[Ord. No. 130, 12/9/1991;
as amended by Ord. No. 146, 8/29/1994; Ord. No. 196, 4/15/2003; Ord. No. 229, 12/19/2006; and Ord.
No. 281, 12/5/2012]
(a)
Purpose. The purpose of the Rural Conservation District is to encourage
woodland, agricultural and general open space conservation by preserving
natural features and environmentally sensitive lands such as forests,
water sheds and water courses while perpetuating the rural atmosphere,
open space and scenic landscape of the Township. A significant portion
of the RC District is classified as having severe limitations to on-lot
sewage disposal due to flooding, a high water table and/or steep slopes.
Residential and conservation uses are encouraged provided that sufficient
space is available for on-lot sewage disposal which will not create
any menace to public health, and natural features are not unduly disturbed.
(b)
Uses Permitted by Right. The following, as a single principal use,
such accessory uses and no other additional or multiple uses(s), is
permitted by right in the Rural Conservation District, provided that
the use, type, dimensional and all other applicable requirements of
this chapter are satisfied.
(2)
Municipal use.
(3)
Single-family detached dwelling.
(4)
Woodland or game preserve, wildlife sanctuary or similar conservation
use.
(5)
Accessory uses and structures to the above permitted uses when
on the same lot as the permitted use.
(6)
No-impact home-based businesses, except that such permission shall not supersede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community, and shall be subject to the provisions of § 32-903(c).
(c)
Uses Permitted by Conditional Use. The following, as a principal use, their accessory uses, and no other, are permitted in the Rural Conservation District when a conditional use is granted by the Board of Supervisors subject to and in accordance with Part 11 of this chapter.
(d)
Uses Permitted by Special Exception. The following, as a principal use, their accessory uses, and no other, are permitted in the Rural Conservation District when a special exception is granted by the Zoning Hearing Board subject to and in accordance with Part 11 of this chapter.
(1)
Public cemetery.
(2)
Pet cemetery.
(5)
Recreation uses, including parks (except amusement parks), playgrounds, picnic grounds, horse riding trails and stables, golf courses (except miniature golf courses), swimming areas and pools, hiking trails, boating, fishing, camping and hunting, subject to § 32-906 of this chapter.
(7)
Accessory uses and structures to the above permitted uses when
on the same lot as the permitted use.
(e)
Area, Yard and Height Regulations. Each of the following maximum
and minimum dimensional requirements shall apply to each permitted
use in the Rural Conservation District, except as specifically provided
for in this chapter:
|
Minimum Regulations
| |||
|---|---|---|---|
|
Lot Area (net)
|
80,000 square feet
| ||
|
Lot Width
|
200 feet
| ||
|
Building Setback
|
50 feet
| ||
|
Rear Yard
|
30 feet
| ||
|
Side Yard
| |||
|
Total
|
50 feet
| ||
|
One Side
|
25 feet
| ||
|
Buffer Yard (depth)
|
10 feet
| ||
|
Maximum Regulations
| |||
|
Building Height
| |||
|
Farm Buildings/Silos
|
No Maximum
| ||
|
Principal Buildings
|
35 feet
| ||
|
Lot Coverage
|
12%
| ||
[Ord. No. 130, 12/9/1991;
as amended by Ord. No. 146, 8/29/1994;
by Ord. No. 164, 4/26/1999; by Ord. No. 192, 9/16/2002; by Ord. No. 196, 4/15/2003; by Ord.
No. 229, 12/19/2006; by Ord. No.
236, 5/16/2007; by Ord. No. 247, 10/1/2008; by Ord. No. 248, 10/1/2008; by Ord. No. 260, 10/7/2009;
by Ord. No. 261, 10/21/2009; and
by Ord. No. 281, 12/5/2012]
(a)
Purpose. The purpose of the Low Density Residential District is to
encourage moderate residential development, to retain the rural and
suburban characteristics of the Township, and to serve as a transition
between areas of variable densities. A significant portion of the
LDR District is classified as having slight to severe limitations
to on-lot sewage disposal due to flooding and a high water table.
Development of these areas will be further regulated by the Environmental
Protection Overlay Districts.
(b)
Uses Permitted by Right. The following, as a single principal use,
such accessory uses and no other additional or multiple uses(s), is
permitted by right in the Low Density Residential District provided
that the use, type, dimensional and all other applicable requirements
of this chapter are satisfied:
(2)
Church or similar place of worship.
(3)
Municipal use.
(4)
Single-family detached dwelling.
(5)
Cluster development containing single family detached dwellings subject to Part 6 of this chapter.
(7)
Woodland or game preserve, wildlife sanctuary or similar conservation
use.
(8)
No-impact home-based businesses, except that such permission shall not supersede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community, and shall be subject to the provisions of § 32-903(c).
(9)
Accessory uses and structures to the above permitted uses when
on the same lot as the permitted use.
(10)
Commercial retirement community and their accessory uses, subject to the provisions of § 32-953 of this chapter.
(c)
Uses Permitted by Conditional Use. The following, as a principal use, their accessory uses and no other, are permitted in the Low Density Residential District when a conditional use is granted by the Board of Supervisors subject to and in accordance with Part 11 of this chapter.
(d)
Uses Permitted by Special Exception. The following, as a principal use, their accessory uses and no other, are permitted in the Low Density Residential District when a special exception is granted by the Zoning Hearing Board subject to and in accordance with Part 11 of this chapter:
(1)
Public cemetery.
(3)
Club or lodge for fraternal or social purposes provided that
the primary activity of such use is not operated for business, and
provided that the building and services shall be primarily for the
use of members and their guests.
(4)
Fire station.
(5)
Recreational uses, including parks (except amusement parks), playgrounds, picnic grounds, horse riding trails and stables, golf courses, swimming areas and pools, hiking trails, boating, fishing, camping and hunting, subject to § 32-906 of this chapter.
(6)
State licensed nursery school, elementary school, middle school,
junior high school, senior high school or day care center.
(9)
Accessory uses and structures to the above permitted uses when
on the same lot as the permitted use.
(e)
Area, Yard and Height Regulations. Each of the following minimum
and maximum dimensional requirements shall apply to each use in the
Low Density Residential District, except as specifically provided
for in this chapter:
|
Minimum Regulations
| ||
|---|---|---|
|
Lot Area (Net)
|
80,000 square feet
| |
|
Lot Width
|
200 feet
| |
|
Building Setback
|
50 feet
| |
|
Rear Yard
|
30 feet
| |
|
Side Yard
| ||
|
Total
|
50 feet
| |
|
Each Side
|
25 feet
| |
|
Buffer Yard (depth)
|
10 feet
| |
|
Maximum Regulations
| ||
|---|---|---|
|
Building Height
|
35 feet
| |
|
Lot Coverage
|
20%
| |
[Ord. No. 130, 12/9/1991;
as amended by Ord. No. 134, 5/4/1992;
by Ord. No. 146, 8/29/1994; by Ord. No. 196, 4/15/2003; by Ord. No. 229, 12/19/2006; by Ord.
No. 239, 8/21/2007; by Ord. No.
247, 10/1/2008; by Ord. No. 248, 10/1/2008; and by Ord. No. 281, 12/5/2012]
(a)
Purpose. The purpose of the Medium Density Residential District is
to maintain and promote residential growth in areas of the Township
which have the potential for being serviced by public sewage and/or
water facilities. The MDR District contains the least amount of physical
limitations for development within the Township and is most suitable
to accommodate the highest permissible residential densities.
(b)
Uses Permitted by Right. The following, as a single principal use,
such accessory uses and no other additional or multiple uses(s), is
permitted by right in the Medium Density Residential District provided
that the use, type, dimensional and all other applicable requirements
of this chapter are satisfied.
(2)
Municipal use.
(3)
Fire station.
(5)
Single-family detached dwelling.
(6)
Woodland or game preserve, wildlife sanctuary or similar conservation
use.
(7)
Accessory uses and structures to the above permitted uses when
on the same lot as the permitted use.
(8)
No-impact home-based businesses, except that such permission shall not supersede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community, and shall be subject to the provisions of § 32-903(c).
(9)
Commercial retirement community and their accessory uses, subject to the provisions of § 32-953 of this chapter.
(c)
Uses Permitted by Conditional Use. The following, as a principal use, their accessory uses and no other, are permitted in the Medium Density Residential District when a conditional use is granted by the Board of Supervisors subject to and in accordance with Part 11 of this chapter.
(1)
Church or similar place of worship.
(3)
Nursery/greenhouse.
(4)
Cluster development containing single-family detached dwelling units, subject to Part 6 of this chapter.
(7)
Golf driving ranges or miniature golf courses.
(8)
Accessory uses and structures to the above permitted uses when
on the same lot as the permitted use.
(d)
Use Permitted by Special Exception. The following, as a principal use, their accessory uses and no other, are permitted in the Medium Density Residential District when a special exception is granted by the Zoning Hearing Board to and in accordance with Part 11 of this chapter:
(1)
Club or lodge for fraternal or social purposes provided that
the primary activity of such use is not operated for business, and
provided that the building and services shall be primarily for the
use of members and their guests.
(2)
Recreation uses, including parks (except amusement parks), playgrounds, picnic grounds, horse riding trails and stables, golf courses, swimming areas and pools, hiking trails, boating, fishing, camping and hunting, subject to § 32-906 of this chapter.
(3)
State licensed nursery school, elementary school, middle school,
junior high school, senior high school or day care center.
(7)
Accessory uses and structures to the above permitted uses when
on the same lot as the permitted use.
(e)
Area, Yard and Height Regulations. Each of the following minimum
and maximum dimensional requirements shall apply to each use in the
Medium Density Residential District, except as specifically provided
for in this chapter:
|
Minimum Regulations
|
On-Lot Sewage And Water Facilities
|
Public or Community Sewage Facilities
|
Public or Community Sewage and Water Facilities
| |
|---|---|---|---|---|
|
Lot Area (net)
|
80,000 square feet
|
30,000 square feet
|
12,000 square feet
| |
|
Lot Width
|
200 feet
|
125 feet
|
100 feet
| |
|
Building Setback
|
50 feet
|
40 feet
|
30 feet
| |
|
Rear Yard
|
30 feet
|
20 feet
|
20 feet
| |
|
Side Yard
| ||||
|
Total
|
50 feet
|
40 feet
|
30 feet
| |
|
Each Side
|
25 feet
|
20 feet
|
15 feet
| |
|
Buffer Yard (depth)
|
10 feet
|
10 feet
|
10 feet
| |
|
Maximum Regulations
|
On-Lot Sewage And Water Facilities
|
Public or Community Sewage Facilities
|
Public or Community Sewage and Water Facilities
| |
|---|---|---|---|---|
|
Building Height
|
35 feet
|
35 feet
|
35 feet
| |
|
Lot Coverage
|
20%
|
30%
|
40%
| |
[Ord. No. 130, 12/9/1991;
as amended by Ord. No. 146, 8/29/1994;
and by Ord. No. 196, 4/15/2003]
(a)
Purpose. The purpose of the Mobile Home Park District is to provide
growth areas within the Township for mobile home parks. These areas
contain moderate limitations for development and have the potential
for being serviced by public or community water and sewage facilities.
(b)
Uses Permitted by Right. The following, as a single principal use,
such accessory uses and no other additional or multiple uses(s), is
permitted by right in the Mobile Home Park District provided that
the use, type, dimensional and all other applicable requirements of
this chapter are satisfied.
(2)
Single-family detached dwelling, subject to the area, yard and
height regulations specified under the MDR Zoning District [§ 32-
403(e)].
(3)
Municipal use.
(6)
Accessory uses and structures to the above permitted uses when
on the same lot as the permitted use.
(7)
No-impact home-based businesses, except that such permission shall not supersede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community, and shall be subject to the provisions of § 32-903(c).
(c)
Uses Permitted by Special Exception. The following, as a principal use, their accessory uses and no other, are permitted in the Mobile Home Park District when a special exception is granted by the Zoning Hearing Board to and in accordance with Part 11 of this chapter:
(4)
Accessory uses or structures to the above permitted uses when
on the same lot as the permitted use.
[Ord. No. 130, 12/9/1991;
as amended by Ord. No. 146, 8/29/1994;
by Ord. No. 164, 4/26/1999; by Ord. No. 196, 4/15/2003; by Ord. No. 229, 12/19/2006; by Ord.
No. 234, 4/17/2007; by Ord. No.
246, 8/6/2008; and by Ord. No. 283, 3/19/2014]
(a)
Purpose. The purpose of the Highway Commercial District is to provide
an area for a generalized variety of commercial land uses which service
the basic needs of the surrounding residential communities. The HC
District is located along arterial and major collector highways within
the Township. Development which occurs shall be planned to accomplish
safe development of highway frontage and to protect major highways
as thoroughfares.
(b)
Uses Permitted by Right. The following, as a single principal use,
such accessory uses and no other additional or multiple uses(s), is
permitted by right in the Highway Commercial District, provided that
the use, type, dimensional and all other applicable requirements of
this chapter have been satisfied:
(2)
Banks, savings and loan associations and finance companies.
(3)
Professional or government office or studio.
(4)
Church or similar place of worship.
(5)
Funeral home.
(7)
Municipal use.
(8)
Personal and household service establishments such as, but not
limited to, barber shops, beauty shops, dry cleaning shops, laundromats,
repair shops, massage therapy establishments, seamstress and tailor
shops.
(10)
Restaurants and similar types of eating establishments.
(11)
Retail business establishment such as, but not limited to, antiques,
appliances, auto parts, beverages, bicycles, books (except adult bookstores),
carpeting, clothing, convenience store with or without gasoline pumps,
dry goods, flowers, food, furniture, hardware, household supplies,
jewelry, machinery, newspapers, office equipment, paint, periodicals,
pharmaceuticals, sporting goods, stationary and tobacco.
(13)
Accessory uses and structures to the above permitted uses when
on the same lot as the permitted use including residential use occupied
by the caretaker or owner of a commercial use located on the same
lot.
(14)
Nursing home, retirement home or convalescent home subject to the conditions set forth at § 32-955 of this chapter.
(15)
Medical marijuana dispensary, subject to the Pennsylvania Medical
Marijuana Act and 28 Pa. Code § 1161 et seq., and as amended.
[Added by Ord. No. 312,
2/6/2019]
(17)
No-impact home-based businesses, except that such permission shall not supersede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community, and shall be subject to the provisions of § 32-903(c).
(18)
Continuing care retirement community subject to the conditions set forth at § 32-954 of this chapter.
(19)
Multiple commercial uses permitted in combination and occupancy
subject to the following conditions:
[Amended by Ord. No. 312, 2/6/2019]
(i)
The following commercial uses and no other shall be permitted
in combination:
a)
Professional or government office or studio;
b)
Personal and household service establishments such as, but not
limited to, barber shops, beauty shops, dry cleaning shops, laundromats,
repair shops, seamstress and tailor shops;
c)
Administrative offices for public utilities, but specifically
excluding construction, staging, external equipment, material and
vehicular storage;
d)
Restaurants and similar types of eating establishments;
e)
Retail business establishment such as, but not limited to, antiques,
appliances, auto parts, beverages, bicycles, books (except adult bookstores),
carpeting, clothing, convenience store with or without gasoline pumps,
dry goods, flowers, food, furniture, hardware, household supplies,
jewelry, machinery, newspapers, office equipment, paint, periodicals,
pharmaceuticals, sporting goods, stationary and tobacco; and
f)
Banks, savings and loan associations and finance companies.
g)
Medical marijuana dispensary, subject to the Pennsylvania Medical
Marijuana Act and 28 Pa. Code § 1161 et seq., and as amended.
(ii)
Unless otherwise permitted by the Board of Supervisors,
the commercial uses shall be individually serviced by municipal sewage
facilities.
(iii)
Unless otherwise permitted by the Board of Supervisors,
the commercial uses shall be individually serviced by public water
supply where accessible.
(iv)
The commercial uses shall consist of harmonious
land uses, structures and services.
(v)
Multiple commercial uses permitted in combination shall be in
single ownership of land/structure or under a guaranteed unified management
control.
(vi)
All means of ingress and/or egress shall be located
at least 200 feet from any other intersecting street and shall be
designed to accommodate traffic in a safe and efficient manner. The
developer shall be responsible for the purchase and installation of
any traffic control devices and the construction of additional acceleration
and/or deceleration lanes as may be required by the Pennsylvania Department
of Transportation (PennDOT) or the Township. The developer shall also
be responsible for any pertinent traffic studies that may be required
by the Township, the county and/or PennDOT.
(vii)
Interior access ways shall be designed so as
to prevent traffic congestion at points of ingress and egress. Areas
designated for the loading or unloading of trucks and/or other commercial
vehicles shall be planned and arranged so they may be utilized without
interfering with the interior traffic circulation and parking facilities.
(viii)
All commercial uses shall meet the combined parking requirements specified under § 32-924 of this chapter.
(ix)
Lighting for buildings, signs, access ways and
parking areas shall be arranged so they do not reflect towards any
public street or residential zoning districts.
(x)
Exterior storage areas for trash and rubbish shall be properly
screened so as to preclude the storage area from being visible from
adjacent properties or road surfaces. All containers shall be air-tight,
vermin proof and have adequate storage capacity to accommodate the
projected volumes of solid waste. No such storage area shall be permitted
within 30 feet from any lot line.
(xi)
All exterior lot lines of the original tract shall be screened by a buffer yard with a minimum depth of 20 feet. The buffer yard shall be consistent with standards specified under § 27-517 of the Subdivision and Land Development Ordinance.
(xii)
All signs shall be consistent with § 32-927(f), excluding § 32-927(f)(3), of this chapter. The total area of all signage for combined or multiple commercial uses shall not exceed the maximum signage permitted under § 32-927(f)(1) of this chapter.
(c)
Uses Permitted by Conditional Use. The following, as a principal use, their accessory uses and no other, are permitted in the Highway Commercial District when a conditional use is granted by the Board of Supervisors subject to and in accordance with Part 11 of this chapter.
[Amended by Ord. No. 317, 8/5/2020; and by Ord. No. 318, 8/5/2020]
(2)
Automatic car wash.
(3)
Automobile sales.
(4)
Automobile service station.
(5)
Club or lodge for fraternal or social purposes provided that
the primary activity of such use is not operated for business, and
provided that the building and services shall be primarily for the
use of members and their guests.
(7)
Fire station.
(8)
Hotel/motel accommodations.
(10)
State licensed nursery school or day care center.
(11)
Exportation and/or extraction of groundwater, subject to the requirements specified under § 32-950 of this chapter.
(12)
Landscaping contractor's establishment subject, to the requirements of § 32-958 of this chapter. The retail sale of landscape and other related products, on the same lot, shall be allowed as an accessory use to a landscaping contractor's establishment.
(13)
Light construction contractor's establishment, subject to the requirements of § 32-959 of this chapter.
(14)
Tower-based wireless communications facility (tower-based WCF), subject to § 32-945(d) of this chapter.
(15)
Accessory uses and structures to the above permitted uses when
on the same lot as the permitted use.
(16)
Indoor theater (except adult theaters) and place of amusement or
recreation.
[Added by Ord. No. 327, 4/20/2022]
(d)
Area, Yard and Height Regulations. Each of the following minimum
and maximum requirements shall apply to each permitted use in the
Highway Commercial District, except as specifically provided for in
this chapter:
|
Minimum Regulations
|
On-Lot Sewage And Water Facilities
|
Public or Community Sewage Facilities
|
Public or Community Sewage and Water Facilities
|
|---|---|---|---|
|
Lot Area
|
80,000 square feet
|
50,000 square feet
|
30,000 square feet
|
|
Lot Width
|
200 feet
|
150 feet
|
120 feet
|
|
Building Setback
|
60 feet
|
60 feet
|
60 feet
|
|
Rear Yard
|
60 feet
|
50 feet
|
50 feet
|
|
Side Yard Total
|
60 feet
|
60 feet
|
30 feet
|
|
Each Yard
|
30 feet
|
30 feet
|
15 feet
|
|
Improvement Setback
|
20 feet
|
20 feet
|
10 feet
|
|
Buffer Yard (Depth)
|
10 feet
|
10 feet
|
10 feet
|
|
Landscaped Area
|
50%
|
40%
|
30%
|
|
Maximum Regulations
|
On-Lot Sewage And Water Facilities
|
Public or Community Sewage Facilities
|
Public or Community Sewage and Water Facilities
|
|---|---|---|---|
|
Building Height
|
50 feet
|
50 feet
|
50 feet
|
|
Lot Coverage
|
30%
|
30%
|
40%
|
|
Paved Area
|
40%
|
50%
|
60%
|
(e)
Land Development Plan. Prior to the issuance of a zoning and/or building
permit for a nonresidential land use that is permitted within the
Highway Commercial District, the applicant shall submit a land development
plan to the Planning Commission for review and comment. The Planning
Commission shall review each land development plan in accordance with
all Township standards, guidelines and specifications concerning land
development before recommending a decision to the Board of Supervisors.
[Ord. No. 130, 12/9/1991;
as amended by Ord. No. 234, 4/17/2007;
and by Ord. No. 246, 8/6/2008]
(a)
Purpose. The purpose of the Shopping Center District is to provide
an area for small, unified commercial shopping centers which services
and provides for the basic needs of the Township. The SCC District
is concentrated around existing compatible commercial land uses that
are located along arterial highways within the Township. Development
which occurs shall be planned to accomplish safe development of highway
frontage and to protect major highways as thoroughfares.
(b)
Uses Permitted by Right. The following, as a principal use, their
accessory uses and no other, are permitted by right in the Shopping
Center District, provided that the use, type, dimensional and all
other applicable requirements of this chapter have been satisfied:
(1)
All uses permitted by right in the Highway Commercial District, provided the use meets the area, yard and height requirements [§ 32-405(e)] of the Highway Commercial District.
(3)
Indoor theater (except adult theaters) and place of amusement
or recreation.
(4)
Accessory uses and structures to the above permitted uses when
on the same lot as the permitted use.
(5)
Medical marijuana dispensary, subject to the Pennsylvania Medical
Marijuana Act and 28 Pa. Code § 1161 et seq., and as amended.
[Added by Ord. No. 312,
2/6/2019]
(c)
Uses Permitted by Conditional Use. The following, as a principal use, their accessory uses and no other, are permitted in the Shopping Center District when a conditional use is granted by the Board of Supervisors subject to and in accordance with Part 11 of this chapter:
[Amended by Ord. No. 317, 8/5/2020]
(d)
Area, Yard and Height Regulations. Each of the following minimum
and maximum dimensional requirements shall apply to each permitted
use in the Shopping Center Commercial District, except as specifically
provided for in this chapter:
|
Minimum Regulations
| |||
|---|---|---|---|
|
Lot Area
|
3 acres
| ||
|
Lot Width
|
250 feet
| ||
|
Building Setback
|
80 feet
| ||
|
Rear Yard
|
50 feet
| ||
|
Side Yard
| |||
|
Total
|
80 feet
| ||
|
One Side
|
40 feet
| ||
|
Improvement Setback
|
30 feet
| ||
|
Buffer Yard (Depth)
|
20 feet
| ||
|
Landscaped Area
|
30%
| ||
|
Maximum Regulations
| |||
|---|---|---|---|
|
Building Height
|
50 feet
| ||
|
Lot Coverage
|
40%
| ||
|
Paved Area
|
60%
| ||
(e)
Land Development Plan. Prior to the issuance of a zoning and/or building
permit for a nonresidential land use that is permitted within the
Shopping Center Commercial District, the applicant shall submit a
land development plan to the Planning Commission for review and comment.
The Planning Commission shall review each land development plan in
accordance with all Township standards and specifications concerning
land development before recommending a decision to the Board of Supervisors.
[Ord. No. 130, 12/9/1991;
as amended by Ord. No. 146, 8/29/1994;
by Ord. No. 164, 4/26/1999; by Ord. No. 188, 5/6/2002; by Ord. No. 229, 12/19/2006; by Ord.
No. 234, 4/17/2007; and by Ord.
No. 246, 8/6/2008]
(a)
Purpose. The purpose of the Light Industrial/Office District is to
provide an area for a generalization of light industrial land uses
or for the development of a unified office park of professional and
corporate offices which services and provides for the basic needs
of the surrounding residential communities of the Township. The Light
Industrial/Office District is located and centralized in an area which
will adequately accommodate industrial and commercial growth provided
that each existing and proposed land use does not affect the public
health, safety and general welfare of the adjacent residential areas.
(b)
Uses Permitted by Right. The following, as a single principal use,
such accessory uses and no other additional or multiple uses(s), is
permitted by right in the Light Industrial/Office District, provided
that the use, type, dimensional and all other applicable requirements
of this chapter have been satisfied:
(2)
Business, professional or government office.
(3)
Manufacturing activities such as, but not limited to, assembly,
bottling, compounding, fabrication, packaging, processing, production
and repair.
(4)
Municipal use.
(5)
Printing, binding or publishing facilities.
(7)
Retail business establishment such as, but not limited to, antiques,
appliances, auto parts, beverages, bicycles, books (except adult bookstores),
carpeting, clothing, convenience store with or without gasoline pumps,
dry goods, flowers, food, furniture, hardware, household supplies,
jewelry, newspapers, periodicals, pharmaceuticals, sporting goods,
stationary and tobacco.
(8)
Warehouse facilities.
(9)
Wholesale and distribution facilities.
(12)
Landscaping contractor's establishment, subject to the requirements of § 32-958 of this chapter. The retail sale of landscape and other related products, on the same lot, shall be allowed as an accessory use to a landscaping contractors establishment.
[Added by Ord. No. 318, 8/5/2020[1]]
[1]
Editor's Note: This ordinance also renumbered former Subsection
(b)(12), (13), and (14) as Subsection (b)(15), (16), and (17), respectively.
(13)
Light construction contractor's establishment, subject to the requirements of § 32-959 of this chapter.
[Added by Ord. No. 318, 8/5/2020]
(14)
Heavy construction contractor's establishment, subject to the requirements of § 32-960 of this chapter.
[Added by Ord. No. 318, 8/5/2020]
(15)
Accessory uses and structures to the above permitted uses when
on the same lot.
(16)
Medical marijuana grower/processor, subject to the Pennsylvania
Medical Marijuana Act and 28 Pa. Code § 1151 et seq., and
as amended.
[Added by Ord. No. 312,
2/6/2019]
(17)
Multiple industrial and office uses permitted in combination
and occupancy subject to the following conditions:
[Amended by Ord. No. 312, 2/6/2019]
(i)
The following industrial and office uses and no other shall
be permitted in combination:
a)
Business, professional or government office;
b)
Manufacturing activities such as, but not limited to, assembly,
bottling, compounding, fabrication, packaging, processing, production
and repair;
c)
Municipal uses;
d)
Printing, binding or publishing facilities;
f)
Warehouse facilities;
g)
Wholesale and distribution facilities.
h)
Medical marijuana grower/processor, subject to the Pennsylvania
Medical Marijuana Act and 28 Pa. Code § 1151 et seq., and
as amended.
(ii)
The total lot coverage for the industrial and
office uses permitted in combination shall not exceed 40% of the total
land area.
(iii)
The total paved area for the industrial and office
uses permitted in combination shall not exceed 60% of the total land
area.
(iv)
Unless otherwise permitted by the Board of Supervisors,
the industrial and office uses shall be individually serviced by municipal
sewage facilities.
(v)
Unless otherwise permitted by the Board of Supervisors, the
industrial and office uses shall be individually serviced by public
water supply where accessible.
(vi)
The industrial and office uses shall consist of
harmonious land uses, structures and services.
(vii)
Multiple industrial and office uses permitted
in combination shall be in single ownership of land/structure or under
a guaranteed unified management control.
(viii)
Retail business and service establishments are
permitted provided they are designed and intended primarily to serve
the employees within the permitted industrial and office uses. These
uses shall not exceed 5% of the gross floor area of the permitted
industrial uses.
(ix)
All means of ingress and/or egress shall be located
at least 200 feet from any other intersecting street and shall be
designed to accommodate traffic in a safe and efficient manner. The
developer shall be responsible for the purchase and installation of
any traffic control devices and the construction of additional acceleration
and/or deceleration lanes as may be required by the Pennsylvania Department
of Transportation (PennDOT) or the Township. The developer shall also
be responsible for any pertinent traffic studies that may be required
by the Township, the county and/or PennDOT.
(x)
Interior accessways shall be designed so as to prevent traffic
congestion at points of ingress and egress. Areas designated for the
loading or unloading of trucks and/or other commercial vehicles shall
be planned and arranged so they may be utilized without interfering
with the interior traffic circulation and parking facilities.
(xi)
Lighting for buildings, signs, accessways and
parking areas shall be arranged so they do not reflect towards any
public street or residential zoning districts.
(xii)
Exterior storage areas for trash and rubbish
shall be properly screened so as to preclude the storage areas from
being visible from adjacent properties or road surfaces. All containers
shall be air-tight, vermin proof and have adequate storage capacity
to accommodate the projected volumes of solid waste. No such storage
area shall be permitted within 30 feet from any lot line.
(xiii)
All signs shall be consistent with § 32-927(f) excluding § 32-927(f)(3) of this chapter. The total area of all signage for combined or multiple industrial and office uses shall not exceed the maximum signage permitted under § 32-927(f)(1) of this chapter.
(xiv)
The site utilized for the multiple industrial and office uses shall conform to the area, yard and height regulations that are specified under § 32-407(e) of this chapter.
(xv)
All proposed multiple industrial and office uses, including all expansions, additions and/or revisions, are subject to the policies and provisions regarding land development specified in the Township Subdivision and Land Development Ordinance (see Chapter 27 of the Township Code of Ordinances).
(c)
Uses Permitted by Conditional Use. The following, as a principal use, their accessory uses and no other, are permitted in the Light Industrial/Office District when a conditional use is granted by the Board of Supervisors subject to and in accordance with Part 11 of this chapter.
(1)
Heliport, subject to § 32-908 of this chapter. Heliport is hereby defined as any area of land, water or structure which is used or intended to be used for the landing and takeoff of helicopters and any appurtenant areas which are used for heliport buildings or helicopter facilities or rights-of-way, together with all heliport buildings and facilities thereon. The heliport itself shall be subject to all Area, Yard and Height regulations set forth in Subsection (e) of this section and all other provisions of the Amity Township Zoning and Subdivision and Land Development Ordinance.
(d)
Uses Permitted by Special Exception. The following, as a principal use, their accessory uses and no other, are permitted in the Light Industrial/Office District when a special exception is granted by the Zoning Hearing Board to and in accordance with Part 11 of this chapter:
(e)
Area, Yard and Height Regulations. Each of the following minimum
and maximum dimensional requirements shall apply to each permitted
use in the Light Industrial/Office District, except as specifically
provided for in this chapter:
|
Minimum Regulations
| |||
|---|---|---|---|
|
Lot Area
|
3 acres
| ||
|
Lot Width
|
250 feet
| ||
|
Building Setback
|
80 feet
| ||
|
Rear Yard
|
50 feet
| ||
|
Side Yard
| |||
|
Total
|
80 feet
| ||
|
One Side
|
40 feet
| ||
|
Improvement Setback
|
30 feet
| ||
|
Buffer Yard (Depth)
|
20 feet
| ||
|
Landscaped Area
|
30%
| ||
|
Maximum Regulations
| |||
|---|---|---|---|
|
Building Height
|
50 feet
| ||
|
Lot Coverage
|
40%
| ||
|
Paved Area
|
60%
| ||
(f)
Land Development Plan. Prior to the issuance of a zoning and/or building
permit for a nonresidential land use that is permitted within the
Light Industrial/Office District, the applicant shall submit a land
development plan to the Planning Commission for review and comment.
The Planning Commission shall review each land development plan in
accordance with all Township standards and specifications concerning
land development before recommending a decision to the Board of Supervisors.
[Ord. No. 269, 12/10/2010;
amended by Ord. No. 289, 7/1/2015]
(a)
Purpose. The purpose of the Planned Business/Office/Industrial District
is to establish an appropriate location and development standards
which are intended to:
(1)
Provide for business, office and light industrial development
in a unified, attractive, campus-like environment. Multiple uses on
a single tract shall be permitted and encouraged.
(2)
Promote high quality visually attractive and environmentally
responsible site and building design, while providing for maximum
flexibility.
(3)
Provide design standards that are intended to require maximum
attention to proper site design including the location and design
of structures, parking areas, environmentally sensitive areas, vehicular
and pedestrian circulation facilities, storm water management facilities,
landscaping, etc.
(4)
Encourage business, office and light industrial development
which will provide an economic base and high quality jobs for Amity
Township.
(5)
Provide for business, office and light industrial development
uses that will have minimum impact on the environment and adjacent
residential uses.
(b)
Uses Permitted by Right. The following, as a single principal use
or as uses in combination and their accessory uses shall be permitted
by right in the Planned Business/Office/Industrial District, provided
that the use, type, dimensional and all other applicable requirements
of this chapter have been satisfied:
(1)
Business, professional or governmental offices.
(2)
Light metal manufacturing processes, including metal finishing,
grinding, polishing and heat treatment, metal stamping and extrusion
of small products, the assembly, manufacture, repair and/or servicing
of small electrical and/or electronic appliances, equipment and supplies,
and the manufacture of light machinery such as business and office
machines.
(3)
Light manufacture of paper and wood products, ceramic products
and plastic and/or rubber products.
(4)
Light manufacture, compounding, assembly, processing, packaging
and bottling of food products and beverages, cosmetics, pharmaceuticals,
medicine and personal care products (excluding cleaning solutions),
and products from previously prepared materials (excluding dyeing,
chemical treatment, chemical preservation or concrete or asphalt product
manufacturing).
(5)
Printing, binding and publishing facilities.
(6)
Laboratory for scientific or industrial research, testing, experimentation
and/or development.
(7)
Hotel and/or conference center.
(8)
Health club containing amenities such as a swimming pool, spa,
indoor track, exercise equipment and sports courts.
(9)
Adult day care and child day care.
(10)
Fire station and emergency medical services facility.
(11)
Public uses, structures or buildings owned and operated by Amity
Township, not including sanitary landfills, recycling facilities and
trash transfer stations.
(12)
Restaurants and similar types of eating establishments.
(13)
Personal and household service establishments, such as, but
not limited to, barber shops, beauty shops, dry cleaning shops, laundromats,
repair shops, seamstress and tailor shops.
(14)
Business services such as copying, office equipment sales/service
and printing.
(15)
Warehouse and distribution facilities so long as the same are
operated in conjunction with another use permitted by right within
this section and operating within the PBOI District. Truck terminal
and fuel distribution are not permitted.
(16)
Dry cleaning, laundry and clothes pressing plants.
(18)
Medical marijuana grower/processor, subject to the Pennsylvania
Medical Marijuana Act and 28 Pa. Code § 1151 et seq., and
as amended.
(19)
Landscaping contractor's establishment subject to the requirements of § 32-958 of this chapter.
[Added by Ord. No. 318, 8/5/2020]
(c)
Uses Permitted by Conditional Use. The following are permitted in the Planned Business/Office/Industrial District when a conditional use is granted by the Board of Supervisors subject to and in accordance with Part 11 of this chapter.
(1)
Heliport. Subject to § 32-908 of this chapter so long as the same are operated in conjunction with another use permitted by right in this section and operating within the PBOI District. The heliport itself shall be subject to all area, yard and height regulations set forth in this section and all other provisions of the Amity Township Zoning Ordinance and Subdivision and Land Development Ordinance.
(2)
Interior service and convenience uses including, but not limited
to, restaurant, specialized retail sales, barber/beauty shop, photo
copy service, pharmacy and optician. All interior service and convenience
uses shall not occupy more than a total of 20% of the total floor
area of the building in which they are located.
(3)
Complete truck fleet management, including leasing, financing,
and maintenance, and operations management consulting.
(d)
Area, Yard and Height Regulations. Each of the following minimum
and maximum requirements shall apply to each tract of land developed
in the Planned Business/Office/Industrial District, except as specifically
provided for in this chapter.
|
Minimum Regulations
| ||
|---|---|---|
|
Construction Site Area
|
40 acres
| |
|
Construction Site Contiguous Lot Width Building Setbacks
|
200 feet
| |
|
Perimeter of PBOI Zoning District, including existing streets
|
100 feet
| |
|
Existing Residential Use
|
100 feet
| |
|
Improvement Setback
| ||
|
Perimeter of PBOI District, including existing streets
|
75 feet
| |
|
Existing Residential Use
|
75 feet
| |
|
Buffer Yard
| ||
|
Perimeter of PBOI District, including existing streets
|
25 feet
| |
|
Existing Residential Use
|
25 feet
| |
|
Landscaped Area of Construction Site
|
20%
| |
|
Maximum Regulations
| ||
|---|---|---|
|
Building Height
|
75 feet
| |
|
Impervious Area of Construction Site
|
80%
| |
(e)
General Development Regulation. In addition to the other regulations
of this District, the following requirements shall apply to developments
within the Planned Business/Office/Industrial District.
(1)
The development shall be consistent with the purpose of this
chapter and shall not adversely affect the health, safety, morals,
and general welfare of the Township.
(2)
The development shall consist of a harmonious selection of uses
and groupings of building, service, and parking areas, circulation,
and open spaces, planned, and designed as an integrated unit in such
manner as to constitute a safe, efficient, and convenient development.
(3)
Provision shall be made for safe and efficient ingress and egress
to and from existing public streets servicing the development and
to internal streets without undue congestion to or interference with
normal traffic flow.
(4)
All utility lines servicing the development shall be placed
underground.
(5)
All buildings shall be served by a public sanitary disposal
system and public water supply.
(6)
The development shall, wherever possible, preserve or incorporate
natural features such as woods, streams and open space areas which
add to the overall cohesive development of the Planned Business/Office/Industrial
District and the overall Township development. An overall landscaping
plan for the construction site shall be submitted as part of the master
plan.
(7)
The development shall contain a pedestrian circulation system
subject to approval by the Board of Supervisors.
(8)
The development shall include provisions for open space and
outdoor recreation facilities for employees subject to approval by
the Board of Supervisors.
(9)
Loading areas shall not front on a Township or state road existing
at the time of adoption of this chapter. Loading areas shall be planned
and arranged so they may be utilized without interfering with the
interior traffic circulation and parking facilities.
(f)
Standards for Approval.
(1)
A master plan for a construction site of 40 acres minimum must
be submitted to the Township prior to the submission of a preliminary
subdivision or land development plan.
At a minimum, the master plan shall depict the proposed development of the entire tract including: internal lot lines (if applicable), building locations, proposed uses, parking areas, pedestrian and traffic circulation system, open space areas, landscaping and areas for stormwater management. The master plan shall be reviewed in accordance with the requirements for Sketch Plan Application and Review listed in § 27-303 of the Subdivision and Land Development Ordinance. Projected phasing shall be provided as part of the master plan and shall be a general outline of the proposed timeline for development of the entire tract. After a master plan has been granted approval by the Board of Supervisors, the master plan can be amended by the applicant without further review or approval by the Township Planning Commission unless requested by the Board of Supervisors.
(2)
Individual lots within a tract master plan are not required to conform with the area, lot width, landscaped area or impervious area requirements listed in § 32-408(d) of this chapter provided that such requirements are met by the master plan for the entire tract.
(3)
After a subdivision or land development plan has been granted
final approval by the Board of Supervisors, the final plan can be
amended by the applicant without further review or approval by the
Township Planning Commission unless requested by the Board of Supervisors.
(g)
Submission of Applicable Restrictions and Documents. All subdivision
and land development plans shall be accompanied by copies of restrictive
covenants, lot owner's association documents and other relevant documents,
which shall include:
(1)
Provisions for ownership and maintenance of all common and undedicated
areas.
(2)
Covenants, deed restrictions, easements, rights-of-way or other
restrictions to be imposed upon the use of land and/or buildings.
(3)
Methods to assure compliance of all lots and buildings and uses
with all requirements of the applicable zoning district, Township
ordinances, approved subdivision and land development plans and approved
architectural plans.
(h)
Land Development Plan. Prior to the issuance of a zoning and/or building
permit for a nonresidential land use that is permitted within the
Planned Business/Office/Industrial District, the applicant shall submit
a land development plan to the Planning Commission for review and
comment. The Planning Commission shall review each land development
plan in accordance with all Township standards, guidelines and specifications
concerning land development before recommending a decision to the
Board of Supervisors.
[Ord. No. 283, 3/19/2014]
(a)
Purpose. The purpose of this district is to:
(1)
Create an identifiable core area within the Township which contains
community facilities and services vital to the local residents.
(2)
Promote a sense of community by establishing a location within
the Township where Township functions are centralized and able to
operate in a mutual and complementary fashion.
(3)
Consolidate the various government and public service facilities,
as well as the various support services, into a location which promotes
a mutually efficient operation, thereby benefiting each individual
activity.
(4)
Allow for a mix of residential, commercial and institutional
uses at a scale compatible with existing uses in the District.
(5)
Encourage infill of vacant parcels at the same density and with
uses consistent with the existing neighborhoods.
(6)
Where existing, preserve the historic, rural character of the
village of Amityville by allowing future development that is compatible
in scale, density and setbacks with current village uses.
(7)
Accommodate expansion of the village while maintaining the traditional
village development pattern.
(8)
Accommodate expansion through dual use (residential and commercial)
of structures consistent with traditional village uses.
(9)
Preserve historic and traditional structures within the village
through flexible use/adaptive re-use and flexible design standards.
(b)
Uses Permitted by Right.
[Amended by Ord. No. 311, 2/6/2019]
(1)
Single-family detached dwellings.
(2)
Single-family semi-detached dwellings, subject to § 32-932 of this chapter, except that the maximum density shall be three dwelling units per acre.
(3)
Multifamily developments, when not constructed with integrated commercial use permitted herein, subject to § 32-931 of this chapter, except that the maximum density shall be two dwelling units per acre.
(4)
Single family residential dual-use, when arranged to form an
integral part of a building in which the ground floor, or where a
minimum of 50% of the ground floor thereof, is constructed and maintained
for any use permitted under Subsections (b)(5) through (b)(20) herein.
With such a dual-use, there shall be one residential unit permitted,
regardless of lot size. Off-street parking shall be met for each dual-use
separately.
(5)
Retail sale of dry goods, hardware, variety and general merchandise,
clothing, food, flowers, drugs, household supplies or furnishings;
musical, professional or scientific instruments; and similar establishments
with comparable impacts on the District and on surrounding properties.
The commercial use, including storage, shall not exceed 5,000 square
feet of first floor space. The Board of Supervisors may permit such
a commercial use to exceed 5,000 square feet by conditional use.
(6)
Barber shop, beauty shop, shoe repair, tailor, cleaning and
pressing, massage therapy establishment and similar personal service
establishments.
(7)
Restaurant, tearoom, cafe, retail bakery, confectionary or other
places serving food and beverages, provided that no drive through
restaurant shall be permitted.
(8)
Office for the professional practice of medicine, veterinary
medicine, law, engineering, architecture, real estate, insurance,
financial consultation and similar activates.
(9)
Studio for the performing or visual arts; gallery.
(10)
Bank or similar financial institution.
(11)
Florist shop; greenhouse, when clearly accessory to a retail
use; plant nursery and associated greenhouse.
(13)
Gift, art, craft and/or antique shop.
(14)
Museum, library or other educational or cultural use of a similar
nature.
(15)
Cottage industry such as woodworking or similar artisans.
(16)
No-impact home-based business and home occupations in accordance with the provisions of § 32-903.
(17)
Public uses such as post office or similar facilities.
(18)
Township municipal use.
(19)
Religious use, including church and parish house.
(20)
State licensed nursery school, elementary school, middle school,
junior high school, senior high school, vocational-technical school
and trade school.
(21)
Day care facilities.
(d)
Area, Yard and Height Regulations.
(1)
Single-family detached dwellings. Each of the following minimum
and maximum dimensional requirements shall apply to each lot used
for a single-family detached dwelling in the Rural Village - Amityville
District, except as specifically provided for in this chapter:
|
Minimum Regulations
|
On-Lot Sewage and Water Facilities
|
Public or Community Sewage Facilities
|
Public or Community Sewage and Water Facilities
| |
|---|---|---|---|---|
|
Lot Area
|
80,000 square feet
|
30,000 square feet
|
12,000 square feet
| |
|
Lot Width
|
200 feet
|
125 feet
|
100 feet
| |
|
Building Setback*
|
30 feet
|
30 feet
|
30 feet
| |
|
Rear Yard
|
30 feet
|
20 feet
|
20 feet
| |
|
Side Yard
| ||||
|
Total
|
50 feet
|
40 feet
|
30 feet
| |
|
Each Side
|
25 feet
|
20 feet
|
15 feet
| |
|
Buffer Yard (depth)
|
10 feet
|
10 feet
|
10 feet
| |
|
Maximum Regulations
|
On-Lot Sewage and Water Facilities
|
Public or Community Sewage Facilities
|
Public or Community Sewage and Water Facilities
| |
|---|---|---|---|---|
|
Building Height 35 feet
|
35 feet
|
35 feet
| ||
|
Lot Coverage 20%
|
30%
|
40%
| ||
|
*
|
The building setback shall not apply in the event there are
existing structures located within 30 feet of the ultimate right-of-way
on any one of the three adjoining lots on either side of the subject
lot. In such cases, the minimum setback shall be equal to the setback
of the structure closest to the road but located no closer than the
line of the ultimate right-of-way.
|
(2)
Non-residential uses. Each of the following minimum and maximum
dimensional requirements shall apply to each lot used for a nonresidential
use including lots used for dual nonresidential/residential uses in
the Rural Village-Amityville District, except as specifically provided
for in this chapter:
|
Minimum Regulations
|
On-Lot Sewage and Water Facilities
|
Public or Community Sewage Facilities
|
Public or Community Sewage and Water Facilities
|
|---|---|---|---|
|
Lot Area
|
80,000 square feet
|
40,000 square feet
|
20,000 square feet
|
|
Lot Width
|
200 feet
|
150 feet
|
100 feet
|
|
Building Setback*
|
30 feet
|
30 feet
|
30 feet
|
|
Rear Yard
|
30 feet
|
30 feet
|
20 feet
|
|
Side Yard Total
|
50 feet
|
40 feet
|
30 feet
|
|
Each Yard
|
25 feet
|
20 feet
|
15 feet
|
|
Improvement Setback
|
20 feet
|
10 feet
|
10 feet
|
|
Buffer Yard (depth)
|
10 feet
|
10 feet
|
10 feet
|
|
Landscaped Area
|
50%
|
40%
|
30%
|
|
Maximum Regulations
| |||
|---|---|---|---|
|
Building Height 35 feet
|
35 feet
|
35 feet
| |
|
Lot Coverage
|
30%
|
30%
|
40%
|
|
Paved Area
|
40%
|
50%
|
60%
|
|
*
|
The building setback shall not apply in the event there are
existing structures located within 30 feet of the ultimate right-of-way
on any one of the three adjoining lots on either side of the subject
lot. In such cases, the minimum setback shall be equal to the setback
of the structure closest to the road but located no closer than the
line of the ultimate right-of-way.
|
(e)
Supplementary Regulations. All sections under Part 9 of this chapter shall apply as supplementary guidelines and specifications for the Rural Village-Amityville District, with the exception of § 32-923. In addition, § 32-924 shall be amended for the Rural Village-Amityville District to prohibit parking in the front yards and parking spaces shall have minimum dimensions of nine feet by 18 feet.
