-impact home-based business.
(6)
Other uses of the same general nature.
C.
Maximum building and structure height. No building and/or structure
shall exceed 30 feet in height, except as may be specifically permitted
by the terms of this chapter.
A.
Purpose. The purpose and intent of this district is to provide areas
in the Township where new residential growth can be accommodated and
to preserve and encourage the preservation of open spaces and natural
tree growth by providing appropriate standards, to exclude activities
incompatible with said development and to create conditions conducive
to carrying out the broad purposes of this chapter.
B.
Principal permitted uses.
(1)
Growing and harvesting of crops.
(2)
Single-family detached dwelling.
(3)
Public playgrounds, conservation areas and parks.
(4)
Telephone central exchange building; utility lines; electrical substations;
and other utilities, structures or uses exclusive of office, sales,
storage, maintenance or other facilities not directly related to the
right-of-way, collection or distribution activities of the utilities.
(5)
Place of worship.
(6)
School.
(7)
Open space preservation.
(8)
No-impact home-based business.
(9)
Family day-care home.
C.
Accessory buildings, structures or uses permitted.
(1)
Private garage or parking area. Private accessory garages shall be
limited in size to 500 square feet of floor area and 16 feet in height.
Garages in excess of these dimensions shall meet the area and dimensional
requirements for principal buildings.
(4)
Passenger shelter for railroad or bus.
(5)
Keeping of fowl/poultry, subject to the conditions set forth in § 209-12E(5).
(6)
Private residential accessory buildings, structures or uses, provided
that they do not exceed 500 square feet in floor area and 16 feet
in height, subject to the setback requirements in Table 1. Accessory
buildings, structures, or uses in excess of these dimensions shall
meet the area and dimensional requirements for principal buildings.
[Added 6-18-2019 by Ord.
No. 2019-02]
D.
Maximum building and structure height. No building and/or structure
shall exceed 30 feet in height, except as may be specifically permitted
by the terms of this chapter.
A.
Purpose. The purpose and intent of this district is to provide single-family
residential areas and to encourage the preservation of permanent open
space by providing appropriate standards, to exclude activities incompatible
with residential development and to create conditions conducive to
carrying out the broad purposes of this chapter.
B.
Principal permitted uses.
(1)
Growing and harvesting of crops.
(2)
Single-family detached dwelling.
(3)
Public playgrounds, conservation areas and parks.
(4)
Telephone central exchange building; utility lines; electrical substations;
and other utilities, structures or uses exclusive of office, sales,
storage, maintenance or other facilities not directly related to the
right-of-way, collection or distribution activities of the utilities.
(5)
Place of worship.
(6)
School.
(7)
Open space preservation.
(8)
No-impact home-based business.
(9)
Family day-care home.
C.
Accessory buildings, structures or uses permitted.
(1)
Private garage or parking area. Private accessory garages shall be
limited in size to 500 square feet of floor area and 16 feet in height.
Garages in excess of these dimensions shall meet the area and dimensional
requirements for principal buildings.
(3)
Private residential accessory buildings, structures or uses, provided
that they do not exceed 500 square feet in floor area and 16 feet
in height, subject to the setback requirements in Table 1. Accessory
buildings, structures, or uses in excess of these dimensions shall
meet the area and dimensional requirements for principal buildings.
[Amended 6-18-2019 by Ord. No. 2019-02]
(5)
Passenger shelter for railroad or bus.
(6)
Keeping of fowl/poultry, subject to the conditions set forth in § 209-12E(5).
D.
Maximum building and structure height. No building and/or structure
shall exceed 30 feet in height, except as may be specifically permitted
by the terms of this chapter.
A.
Purpose. The purpose and intent of this district is to provide single-family
residential areas at relatively high densities which maintain adequate
permanent open space by providing appropriate standards, to exclude
activities incompatible with residential development and to create
conditions conducive to carrying out the broad purposes of this chapter.
B.
Principal permitted uses.
(1)
Growing and harvesting of crops.
(2)
Single-family detached dwelling.
(3)
Public playgrounds, conservation areas and parks.
(4)
Telephone central exchange building; utility lines; electrical substations;
and other utilities, structures or uses exclusive of office, sales,
storage, maintenance or other facilities not directly related to the
right-of-way, collection or distribution activities of the utilities.
(5)
Place of worship.
(6)
School.
(7)
Open space preservation.
(8)
No-impact home-based business.
(9)
Family day-care home.
(10)
Group day-care home.
C.
The following uses shall be permitted when authorized by the Zoning Hearing Board as a special exception. (See § 209-50.) Such uses shall occupy not less than five acres of land.
(1)
Convalescent home.
(2)
Hospital.
(3)
Cemetery.
(4)
Club or lodge organized for fraternal or social purposes, provided
that the chief activity shall not be one which is customarily carried
on as a business, and provided that the buildings and services shall
be for the use of members and their guests only.
(5)
Single-family detached lot line dwelling (zero lot line).
D.
Accessory buildings, structures or uses permitted.
(1)
Private garage or parking area. Private accessory garages shall be
limited in size to 500 square feet of floor area and 16 feet in height.
Garages in excess of these dimensions shall meet the area and dimensional
requirements for principal buildings.
(4)
Passenger shelter for railroad or bus.
(5)
Keeping of fowl/poultry, subject to the conditions set forth in § 209-12E(5).
(6)
Private residential accessory buildings, structures or uses, provided
that they do not exceed 500 square feet in floor area and 16 feet
in height, subject to the setback requirements in Table I. Accessory
buildings, structures, or uses in excess of these dimensions shall
meet the area and dimensional requirements for principal buildings.
[Added 6-18-2019 by Ord.
No. 2019-02]
E.
Maximum building and structure height. No building and/or structure
shall exceed 30 feet in height, except as may be specifically permitted
by the terms of this chapter.
A.
Purpose. The purpose and intent of this district is to provide areas
for attached dwellings at appropriate locations on arterial and collector
streets and near convenient shopping, to broaden the Township's housing
base and therefore serve a greater variety of housing needs, to provide
reasonable standards to prevent overcrowding of land, to regulate
the density of population and to avoid undue congestion in the streets,
to allow for the harmonious development of attached dwellings and
to create conditions conducive to carrying out the broad purposes
of this chapter.
B.
Principal permitted uses.
(1)
Growing and harvesting of crops.
(2)
Single-family detached dwelling.
(3)
Public playgrounds, conservation areas and parks.
(4)
Telephone central exchange building; utility lines; electrical substations;
and other utilities, structures or uses exclusive of office, sales,
storage, maintenance or other facilities not directly related to the
right-of-way, collection or distribution activities of the utilities.
(5)
Place of worship.
(6)
School.
(7)
Open space preservation.
(8)
No-impact home-based business.
(10)
Multiple-family dwelling.
(11)
Two-family dwelling (Twin or duplex dwelling).
(12)
Family day-care home.
C.
Accessory buildings, structures or uses permitted.
D.
Maximum building and structure height.
(1)
No building without passenger elevator service shall exceed 35 feet
in height and/or 3 1/2 stories.
(2)
No building with passenger elevator service shall exceed 80 feet
in height and/or eight stories.
(3)
No building and/or structure shall exceed 35 feet in height, except
as may be specifically permitted by the terms of this chapter.
E.
Density requirements. Maximum number of dwelling units per gross
acre shall be as follows:
|
Building Type
|
Number of Dwelling Units/Acre
|
|---|---|
|
Single-family detached
|
5
|
|
Single-family detached lot line dwelling
|
5
|
|
Two-family dwelling (twin or duplex)
|
10
|
|
Townhouse and single-family attached dwelling
|
20
|
|
Apartment building
|
20
|
|
Multiple-family dwelling
|
20
|
I.
Recreation. No site plan for townhouse/attached dwelling development
shall be approved that does not specifically set aside space usable
for outdoor recreation amounting to a minimum of 10% of the gross
tract area.
A.
Principal permitted uses.
(1)
Townhouse and other single-family attached dwelling.
(2)
No-impact home-based business, provided that such use shall
not supersede any deed restriction, covenant or agreement restricting
the use of land, or any master deed, bylaw or other document applicable
to a common interest ownership community.
(3)
Family day-care home.
B.
Area and yard requirements. In addition to the area and yard requirements
provided in Table 2A[1], the following regulations shall apply:
(1)
Each townhouse building shall contain not fewer than four and
no more than eight dwelling units joined by common walls, provided
that no more than two buildings shall be located sequentially without
an offset.
(2)
The maximum number of townhouse units that can be constructed
in a building without offset shall be four.
[1]
Editor's Note: Said table is included as an attachment to
this chapter.
D.
Open space.
(1)
No site plan shall be approved that does not specifically set
aside for park or recreation an area equivalent to 10% of the gross
tract area.
(2)
Ownership. The following forms of ownership shall be used to
preserve, own or maintain open space:
(a)
Condominium. The open space may be controlled through the use
of condominium agreements. Such agreements shall be in conformance
with the state condominium law (Unit Property Act of 1963)*. All open
space land shall be held as common elements. Such land shall not be
eligible for sale to another party except for transfer to another
method of ownership permitted under this section and then only when
there is no change in the open space ratio.
(b)
Homeowners' association. The open space may be held in common ownership by a homeowners' association. This method shall be subject to all the provisions of the homeowners' association set forth in Article VII of the Pennsylvania Municipalities Planning Code and/or other applicable Pennsylvania statutes.
(c)
Dedication of easement to the Township. The Township may, but
shall not be required to, accept easements for public use of any portion
of the common open space, subject to review and approval of any easement
agreement by the Township Solicitor. In such cases, the common open
space shall remain in the ownership of the community association or
private conservation organization while the Township holds the easements.
In addition, the following regulations shall apply:
(d)
Private conservation organization or the county. With permission
of the Township, an owner may transfer either fee simple title of
the common open space or easements on the common open space to a private
nonprofit conservation organization (the conservation organization)
or to Bucks County, provided that:
[1]
The conservation organization is acceptable to
the Township and is a bona fide conservation organization intended
to exist indefinitely;
[2]
The conveyance contains appropriate provisions
for proper reverter or retransfer in the event that the conservation
organization becomes unwilling or unable to continue carrying out
its functions;
[3]
The common open space is permanently restricted
from future development through a conservation easement and the Township
is given the ability to enforce these restrictions; and
[4]
A maintenance agreement acceptable to the Township
is established between the owner and the conservation organization.
(3)
Such open space shall be suitable for use as a park, playground,
pedestrian accessway, school or other similar public purpose or, if
warranted by topography, vegetation or natural character, be left
open with no particular use assigned to it.
(4)
Maintenance. In the event that the entity established to maintain
the common open space, or any successor organization thereto, fails
to maintain all or any portion thereof in reasonable order and condition,
the Township may enter the premises and take corrective action, including
extended maintenance. The costs of such corrective action may be charged
to the property owner, condominium association, homeowners' association,
conservation organization, or individual property owners who make
up a condominium or homeowners' association and may include administrative
costs and penalties. Such costs shall become a lien on said properties.
Notice of such lien shall be filed by the Township in the office of
the Prothonotary of Bucks County. In addition, any escrow funds may
be forfeited and any permits may be revoked or suspended.
E.
Buffer yards.
(2)
Special buffer requirements.
(a)
The buffer yard shall be part of the open space. No more than
20 feet of the interior portion of the buffer area may be used as
lot area assigned to a dwelling unit.
(b)
No structure or storage of materials shall be permitted in the
buffer yard.
(c)
All buffer yards shall include a dense screen planting of trees,
shrubs and/or other plant materials, running the length of the lot
line so as to serve as a barrier to visibility, airborne particles,
glare and noise. Such screen plantings shall be located within the
exterior 30 feet of the buffer yard and shall be in accordance with
the following requirements:
[1]
Plant materials used in the screen planting shall
be at least six feet high when planted, and be of such species as
will produce ultimately a dense visual screen at least eight feet
high.
[2]
The screen planting shall be maintained permanently,
and any dead plant material shall be replaced within one year.
[3]
The screen planting shall be no closer than three
feet to any street or property line at maturity.
[4]
A clear sight triangle shall be maintained at all street intersections at all points where private accessways intersect public streets, consistent with the Township's Subdivision and Land Development Ordinance, specifically § 191-34.
[5]
The screen planting shall be broken only at points
of vehicular or pedestrian access.
[6]
The plant materials shall be adaptable to the specific
planting site and to achieve the specific design objectives of the
plan.
F.
Maximum building and structure height. No building and/or structure
shall exceed 35 feet in height, except as may be specifically permitted
by the terms of this chapter.
G.
Maximum density: 10 dwelling units per acre.
A.
Purpose. The purpose and intent of this district is to provide appropriate
areas for housing to serve the specific needs of individuals and/or
families over the age of 55 at locations in the Township where convenient
shopping, public transportation and other services are immediately
available, to provide reasonable standards to prevent overcrowding
of the land, and to regulate density of population and to avoid undue
congestion in the streets.
B.
Principal permitted uses.
(1)
All uses permitted in HR High-Density Residential District regulations, § 209-16B, provided that any such use is available only to individuals and/or families over the age of 55, with exceptions to this age requirement to be permitted only to the extent allowable under the provisions of the federal Fair Housing Act, and specifically including spouses, adult children and caregivers as allowed under that Act; provided, however, that no children under the age of 21 may reside permanently within any dwelling unit within this zoning district.
(5)
No-impact home-based business.
C.
Accessory buildings, structures or uses permitted.
(1)
Accessory building, structures or uses permitted in HR High-Density Residential Districts, § 209-16C, subject to age qualification specific to this zoning district.
(2)
Laundry room or recreation room.
(3)
Beauty shop, barbershop, stationery and paper store and other small
services intended to service only the residents of the housing development
without exterior signs or advertisements to the general public.
(4)
Clubhouse within age-qualified housing community.
(5)
Health services and facilities intended for the diagnosis, treatment,
care and rehabilitation of persons residing in this district.
(6)
Accessory uses of a recreational or social nature consistent with
the principal permitted uses allowed in this district.
E.
Density requirements. Density shall not exceed 10 dwelling units
per acre of gross tract area.
F.
Minimum dwelling unit size. Minimum dwelling unit size shall be as
follows:
(1)
One-bedroom units shall have a minimum of 500 square feet.
(2)
A single-room dwelling unit, known as an "efficiency apartment" shall
have a minimum of 400 square feet.
(3)
Two-bedroom dwelling units shall have a minimum of 620 square feet.
(4)
Dwelling units with three or more bedrooms shall have a minimum of
850 square feet.
J.
Recreational space and integrated walkway systems. No site plan shall
be approved that does not specifically set aside for park or recreation
usage an area equivalent to 10% of the gross tract area, nor shall
any plan be approved which does not include an integrated walkway
system for the safety, exercise and convenience of residents.
K.
Compliance with all federal and state standards for construction
of housing for seniors and the disabled shall be required.
A.
Purpose. The purpose and intent of the MHC Manufactured Home Community District is to provide areas at suitable locations in the Township for manufactured home communities and to provide reasonable density, area and yard requirements suitable to this type of housing, to provide standards for adequate open space and accessory uses typically required of residents of manufactured communities, to exclude activities incompatible with manufactured home community development and to create conditions conducive to carrying out the broad purposes of this chapter. No structure or land shall hereafter be used, and no structure shall be located, relocated, constructed, reconstructed, enlarged or structurally altered in the MHC Manufactured Home Community District, except in full compliance with the terms and provisions of this section, as well as the provisions of Chapter 131 (relating to floodplain management).
D.
Accessory buildings, structures or uses permitted.
(1)
Structures used solely for utility, operational maintenance or other
similar facilities solely for the use and benefit of the occupants
of the manufactured home community.
(2)
Off-street parking and private garage.
(3)
Up to five homes may be stored as displays for the sale of manufactured
homes for use at the site.
(4)
Recreation uses or facilities exclusively for the use of residents
and their guests.
(6)
No-impact home-based business.
E.
Density requirements. Density shall not exceed seven manufactured
home sites per acre of gross tract area.
H.
Recreation. No site plan for manufactured home community development
shall be approved that does not specifically set aside space that
is usable for open space amounting to a minimum of 40% (10% of which
is to be used for outdoor recreation) of the gross tract area.
I.
Requirements for noncombustible roofed and/or screened patios and
covers. Roofed and/or screened (but not otherwise enclosed) patios
and covers, if constructed of noncombustible material, shall be located
a minimum of 10 feet from neighboring manufactured homes.
K.
Maximum building and structure height. No manufactured home shall
exceed one story in height. No other building or structure may exceed
30 feet in height, except as may be specifically permitted by the
terms of this chapter.
A.
Purpose. The purpose and intent of the HD Historical District is
to protect those historical areas and buildings which have a distinctive
character recalling the rich architectural and historical heritage
of Falls Township and to make therein a source of inspiration to future
Township residents and to promote the general welfare; education and
culture of this Township.
B.
General requirements for the Historical District.
(1)
Property in the Historical District shall be subject to all of the
requirements of the NCR Neighborhood Conservation Residential District
regulations, and may be used for any use permitted in the NCR Neighborhood
Conservation Residential District. No building or structure shall
hereafter be erected, reconstructed, altered, restored, demolished
or razed in whole or in part within said Historical District unless
and until certified as appropriate by the Board of Supervisors as
to exterior architectural features, including signs visible from public
streets or highways.
(2)
The Board of Supervisors, in determining whether or not to certify
the appropriateness of the erection, modification or razing of a building
in whole or in part, shall consider the effect which the proposed
change will have upon the general historic and architectural nature
of the district. The Board of Supervisors shall consider whether the
general design, arrangement, texture, materials and color of the proposed
building or structure is consistent with other buildings or structures
in the district, and, if the proposed action does not detract from
the character of the district, shall issue a certificate of appropriateness
authorizing a permit for the erection, reconstruction, alteration,
restoration, demolition or razing of a building in whole or in part.
Disapproval of the Board of Supervisors shall be in writing, giving
the reasons therefor, and a copy thereof shall be given to the applicant,
to the Code Enforcement Office and to the Pennsylvania Historical
and Museum Commission.
(3)
The Board of Historical Architectural Review shall give counsel to
the Board of Supervisors regarding the advisability of issuing any
certificate of appropriateness.
(4)
No-impact home-based business is a permitted use in the HD District,
where such business is located in a dwelling, but such business must
be conducted in a manner consistent with the requirements of the HD
District regulations.
C.
General requirements for historically designated buildings located
outside the Historical District.
(1)
No building shall be reconstructed, altered, restored, demolished
or razed which has been designated on the Falls Township Zoning Map
as historic unless and until a certificate of appropriateness has
been received from the Board of Supervisors as to exterior architectural
features.
(2)
The Board of Supervisors, in determining whether or not to certify
the appropriateness of the erection, modification or razing of a building
in whole or in part, shall consider the general design, arrangement,
texture, materials and color of the building or structure or the characteristics
of the building which contribute to its historical significance.
(3)
Any tract or lot for which a development is proposed requiring site plan approval under this chapter, any amendment thereof, or the Falls Township Subdivision and Land Development Regulations which contains one or more historic buildings designated on the Falls Township Zoning Map, irrespective of the zoning district within which such building is located, shall conform to the requirements of Subsection C(1) and (2) if the historic buildings are to be reconstructed, altered, restored, demolished or razed, and no plan shall be approved or permit issued prior to the issuance of a certificate of appropriateness if such historic buildings are to be reconstructed, altered, restored, demolished or razed.
A.
Purpose. The purpose and intent of the NCR Neighborhood Conservation
Residential District is to retain the character of existing single-family
residential areas, to maintain and enhance the residential qualities
in the substantially developed residential portions of the Township
and to provide for the preservation of permanent open space.
B.
Principal permitted uses.
(1)
Growing and harvesting of crops.
(2)
Single-family detached dwelling.
(3)
Public playgrounds, conservation areas and parks.
(4)
Telephone central exchange building; utility lines; electrical substations;
and other utilities, structures or uses exclusive of office, sales,
storage, maintenance or other facilities not directly related to the
right-of-way, collection or distribution activities of the utilities.
(5)
Place of worship.
(6)
School.
(7)
Open space preservation.
(8)
No-impact home-based business.
(9)
Family day-care home.
C.
Accessory buildings, structures or uses permitted. Accessory buildings, structures or uses on the same lot as and customarily incidental to any of the foregoing permitted uses and uses permitted as special exceptions. Accessory buildings, structures or uses shall not include business operations. Accessory buildings, structures and uses shall also comply with the requirements of § 209-34 in Article V, General Regulations, and Table I.[1]
(1)
Private garage or parking area. Private accessory garages shall be
limited in size to 500 square feet of floor area and 16 feet in height.
Garages in excess of these dimensions shall meet the area and dimensional
requirements for principal buildings.
(4)
No stove is permitted in an accessory building.
(5)
Passenger shelter for railroad or bus.
(6)
Keeping of fowl/poultry, subject to the conditions set forth in § 209-12E(5).
[1]
Editor's Note: Said table is included as an attachment to
this chapter.
D.
(Reserved)
E.
Maximum building and structure height. No building and/or structure
shall exceed 30 feet in height, except as may be specifically permitted
by the terms of this chapter.
A.
Purpose. The purpose and intent of this district is to provide reasonable
standards for the development and establishment of areas where both
public and private institutional uses, such as schools, hospitals,
parks, community colleges or educational centers, nursing homes and
public buildings, may be located in accordance with the directives
and recommendations of the Township's Comprehensive Plan, as amended.
B.
Principal permitted uses.
(1)
Place of worship.
(2)
School.
(3)
College, seminary and other institutes of higher education.
(4)
Essential services.
(5)
Public or private library.
(6)
Hospital.
(7)
Museum.
(8)
Day-care center.
(9)
Nursing home or convalescent home.
(10)
Parks, playgrounds, government offices, municipal services,
fire stations and other uses incidental to the administration of the
Township.
(11)
Bank.
(12)
Health services clinic for outpatient care.
C.
Accessory buildings, structures or uses permitted.
D.
Maximum building and structure height. No building and/or structure
shall exceed 50 feet in height.
H.
Conditional uses permitted.
(1)
Assisted living facility.
(2)
Congregate housing: housing for seniors, providing at least
one prepared meal per day, in a common dining room. Such housing may
also provide medical and social services over and above what might
be typically provided in a standard senior citizen apartment complex.
(3)
Senior housing: housing (either subsidized or unsubsidized)
specifically designed and built for occupancy by senior persons in
substantially similar fashion to standard multifamily dwellings but
not providing the same services as congregate housing.
(4)
Hotel or motel.
(5)
Office building.
A.
Purpose. The purpose of the NC Neighborhood Commercial District is
to allow for small areas throughout the Township where small retail
and service businesses may be located primarily for the convenience
of the residents of the immediate neighborhood. Development in these
areas shall be designed to enhance and improve commercial centers
by ensuring an adequate traffic circulation plan developed so that
each building does not have its own access points to the highways.
The building appearances and signs shall be compatible, and parking
facilities shall be interrelated and capable of common usage where
advisable.
B.
Principal permitted uses.
(1)
Convenience shops, including grocery store, drugstore, gift shop, hardware store, and clothing store, except as prohibited in § 209-22J.
(2)
Automatic self-service laundry, baked goods store, confectionary
store, shoe repair and dry-cleaning store, or laundry where laundering
and dry cleaning are performed on the premises.
(3)
Office building and professional offices, including medical, dental,
realty, insurance, law offices, accounting services and governmental
services.
(4)
Bank.
(5)
Barbershop and beauty shop.
(6)
Public or private library.
(7)
Restaurant.
(8)
Brewery, microbrewery, micro-winery, distillery, brew pub.
(9)
Day-care center.
(10)
Other uses of the same general nature.
C.
Accessory buildings, structures or uses permitted.
(1)
Off-street parking.
(3)
Off-street loading areas.
(4)
Garages to house delivery trucks or other vehicles.
(5)
Vending machines.
(6)
Machines for amusement, entertainment and/or the rendition of music, provided that they comply with the requirements set forth in § 209-50.1.
(7)
Drive-through facility, subject to conditional use approval and subject to the requirements set forth in § 209-23E(8).
(8)
Outdoor
dining areas when accessory to a restaurant or bar/tavern.
[Added 8-16-2021 by Ord. No. 2021-12]
D.
Maximum building and structure height. No building and/or structure
shall exceed 25 feet in height.
F.
General requirements.
(1)
One building may contain more than one use, and each use will occupy
a minimum gross floor area of 750 square feet, provided that the total
building coverage of the combined uses does not exceed the maximum
building coverage specified for this district.
(2)
At least the first 20 feet adjacent to any street line shall not
be used for parking and shall be planted and maintained as lawn area,
ground cover or landscaped with evergreen shrubbery separated from
the parking area by curbing.
(3)
No merchandise, products, equipment or similar materials or objects
shall be displayed or stored outside.
(4)
All buildings shall be compatibly designed, whether constructed all
at one time or in stages over a period of time.
(5)
All improved areas not utilized for buildings, parking, loading,
access aisles, driveways or pedestrian walkways shall be suitably
landscaped with shrubs, ground cover, grass or similar plantings and
maintained in good condition.
(6)
All building walls facing any street or residential district shall
be suitably finished for aesthetic purposes.
G.
Minimum off-street parking.
(2)
The Zoning Hearing Board may grant a special exception to reduce parking requirements by a maximum of 15%, subject to the provisions of § 209-23I(2).
A.
Purpose. The purpose and intent of this district is to provide reasonable
standards for the orderly development of highway-oriented business
and commercial uses, to provide for the development of those businesses
which, due to the nature of their activity, must be located with adequate
street frontages along major roads, and to have a service radius generally
wider than the immediate neighborhood. The provisions are designed
to curtail further evolution of strip commercial growth.
B.
Principal permitted uses.
(1)
Convenience shop, including grocery store, drugstore, gift shop,
hardware store, and clothing store.
(2)
Automatic self-service laundry, baked goods store, confectionary
store, shoe repair and dry-cleaning store, or laundry where laundering
and dry cleaning are performed on the premises.
(3)
Office building and professional office, including medical, dental,
realty, insurance, law offices, accounting services and governmental
services.
(4)
Barbershop and beauty shop.
(5)
Library.
(6)
Day-care center.
(7)
Restaurant, bar, club or lounge.
(8)
Garden center.
(9)
Bank, including accessory drive-through facility.
(10)
Theater.
(11)
Newspaper publishing or printing establishment.
(12)
Hospital.
(13)
Retail sale of furniture, furnishings and appliances.
(14)
Showrooms for the sale of new and used automobiles by authorized
factory dealers with accessory uses of outdoor automobile sales and
service repair building when conducted on the same lot.
(15)
Fitness center, gymnasium.
(16)
Nursing home or convalescent home.
(17)
Assisted living facility.
(18)
Sober living environment, provided that the minimum off-street parking required in § 209-42 is provided.
(19)
Rooming house or boarding house.
(20)
Brewery, microbrewery, micro-winery, distillery, brew pub.
C.
Uses permitted as special exceptions.
(1)
Beverage distribution center.
(2)
Place of assembly other than a theater.
(3)
Funeral home/mortuary services.
(4)
Auction building.
(5)
Lumberyard.
(6)
Medical marijuana dispensary, subject to the specific criteria listed
below:
(a)
A medical marijuana dispensary shall provide proof of registration
with the Department of Health or proof that registration has been
sought and is pending approval, and shall at all times maintain a
valid, accurate, and up-to-date registration with the Department of
Health. Should registration be denied or revoked at any time, any
Township approval shall immediately become void. A medical marijuana
dispensary may not operate on the same site as a facility used for
growing and processing medical marijuana.
(b)
A medical marijuana dispensary shall at all times operate in
compliance with all Department of Health regulations pertaining to
such facilities.
(c)
A medical marijuana dispensary shall not be operated or maintained
on a parcel within 1,000 feet, measured by a straight line in all
directions, without regard to intervening structures or object, from
the nearest point on the property line of a residentially zoned property
or a parcel containing a public, private or parochial school, day-care
center, place of worship, public park, or community center.
(d)
A medical marijuana dispensary must operate entirely within
an indoor, enclosed, and secure facility. No exterior sales and no
sidewalk displays shall be permitted. No drive-thru services shall
be permitted. The use cannot be advertised on radio or television.
(e)
A medical marijuana dispensary shall be limited to the hours
of operation not earlier than 9:00 a.m. and not later than 9:00 p.m.
(f)
A medical marijuana dispensary shall submit a disposal plan
to be reviewed and approved by the Township. Medical marijuana remnants
and by-products shall be disposed of according to an approved plan
and shall not be placed within an exterior refuse container.
(g)
There shall be no emission of dust, fumes, vapors or odors which
can be seen, smelled or otherwise perceived from beyond the lot line
for the property where the medical marijuana dispensary is located.
(i)
No use of medical marijuana shall be permitted on the premises
of a medical marijuana dispensary.
(j)
A medical marijuana dispensary shall submit a security plan
to the Township, which plan shall demonstrate how it will maintain
effective security and control. The security plan shall specify the
type and manner of twenty-four-hour security, tracking, recordkeeping,
record retention, and surveillance system to be utilized in the facility
as required by Section 1102 of the Medical Marijuana Act[2] and as supplemented by regulations promulgated by the
Department of Health pursuant to the Medical Marijuana Act.
[2]
Editor's Note: See 35 P.S. § 10231.1102.
D.
Conditional uses permitted.
(1)
Hotel or motel.
(2)
Motor vehicle repair garage.
(3)
Car wash.
(4)
Restaurant with a drive-in or walk-up.
(5)
Sales of new and used vehicles, including automobiles, trucks, boats, motorcycles and recreational vehicles, except as specified above in § 209-23B(14).
(6)
Motor vehicle fueling station.
E.
Accessory buildings, structures and uses permitted.
(1)
Off-street parking.
(2)
Fences and walls.
(3)
Off-street loading areas.
(4)
Garages to house delivery trucks or other vehicles.
(5)
Parking garages.
(6)
Vending machines.
(7)
Machines for amusement, entertainment and/or the rendition of music, provided that they comply with the standards set forth in § 209-50.1.
(8)
Accessory drive-through facility. A drive-through facility is any
vehicle-related commercial facility where a service is provided, or
goods, food, or beverages are sold to the operator of or passengers
in a vehicle without the necessity of the operator or passengers disembarking
from the vehicle. Any facility which proposes a drive-through or drive-up
window as an accessory facility to a retail, service, financial, restaurant,
or other use where customers are served in their vehicles shall be
permitted only by conditional use and shall be subject to the following
standards:
(a)
General standards.
[1]
The drive-through facility shall be designed so as not to impede
or impair vehicular and pedestrian traffic movement or exacerbate
the potential for pedestrian/vehicular conflicts. A bypass lane/escape
lane shall be provided for all drive-through facilities.
[2]
To minimize the impact of drive-through facilities located adjacent
to residential uses, hours of operation shall be set as a condition
of approval of the use.
[3]
Frontage requirements. Minimum lot frontage on at least one
street shall be 150 feet for all principal uses with accessory drive-through
facilities to ensure adequate room for access drives.
[4]
The driveway entrance and exit lane of a drive-through facility
must be set back at least 100 feet from an intersection.
(b)
Stacking distance.
[1]
A stacking area, separated from other traffic circulation on
the site, shall be provided for vehicles waiting for service in the
drive-through lane.
[2]
The stacking distance shall be as follows:
|
Use
|
Minimum Number Vehicles
|
Lane Length
(feet)
|
|---|---|---|
|
Eating place
|
6
|
132
|
|
Bank
|
6
|
132
|
|
Car wash
|
10
|
220
|
|
Dry cleaner
|
2
|
44
|
|
Pharmacy
|
7
|
154
|
|
Other uses
|
6
|
132
|
(9)
Outdoor
dining, when accessory to a permitted bar, restaurant, club or lounge.
[Added 8-16-2021 by Ord. No. 2021-12]
F.
Maximum building and structure height. No building and/or structure
shall exceed 50 feet in height, except as may be specifically permitted
by the terms of this chapter.
H.
General requirements.
(1)
Any principal building may contain more than one principal permitted
use and/or organization. Any lot may contain more than one permitted
building, provided that each principal building is located in a manner
which will allow the possibility of subdividing the lot in a manner
that each structure and resulting lot would conform to the zoning
and subdivision and land development regulations, including frontage
on a public street. One building may contain more than one use, provided
that the total building coverage of the combined use does not exceed
the maximum building coverage specified for this district and, further,
that each use and/or tenant occupies a minimum gross floor area of
750 square feet.
(2)
At least the first 30 feet adjacent to any street line and 10 feet
adjacent to any lot line shall not be used for parking and shall be
planted and maintained in a lawn area, ground cover or landscaped
with evergreen shrubbery and separated from the parking area by approved
permanent curbing, except as otherwise provided under this chapter.
(3)
Outside displays.
(a)
No merchandise, products, equipment or similar materials or
objects shall be displayed or stored outside except in those instances
where the peculiar nature of the business in permitted use, use by
special exception or by conditional use normally requires outside
display. This exception would include:
(b)
Outside displays must conform to and not infringe upon setback
areas, buffer areas and planting areas.
(4)
All improved portions of the property not utilized by buildings or
paved surfaces shall be landscaped, using combinations such as landscaped
fencing, shrubbery, lawn area, ground cover, rock formations, contours,
existing foliage and the planting of conifers and/or deciduous trees
common to the area, in order to maintain or reestablish the tone of
vegetation in the area and lessen the visual impact of the structures
and paved areas. The established grades on any site shall be planted
for both aesthetic and drainage purposes. The grading plan, drainage
facilities and landscaping shall be coordinated to prevent erosion
and silting as well as assuring the capacity of any natural or man-made
drainage system. The drainage system shall comply with the Township
Stormwater Management Ordinance.[6]
(5)
Waste for disposal shall be stored in a closed container which should
be adequately screened from all streets and adjacent residential areas
and should be of sufficient capacity so that overflow does not occur.
(6)
All building walls facing any street or residential district shall
be suitably finished for aesthetic purposes.
I.
Minimum off-street parking.
(2)
The Zoning Hearing Board may grant a special exception to reduce
the combined parking requirements for uses on adjacent parcels held
in single and separate ownership on the effective date of this chapter
by a maximum of 15%, subject to the following regulations:
(a)
The adjacent uses must be compatible, and none shall be residential,
industrial or any other use not conforming to the requirements of
this district.
(b)
The parking lot shall be designed in such a manner as to conform to the requirements in Subsection H, with the exception that the parking shall be unified and allow for free movement of traffic between and among adjacent uses and parcels.
(c)
No more than two driveway access points to public roads shall
be provided.
(d)
The plan shall be reviewed and receive favorable recommendation
from the Falls Township Planning Commission.
(e)
All deteriorating signs within the parking area and within 50
feet of all street rights-of-way shall be removed, altered or replaced
to conform to this chapter.
(f)
Curbing and additional street paving shall be constructed in
accordance with Township and state regulations, where applicable,
along the road frontages of all properties involved.
A.
Purpose. The purpose of the SC Shopping Center Commercial District
is to allow for the development of shopping center facilities which
offer multiple commercial, retail and service operations adjacent
to principal arterial highway access. It is intended that these areas
be developed in accordance with an overall plan coordinating the architectural
features, landscaping, drainage, shared parking, types of uses, controlled
access points and similar standards and aesthetic features so that
the final product will be a self-contained shopping center, whether
constructed all at one time or in stages over a period of time.
B.
Principal permitted uses.
(1)
Convenience shop, including grocery store, drugstore, gift shop,
hardware store, and clothing store.
(2)
Automatic self-service laundry, baked goods store, confectionary
store, shoe repair and dry-cleaning store, or laundry where laundering
and dry cleaning are performed on the premises.
(3)
Office building and business or professional office, including medical,
dental, realty, insurance, law office, accounting services and governmental
services.
(4)
Bank, without drive-through facilities or services.
(5)
Barbershop and beauty shop.
(6)
Library.
(7)
Day-care center.
(8)
Department store.
(9)
Furniture or appliance store.
(10)
Garden center.
(11)
Theater.
(12)
Restaurant, without outside seating.
(13)
Bakery.
(14)
Fitness center, gymnasium.
(15)
Arcade.
(16)
Shopping center comprised of combinations of the preceding uses.
(17)
Brewery, microbrewery, micro-winery, distillery, brew pub, without
outside seating.
D.
E.
Maximum building and/or structure height. No building and/or structure
shall exceed 50 feet in height, except as may be specifically permitted
by the terms of this chapter.
F.
Area and yard requirements. (See Table 4.[2]) All buildings within the shopping center shall be attached
or, if separated, shall have a separation of at least 20 feet or 1 1/2
of the height of the tallest adjacent building, whichever is greater.
[2]
Editor's Note: Said table is included as an attachment to
this chapter.
G.
General requirements.
(1)
Any principal building may contain more than one principal permitted
use and/or organization. Any lot may contain more than one principal
building, provided that each principal building is located in a manner
which will allow the possibility of subdividing the lot in a manner
that each structure and resulting lot would conform to the zoning
and subdivision and land development regulations, including frontage
on a public street. One building may contain more than one use, provided
that the total building coverage of the combined use does not exceed
the maximum building coverage specified for this district and, further,
that each use and/or tenant occupies a minimum gross floor area of
750 square feet.
(2)
At least the first 50 feet adjacent to any lot line, as measured
from the ultimate right-of-way line of abutting streets and as measured
from the side and rear lot lines, shall not be used for parking, storage,
buildings or visible stormwater management devices and shall be planted
and maintained in a lawn area or ground cover and landscaped with
street trees along the street line and with a buffer yard along all
other lot lines.
(3)
Outside displays.
(a)
No merchandise, products, equipment or similar materials or
objects shall be displayed or stored outside except in those instances
where outside display is customarily incidental to the peculiar nature
of the business as a permitted use, use by special exception or by
conditional use. This exception would include:
(b)
Outside displays must conform to and not infringe upon setback
areas, buffer areas and planting areas.
(4)
All improved portions of the property not utilized by buildings or
paved surfaces shall be landscaped, using combinations such as landscaped
fencing, shrubbery, lawn area, ground cover, rock formations, contours,
existing foliage and the planting of conifers and/or deciduous trees
common to the area, in order to maintain or reestablish the tone of
vegetation in the area and lessen the visual impact of the structures
and paved areas. The established grades on any site shall be planted
for both aesthetic and drainage purposes. The grading plan, drainage
facilities and landscaping shall be coordinated to prevent erosion
and silting as well as assuring the capacity of any natural or man-made
drainage system. The drainage system shall comply with the Township
Stormwater Management Ordinance.[3]
(5)
Waste for disposal shall be stored in a closed container which should be adequately screened from all streets and adjacent residential areas and should be of sufficient capacity so that overflow does not occur. See § 209-38.1F.
(6)
All building walls facing any street or residential district shall
be suitably finished for aesthetic purposes.
J.
No lot in the SC Shopping Center District shall be provided with
more than one point of direct access to Lincoln Highway. Access points
shall be separated from any access on an abutting property and from
any intersecting street by a minimum of 500 feet, as measured along
the frontage of Lincoln Highway.
A.
Purpose. The purpose and intent of this district is to encourage
commercial recreation areas and to encourage permanent open space.
B.
Principal permitted uses.
(1)
Golf course and golf range.
(2)
Facility for sporting events.
(3)
Swimming pool.
(4)
Skating rink.
(5)
Playground and picnic area.
(6)
Marina and storage facilities.
(7)
Ski slope.
(8)
Riding academy and equestrian uses.
(9)
Garden center.
(10)
Day-care center.
(11)
Fitness center, gymnasium.
(12)
Any use of the same general character as above.
C.
D.
Maximum building and structure height. No building and/or structure
shall exceed 35 feet in height.
F.
General requirements.
(1)
Any principal building may contain more than one principal permitted
use and/or organization. Any lot may contain more than one permitted
building, provided that each principal building is located in a manner
which will allow the possibility of subdividing the lot in a manner
that each structure and resulting lot would conform to the zoning
and subdivision and land development regulations, including frontage
on a public street. One building may contain more than one use, provided
that the total building coverage of the combined use does not exceed
the maximum building coverage specified for this district and, further,
that each use and/or tenant occupies a minimum gross floor area of
750 square feet.
(2)
At least the first 30 feet adjacent to any street line and 10 feet
adjacent to any lot line shall not be used for parking and shall be
planted and maintained in a lawn area, ground cover or landscaped
with evergreen shrubbery, except as otherwise provided under this
chapter.
(3)
Outside displays.
(a)
No merchandise, products, equipment or similar materials or
objects shall be displayed or stored outside except in those instances
where outside display is customarily incidental to the peculiar nature
of the business as a permitted use, use by special exception or by
conditional use. This exception would include:
[1]
Garden center engaged in sale of living plants.
(b)
Outside displays must conform to and not infringe upon setback
areas, buffer areas and planting areas.
(4)
All improved portions of the property not utilized by buildings or
paved surfaces shall be landscaped, using combinations such as landscaped
fencing, shrubbery, lawn area, ground cover, rock formations, contours,
existing foliage and the planting of conifers and/or deciduous trees
common to the area, in order to maintain or reestablish the tone of
vegetation in the area and lessen the visual impact of the structures
and paved areas. The established grades on any site shall be planted
for both aesthetic and drainage purposes. The grading plan, drainage
facilities and landscaping shall be coordinated to prevent erosion
and silting as well as assuring the capacity of any natural or man-made
drainage system. The drainage system shall comply with the Township
Stormwater Management Ordinance.[2]
[2]
Editor’s Note: Said tables are included as attachments
to this chapter.
(5)
Waste for disposal shall be stored in a closed container which should be adequately screened from all streets and adjacent residential areas and should be of sufficient capacity so that overflow does not occur. See § 209-38.1F.
(6)
All building walls facing any street or residential district shall
be suitably finished for aesthetic purposes.
I.
Notwithstanding the sign regulations set forth in § 209-45 and the use regulations set forth in this chapter, in order to protect the historic character of Pennsbury Manor and in accordance with Section 605(2)(vi) of the Pennsylvania Municipalities Planning Code, Act 247, as amended,[3] the following uses shall not be permitted within 300 feet
of Pennsbury Road and shall not be permitted to have permanent signs
for such uses along Pennsbury Road:
(1)
Hotel or motel.
(2)
Garden center.
(3)
Vending machines or machines for amusement, entertainment and/or the rendition of music, provided that they comply with the standards set forth in § 209-50.1.
(4)
Places of amusement.
[3]
Editor's Note: See 53 P.S. § 10605(2)(vi).
J.
The maximum height of buildings or structures within 300 feet of
Pennsbury Road shall be 30 feet.
A.
Purpose. The purpose and intent of the FM Farming and Mining District
is to provide locations in the Township where fertile soils exist
for intensive agricultural use, which are generally over sand or gravel
deposits suitable for use by the building and other industries and
located in areas where such uses would have minimum adverse effect
on residential and other incompatible uses.
B.
Principal permitted uses.
(1)
Farming of the land.
(2)
Freezing, processing, storage, packing, crating of farm products
and fruits; warehouse; trucking yard and terminal related to farming
and mining.
(3)
Mining, including dredging and excavation.
(4)
Processing, cleaning, crushing, storing of sand and gravel.
(5)
The raising, boarding and/or husbandry of rural animals.
B.1.
Special exception uses.
(1)
Medical marijuana grower/processor subject to the specific criteria
listed below:
(a)
A medical marijuana grower/processor shall provide proof of
registration with the Department of Health or proof that registration
has been sought and is pending approval, and shall at all times maintain
a valid, accurate, and up-to-date registration with the Department
of Health. Should registration be denied or revoked at any time, any
Township approval shall immediately become void.
(b)
A medical marijuana grower/processor shall at all times operate
in compliance with all Department of Health regulations pertaining
to such facilities.
(c)
A medical marijuana grower/processor must be located on a lot
containing not less than two acres.
(d)
A medical marijuana grower/processor shall not be operated or
maintained on a parcel within 1,000 feet, measured by a straight line
in all directions, without regard to intervening structures or object,
from the nearest point on the property line of a residentially zoned
property or a parcel containing a public, private or parochial school,
day-care center, place of worship, public park, or community center.
(e)
A medical marijuana grower/processor must operate entirely within
an indoor; enclosed, and secure facility. No exterior sales and no
sidewalk displays shall be permitted. No drive-thru services shall
be permitted. The use cannot be advertised on radio or television.
(f)
A medical marijuana grower/processor shall be limited to the
hours of operation not earlier than 9:00 a.m. and not later than 9:00
p.m.
(g)
A medical marijuana grower/processor shall submit a disposal
plan to be reviewed and approved by the Township. Medical marijuana
remnants and by-products shall be disposed of according to an approved
plan and shall not be placed within an exterior refuse container.
(h)
There shall be no emission of dust, fumes, vapors or odors which
can be seen, smelled or otherwise perceived from beyond the lot line
for the property where the medical marijuana grower/processor is located.
(j)
No use of medical marijuana shall be permitted on the premises
of a medical marijuana grower/processor.
(k)
A medical marijuana grower/processor shall submit a security
plan to the Township, which plan shall demonstrate how it will maintain
effective security and control. The security plan shall specify the
type and manner of twenty-four-hour security, tracking, recordkeeping,
record retention, and surveillance system to be utilized in the facility
as required by Section 1102 of the Medical Marijuana Act[2] and as supplemented by regulations promulgated by the
Department of Health pursuant to the Medical Marijuana Act.
[2]
Editor's Note: See 35 P.S. § 10231.1102.
C.
Accessory buildings, structures or uses permitted.
(1)
Off-street parking.
(3)
Off-street loading areas.
(4)
Garages to house delivery trucks or other vehicles.
(5)
Machines for amusement, entertainment and/or the rendition of music, provided that they comply with the requirements set forth in § 209-50.1.
(6)
When the property is used for farming, buildings incidental to farms,
such as tenant houses; greenhouses; buildings for housing seasonal
farming workers; barns; buildings for the packing, grading and storage
of produce raised on the premises (excluding processing operations);
buildings for housing poultry and permitted livestock; and garages
for the storage of farming operational equipment and trucks.
D.
Maximum building and structure height. No building and/or structure
shall exceed 60 feet in height.
F.
General requirements.
(1)
No new mining, dredging or excavating shall be permitted on:
(a)
Any lot or premises within 200 feet of a residential district
or use or 100 feet from the ultimate right-of-way of any public road
or neighboring boundary line; and
(b)
Such excavation shall have a slope which shall be one foot vertical
to 1.5 feet horizontal from the surrounding surface of adjacent land
to the bottom of the aforesaid excavation.
(2)
Sideslopes of excavation sites shall be protected against the effects
of erosion by the planting of trees, shrubs and ground cover or grass.
(3)
Prior to the submission of any permit application to the Department
of Environmental Protection for the new extraction of sand or gravel;
mining; or the installation of any mining, quarrying, dredging, digging,
hauling, excavating, extracting, crushing, sorting equipment or structures,
a copy of the application for said permit shall be submitted to the
Board of Supervisors, who shall determine whether the application
violates this chapter or any other ordinance of the Township.
(4)
Excavation areas shall not be used for the disposition, dumping or
storage of waste or vegetative or organic material, or any material
other than rock or minerals found on the site.
A.
Purpose. The purpose and intent of the LI Light Industrial District
is to provide a location in the Township for manufacturing, research,
warehousing and similar operations.
B.
Principal permitted uses.
(1)
Nursery or greenhouse.
(3)
Office or clinic for medical or dental examination or treatment of
persons as outpatients, including laboratories incidental thereto.
(4)
Business, professional or governmental office.
(5)
Bank or saving and loan association.
(6)
Upholsterer and cabinetmaker.
(7)
Animal kennel.
(8)
Motor vehicle repair garage.
(9)
Fire station.
(10)
Parking area not in combination with another principal permitted
use.
(12)
Research, testing or experimental laboratory other than chemical
or biological research laboratories.
(13)
Wholesale business and/or storage fully contained in a roofed
structure.
(14)
Printing, publishing or binding.
(15)
Contractor office.
(16)
Carpentry, cabinetmaking, furniture or upholstery shop, electrician
shop, plumbing shop, metalworking, blacksmith, tinsmith, paint or
paperhanger shop, or similar trade shop.
(17)
Outside storage or display.
(18)
Temporary building or structure used in connection with the
uses set forth in this subsection.
(19)
Day-care center.
(20)
Fitness center, gymnasium.
(21)
Any use of the same general character as above.
C.
Accessory buildings, structures or uses.
(1)
Retail sales of goods or products manufactured, assembled or warehoused
on the premises, provided that no more than 20% of the building shall
be used for retail space.
(2)
Off-street parking.
(4)
Off-street loading areas.
(5)
Garage to house delivery trucks or other vehicles.
(6)
Vending machines.
D.
Prohibited uses.
(1)
No lot, parcel or tract of land shall be used and no building or
structure shall be erected, altered or remodeled for any of the following
uses:
(a)
The manufacture or handling, storage or transfer of chemicals,
including, but not limited to, acid or other corrosives, ammonia,
caustic soda and sulfuric acid.
(b)
The manufacture of chemicals.
(c)
The manufacture of cellulose products; resins; dye stuffs; glue;
vegetable, animal or mineral fats or oils; explosives; soaps and detergents;
fertilizers; asphalt; tar products; or other like products or substances.
(d)
The manufacture and/or storage of combustible and/or flammable
gases liquids and solids.
(e)
The manufacture or production of metals and alloys in ingot
form.
(f)
The manufacture or production of cement, plaster, cork and their
constituents, matches, paints, oils, varnishes, lacquer or basic raw
polymer or the manufacture of rubber.
(g)
The storage of fuels or explosive materials in bulk.
(i)
The manufacture, storage or sale of mulch or compost.
(2)
Activities involving the storage, utilization or manufacture of materials
or products which decompose by detonation. Such materials shall include,
but shall not be limited to:
(a)
All primary explosives, such as lead azide, lead styphnate,
fulminates and tetracene;
(b)
All high explosives, including, but not limited to, nitrocellulose,
black powder, boron hydrides, hydrazine and its derivatives, pyrotechnics
and fireworks, including, but not limited to, magnesium powder, potassium
chlorate and potassium nitrate;
(c)
Blasting explosives, including, but not limited to, dynamite
and nitroglycerine;
(d)
Unstable organic compounds, including, but not limited to, acetylides
and hydrogen peroxide in concentrations greater than 35%; and
(e)
Nuclear fuels, fissionable materials and products and reactor
elements, including, but not limited to, uranium 235 and plutonium
239.
E.
Maximum building and structure height. No building and/or structure
shall exceed 50 feet in height, except as may be specifically permitted
by the terms of this chapter.
G.
General requirements.
(1)
Any principal building may contain more than one use and/or organization.
Any lot may contain more than one principal structure. At least the
first 30 feet adjacent to any street line and 10 feet adjacent to
any lot line shall not be used for parking or loading and shall be
planted and maintained in lawn area, ground cover or landscaped with
evergreen shrubbery.
(2)
All outdoor storage or operations shall be adequately concealed from
abutting nonindustrial properties with evergreen-type planting or
a solid screen fence.
(3)
Building walls facing any residential district shall not be finished
with exposed cinder block.
(4)
All improved portions of the property not utilized by buildings or
paved surfaces shall be landscaped, utilizing combinations such as
ground cover, rock formations, contours and existing foliage and the
planting of conifers and/or deciduous trees native to the area, in
order to either maintain or reestablish the tone of vegetation in
the area and to lessen the visual impact of structures and paved areas.
I.
Minimum off-street loading. All activities in this district shall
provide for loading and unloading of materials in locations which
are removed from streets and highways.
A.
Purpose. The purpose of the PIP Planned Industrial Park District
is to provide areas in the Township where industrial complexes may
be developed. The standards are intended to require maximum attention
to proper site designing, including the location of structures and
parking areas, proper ingress and egress, development of an interior
street system, architectural design and landscaping and the compatibility
of any proposal with the natural foliage, soils, contours, drainage
patterns and the need to avoid visual intrusions and performance nuisances
upon adjacent residences and residential zones. It is intended that
existing foliage and natural features be retained and enhanced in
relation to the site as well as surrounding areas.
C.
Conditional uses.
(2)
Research and development facilities involving chemical and/or biological
research.
(3)
Transportation terminals and freight-handling facilities not closer
than 2,000 feet to the Historical District, a residential district
and/or school or church uses.
(4)
Electric substations.
(5)
A plumbing, heating, roofing or building material yard not closer
than 2,000 feet to the Historical District, a residential district
and/or school or church use.
(6)
Any use of the same general character as any of the above conditional
uses and uses commonly found in support of an industrial park.
D.
E.
Maximum building and structure height. No building and/or structure
shall exceed 80 feet in height, except as may be specifically permitted
by the terms of this chapter.
G.
General requirements.
(1)
Any principal building may contain more than one use and/or organization.
Any lot may contain more than one principal structure.
(2)
At least the first 30 feet adjacent to any street line and 10 feet
adjacent to any lot line shall not be used for parking and shall be
planted and maintained in lawn area, ground cover or landscaped with
evergreen shrubbery.
(3)
All outdoor storage or operations shall be adequately screened by
use of plants or fences so that they are not visible from the street
or from neighboring properties.
(4)
All buildings shall be compatibly designed, whether constructed all
at one time or in stages over a period of time. Building walls facing
any residential district shall not be finished with exposed cinder
block.
I.
Minimum off-street loading. All activities in this district shall
provide for loading and unloading of material in locations which are
removed from streets and highways.
A.
Purpose. The purpose and intent of the HI Heavy Industrial District
is to provide areas in the Township for large-scale industrial operations,
including those which utilize massive or heavy equipment, manufacture
products from primary raw material sources, require large outdoor
storage of equipment or machinery for processing or storage purposes,
are massive users of highway, rail or water transportation or exceptionally
large users of water or sewage disposal facilities, at locations both
advantageous to the industrial user and safely and aesthetically buffered
from residential and other incompatible uses. The standards are intended
to require maximum attention to the proper site design, including
the location of structures and parking areas, proper ingress and egress,
development of an interior street system where applicable, architectural
design, landscaping and compatibility of any proposal with natural
foliage, soils, contours, drainage patterns and the need to avoid
visual intrusions and performance nuisances upon adjacent residences
and residential zones. It is intended that existing foliage and natural
features be maintained and enhanced in relation to the site as well
as to the surrounding area.
B.
Principal permitted uses.
(1)
Office and office building.
(2)
Industrial and manufacturing building.
(3)
Product distribution and warehousing.
(4)
Transportation terminal and freight handling facility.
(5)
Electrical substation.
(6)
Building material yard.
(7)
Marine port and terminal facility.
(8)
Any use of the same general character as any of the above permitted
uses, including accessory uses which are customarily incidental to
the said uses.
D.
Special exception uses:
(1)
Adult business in a building or structure with more than 75 square
feet of floor area or 2% of the total floor area, whichever is less,
devoted to activities of the type which are proscribed by 18 Pa.C.S.A.
§ 5903, provided that such use meets the following requirements:
(a)
The building or structure of such use shall be located no less
than 1,000 feet from any residential use or district, public or private
school, church, recreation facility or any other religious, institutional
or education use.
(b)
No such use shall be located within 2,000 feet of a similar
adult commercial use.
(c)
No materials sold within shall be visible from any window, door
or exterior of the building or structure.
F.
Maximum building and structure height. No building and/or structure
shall exceed 80 feet in height, except as may be permitted by the
terms of this chapter. Specialized equipment used in processing, power
generation or power transmission may not exceed 140 feet in height.
H.
General requirements.
(1)
Any principal building may contain more than one use and/or organization.
Any lot may contain more than one principal structure. At least the
first 30 feet adjacent to any street line and 12 feet adjacent to
any lot line shall not be used for parking or loading.
(2)
All outdoor storage or operations shall be adequately screened by
use of plants or fences so that they are not visible from the street
or from neighboring properties.
(3)
All building walls facing any residential district shall not be finished
with exposed cinder block.
J.
Minimum off-street loading. All activities in this district shall
provide for loading and unloading of material in locations which are
removed from streets and highways.
K.
Prohibited uses. In the HI District, no lot, parcel or tract of land
shall be used and no building or structure shall be erected, altered
or remodeled for any activity involving the storage, utilization or
manufacture of explosives as defined in this chapter.
A.
Purpose. The purpose and intent of the Materials Processing and Manufacturing
District is to protect the existing areas in the Township devoted
to integrated, large-scale industrial production of iron, steel or
other materials, processing, fabrication and related activities which
utilize massive or heavy equipment, manufacture products from primary
raw material sources, require larger areas for indoor and outdoor
storage of equipment or machinery for manufacturing, production, processing
or storage purposes, massive uses of highway, rail or water transportation,
including port facilities, or exceptionally large uses of water or
waste disposal facilities, all on a tract which is physically isolated
from the principal residential districts of the Township.
B.
Principal permitted uses.
(2)
Power generation and transmission facilities, including substations.
(3)
Yards, buildings and structures used for the conveyance, distribution,
processing, manufacture and storage of raw, semifinished or finished
materials, fuels, including the bulk storage of fuels, fuel products
or fuel by-products.
(4)
Marine port and terminal facilities.
(5)
Remanufacturing, which shall be limited to production processes which
may use presorted post-consumer materials and remanufacture or process
them into usable raw materials or products which then are exported
from the site in their new form(s). Remanufacturing specifically excludes
the permanent storage, collection, sorting or disposal of mixed municipal
solid waste on site and specifically excludes automobile or other
vehicle salvage operations.
(6)
Employee recreation and eating facilities.
(7)
Blast furnaces, coke ovens, open-hearth facilities, rolling or processing
mills, or other uses related to steel production.
(8)
Any use of the same general character as any of the above permitted
uses, including accessory uses which are customarily incidental to
said uses.
E.
Vibration, fumes, vapors, gases, storage and disposal of wastes. Any and all operations shall meet the standards as set by § 209-43.
F.
Accessory buildings, structures and uses permitted.
(1)
Vending machines or machines for amusement, entertainment and/or the rendition of music, provided that they comply with the standards set forth in § 209-50.1.
(2)
Water treatment and sanitary and industrial waste treatment facilities
accessory to or servicing principal permitted uses located in the
MPM or HI Districts.
H.
Special exception uses:
(1)
Medical marijuana grower/processor, subject to the specific criteria
listed below:
(a)
A medical marijuana grower/processor shall provide proof of
registration with the Department of Health or proof that registration
has been sought and is pending approval, and shall at all times maintain
a valid, accurate, and up-to-date registration with the Department
of Health. Should registration be denied or revoked at any time, any
Township approval shall immediately become void.
(b)
A medical marijuana grower/processor shall at all times operate
in compliance with all Department of Health regulations pertaining
to such facilities.
(c)
A medical marijuana grower/processor must be located on a lot
containing not less than two acres.
(d)
A medical marijuana grower/processor shall not be operated or
maintained on a parcel within 1,000 feet, measured by a straight line
in all directions, without regard to intervening structures or object,
from the nearest point on the property line of a residentially zoned
property or a parcel containing a public, private or parochial school,
day-care center, place of worship, public park, or community center.
(e)
A medical marijuana grower/processor must operate entirely within
an indoor, enclosed, and secure facility. No exterior sales and no
sidewalk displays shall be permitted. No drive-through services shall
be permitted. The use cannot be advertised on radio or television.
(f)
A medical marijuana grower/processor shall be limited to the
hours of operation not earlier than 9:00 a.m. and not later than 9:00
p.m.
(g)
A medical marijuana grower/processor shall submit a disposal
plan to be reviewed and approved by the Township. Medical marijuana
remnants and by-products shall be disposed of according to an approved
plan and shall not be placed within an exterior refuse container.
(h)
There shall be no emission of dust, fumes, vapors or odors which
can be seen, smelled or otherwise perceived from beyond the lot line
for the property where the medical marijuana grower/processor is located.
(j)
No use of medical marijuana shall be permitted on the premises
of a medical marijuana grower/processor.
(k)
A medical marijuana grower/processor shall submit a security
plan to the Township, which plan shall demonstrate how it will maintain
effective security and control. The security plan shall specify the
type and manner of twenty-four-hour security, tracking, recordkeeping,
record retention, and surveillance system to be utilized in the facility
as required by Section 1102 of the Medical Marijuana Act[3] and as supplemented by regulations promulgated by the
Department of Health pursuant to the Medical Marijuana Act.
[3]
Editor's Note: See 35 P.S. § 10231.1102.
A.
Purpose. The purpose and intent of the Sanitary Landfill District
is to provide a location in the Township for the operation of sanitary
landfill facilities in accordance with all Township, county, state
and federal laws, rules and regulations.
C.
General regulations:
(1)
Minimum lot size shall be 25 acres.
(2)
Minimum setbacks shall be subject to the regulations promulgated
by the Pennsylvania Department of Environmental Protection, or the
following setbacks, whichever is greater:
(3)
Maximum height of the landfill shall be controlled by providing maximum
side slopes of three feet horizontally for each one foot of vertical
rise.
(4)
The disposal of leachate shall comply with all Pennsylvania Department
of Environmental Protection regulations. In no event shall the leachate
be disposed of in a storm sewer or allowed to run on the ground.
(5)
Hazardous waste, as included on the list of hazardous waste as maintained
by the Department of Environmental Protection, shall not be disposed
of in a sanitary landfill facility.
(6)
Every sanitary landfill facility shall be protected by locked barricades,
fences, gates or other positive means designed to deny access to the
area at unauthorized times or locations. Litter control shall be exercised
to confine blowing litter to the work area, and a working plan for
cleanup of litter shall be submitted to the municipality. To control
blowing paper, there shall be erected a fence having a minimum height
of six feet, with openings not more than three inches by three inches
along all boundaries. Each facility must contain their trash in an
appropriate and safe manner that confines the trash to the facility
area.
(7)
Gas venting, recovery and monitoring shall be required.
(8)
The sanitary landfill operator shall provide copies to the Township,
as soon as received, of all permit applications, permits and reports
or correspondence regarding inspections, environmental monitoring
and regulatory actions.
(9)
The access road shall be constructed in a manner which limits the
tracking of mud onto nearby public streets.
D.
Sanitary landfill operations shall be permitted only for the purpose
of reclaiming land for ultimate use, and immediately upon the voluntary
or involuntary cessation of landfill operations, the land shall immediately
revert to HI classification.
F.
A sanitary landfill use shall comply with the rules and/or regulations
of any and all federal or state agency having jurisdiction over such
use including, without limitation, the Pennsylvania Department of
Environmental Protection.
A.
The intent of this section to provide for nonpolluting administrative,
business, office and certain light industrial operations.
B.
Use regulations in OIP District.
(1)
A building or group of buildings may be erected, altered or
used and a lot may be used or occupied for any of the following purposes:
(a)
Office for administrative, executive, professional, research,
sales and other such similar uses, the normal attributes of which
do not involve the actual storage, exchange or delivery of merchandise
on the premises.
(b)
Laboratory for scientific, agricultural or light industrial
research and development, training or product development.
(c)
Repair and maintenance of office equipment, computers, electronic
products and household items.
(d)
Motel and hotel, indoor athletic facility and assembly hall
or convention center associated with such uses.
(e)
Bank or savings and loan institution.
(f)
Restaurant and other establishments serving food and beverages,
including a brewery, microbrewery, micro-winery, distillery or brew
pub; provided, however, that outdoor counter or curb service shall
not be permitted.
(g)
Hospital, nursing home, medical and dental office or clinic
for the treatment of humans.
(h)
Light manufacturing, fabricating, assembling and/or processing
of goods in which all production operations are contained within an
enclosed building; excluding, however, any process or activity which
is noxious or offensive by reason of odor, dust, fumes, smoke, gas,
vibration, radiation or noise.
(i)
Passenger station terminal for public transportation and heliport.
(j)
Manufacturing plant in which all production operations are contained
within an enclosed building, including the manufacture, assembly and
treatment of products.
(k)
Warehousing and product distribution.
(l)
Indoor theater or other place of indoor amusement or recreation.
(m)
Educational, trade, technical and professional school, institute
or training center.
C.
Accessory uses, buildings and structures on the same lot and customarily
incidental to any permitted use shall include:
(1)
Cafeteria facilities for employees.
(2)
Recreational facility for employees and occupants.
(3)
Storage within a completely screened area but not within the
minimum required front yard, or within 100 feet of any other zoning
district, in conjunction with a permitted use.
(4)
Repair and maintenance of vehicles for only those such vehicles
used on the same property and/or in connection with a foregoing permitted
use.
(5)
Electrical substation, provided that the use shall be permanently
screened to a height of 10 feet from any existing dwelling adjacent
thereto.
(6)
Wholesaling, warehousing and distributing, provided that the
handling or exchange of highly flammable or explosive materials shall
be prohibited.
(7)
The following personal service shops primarily for the convenience
of tenants and their employees and as such open for business so long
as such facility or any total combination thereof shall not constitute
more than 10% of the first floor gross floor area of such buildings
and located only within the confines of the building:
(a)
Barbershop and beauty shop.
(b)
Transportation ticket office.
(c)
Newsstand and pharmacy.
(d)
Restaurant, but excluding establishments maintaining drive-in,
drive-through, curb service, outdoor counters or otherwise permitting
or facilitating eating or drinking on the exterior of the building,
provided that the restaurant premises shall be equipped with refrigerated
garbage disposal facilities.
(e)
Any use of the same general character as any of these permitted
use.
D.
Conditional uses.
(1)
The following uses are permitted by conditional use:
(a)
Metalworking, extrusion of small metals, welding, plating, laundering,
cleaning and dyeing, excluding bleaching, only when proposed as an
accessory use and customarily incidental to a foregoing permitted
use in a building or on a lot.
(b)
Heliport.
(c)
Radio, telephone, microwave and television office or station,
and associated towers only when not greater than 50 feet in total
height, and subject to all yard and setback requirements prescribed
for buildings herein.
(d)
Day-care center, subject to the development standards of this
district.
(e)
Any use of the same general character as any permitted use.
E.
Master plan approval in OIP District.
(1)
Any use or development of any tract in the OIP District shall
be subject to the submission and approval of a master plan indicating
subdivision, land development and public improvements contemplated
for the tract in question.
(2)
The minimum qualifying tract shall be 20 acres.
(3)
General requirements.
(a)
Maximum height of building: 50 feet.
(b)
Minimum size individual lot: four acres.
(c)
Minimum lot width at building setback line: 200 feet.
(d)
Maximum building coverage: 25%.
(e)
Front yard (from ultimate right-of-way line): 50 feet.
(f)
Side yards, each: 50 feet.
(g)
Rear yards: 50 feet.
(h)
Maximum impervious surfaces: 60%.
(i)
Minimum spacing between buildings, but never less than 1 1/2
the height of the taller building: 30 feet.
F.
Performance standards for OIP District.
(1)
Utilities. All utility lines (electrical, telephone, etc.) shall
be placed underground; provided, however, that high-voltage electrical
lines not normally buried by the utility company need not be placed
underground.
(2)
Parking and driveway setbacks.
(a)
From a building: 20 feet.
(b)
From the ultimate right-of-way line of a new internal road:
25 feet.
(c)
From the ultimate right-of-way line of an abutting road: 50
feet when opposite a residential district; otherwise 35 feet.
(d)
From lot lines within the subdivision: 10 feet, unless common
or shared parking is utilized.
(e)
From a residential district line not adjacent to a street: 50
feet.
(f)
Parking shall not be permitted along public access and public
roads.
A.
Purpose.
(1)
The purpose and intent of the Resource Recovery District is
to provide a location in the Township for the operation of municipal
and residual waste processing.
B.
Principal permitted uses.
(1)
Incinerator. An incinerator is a facility designed to reduce
municipal solid waste by combustion. Incinerators consist of refuse
handling and storage facilities, furnaces, subsidence chambers, residue
handling and removal facilities, chimneys and other air-pollution
control equipment and may or may not include heat exchange equipment
for energy recovery. An incinerator is subject to the following:
(a)
The minimum lot size shall be five acres.
(c)
Every incinerator shall be protected by locked barricades, fences,
gates or other positive means designed to deny access to the area
at unauthorized times or locations. Litter control shall be exercised
to confine blowing litter to the work area, and a working plan for
cleanup of litter shall be submitted to the municipality. To control
blowing paper, there shall be erected a fence having a minimum height
of six feet, with openings not more than three inches by three inches
along all boundaries. Each facility must contain their trash in an
appropriate and safe manner that confines the trash to the facility
area.
(d)
Hazardous waste, as included on the list of hazardous waste
as maintained by the Department of Environmental Protection, shall
not be disposed of in an incinerator.
(e)
All unloading of municipal solid waste shall be done within
the building housing the incinerator.
(f)
All storage of municipal solid waste shall be indoors.
(g)
A contingency plan for disposal of municipal solid waste during
a plant shutdown must be submitted to the municipality.
(2)
Waste transfer station. A waste transfer station is a facility
where municipal solid waste is delivered for the purpose of compacting
the material into larger vehicles for transport to a final disposal
site or processing facility. A transfer station shall be subject to
the following:
(a)
The minimum lot size shall be five acres.
(c)
The entire transfer process, which includes unloading, compaction
and loading onto the transfer trucks, shall occur inside a building.
(d)
Municipal solid waste shall not remain on the site for more
than 72 hours.
(e)
Oversized items and items that cannot be compacted because of
their size or construction shall be stored in the building.
(f)
The operator shall have a contingency plan for when the transfer
station is shut down for scheduled maintenance and for emergency shut
downs.
(g)
In addition to the building housing the transfer operation,
a maintenance building may be located on the site. Only vehicles owned
and operated by the owner of the transfer facility and used as part
of that operation shall be serviced in a maintenance building or parked
on the premises.
(h)
Every transfer station shall be protected by locked barricades,
fences, gates or other positive means designed to deny access to the
area at unauthorized times or locations. Litter control shall be exercised
to confine blowing litter to the work area, and a working plan for
cleanup of litter shall be submitted to the municipality. To control
blowing paper, there shall be erected a fence having a minimum height
of six feet, with openings not more than three inches by three inches
along all boundaries.
(i)
Hazardous waste, as included on the list of hazardous waste
as maintained by the Department of Environmental Protection, shall
not be disposed of at a transfer station.
(3)
Material separation and/or refuse-derived fuel (RDF) facility.
Material separation is the extraction of materials from municipal
solid waste for recycling. A material separation facility may include
a refuse-derived fuel plant. A refuse-derived fuel facility produces
a solid fuel that is obtained from municipal solid waste as a result
of a mechanical process. The use is subject to the following:
(a)
The minimum lot size shall be five acres.
(c)
All unloading of municipal solid waste shall be done within
the building housing the processing facility.
(d)
Municipal solid waste shall not be stored for more than 72 hours,
and it shall remain indoors.
(e)
The refuse-derived fuel shall be stored indoors in such a way
that it will not harbor rodents and will be protected from fire.
(f)
Any residual waste resulting from the material separation process
shall be stored indoors. Such residual waste shall be disposed in
an approved sanitary landfill.
(g)
Every material separation/RDF facility shall be protected by
locked barricades, fences, gates or other positive means designed
to deny access to the area at unauthorized times or locations. Litter
control shall be exercised to confine blowing litter to the work area,
and a working plan for cleanup of litter shall be submitted to the
municipality. To control blowing paper, there shall be erected a fence
having a minimum height of six feet, with openings not more than three
inches by three inches along all boundaries.
(h)
Hazardous waste, as included on the list of hazardous waste
as maintained by the Department of Environmental Protection, shall
not be disposed of in a material separation/RDF facility.
(4)
Recycling facility. A recycling facility is a business that
accumulates material such as paper, glass, aluminum, other manufacturing
by-products and waste products and/or plastic that is no longer useful
for its intended purpose. The materials are then sold or transferred
to another business as a raw material for their reuse, including their
use in the manufacturing of a new product. A recycling facility shall
be subject to the following:
(a)
The minimum lot size shall be five acres.
(c)
Storage of recycled material shall be set back from a property
line or street line a minimum of 100 feet.
(d)
No municipal solid waste or hazardous waste shall be processed
or stored on the property as part of this use.
(e)
When this use is combined with another solid waste management
use, the separation of the material shall be done so that the recycling
process will not interfere with the prompt disposal of the municipal
solid waste.
(f)
Every recycling facility shall be protected by locked barricades,
fences, gates or other positive means designed to deny access to the
area at unauthorized times or locations. Litter control shall be exercised
to confine blowing litter to the work area and a working plan for
cleanup of litter shall be submitted to the municipality. To control
blowing paper, there shall be erected a fence having a minimum height
of six feet, with openings not more than three inches by three inches
along all boundaries.
(g)
Hazardous waste, as included on the list of hazardous waste
as maintained by the Department of Environmental Protection, shall
not be disposed of in a recycling facility.
(5)
Composting facility. A composting facility is for the composting
of the organic matter in municipal solid waste. A composting facility
shall be subject to the following:
(a)
The minimum lot size shall be five acres.
(c)
All parts of the process (unloading of waste, storage and composting)
shall occur inside the building.
(d)
During normal operation, no more municipal solid waste shall
be stored on the property than is needed to keep the facility in constant
operation, but in no event shall waste be stored for more than 72
hours.
(e)
Every composting facility shall be protected by locked barricades,
fences, gates or other positive means designed to deny access to the
area at unauthorized times or locations. Litter control shall be exercised
to confine blowing litter to the work area and a working plan for
cleanup of litter shall be submitted to the municipality. To control
blowing paper, there shall be erected a fence having a minimum height
of six feet, with openings not more than three by three inches along
all boundaries.
(f)
Hazardous waste as included on the list of hazardous waste as
maintained by the Department of Environmental Protection shall not
be disposed of in a composting facility.
(6)
Combined municipal solid waste management facility. A combined
municipal sold waste facility is the operation of two or more of the
municipal solid waste management uses (incinerator, transfer station,
material separation and/or refuse-derived fuel facility, recycling
facility and composting facility) on the same property or in the same
building, subject to the following:
(a)
The combined use facility shall meet all of the applicable standards
of each individual use in the facility as specified by this section.
C.
General requirements.
(1)
Zoning permit application in RR Resource Recovery District.
An application for a zoning permit in the Resource Recovery District
shall contain the following information and materials:
(a)
Plot plan. A plot plan and location map shall be provided:
(b)
Environmental impact study. An environmental impact study shall
be provided. The study shall review the proposed site and facility
and shall evaluate the impact of the proposed use on:
[1]
Capacity of municipal infrastructure.
[2]
Surface and subsurface water quality and quantity.
[3]
Air quality.
[4]
Noise.
[5]
Aesthetic and visual aspects.
[6]
Immediate and community or regional geographic
area.
[7]
Existing and proposed local, county, state and
federal laws and regulations dealing with environmental pollution
and protection.
[8]
Stormwater management.
[9]
Soils and geology.
[10]
Flora and fauna.
[11]
Historical and archaeological areas.
[12]
Floodplains.
[13]
Wetlands.
[14]
Other features as may be determined.
(c)
Traffic impact study. A traffic impact study shall be provided.
The study shall project traffic to be generated by the proposed use,
shall assign such traffic to the existing road network, shall evaluate
the impact of that traffic and shall make recommendations concerning
the need, if any, for roadway or traffic control improvements and
modifications.
(d)
Fiscal impact study. A fiscal impact study shall be provided.
The study shall provide an analysis of the fiscal impact of the proposed
use on the existing community facilities and services, including,
but not limited to, projections of direct, current public costs and
revenues associated with the proposed use.
(e)
Project description. A complete description of the proposed
use shall be provided, including descriptions of proposed facilities,
processes, equipment, estimated useful life, intended hours of operation,
estimated costs, estimated volumes of material incoming and to be
disposed of and such other information as is necessary for the Township
to evaluate the application.
(2)
RR Resource Recovery District application regulations. A zoning
permit for a proposed use shall not be approved unless the following
regulations are met:
(a)
Setbacks. All structures constituting part of the application
shall conform to setbacks set forth herein. In addition, all structures
and disposal areas or facilities shall be set back not less than 500
feet from any historical or recreational site.
(b)
Appearance and screening. Exterior surfaces and design of facilities
adjacent to or visible from public streets or historical or recreational
sites shall be such as to present an attractive appearance. The site
and facilities shall be so designed and operations shall be so conducted
as to minimize the visibility of heavy vehicles, such as earthmoving
equipment and compactors. All waste-handling equipment shall be enclosed
or permanently screened from view from public streets or historical
sites by man-made or mature evergreen vegetative screening which will
substantially prevent the sighting of unenclosed or unscreened equipment
at all times.
(c)
Other regulations. Copies of materials submitted to environmental
regulatory agencies shall be made available to the Township.
(d)
Environmental impact. The proposed use shall not create any
adverse environmental impact which substantially injures or detracts
from the use of neighboring properties, the character of the surrounding
area or the Township.
(e)
Fiscal impact. The proposed use shall not create any adverse
fiscal impact upon the Township.
(f)
Facilities. The proposed use shall utilize current state of
the art techniques and facilities for safe and sanitary transportation,
storage, processing and disposal of solid waste in full compliance
with state and federal standards or, in the absence of such standards,
with acceptable practices of the industry.
(h)
Toxic and radioactive waste prohibited. In no event shall any
zoning permit be granted for processing of temporary or long-term
storage or disposal of toxic and radioactive waste, as such terms
are defined and regulated by state, federal or other governmental
laws or regulations.
A.
Purpose. The purpose and intent of the HI-A Heavy Industrial A District
is to provide areas in the Township for small-scale industrial operations.
B.
Principal permitted uses shall be as follows:
(1)
Office and office building.
(2)
Industrial and manufacturing building.
(3)
Product distribution and warehousing.
(4)
Transportation terminal and freight-handling facility.
(5)
Sale, leasing, repair and outdoor storage of material handling
equipment, tractor-trailers, motor homes, campers, equipment and machinery.
(6)
Electrical substation.
(7)
Building material yard.
D.
Prohibited uses shall be as follows:
(1)
In the HI-A District, no lot, parcel or tract of land shall
be used and no building or structure shall be erected, altered or
remodeled for any of the following uses:
(a)
The manufacture, handling, storage, or transferring of chemicals,
including, but not limited to, acids or other corrosives, ammonia,
caustic soda and sulfuric acid.
(b)
The manufacture, handling, storage or transferring of cellulose
products, resins, dye stuffs, glue, vegetable, animal or mineral fats,
oils, explosives, combustible and/or flammable gases or liquids, soaps
and detergents, fertilizers, asphalt and tar products.
(c)
The manufacture or production of cement, plaster, cork and their
constituents; matches, paints, oils, varnishes, lacquer or basic raw
polymer of the manufacture of rubber.
(d)
The storage of fuels in bulk, except as permitted as an accessory
use to a motor vehicle fueling station.
(e)
The handling, storage or transferring of medical wastes.
(f)
The handling, storage or transferring of hazardous waste of
all kinds.
(g)
The manufacture, storage or sale of mulch or compost.
(2)
Activities involving the storage, utilization or manufacture
of explosive materials or materials or products which decompose by
detonation are prohibited in the HI-A District.
E.
Accessory buildings, structures and uses shall be as follows:
(1)
Off-street parking.
(3)
Off-street loading areas.
(4)
Garages to house delivery trucks or other vehicles.
(5)
Vending machines.
(6)
Machines for amusement, entertainment and/or the rendition of music, provided that they comply with the requirements set forth in § 209-50.1.
(7)
The storage of fuel when accessory to a motor vehicle fueling
station.
(8)
Uses, buildings and structures customary and incidental to the
principal permitted uses.
F.
Maximum building and structure height. No building and/or structure
shall exceed 60 feet in height.
H.
General requirements:
(1)
Any principal building may contain more than one use and/or
organization. Any lot may contain more than one principal structure.
At least the first 30 feet adjacent to any street line and 10 feet
adjacent to any lot line shall not be used for parking or loading.
(2)
All outdoor storage or operations shall be adequately concealed
from abutting nonindustrial properties with evergreen-type plantings
or a solid screen fence.
(3)
Building walls facing any residential district shall not be
finished with exposed cinder block.
(4)
All improved portions of the property not utilized by buildings
or paved surfaces shall be landscaped.
A.
Purpose. The purpose and intent of the RD Riverfront District shall
be as follows:
(1)
Encourage the revitalization and redevelopment of industrial
properties along portions of the Delaware River.
(2)
Eliminate blight and improve visual appearance, and provide
a compatible relationship of mixed land uses by using designated sectors.
(3)
Encourage public access to and river walks along the Delaware
River.
C.
Principal permitted uses by sectors shall be as follows:
(2)
Permitted uses in Sector 1: Lot area four acres or greater:
(a)
Medical office.
(b)
Office and office building.
(c)
Restaurant.
(d)
Bank.
(e)
Hotel.
(f)
Health club.
(g)
Marina.
(h)
Service business, including barbers, hairdressers, beauticians,
cleaning, shoe repair, tailors, photographers, travel agents, photocopy
centers and similar uses.
(i)
Townhouse or single-family attached dwelling.
(j)
Multiple-family dwelling.
(k)
Senior housing.
(l)
Brewery, microbrewery, micro-winery, distillery, or brew pub.
(m)
Open space.
(n)
Warehouse buildings, designed subject to the following:
[Added 9-21-2020 by Ord. No. 2020-2]
[1]
Warehouse buildings shall not be required to comply with the architectural design requirements of § 209-32.4J(4)(a) and (b). Applicant shall submit a rendering with its application, which shall be incorporated into any approval. If, subsequent to development as a warehouse use, the building is proposed for a different use, all sections of the RD-1 Zoning District related to architectural and design standards shall apply and be required.
[2]
Warehouse buildings shall not be required to comply with the requirement to provide a pitched roof and decorative roof elements per § 209-32.4J(4)(c); provided, however, that all HVAC equipment on the roof of the warehouse building shall be set back from the edge of the building and screened from view in a manner satisfactory to the Board of Supervisors.
[3]
A property developed for a warehouse use shall not be required to
connect its parking areas to adjacent properties; however, provision
shall be made to allow for future connection of parking areas.
[4]
A property developed for a warehouse use shall not be required to design a coordinated pedestrian sidewalk system per § 209-32.4J(7)(a); however, provision shall be made to allow for future pedestrian sidewalk systems.
[5]
Tractor-trailers, cargo boxes or other vehicles or structures meant
to be transportable are permitted to be used in connection with a
warehouse use in the RD-1 Zoning District, notwithstanding the provisions
of §§ 290-32.4J(7)(b) and 209-34F. The developer of
a warehouse use in the RD-1 Zoning District shall be required to submit
a parking and traffic circulation plan that shows, to the satisfaction
of the Board of Supervisors, appropriate locations for the parking
and storage of tractor-trailers, cargo boxes or other vehicles or
structures meant to be transportable as well as buffering from adjacent
uses, as part of the land development approval process.
[6]
Reduction of number of spaces required; expansion permitted.
[a]
The Board of Supervisors may reduce, by conditional use approval, the number of parking spaces required and/or may allow for the expansion of the driveway opening of up to 36 feet, notwithstanding the provisions of §§ 209-32.4I(3) and 209-42E, for warehouse uses that meet the following requirements:
[b]
As part of the conditional use approval process, an applicant
seeking a parking reduction under this subsection shall submit a parking
study from a licensed traffic engineer for the applicant i) rendering
an expert opinion that less than the required number of parking spaces
is necessary to adequately service the proposed occupant(s) of the
warehouse use, and ii) providing credible data to substantiate this
opinion. Such data shall include ITE information and surveys of one
or more similar establishments. Tractor trailer long-term storage
spaces and loading dock spaces shall not count toward the number of
proposed parking spaces in the applicant's parking study.
[7]
[8]
If a property is developed for a warehouse use consistent with the
provisions of this section, and in the future is divided into five
or more separate leaseholds of any type of use, whether proposed initially
or cumulatively, a master plan shall be submitted for the entire site
which demonstrates compliance with all sections of the RD-1 Zoning
District, notwithstanding any modifications provided in this section
for the warehouse use.
D.
Conditional uses by sector shall be as follows:
(1)
Conditional uses in Sector 1:
E.
F.
The general requirements for residential uses permitted in Sector
1 are listed below.
(1)
A minimum two access drives to public street.
(2)
Maximum density:
|
Dwelling Type
|
Maximum Height
|
|---|---|
|
Townhouse* (includes single-family attached dwellings): 6 dwelling
units per gross acre. See Table 1A for minimum lot requirements.[4]
|
35 feet
|
|
Garden apartment-style apartment building: 10 dwelling units
per gross acre. See Table 2, HR Column, for applicable requirements.[5]
|
3 1/2 stories/40 feet
|
|
High-rise apartment building: 12 dwelling units per gross acre.
See Table 2, HR Column, for applicable requirements.[6]
|
8 stories/100 feet
|
|
Senior housing: 20 dwelling units per gross acre. See Table
2, AQ Column, for applicable requirements.[7]
|
See § 209-17D
|
[4]
Editor’s Note: Said table is included as an attachment
to this chapter.
[5]
Editor’s Note: Said table is included as an attachment
to this chapter.
[6]
Editor’s Note: Said table is included as an attachment
to this chapter.
[7]
Editor's Note: Said table is included as an attachment to
this chapter.
G.
H.
General requirements for mixed-use developments permitted in Sector
2:
(1)
Residential uses shall occupy not less than 60% of the gross
lot area.
(2)
For purposes of density, when uses are mixed within a building,
each 1,000 square feet of nonresidential use shall equal one dwelling
unit for the purpose of determining maximum dwelling units permitted.
(3)
Nonresidential use buildings or mixed-use buildings shall be
separated from residential buildings by a distance not less than 1 1/2
times the height of the nonresidential or mixed-use building but not
less than 50 feet.
I.
Streetscape standards, all sectors:
(1)
No vehicle, equipment or materials shall be placed or stored
within the front yard setback area.
(2)
The area within 10 feet of the ultimate right-of-way shall be
landscaped with lawn grasses, shrubs and trees, except where access
drives and sidewalks are required.
(3)
Access drives shall be limited to a width of 35 feet per opening;
not more than two access drives shall be opened per 200 feet of street
frontage.
J.
Standards for all uses:
(1)
Properties having frontage along the Delaware River shall provide
a river walk (pedestrian trail), including riverbank restoration,
along the river edge, above the elevation of the one-hundred-year
floodplain, subject to approval by the Board of Supervisors.
(2)
Properties having frontage along Pennsylvania Avenue shall provide
a pedestrian/bicycle path, subject to the approval by the Board of
Supervisors.
(3)
All properties shall provide pedestrian easements to permit
pedestrian access along and between the Delaware River and Pennsylvania
Avenue, subject to the approval by the Board of Supervisors.
(4)
Architectural standards.
(a)
Buildings of three stories or less shall have pitched roofs
covering at least 80% of the building of at least six vertical inches
to every 12 horizontal inches. Buildings greater than three stories
may have flat roofs, provided that all visibly exposed walls shall
extend above the roof plane.
(b)
The maximum continuous plane without a break on buildings shall
not exceed 100 feet, with a minimum offset of 15 feet. Blank, windowless
walls are prohibited, unless specifically required for compliance
with building codes.
(c)
Buildings shall have a pitched roof or decorative roof elements
which conceal HVAC and service equipment located on the roof.
(d)
Buildings shall include a variety of architectural design elements
to avoid creating monotonous building facades. To encourage visual
diversity, a building shall have at least three different exterior
building materials to provide variations in color and texture. These
architectural features may provide variations in color and texture.
These architectural features may include, but are not limited to,
a combination of any three of the following:
[1]
Masonry (but not flat concrete block);
[2]
Concrete or masonry plinth at the base of walls;
[3]
Belt courses of a different texture or color;
[4]
Projecting or decorative cornices;
[5]
Quoins;
[6]
Decorative tile work;
[7]
Trellis containing planting;
[8]
Medallions;
[9]
Opaque or translucent glass;
[10]
Bay windows;
[11]
Artwork;
[12]
Vertical articulation;
[13]
Stylized lighting fixtures;
[14]
Porticos;
[15]
Building extensions;
[16]
Stonework; and
[17]
Other architectural elements.
(5)
Overall layout. Buildings in mixed-use developments shall be
laid out to encourage walking along streets by using the following
design practices:
(6)
Parking and circulation.
(a)
Off-street parking areas shall be visually screened from existing
and proposed streets and adjacent residential uses by berms, hedges,
walls or buffer plantings.
(b)
Parking areas on abutting nonresidential/residential lots shall
be interconnected by access driveways.
(c)
Common parking shall be permitted without limitation for uses
located within the Riverfront District. One hundred percent of the
required parking spaces may be permitted on another site located within
the Riverfront District. However, a common parking facility shall
not be permitted as a principal use on a lot within the Riverfront
District.
(d)
Parking structures shall have the following design standards:
[1]
The setback from residential lots on abutting tracts
shall be 100 feet.
[2]
The setback from existing public street ultimate
right-of-way lines shall be 100 feet.
[3]
The maximum height shall be 30 feet.
[4]
The maximum length of the structure shall be 500
feet.
[5]
Openings along the perimeter shall be at least
50% screened using natural or architectural elements.
(7)
Sidewalk, lighting and trash disposal design standards.
K.
Bonus provisions. Residential density may be increased by up to 25%,
subject to the specific conditional use approval of the Board of Supervisors
which shall contain the following:
(1)
Provide a central green, a minimum of 30,000 square feet in
size, generally rectilinear in shape, accessible by residents and
employees of adjacent buildings, with 30% lawn area, either a gazebo
or pavilion, plus a paved plaza with features such as a fountain,
clock, and sitting walls to help identify as a central gathering place.
(2)
Provide dedication of open space consistent with the Falls Township
Open Space Plan and Comprehensive Plan Update, or a fee in lieu of,
determined on the basis of 10% of the value of land to be developed.
(3)
Provide public water access facilities, such as nonmotorized
path systems.
See Chapter 131, Floodplain Management.
