The purpose of this article is to establish zoning districts where compatible uses of land may be located and grouped at appropriate densities to fulfill the community development goals and objectives and implement the Comprehensive Plan.
A. 
Uses not listed as permitted use, conditional use, or special exception in any zoning district:
(1) 
Any comparable use not specifically listed in the authorized uses for a zoning district shall not be permitted in that zoning district, unless such use is authorized by the Zoning Hearing Board as a use by special exception. The authority for the Zoning Hearing Board to grant approval of a use which is not specifically listed in the authorized uses for a zoning district shall be limited to the C Commercial, LI Light Industrial, and I Industrial where "comparable uses not specifically listed" is included in the list of uses by special exception in the zoning district, subject to the applicable general standards, and express standards of § 420-300A and B and criteria of § 420-300.
(2) 
Accessory uses or structures that are customarily accessory to principal structures or uses that are authorized as conditional uses or uses by special exception shall be permitted as accessory uses by right.
(3) 
In all five zoning districts, where single-family dwellings either exist or are proposed, they shall be the only principal structure on a lot to include accessory structures.
(4) 
In all zoning districts where authorized by this chapter, two or more nonresidential buildings may occupy the same lot and two or more authorized nonresidential uses may occupy the same building, provided in all cases that all applicable requirements for each of the structures or use can be met on the lot.
(5) 
In all zoning districts, all accessory structures shall be located on the same lot with the principal structure to which they are accessory.
B. 
Zoning certificates or permits for permitted uses shall be reviewed by the Zoning Officer or Township Secretary or Township Manager for completeness.
C. 
Conditional uses may be granted or denied by the Board of Township Supervisors with advice of the Planning Commission in accordance with the express standards and criteria of this chapter. Express criteria and standards for each conditional use may be found in the reference number cited under Article III. In granting a conditional use, the Supervisors may attach reasonable conditions as they may deem necessary to implement the purposes of this chapter and safeguard the neighborhood. Uses in each category shall be according to the common meaning of the term or according to definitions set forth in Article VI.
[Amended 10-10-2022 by Ord. No. 04-2022]
The Special Conservation (SC) District is established to ensure development recognizes the unique natural resources and scenic rural settings of the land.
Table 420-202A
Special Conservation (SC) District Table of Allowed Uses
Permitted Principal Uses
Conditional Uses
Agriculture
Intensive outdoor commercial recreation (see § 420-303)
Bed-and-breakfast
Recreational campgrounds (see § 420-304)
Place of worship
Sawmills (see § 420-305)
Essential services
Private clubs (see § 420-302)
Forestry and timbering (see § 420-341)
Sportsman's clubs (see § 420-310)
Oil and gas, subsurface facilities and activities (see § 420-342)
Oil and gas, well site development (see § 420-342)
Home occupations (see § 420-340)
Essential services (wholesale or private) (see § 420-338)
One single-family detached dwelling per lot
Public parks and recreation
Special Exceptions
Cemeteries (see § 420-301)
Permitted Accessory Uses
Communications towers (see § 420-306)
Agricultural and residential accessory buildings
Day-care services (see § 420-316)
Home-based business (no impact)
Accessory solar energy system (see § 420-346)
Table 420-202B
Special Conservation (SC) District Permitted Use Lot, Height, and Yard Standards
Use Type/Dimension
All Permitted Uses
Minimum lot area
2 acres
Minimum lot width
200 feet
Minimum front yard
50 feet
Minimum side yard
35 feet
Minimum rear yard
50 feet
Maximum height
Farm structure, other than feed storage: 50 feet
Farm feed storage structures: 100 feet
All other principal structures: 2 1/2 stories, but no more than 50 feet
Maximum coverage
15%
[Amended 10-10-2022 by Ord. No. 04-2022]
The Agricultural (A) District is meant to promote areas of high-quality farmland. It is also meant to maximize means for farm landowners to realize income from their property for compatible uses and to minimize the impact of incompatible development upon agricultural security within the Township.
Table 420-203A
Agricultural (A) District Table of Allowed Uses
Permitted Principal Uses
Conditional Uses
Agriculture
Agricultural services (see § 420-314)
Bed-and-breakfast
Natural gas compressor station or natural gas processing plant (see § 420-335)
Place of worship
Oil and gas, impoundments (see § 420-342)
Essential services
Day-care services (see § 420-316)
Forestry and timbering (see § 420-341)
Mining and mineral extraction (see § 420-308)
Home occupations (see § 420-340)
Sawmills (see § 420-305)
Municipal facility
Specialized animal raising and care (see § 420-309)
Public parks and recreation
Sportsman's clubs (see § 420-310)
Oil and gas, well site development (see § 420-342)
Veterinary clinic (see § 420-327)
Oil and gas, subsurface activities and facilities (see § 420-342)
Essential services (wholesale or private) (see § 420-338)
Natural gas metering station
Principal solar energy system (see § 420-346)
One single-family detached dwelling per lot
Special Exceptions
Permitted Accessory Uses
Cemeteries (see § 420-301)
Home-based business (no impact)
Kennels
Agricultural and residential accessory buildings
Communications towers (see § 420-306)
Temporary housing for well site workers
Farm and home-based business (see § 420-307)
Accessory solar energy system (see § 420-346)
Table 420-203B
Agricultural (A) District Permitted Use Lot, Height, and Yard Standards
Use Type/Dimension
All Permitted Uses
Minimum lot area
2 acres
Minimum lot width
200 feet
Minimum front yard
50 feet
Minimum side yard
35 feet
Minimum rear yard
50 feet
Maximum height
Farm structure, other than feed storage: 50 feet
Farm feed storage structures: 100 feet
All other principal structures: 2 1/2 stories, but no more than 50 feet
Maximum coverage
20%
See also § 420-400 for creation of new lots
[Amended 11-9-2020 by Ord. No. 02-2020; 2-8-2021 by Ord. No. 02-2021; 10-10-2022 by Ord. No. 04-2022]
The R-1A Rural Residential District (R1A) is established to provide sites for low density residential use, together with agricultural activities and such public and semipublic uses and facilities as may appropriately be located in the same district. This district is intended to provide areas for the long-term low density residential growth of the Township and appropriate residential opportunities for single-family dwellings and related uses in a rural setting.
Table 420-204A
R-1A Rural Residential District Table of Allowed Uses
Permitted Principal Uses
Conditional Uses
Agriculture
Mobile home park (see § 420-317)
Bed-and-breakfast
Oil and gas, impoundments (see § 420-340)
Place of worship
Natural gas compressor station or natural gas processing plant (see § 420-335)
Forestry and timbering (see § 420-341)
Essential services (wholesale or private) (see § 420-338)
Essential services
Planned residential development (see Article V)
Home occupations (see § 420-340)
Public park and recreation
Special Exception
One single-family detached dwelling per lot
Private clubs (see § 420-302)
Oil and gas, well site development (see § 420-342)
Golf courses (see § 420-343)
Oil and gas, subsurface facilities and activity (see § 420-342)
Day-care services (see § 420-316)
Natural gas metering station
Municipal facility
Permitted Accessory Uses
Home-based business (no impact)
Agricultural and residential accessory buildings
Temporary housing for well site workers
Farm and home-based business (see § 420-307)
Accessory solar energy system (see § 420-346)
Table 420-204B
R-1A Rural Residential District Permitted Use Lot, Height, and Yard Standards
Use Type/Dimension
Permitted Uses
Minimum lot area
1.5 acres
Minimum lot width
125 feet
Minimum front yard
50 feet
Minimum side yard
25 feet
Minimum rear yard
35 feet
Maximum height
Farm structure, other than feed storage: 50 feet
Farm feed storage structures: 100 feet
All other principal structures: 2 1/2 stories, but no more than 50 feet
Maximum coverage
15%
[Amended 10-10-2022 by Ord. No. 04-2022]
The R-1B Single-Family Residential (R1B) District is established to provide for a single-family dwelling and compatible uses in a more suburban setting than R-1A as road access and infrastructure is available to serve such developments.
Table 420-205A
R-1B Single Family Residential District Table of Allowed Uses
Permitted Principal Uses
Conditional Uses
Place of worship
Planned residential development (see Article V)
One single-family detached dwelling per lot
Essential services (wholesale or private) (see § 420-338)
Essential services
Public parks and recreation
Special Exceptions
Public and private accredited schools and hospitals (see § 420-312)
Neighborhood business (see § 420-311)
Forestry and timbering (see § 420-341)
Personal care homes and group care facilities (see § 420-313)
Home occupation (see § 420-341)
Day-care services (see § 420-316)
Oil and gas, subsurface facilities and activity (see § 420-342)
Golf courses (see § 420-343)
Municipal facility
Permitted Accessory Uses
Home-based business (no impact)
Residential accessory buildings
Accessory solar energy system (see § 420-346)
Table 420-205B
R-1B Single Family Residential District Permitted Use Lot, Height, and Yard Standards
Use Type/Dimension
Single-Family Dwellings With Public Water and Sewer
Single-Family Dwellings Without Public Sewer and All Other Permitted Uses
Minimum lot area
20,000 square feet
40,000 square feet
Minimum lot width
100 feet
150 feet
Minimum front yard depth
50 feet
50 feet
Minimum side yard depth
10 feet
20 feet
Minimum rear yard depth
20 feet
20 feet
Maximum height of structure
28 feet
28 feet
Maximum coverage
40%
40%
[Amended 10-10-2022 by Ord. No. 04-2022]
The R-2 General Residential (R-2) District is established to provide for a variety of housing types and densities in the portion of the Township where road access, community facilities and services, and infrastructure are available to serve such development.
Table 420-206A
R-2 General Residential District Table of Allowed Uses
Permitted Principal Uses
Conditional Uses
Place of worship
Planned residential development (Article V)
Essential services
Mobile home park (see § 420-317)
Forestry and timbering (see § 420-341)
Multifamily dwellings (see § 420-318)
Home occupations (see § 420-340)
Duplex
Public parks and recreation
Townhouse dwelling
Personal care home and group care facilities (see § 420-313)
Essential services (wholesale or private) (see § 420-338)
Public and private accredited schools, hospitals, and nursing homes (see § 420-312)
Private clubs (see § 420-302)
Municipal facility
Oil and gas, subsurface facilities and activity (see § 420-342)
Special Exceptions
One single-family detached dwelling per lot
Neighborhood business (see § 420-311)
Day-care services (see § 420-316)
Permitted Accessory Uses
Home-based business (no impact)
Residential accessory buildings
Accessory solar energy system (see § 420-346)
Table 420-206B
R-2 General Residential District Permitted Use Lot, Height, and Yard Standards
Use Type/Dimension
Single-Family Dwellings With Public Water and Sewer
Single-Family Dwellings Without Public Sewer and All Other Permitted Uses
Minimum lot area
20,000 square feet
40,000 square feet
Minimum lot width
100 feet
150 feet
Minimum front yard depth
50 feet
50 feet
Minimum side yard width
10 feet
20 feet
Minimum rear yard depth
15 feet
15 feet
Maximum height of structure
28 feet
28 feet
Multifamily dwelling
40,000 square feet plus 2,500 square feet per dwelling
Multifamily dwellings are not permitted without public sewer in the R-2 District
Maximum coverage
40%
40%
[Amended 10-10-2022 by Ord. No. 04-2022]
The Commercial (C) District is established to provide for businesses that have lower infrastructure needs and neighborhood impacts than the LI Light Industrial District, while providing for the protection of both business and residential interests.
Table 420-207A
C Commercial District Table of Allowed Uses
Permitted Principal Uses
Conditional Uses
Essential services
Light manufacturing, warehousing and truck terminals and wholesale businesses (see § 420-319)
Forestry and timbering (see § 420-341)
Car washes, auto sales, service and repair, and equipment sales and rental (see § 420-320)
Professional office*
Contractors garage or yard (see § 420-322)
Home occupation (see § 420-340)
Day-care services (see § 420-316)
Veterinary clinic (see § 420-327)*
Landscaping supply and materials (see § 420-321)
Funeral homes*
Natural gas compressor station or natural gas processing plant (see § 420-335)
Place of worship*
Oil and gas, well site development (see § 420-342)
Self-service storage (see § 420-324)
Water recycling/hydro recovery facilities
Oil and gas, subsurface facilities and activities (see § 420-342)
Convenience store, gas station, and alternative fuel service station (see § 420-315)
Natural gas metering station
Essential services (wholesale or private) (see § 420-338)
Municipal facility
Medical marijuana dispensary (see § 420-339)
Shopping centers and/or multiple commercial buildings or uses on a single lot (see § 420-336)
Permitted Accessory Uses
Eating and drinking places*
Home-based business (no impact)
Neighborhood business (see § 420-311)
Accessory buildings
Retail sales building of greater than 5,000 feet gross floor area (see § 420-323)
Temporary housing for well site workers
Taverns
Accessory solar energy system (see § 420-346)
Multiple commercial uses on a lot or multiple commercial structures or buildings shall be a conditional use in this district
Principal solar energy system (see § 420-346)
Special Exceptions
Commercial recreation (see § 420-303)
"Comparable uses not specifically listed" is included in the list of uses by special exception in the zoning district, subject to the applicable general standards, and express standards of § 420-300A and B and criteria of § 420-300
*Only a single principal use or principal building is permitted per lot.
Table 420-207B
C Commercial District Permitted Use Lot, Height, and Yard Standards
Use Type/Dimension
All Permitted Uses
Minimum lot area
1/2 acre
Minimum lot width
125 feet
Minimum front yard
75 feet
Minimum side yard
25 feet
Minimum rear yard
35 feet
Maximum height
35 feet
Maximum coverage
60%
[Amended 1-10-2022 by Ord. No. 01-2022; 6-13-2022 by Ord. No. 03-2022; 10-10-2022 by Ord. No. 04-2022]
The LI Light Industrial District is established to provide for businesses and high-impact land uses that require significant infrastructure.
Table 420-208A
LI Light Industrial District Table of Allowed Uses
Permitted Principal Uses
Conditional Uses
Professional office
Communications towers (see § 420-306)
Corporate office
Essential services (wholesale or private) (see § 420-338)
Agricultural services (see § 420-314)
Billboards (see § 420-408)
Oil and gas, well site development (see § 420-342)
Oil and gas, impoundments (see § 420-342)
Place of worship
Convenience store, gas station, and alternative fuel service station (§ 420-315)
Oil and gas, subsurface facilities and activities (see § 420-342)
Water recycling/hydro recovery facilities
Forestry and timbering (see § 420-341)
Natural gas compressor station or natural gas processing plant (see § 420-335)
Essential services
Sportsman's club (see § 420-310)
Light manufacturing, warehousing and truck terminals and wholesale businesses (see § 420-319)
Contractor's garage or yard (see § 420-322)
Planned business park (see § 420-325)
Shopping centers and/or multiple commercial buildings or uses on a single lot (see § 420-336)
Natural gas metering station
Medical marijuana dispensary (see § 420-339)
Municipal facility
Eating and drinking places
Hotel or motel
Permitted Accessory Uses
Private clubs (see § 420-302)
Accessory day care for employees
Research and laboratories
Accessory buildings
Taverns
Accessory eating and drinking place for a motel or hotel
Principal solar energy system (see § 420-346)
Temporary housing for well site workers
Accessory solar energy system (see § 420-346)
Special Exception
Public and private accredited schools, hospitals, and nursing homes (see § 420-312)
Crematoriums (see § 420-345)
"Comparable uses not specifically listed" is included in the list of uses by special exception in the zoning district, subject to the applicable general standards, and express standards of § 420-300A and B and criteria of § 420-300
Table 420-208B
LI Light Industrial District Permitted Use Lot, Height, and Yard Standards
Use Type/Dimension
All Permitted Uses
Minimum lot area
1/2 acre
Minimum lot width
100 feet
Minimum front yard
30 feet
Minimum side yard
20 feet
Minimum rear yard
20 feet
Maximum height
60 feet
Maximum coverage
No maximum lot coverage
[Amended 10-10-2022 by Ord. No. 04-2022]
The Industrial (I) District is established to provide appropriate areas for forms of heavy industry, major manufacturing and similar high-intensity uses that can have a higher impact upon surrounding properties.
Table 420-209A
Industrial (I) District Table of Allowed Uses
Permitted Principal Uses
Conditional Use
Convenience store, gas station, and alternative fuel service station (see § 420-315)
Research and laboratories
Any LI principal permitted use
Communications towers (see § 420-306)
Professional offices
Bulk fuel storage yard (see § 420-329)
Public utility offices
Flea market (see § 420-330)
Oil and gas, subsurface facilities and activities (see § 420-342)
Mining and mineral excavation (see § 420-308)
Light manufacturing, warehousing and truck terminals and wholesale businesses (see § 420-319)
Water recycling/hydro recovery facilities
Natural gas metering station
Heavy industry (see § 420-332)
Forestry and timbering (see § 420-341)
Salvage yards and recycling centers (see § 420-333)
Combined cycle gas turbine electric generation using processed natural gas
Essential services (wholesale or private) (see § 420-338)
Oil and gas, well site development (see § 420-342)
Natural gas compressor station or natural gas processing plant (see § 420-335)
Contractors garage or storage yard (see § 420-322)
Medical marijuana grower/processor (see § 420-337)
Only a single principal use or principal building is permitted per lot; multiple commercial uses on a lot or multiple commercial structures or buildings shall be a conditional use in this district
Oil and gas, impoundments (see § 420-342)
Billboards (see § 420-408)
Permitted Accessory Uses
Principal solar energy system (see § 420-346)
Temporary housing for well site workers
Accessory buildings
Special Exception
Accessory solar energy system (see § 420-346)
Sexually oriented business (see § 420-326)
Bottle clubs (see § 420-328)
Correctional facility/halfway house (see § 420-331)
Solid waste landfills (see § 420-334)
Commercial recreation (see § 420-303)
"Comparable uses not specifically listed" is included in the list of uses by special exception in the zoning district, subject to the applicable general standards, and express standards of § 420-300A and B and criteria of § 420-300
Table 420-209B
Industrial (I) District Permitted Use Lot, Height, and Yard Standards
Use Type/Dimension
All Permitted uses
Minimum lot area
1/2 acre
Minimum lot width
150 feet
Minimum front yard
50 feet
Minimum side yard
25 feet
Minimum rear yard
50 feet
Maximum height
45 feet
Maximum coverage
No maximum lot coverage