A. 
Purpose of zone.
(1) 
This zone intends to protect the large concentrations of sensitive environmental and passive recreational areas which are important natural areas within the Township and the larger region. Permitted uses have been selected to encourage the most appropriate conservation/recreation activities for these unique geological and topographical features and avoid defoliation, deforestation, and destruction of ground cover. In addition, limitations on the development and disturbance of this area's steep slopes will help to minimize stormwater runoff, flooding and soil erosion.
(2) 
The provisions of this zone have been specifically formulated to satisfy Section 604(3) of the Act,[1] which requires local zoning ordinances to "promote, protect and facilitate the preservation of the natural, scenic and historic values in the environment and preservation of forests, wetlands, aquifers and floodplains." This zone also incorporates resource protection policies recommended by the Township Comprehensive Plan.
[1]
Editor's Note: See 53 P.S. § 10604(3).
B. 
Principal uses permitted by right.
(1) 
Agriculture and horticulture, including one single-family detached dwelling contained on the site. This use shall also expressly exclude concentrated animal feeding operations (CAFOs) and concentrated animal operations (CAOs) and commercial produce operations, all as defined herein.
(2) 
Forestry uses.
(3) 
Single-family detached dwellings.
(4) 
Municipal and governmental uses.
(5) 
Cemeteries, including pet cemeteries.
(6) 
Churches and related uses, with a maximum permitted lot area of five acres and subject to the requirements of § 205-61 of this chapter.
(7) 
Conservation design developments subject to the requirements of § 205-67 of this chapter.
(8) 
Parks and playgrounds.
(9) 
Accessory uses customarily incidental to the principal uses in this zone, including, but not limited to, the following:
(a) 
Agricultural short-term rental, only conducted as an accessory use to a principal agricultural use of the property, and subject to the requirements of § 205-107 of this chapter.
(b) 
Alternative energy systems, subject to the requirements of § 205-46 of this chapter.
(c) 
Beekeeping, subject to the requirements of § 205-55 of this chapter.
(d) 
Co-located communication antennas upon existing structures, subject to the requirements of § 205-62 of this chapter.
(e) 
Composting, subject to the requirements of § 205-70 of this chapter.
(f) 
Domestic pets, subject to the requirements of § 205-48 of this chapter.
(g) 
Temporary family housing, as defined herein, subject to the requirements of § 205-73 of this chapter.
(h) 
Family child-care homes, as defined herein subject to the requirements of § 205-63 of this chapter.
(i) 
Farm occupations, as defined herein, if conducted as an accessory use to a principal agricultural use of the property with a minimum of 10 acres, and subject to the requirements of § 205-75 of this chapter.
(j) 
Fences and walls, subject to the requirements of § 205-77 of this chapter.
(k) 
Freestanding communication antennas, towers and equipment, subject to a special exception as an accessory use pursuant to the requirements of § 205-80 of this chapter.
(l) 
Garage, yard and/or moving sales, subject to the requirements of § 205-82 of this chapter.
(m) 
Garages and sheds for the storage of personal vehicles and or personal property, attached or detached to the dwelling unit.
(n) 
Gardening and raising of plants for personal use.
(o) 
Home occupations, as defined herein, subject to the requirements of § 205-90 of this chapter.
(p) 
Man-made lakes, dams, ponds, and impoundments, subject to the requirements of § 205-95 of this chapter.
(q) 
Manure storage facilities, as an accessory use to an agricultural or horticultural use if contained upon a farm, subject to the requirements of § 205-97 of this chapter.
(r) 
No-impact home-based business, as defined herein.
(s) 
Noncommercial keeping of livestock, as defined herein, subject to the requirements of § 205-104 of this chapter.
(t) 
Ornamental ponds and wading pools subject to the requirements of § 205-106 of this chapter.
(u) 
Outdoor residential athletic courts (e.g., basketball, boccie, handball, tennis, volleyball, etc.) subject to the requirements of § 205-108 of this chapter.
(v) 
Outdoor shooting range (private) subject to the requirements of § 205-109 of this chapter.
(w) 
Parking and/or storage of recreation vehicles and personal cargo trailers, subject to the requirements of § 205-110 of this chapter.
(x) 
Play structures, as defined herein, provided such structures are confined to the side or rear yard and are located no closer than 15 feet from the closest side and or rear lot line.
(y) 
Residential short-term rental, only conducted as an accessory use to a principal residential use of the property, and subject to the requirements of § 205-107 of this chapter.
(z) 
Residential swimming pools, subject to the requirements of § 205-117 of this chapter.
(aa) 
Roadside stands for the seasonal sale of agricultural products subject to the requirements of § 205-119 of this chapter.
(bb) 
Rural occupations, as defined herein, subject to the requirements of § 205-121 of this chapter.
(cc) 
Satellite dish antennas, subject to the requirements of § 205-123 of this chapter.
(dd) 
Signs as defined herein, subject to the requirements of § 205-41 of this chapter.
C. 
Principal uses permitted by special exception (subject to the review procedures of § 205-151C of this chapter).
(1) 
Bed-and-breakfasts, subject to the requirements of § 205-54 of this chapter.
(2) 
Campgrounds, subject to the requirements of § 205-58 of this chapter.
(3) 
Freestanding communication antennas, towers and equipment, subject to a special exception as an accessory use pursuant to the requirements of § 205-80 of this chapter.
(4) 
Golf courses and driving ranges, subject to the requirements of § 205-83 of this chapter.
(5) 
Historic structure conversions, subject to the requirements of § 205-88 of this chapter.
(6) 
Riding stables, subject to the requirements of § 205-118 of this chapter.
(7) 
Two-family conversions, subject to the requirements of § 205-130 of this chapter.
D. 
Principal uses permitted by conditional use (subject to the review procedures of § 205-162 of this chapter).
(1) 
Fish hatcheries and/or fish farms, subject to the requirements of § 205-78 of this chapter.
(2) 
Outdoor shooting range (public), subject to the requirements of § 205-109 of this chapter.
(3) 
Sawmills, subject to the requirements of § 205-124 of this chapter.
(4) 
Schools, private and public, subject to the requirements of § 205-114 of this chapter.
(5) 
Wind and solar farms, subject to the requirements of § 205-132 of this chapter.
E. 
Site planning objectives. To enhance compatibility between proposed residential development and adjoining natural features, applications shall furnish evidence that the following specific design objectives have been satisfied through the design of the proposed use:
(1) 
Minimize the loss and/or disturbance of valuable natural features (including but not limited to productive farmland) as documented pursuant to the regulations contained within Article V of this chapter;
(2) 
Group residential lots on the subject property and, if applicable, with those lots contained on adjoining properties;
(3) 
Successfully integrate valuable natural features during and after the development process as documented pursuant to the regulations contained within Article Vof this chapter with priority towards protection of the environment; and
(4) 
Assure adequate vehicular access to future residences not currently proposed.
F. 
Driveways and access drives. All driveways serving single-family dwellings shall be in accordance with § 205-24 of this chapter. All access drives serving other uses shall be in accordance with § 205-20 of this chapter. All lanes exclusively serving agriculture, horticulture and/or forestry-related uses shall be exempt from driveway and access drive requirements in §§ 205-24 and 205-20, respectively, except those related to the clear sight triangle listed in § 205-24C of this chapter.
G. 
Agricultural nuisance disclaimer. All lands within the Conservation Zone are located within an area used for commercial agricultural production. Owners, residents and other users of property within this zone may be subjected to inconvenience, discomfort and the possibility of injury to property and health arising from normal and accepted agricultural practices and operations, including, but not limited to, noise, odors, dust, the operation of machinery of any kind, including aircraft, the storage and disposal of manure, the application of fertilizers, soil amendments, herbicides, and pesticides. Owners, occupants and users of this property should be prepared to accept such inconveniences, discomfort and possibility of injury from normal agricultural operations, and are hereby put on official notice that Section 4 of Pennsylvania Act 133 of 1982, the "Right to Farm Law,"[2] and the Agriculture Communities and Rural Environment (ACRE), Pa. Act 38 of 2005,[3] may bar them from obtaining a legal judgment against such normal agricultural operations. From the effective date of this chapter, all subsequent subdivision plans submitted within the C Zone shall require a note which duplicates this section, and which must be transferred to the purchaser by the seller.
[2]
Editor's Note: See 3 P.S. § 951 et seq.
[3]
Editor's Note: See 3 Pa.C.S.A. § 311 et seq.
H. 
General provisions. All uses permitted within this zone shall also comply with the applicable general provisions in Article III of this chapter.
I. 
Environmental protection standards. All uses permitted within this zone shall also comply with the applicable environmental protection standards contained within Article V of this chapter.
J. 
Area and design requirements within the C Zone. All uses within the Conservation Zone shall comply with those standards listed in the following Table 205-13J.
Table 205-13J, Area and Design Requirements Within the C Zone
Minimum Required Lot Width
Required Minimum Yard Setbacks
Use
Minimum Required Lot Area
At Building Setback
At Lot Frontage
Front
Each Side
Rear
Maximum Permitted Impervious Lot Coverage
Maximum Permitted Height
Agriculture and horticulture uses1,2
None
200 feet
200 feet
50 feet
50 feet
50 feet
10%
150 feet, provided each structure is set back a distance at least equal to its height from each property line
Municipal and governmental uses2
None
None
None
None
None
None
60%
Unlimited
Single-family detached dwellings2
80,000 square feet
200 feet
200 feet
40 feet
25 feet
40 feet
20%
35 feet
Forestry and other principal uses2
80,000 square feet
200 feet
200 feet
50 feet
50 feet
50 feet
20%
35 feet
Residential accessory uses
Included in above
N/A
N/A
Not permitted in front yard, unless a minimum 50 feet setback is provided
Structures up to 400 square feet
10 feet
10 feet
Included in above
20 feet
Structures exceeding 400 square feet
Same as principal setback
NOTES:
1
Special setback requirements. Except as provided for as follows, no new slaughter area, area for the storage or processing of garbage, agricultural by products or composted materials, structures for the cultivation of mushrooms shall be permitted within 300 feet of any adjoining property. The Zoning Hearing Board may, as a special exception, however, reduce the above special setback requirements where it is shown that, because of prevailing winds, unusual obstructions, topography, or other conditions, a lesser distance would protect adjoining lands from odor, dust or other hazards. In no case, however, shall the Zoning Hearing Board reduce the special setback requirement to less than 100 feet. The burden shall be upon the applicant to prove that a lesser distance would not be detrimental to the health, safety and general welfare of the community.
2
All uses relying upon on-lot sewers shall comply with § 205-42 of this chapter.
A. 
Purpose of zone.
(1) 
The purpose of this zone is to protect areas within the municipality possessing prime agricultural soils (Class I, II, and III soils) which have historically been highly productive soil types most capable of supporting agricultural activities, so that agriculture as an ongoing economic activity in the municipality is preserved. The Township acknowledges animal husbandry as an agricultural operation as defined by the Act. Agricultural operations are enhanced by permitting only those land uses and activities which are either agricultural in nature or are in direct support of agricultural activities. This zone also promotes the preservation of historic sites through the adaptive reuse of such resources.
(2) 
The regulations for this zone are specifically designed to and shall be construed and interpreted to:
(a) 
Protect and enhance agricultural operations in the zone;
(b) 
Facilitate adaptation to other agricultural technologies;
(c) 
Minimize conflicting land uses detrimental to agricultural operations;
(d) 
Limit development which requires infrastructure in excess of those required by agricultural operations;
(e) 
Maintain agricultural tracts in sizes which will preserve existing agricultural operations and facilitate adaptations to other agricultural technologies;
(f) 
Encourage and protect a locally available renewable energy source, encourage and protect a locally available renewable food source; and
(g) 
Preserve, protect, and enhance natural, man-made, and historic features and amenities of the Township that have contributed to the historic character of the community.
(3) 
In addition to the creation and perpetuation of this zone, the Township supports creation of agricultural security areas and shall promote expansion of current agricultural security areas. The regulations are not intended to restrict agricultural operations, or changes to or expansions of agricultural operations in geographical areas where agriculture has traditionally been present.
(4) 
The regulations of the Agricultural Zone are not intended to violate or exceed the provisions of the Act of May 20, 1993 (P.L. 12, No. 6), known as the "Nutrient Management Act,"[1] the Act of June 30, 1981 (P.L. 128, No. 43), known as the "Agricultural Area Security Law,"[2] or the Act of June 10, 1982 (P.L. 454, No. 133), entitled "An Act Protecting Agricultural Operations from Nuisance Suits and Ordinances Under Certain Circumstances"[3] as mandated by the Act, as amended.
[1]
Editor's Note: This Act was repealed 7-6-2005 by P.L. 112, N. 38, § 3. See now the Nutrient Management and Odor Management Act, 3 Pa.C.S.A. § 501 et seq.
[2]
Editor's Note: See 3 P.S. § 901 et seq.
[3]
Editor's Note: See 3 P.S. § 951 et seq.
B. 
Principal uses permitted by right.
(1) 
Agriculture and horticulture, including one single-family detached dwelling contained on the site. This use shall also expressly include:
(a) 
Concentrated animal feeding operations (CAFOs) as defined herein subject to the requirements of § 205-66 of this chapter and further provided that the applicant provides a copy of an approved permit from the Pennsylvania Department of Environmental Protection Bureau of Water Quality and the proposed use maintains compliance with the federal regulations governing CAFOs; and/or
(b) 
Concentrated animal operations (CAOs) as defined herein subject to the requirements of § 205-66 of this chapter and further provided that the applicant provides written evidence of an approval of the applicant's nutrient management plan from the County Conservation District or the Pennsylvania Conservation Commission and the applicant maintains compliance with the Pennsylvania Nutrient Management Act No. 38.[4]
[4]
Editor's Note: See 3 Pa.C.S.A. § 311 et seq.
(2) 
Forestry uses.
(3) 
Single-family detached dwellings.
(4) 
Municipal and governmental uses.
(5) 
Cemeteries, including pet cemeteries.
(6) 
Churches and related uses, with a maximum permitted lot area of five acres and subject to the requirements of § 205-61 of this chapter.
(7) 
Conservation design developments subject to the requirements of § 205-67 of this chapter.
(8) 
Parks and playgrounds.
(9) 
Accessory uses customarily incidental to the principal uses in this zone, including, but not limited to, the following:
(a) 
Agricultural short-term rental, only conducted as an accessory use to a principal agricultural use of the property, and subject to the requirements of § 205-107 of this chapter.
(b) 
Alternative energy system, subject to the requirements of § 205-46 of this chapter.
(c) 
Beekeeping, subject to the requirements of § 205-55 of this chapter.
(d) 
Co-located communication antennas upon existing structures, subject to the requirements of § 205-62 of this chapter.
(e) 
Composting, subject to the requirements of § 205-70 of this chapter.
(f) 
Domestic pets, subject to the requirements of § 205-48 of this chapter.
(g) 
Temporary family housing, as defined herein, subject to the requirements of § 205-73 of this chapter.
(h) 
Family child-care homes, as defined herein subject to the requirements of § 205-63 of this chapter.
(i) 
Farm occupations, as defined herein, if conducted as an accessory use to a principal agricultural use of the property with a minimum of 10 acres, and subject to the requirements of § 205-75 of this chapter.
(j) 
Fences and walls, subject to the requirements of § 205-77 of this chapter.
(k) 
Freestanding communication antennas, towers and equipment, subject to a special exception as an accessory use pursuant to the requirements of § 205-80 of this chapter.
(l) 
Garage, yard, and/or moving sales, subject to the requirements of § 205-82 of this chapter.
(m) 
Garages and sheds for the storage of personal vehicles and or personal property, attached or detached to the dwelling unit.
(n) 
Gardening and raising of plants for personal use.
(o) 
Home occupations, as defined herein, subject to the requirements of § 205-90 of this chapter.
(p) 
Man-made lakes, dams, ponds, and impoundments, subject to the requirements of § 205-95 of this chapter.
(q) 
Manure storage facilities, as an accessory use to an agricultural or horticultural use if contained upon a farm, subject to the requirements of § 205-97 of this chapter.
(r) 
No-impact home-based business, as defined herein.
(s) 
Noncommercial keeping of livestock, as defined herein, subject to the requirements of § 205-104 of this chapter.
(t) 
Ornamental ponds and wading pools subject to the requirements of § 205-104 of this chapter.
(u) 
Outdoor residential athletic courts (e.g., basketball, boccie, handball, tennis, volleyball, etc.) subject to the requirements of § 205-108 of this chapter.
(v) 
Outdoor shooting range (private) subject to the requirements of § 205-109 of this chapter.
(w) 
Parking and/or storage of recreation vehicles and personal cargo trailers, subject to the requirements of § 205-110 of this chapter.
(x) 
Play structures, as defined herein, provided such structures are confined to the side or rear yard and are located no closer than 15 feet from the closest side and or rear lot line.
(y) 
Residential short-term rental, only conducted as an accessory use to a principal residential use of the property, and subject to the requirements of § 205-107 of this chapter.
(z) 
Residential swimming pools, subject to the requirements of § 205-117 of this chapter.
(aa) 
Roadside stands for the seasonal sale of agricultural products subject to the requirements of § 205-119 of this chapter.
(bb) 
Rural occupations, as defined herein, subject to the requirements of § 205-121 of this chapter.
(cc) 
Satellite dish antennas, subject to the requirements of § 205-123 of this chapter.
(dd) 
Signs as defined herein, subject to the requirements of § 205-41 of this chapter.
C. 
Principal uses permitted by special exception (subject to the review procedures of § 205-151C of this chapter).
(1) 
Bed-and-breakfasts, subject to the requirements of § 205-54 of this chapter.
(2) 
Commercial produce operations, as defined herein, subject to the requirements of § 205-64 of this chapter.
(3) 
Freestanding communication antennas, towers and equipment, subject to a special exception as an accessory use pursuant to the requirements of § 205-80 of this chapter.
(4) 
Golf courses and driving ranges, subject to the requirements of § 205-83 of this chapter.
(5) 
Historic structure conversions, subject to the requirements of § 205-88 of this chapter.
(6) 
Kennels, subject to the requirements of § 205-94 of this chapter.
(7) 
Riding stables, subject to the requirements of § 205-118 of this chapter.
(8) 
Sale of compost, mulch, woodchips and coal, subject to the requirements of § 205-122 of this chapter.
(9) 
Two-family conversions, subject to the requirements of § 205-130 of this chapter.
D. 
Principal uses permitted by conditional use (subject to the review procedures of § 205-162 of this chapter).
(1) 
Fish hatcheries and/or fish farms, subject to the requirements of § 205-78 of this chapter.
(2) 
Outdoor shooting ranges (public), subject to the requirements of § 205-109 of this chapter.
(3) 
Sawmills, subject to the requirements of § 205-124 of this chapter.
(4) 
Schools, private and public, subject to the requirements of § 205-114 of this chapter.
E. 
Site planning objectives. To enhance compatibility between proposed residential development and adjoining natural features, applications shall furnish evidence that the following specific design objectives have been satisfied through the design of the proposed use:
(1) 
Minimize the loss of valuable farmland and maximize the protection of Class I, II and III soils as identified in the soil survey;
(2) 
Cluster residential lots on the subject property and, if applicable, with those lots contained on adjoining farms;
(3) 
Minimize the length of property lines shared by all residential lots and adjoining farms; and
(4) 
Assure adequate vehicular access to future residences not currently proposed.
F. 
Driveways and access drives. All driveways serving single-family dwellings shall be in accordance with § 205-24 of this chapter. All access drives serving other uses shall be in accordance with § 205-20 of this chapter. All lanes exclusively serving agriculture, horticulture and/or forestry-related uses shall be exempt from driveway and access drive requirements in §§ 205-24 and 205-20, respectively, except those related to the clear-sight triangle listed in § 205-24C of this chapter.
G. 
Agricultural nuisance disclaimer. All lands within the Agricultural Zone are located within an area used for commercial agricultural production. Owners, residents and other users of property within this zone may be subjected to inconvenience, discomfort and the possibility of injury to property and health arising from normal and accepted agricultural practices and operations, including, but not limited to, noise, odors, dust, the operation of machinery of any kind, including aircraft, the storage and disposal of manure, the application of fertilizers, soil amendments, herbicides, and pesticides. Owners, occupants and users of this property should be prepared to accept such inconveniences, discomfort and possibility of injury from normal agricultural operations, and are hereby put on official notice that Section 4 of Pennsylvania Act 133 of 1982, the "Right to Farm Law,"[5] and the Agriculture Communities and Rural Environment (ACRE), Pa. Act 38 of 2005,[6] may bar them from obtaining a legal judgment against such normal agricultural operations. From the effective date of this chapter, all subsequent subdivision plans submitted within the A Zone shall require a note which duplicates this section, and which must be transferred to the purchaser by the seller.
[5]
Editor's Note: See 3 P.S. § 951 et seq.
[6]
Editor's Note: See 3 Pa.C.S.A. § 311 et seq.
H. 
Vegetation setback requirement. Except in the case of required riparian buffers under § 205-136 of this chapter, on any separate nonfarm parcel, no shrub nor tree shall be planted within 10 feet and 30 feet, respectively, of any land used for agricultural purposes.
I. 
General provisions. All uses permitted within this zone shall also comply with the applicable general provisions in Article III of this chapter.
J. 
Environmental protection standards. All uses permitted within this zone shall also comply with the applicable environmental protection standards contained within Article V of this chapter.
K. 
Area and design requirements within the A Zone. All uses within the Agricultural Zone shall comply with those standards listed in the following Table 205-14K
Table 205-14K, Area and Design Requirements Within the A Zone
Minimum Required Lot Width
Required Minimum Yard Setbacks
Use
Minimum Required Lot Area
At Building Setback
At Lot Frontage
Front
Each Side
Rear
Maximum Permitted Impervious Lot Coverage
Maximum Permitted Height
Agriculture and horticulture uses1,2
None
200 feet
200 feet
50 feet
50 feet
50 feet
10%
150 feet, provided each structure is set back a distance at least equal to its height from each property line
Municipal and governmental uses2
None
None
None
None
None
None
60%
Unlimited
Single-family detached dwellings2
2 acres
150 feet
150 feet
35 feet
25 feet
35 feet
20%
35 feet
Forestry and other principal uses2
2 acres
150 feet
150 feet
50 feet
50 feet
50 feet
20%
35 feet
Residential accessory uses
Included in above
N/A
N/A
Not permitted in front yard, unless a minimum 50 feet setback is provided
Structures up to 400 square feet
10 feet
10 feet
Included in above
20 feet
Structures exceeding 400 square feet
Same as principal setback
NOTES:
1
Special setback requirements. Except as provided for as follows, no new slaughter area, area for the storage or processing of garbage, agricultural by-products or composted materials, structures for the cultivation of mushrooms shall be permitted within 300 feet of any adjoining property. The Zoning Hearing Board may, as a special exception, however, reduce the above special setback requirements where it is shown that, because of prevailing winds, unusual obstructions, topography, or other conditions, a lesser distance would protect adjoining lands from odor, dust or other hazards. In no case, however, shall the Zoning Hearing Board reduce the special setback requirement to less than 100 feet. The burden shall be upon the applicant to prove that a lesser distance would not be detrimental to the health, safety and general welfare of the community.
2
All uses relying upon on-lot sewers shall comply with § 205-42 of this chapter.
A. 
Purpose of zone.
(1) 
The purpose of this zone is to accommodate low to medium density residential uses in areas with sufficient infrastructure to support such densities. Selected locations provide for the accommodation of future developments in accordance with the Township Comprehensive Plan and acknowledge the location of existing land uses with these suburban characteristics.
(2) 
This zone coincides with planned sewer and water utility service areas; contains an internal network of streets within a development; however, the actual availability of these services is likely to occur at different times, in different areas. As a result, permitted densities have been adjusted according to the availability of these public utilities.
B. 
Principal uses permitted by right.
(1) 
Agriculture and horticulture, including one single-family detached dwelling contained on the site subject to the applicable requirements contained within § 205-13G of this chapter. This use shall also expressly exclude concentrated animal feeding operations (CAFOs) and concentrated animal operations (CAOs) and commercial produce operations, all as defined herein.
(2) 
Forestry uses subject to the requirements of § 205-13G of this chapter.
(3) 
Single-family detached dwellings.
(4) 
Conservation design developments subject to the requirements of § 205-67 of this chapter.
(5) 
Municipal and governmental uses.
(6) 
Parks and playgrounds.
(7) 
Accessory uses customarily incidental to the principal uses in this zone, including, but not limited to, the following:
(a) 
Alternative energy systems, subject to the requirements of § 205-46 of this chapter.
(b) 
Co-located communication antennas upon existing structures, subject to the requirements of § 205-62 of this chapter.
(c) 
Composting, subject to the requirements of § 205-70 of this chapter.
(d) 
Domestic pets, subject to the requirements of § 205-48 of this chapter.
(e) 
Temporary family housing, as defined herein, subject to the requirements of § 205-73 of this chapter.
(f) 
Family child-care homes, as defined herein subject to the requirements of § 205-63 of this chapter.
(g) 
Fences and walls, subject to the requirements of § 205-77 of this chapter.
(h) 
Garage, yard and/or moving sales, subject to the requirements of § 205-82 of this chapter.
(i) 
Garages and sheds for the storage of personal vehicles and or personal property, attached or detached to the dwelling unit.
(j) 
Gardening and raising of plants for personal use.
(k) 
Home occupations, as defined herein, subject to the requirements of § 205-90 of this chapter.
(l) 
Man-made lakes, dams, ponds, and impoundments, subject to the requirements of § 205-95 of this chapter.
(m) 
No-impact home-based business, as defined herein.
(n) 
Noncommercial keeping of livestock, as defined herein, subject to the requirements of § 205-104 of this chapter.
(o) 
Ornamental ponds and wading pools subject to the requirements of § 205-106 of this chapter.
(p) 
Outdoor residential athletic courts (e.g., basketball, bocci, handball, tennis, volleyball, etc.) subject to the requirements of § 205-108 of this chapter.
(q) 
Parking and/or storage of recreation vehicles and personal cargo trailers, subject to the requirements of § 205-110 of this chapter.
(r) 
Play structures, as defined herein, provided such structures are confined to the side or rear yard and are located no closer than 15 feet from the closest side and or rear lot line.
(s) 
Residential swimming pools, subject to the requirements of § 205-117 of this chapter.
(t) 
Satellite dish antennas, subject to the requirements of § 205-123 of this chapter.
(u) 
Signs as defined herein, subject to the requirements of § 205-41 of this chapter.
C. 
Principal uses permitted by special exception (subject to the review procedures of § 205-151C of this chapter).
(1) 
Bed-and-breakfasts, subject to the requirements of § 205-54 of this chapter.
(2) 
Golf courses and driving ranges, subject to the requirements of § 205-83 of this chapter.
(3) 
Historic structure conversions, subject to the requirements of § 205-88 of this chapter.
(4) 
Two-family conversions, subject to the requirements of § 205-130 of this chapter.
D. 
Principal uses permitted by conditional use (subject to the review procedures of § 205-162 of this chapter).
(1) 
Schools, including only private and public, subject to the requirements of § 205-114 of this chapter.
E. 
Driveways and access drives. All driveways serving single-family dwellings shall be in accordance with § 205-24 of this chapter. All access drives serving other uses shall be in accordance with § 205-20 of this chapter. All lanes exclusively serving agriculture, horticulture and/or forestry-related uses shall be exempt from driveway and access drive requirements in §§ 205-24 and 205-20, respectively, except those related to the clear-sight triangle listed in § 205-24C of this chapter.
F. 
General provisions. All uses permitted within this zone shall also comply with the applicable general provisions in Article III of this chapter.
G. 
Environmental protection standards. All uses permitted within this zone shall also comply with the applicable environmental protection standards contained within Article V of this chapter.
H. 
Sidewalks and pedestrian access. All uses permitted within this zone shall also comply with the applicable sidewalk requirements contained within § 178-39 of the SALDO.[1]
[1]
Editor's Note: See Ch. 178, Subdivision and Land Development.
I. 
Agricultural nuisance disclaimer. As a rural municipality many lands within the Township are located within an area used for commercial agricultural production. Owners, residents and other users of property within this zone may be subjected to inconvenience, discomfort and the possibility of injury to property and health arising from normal and accepted agricultural practices and operations, including, but not limited to, noise, odors, dust, the operation of machinery of any kind, including aircraft, the storage and disposal of manure, the application of fertilizers, soil amendments, herbicides, and pesticides. Owners, occupants and users of this property should be prepared to accept such inconveniences, discomfort and possibility of injury from normal agricultural operations, and are hereby put on official notice that Section 4 of Pennsylvania Act 133 of 1982, the "Right to Farm Law,"[2] and the Agriculture Communities and Rural Environment (ACRE), Pa. Act 38 of 2005,[3] may bar them from obtaining a legal judgment against such normal agricultural operations. From the effective date of this chapter, all subsequent subdivision plans submitted within this zone shall require a note which duplicates this section and which must be transferred to the purchaser by the seller.
[2]
Editor's Note: See 3 P.S. § 951 et seq.
[3]
Editor's Note: See 3 Pa.C.S.A. § 311 et seq.
J. 
Area and design requirements within the LDR Zone. All uses within the Low-Density Residential Zone shall comply with those standards listed in the following Table 205-15J.
Table 205-15J, Area and Design Requirements Within the LDR Zone
Minimum Required Lot Width
Required Minimum Yard Setbacks
Use
Minimum Required Lot Area
At Building Setback
At Lot Frontage
Front
Each Side
Rear
Maximum Permitted Imperv- ious Lot Coverage
Maximum Permitted Height
Municipal and governmental uses
None
None
None
None
None
None
60%
Unlimited
Single-family detached dwellings with on-lot sewer and/or on-lot water1
1 acre
150 feet
150 feet
35 feet
25 feet
35 feet
25%
35 feet
Single-family detached dwellings with public sewer and/or public water1
1/2 acre
100 feet
100 feet
35 feet
25 feet
35 feet
25%
35 feet
Other principal uses1
1 acre
150 feet
150 feet
35 feet
25 feet
35 feet
25%
35 feet
Residential accessory structures
Included in above
N/A
N/A
Not permitted in front yard, unless a minimum 100 feet setback is provided
Structures up to 400 square feet
10 feet
10 feet
Included in above
20 feet
Structures exceeding 400 square feet
Same as principal setback
NOTES:
1
All uses relying upon on-lot sewers shall comply with § 205-42 of this chapter.
A. 
Purpose of zone. The purpose of this zone is to accommodate locally oriented businesses and offices as in-fill developments amid the Township's established neighborhoods. This zone accommodates a wide range of housing types with the use of public utilities in accordance with the Township Comprehensive Plan and Official Sewage Plan. Limited businesses have been selected that can take advantage of the daily traffic passing upon adjoining roads, while at the same time assure compatibility with the numerous dwellings that remain.
B. 
Principal uses permitted by right.
(1) 
Agriculture and horticulture, including one single-family detached dwelling contained on the site subject to the applicable requirements contained within § 205-13G of this chapter. This use shall also expressly exclude concentrated animal feeding operations (CAFOs) and concentrated animal operations (CAOs) and commercial produce operations, all as defined herein.
(2) 
Dance, music, art, fashion and photographic studios and galleries.
(3) 
Forestry uses subject to the requirement of § 205-13G of this chapter.
(4) 
Financial institutions.
(5) 
Conservation design developments subject to the requirements of § 205-67 of this chapter.
(6) 
Single-family detached dwellings.
(7) 
Duplex and two-family dwellings, with either public sewer or public water or with both public utilities.
(8) 
Two-family conversions, as defined herein and subject to the requirements of § 205-130 of this chapter.
(9) 
Townhouses, with both public sewer and public water.
(10) 
Medical offices.
(11) 
Multifamily dwellings, with both public sewer and public water.
(12) 
Municipal and governmental uses.
(13) 
Offices.
(14) 
Personal services, including barber and beauty or tanning salons; dry cleaning and laundry pickup/dropoff facilities tailor shops, shoe repair shops; music, art or photographic studios and repair of clocks, electronics, computers and small appliances. Dry cleaning, laundries and laundromats shall be subject to the requirements of § 205-72 of this chapter.
(15) 
Parks and playgrounds.
(16) 
Public utilities structures, subject to the requirements of § 205-47 of this chapter.
(17) 
Retail sale, rental and/or repair of goods. Permitted uses include, without limitation, the below listed. This use shall expressly exclude adult entertainment uses, casinos, off-track betting, and gaming facilities.
(a) 
Card, stationery, magazine, book, or newspapers, excluding adult uses as defined herein;
(b) 
Prerecorded music, video, or spoken word products;
(c) 
Beverages (excluding any alcoholic beverages);
(d) 
Sporting goods;
(e) 
Musical instruments;
(f) 
Tobacco and smoking accessories supplies;
(g) 
Domestic hardware and five cent and 10 cent items;
(h) 
Photographic, video, audio, and electronic components and accessories;
(i) 
Clothing and shoes;
(j) 
Flower, balloon and gifts;
(k) 
Pets and supplies with proper licensure;
(l) 
Jewelry, watches, clocks;
(m) 
Art and drafting supplies;
(n) 
Computers, software, training and other office supplies;
(o) 
Craft supplies, baskets, fabrics, and other notions;
(p) 
Toy and hobby supplies;
(q) 
Telephone, vacuum cleaner and other domestic appliances;
(r) 
Prosthetic and therapy devices and supplies;
(s) 
Drugstore, perfumes, soaps, lotions, powders, and similar items;
(t) 
Draperies, wallpaper and rugs;
(u) 
Bed and bath supplies;
(v) 
Kitchenware, cookware and dinnerware;
(w) 
Caterers, bakers, and confectioners (including items made on site);
(x) 
Eyeglass and hearing aid showrooms and offices;
(y) 
Specialty food stores and grocerettes;
(z) 
Religious articles and artifacts; and
(aa) 
Antique, thrift and pawn shops.
(18) 
Cemeteries, including but not limited to pet cemeteries.
(19) 
Churches and related uses, subject to the requirements of § 205-61 of this chapter.
(20) 
Veterinary offices/animal hospital, subject to the requirements of § 205-49 of this chapter.
(21) 
Accessory uses customarily incidental to the principal uses in this zone, including, but not limited to, the following:
(a) 
Alternative energy systems, subject to the requirements of § 205-46 of this chapter.
(b) 
Co-located communication antennas upon existing structures, subject to the requirements of § 205-62 of this chapter.
(c) 
Composting, subject to the requirements of § 205-70 of this chapter.
(d) 
Domestic pets, subject to the requirements of § 205-48 of this chapter.
(e) 
Temporary family housing, as defined herein, subject to the requirements of § 205-73 of this chapter.
(f) 
Family child-care homes, as defined herein, subject to the requirements of § 205-63 of this chapter.
(g) 
Farm occupations, as defined herein, if conducted as an accessory use to a principal agricultural use of the property with a minimum of 10 acres, and subject to the requirements of § 205-75 of this chapter.
(h) 
Fences and walls, subject to the requirements of § 205-77 of this chapter.
(i) 
Garage, yard and/or moving sales, subject to the requirements of § 205-82 of this chapter.
(j) 
Garages and sheds for the storage of personal vehicles and or personal property, attached or detached to the dwelling unit.
(k) 
Gardening and raising of plants for personal use.
(l) 
Home occupations, as defined herein, subject to the requirements of § 205-90 of this chapter.
(m) 
Man-made lakes, dams, ponds, and impoundments, subject to the requirements of § 205-95 of this chapter.
(n) 
No-impact home-based business, as defined herein.
(o) 
Noncommercial keeping of livestock, as defined herein, subject to the requirements of § 205-104 of this chapter.
(p) 
Ornamental ponds and wading pools subject to the requirements of § 205-106 of this chapter.
(q) 
Outdoor residential athletic courts (e.g., basketball, boccie, handball, tennis, volleyball, etc.) subject to the requirements of § 205-108 of this chapter.
(r) 
Outdoor shooting range (private) subject to the requirements of § 205-109 of this chapter.
(s) 
Parking and/or storage of recreation vehicles and personal cargo trailers, subject to the requirements of § 205-110 of this chapter.
(t) 
Play structures, as defined herein, provided such structures are confined to the side or rear yard and are located no closer than 15 feet from the closest side and or rear lot line.
(u) 
Residential short-term rental, only conducted as an accessory use to a principal residential use of the property, and subject to the requirements of § 205-107 of this chapter.
(v) 
Residential swimming pools, subject to the requirements of § 205-117 of this chapter.
(w) 
Rural occupations, as defined herein, subject to the requirements of § 205-121 of this chapter.
(x) 
Satellite dish antennas, subject to the requirements of § 205-123 of this chapter.
(y) 
Signs as defined herein, subject to the requirements of § 205-41 of this chapter.
C. 
Principal uses permitted by special exception (subject to the review procedures of § 205-151C of this chapter).
(1) 
Bed-and-breakfasts, as defined herein, subject to the requirements of § 205-54 of this chapter.
(2) 
Funeral homes, subject to the requirements of § 205-81 of this chapter.
(3) 
Golf courses and driving ranges, subject to the requirements of § 205-83 of this chapter.
(4) 
Group homes, subject to the requirements of § 205-74 of this chapter.
(5) 
Health, fitness, social, fraternal and other private clubs, subject to the requirements of § 205-84 of this chapter.
(6) 
Historic structure conversions, subject to the requirements of § 205-88 of this chapter.
(7) 
Group child-care homes and child-care centers, subject to the requirements of § 205-63 of this chapter.
(8) 
Nursing, rest or retirement homes, subject to the requirements of § 205-105 of this chapter.
(9) 
Riding stables, subject to the requirements of § 205-118 of this chapter.
D. 
Principal uses permitted by conditional use (subject to the review procedures of § 205-162 of this chapter):
(1) 
Boardinghouses, subject to the requirements of § 205-57 of this chapter.
(2) 
Entertainment facilities, subject to the requirements of § 205-103 of this chapter. This use shall expressly exclude off-track betting and/or slot machine parlors, casinos, shooting ranges and adult entertainment uses.
(3) 
Medical residential campuses, subject to the requirements of § 205-99 of this chapter.
(4) 
Mobile home parks, subject to the requirements of § 205-96 of this chapter.
(5) 
Outdoor shooting ranges (public), subject to the requirements of § 205-109 of this chapter.
(6) 
Restaurants, subject to the requirements of § 205-71 of this chapter.
(7) 
Schools, public, private and commercial, subject to the requirements of § 205-114 of this chapter.
(8) 
Solar farms (specifically excluding wind farms), subject to the requirements of § 205-132 of this chapter.
E. 
Number of uses.
(1) 
Any number of the uses allowed in this zone are permitted within each existing building, provided the building size and floor area remain the same as it was on the effective date of this chapter, and § 205-25 of this chapter shall not apply in this instance.
(2) 
For new buildings, § 205-25 of this chapter shall apply in this instance.
(3) 
For existing buildings that are enlarged, the number of uses permitted per building shall be the same number (at least one) that occupied the building on the effective date of this chapter, and § 205-25 of this chapter shall not apply in this instance.
F. 
Residential accessory use setbacks.
(1) 
Accessory structures with up to 400 square feet shall be setback at least 10 feet from each side and rear lot line. No accessory buildings are permitted within the front yard unless they are at least 100 feet from the street right-of-way.
(2) 
Accessory structures with more than 400 square feet shall comply with the applicable principal use setbacks listed in the following § 205-16G of this chapter.
G. 
Area and design requirements within the MU Zone. All uses within the MU Zone shall comply with those standards listed in the following table and footnotes:
Table 205-16G, Area and Design Requirements Within the MU Zone
Minimum Yard Setbacks
Use
Minimum Lot Area
Minimum Lot Width at Building Setback Line and Frontage
Maximum Lot Coverage
Front
Each Side
Rear
Maximum Permitted Height
Uses permitted with on-lot sewers1 and on-lot water
Single-family detached unit
1 acre
150/150 feet
25%
35 feet
15 feet
30 feet
35 feet
Other principal uses
1 acre
150/150 feet
25%
35 feet
15 feet
30 feet
35 feet
Uses permitted with public water and on-lot sewer1
Single-family detached unit
1 acre
100/100 feet
35%
35 feet
12 feet
30 feet
35 feet
Duplex
1 acre/unit
100/100 feet
35%
35 feet
20 feet
30 feet
35 feet
Two-family dwellings
60,000 square feet
100/100 feet
35%
35 feet
12 feet
30 feet
35 feet
Other principal uses
1 acre
100/100 feet
35%
35 feet
12 feet
30 feet
35 feet
Uses permitted with on-lot water and public sewer
Single-family detached unit
20,000 square feet
75/75 feet
45%
35 feet
10 feet
30 feet
35 feet
Duplex
20,000 square feet
75/75 feet
45%
35 feet
15 feet
30 feet
35 feet
Two-family dwellings
60,000 square feet
75/75 feet
45%
35 feet
10 feet
30 feet
35 feet
Other principal uses
30,000 square feet
75/75 feet
45%
35 feet
10 feet
30 feet
35 feet
Uses permitted with public water and public sewer
Single-family detached unit
15,000 square feet
60/60 feet
50%
35 feet
10 feet
30 feet
35 feet
Duplex
15,000 square feet
50/60 feet
50%
35 feet
10 feet
30 feet
35 feet
Two-family dwellings
30,000 square feet
60/60 feet
50%
35 feet
10 feet
30 feet
35 feet
Town- houses2,3,4
2,500 square feet/unit
20/20 feet
55%
20 feet
10 feet
20 feet
35 feet
Multi-family dwellings2,3,4
15,000 square feet
60/60 feet
50%
35 feet
10 feet
20 feet
30 feet
Other principal uses
30,000 square feet
60/60 feet
50%
35 feet
10 feet
30 feet
35 feet
Residential accessory structures
Included in above
N/A
Included in above
Not permitted in front yard, unless a minimum 100 feet setback is provided
Structures up to 400 square feet
20 feet
Structures exceeding 400 square feet
Same as principal setback
NOTES:
1
All uses relying upon on-lot sewers shall comply with § 205-42 of this chapter.
2
Townhouses and multifamily dwellings shall not exceed a permitted density of six dwelling units per acre. Any residual common open space must comply with applicable sections of this chapter
3
No townhouse building shall contain more than six units. For each townhouse building containing more than four units, no more than 66% of such units shall have the same front yard setback; the minimum variation of setback shall be two feet. In addition, no more than two contiguous units shall have identical roof lines that generally parallel the ground along the same horizontal plane. All townhouse buildings shall be set back a minimum of 15 feet from any interior access drives, or parking facilities contained on commonly-held lands. All townhouse buildings shall be set back at least 30 feet from any perimeter boundary of the development site. In those instances where several townhouse buildings are located on the same lot, the following footnote 4 shall apply.
4
In those instances where several multiple-family dwelling buildings and/or townhouse buildings are located on the same lot, the following separation distances will be provided between each building:
a. Front to front, rear to rear, or front to rear, parallel buildings shall have at least 50 feet between faces of the building. If the front or rear faces are obliquely aligned, the above distances may be decreased by as much as 10 feet at one end if increased by similar or greater distance at the other end.
b. A minimum yard space of 30 feet is required between end walls of buildings. If the buildings are at right angles to each other, the distance between the corners of the end walls of the building may be reduced to a minimum of 20 feet.
c. A minimum yard space of 30 feet is required between end walls and front or rear faces of buildings.
d. All multiple-family dwelling buildings shall be set back a minimum of 15 feet from any interior access drives or parking facilities contained on commonly-held lands.
H. 
Driveways and access drives. All driveways serving single-family dwellings shall be in accordance with § 205-24 of this chapter. All access drives serving other uses shall be in accordance with § 205-20 of this chapter. All lanes exclusively serving agriculture, horticulture and/or forestry-related uses shall be exempt from driveway and access drive requirements in §§ 205-24 and 205-20, respectively, except those related to the clear-sight triangle listed in § 205-24C of this chapter.
I. 
General provisions. All uses permitted within this zone shall also comply with the applicable general provisions in Article III of this chapter.
J. 
Environmental protection standards. All uses permitted within this zone shall also comply with the applicable environmental protection standards contained within Article V of this chapter.
K. 
Sidewalks and pedestrian access. All uses permitted within this zone shall also comply with the applicable sidewalk requirements contained within § 178-40 of the SALDO.[1]
[1]
Editor's Note: See Ch. 178, Subdivision and Land Development.
L. 
Screening. Any nonresidential use in the MU Zone shall provide for a visual screen along any adjoining lands containing an existing residential use (see § 205-40 of this chapter).
M. 
Landscaping. Any portion of the site not used for buildings, structures, off-street parking lots, off-street loading spaces, outdoor storage areas, and sidewalks shall be maintained with a vegetative ground cover and other ornamental plantings (see § 205-40 of this chapter). A minimum five-foot-wide landscape strip shall be provided along all property lines. Such landscape strip shall only be required where the adjoining lands contain an existing residential use.
A. 
Purpose of zone. This zone provides key locations for a mix of limited mining and industrial uses that rely upon or benefit from a rural location. It also provides a remote location for particular uses, which because of their impacts, will be separated from concentrations of population. Five acre individual lot sizes are required and lot coverage is limited to respect the sensitive character of this landscape. Design standards have been imposed to create attractive site designs and moderate the objectionable impacts associated with industrial uses. Substantial setbacks and vegetative buffers and screens are used to protect adjoining residential zones.
B. 
Principal uses permitted by right.
(1) 
Agriculture and horticulture, including one single-family detached dwelling contained on the site subject to the applicable requirements contained within § 205-13G of this chapter. This use shall also expressly exclude concentrated animal feeding operations (CAFOs) and concentrated animal operations (CAOs) and commercial produce operations, all as defined herein.
(2) 
Group child-care homes and child-care centers, subject to the requirements of § 205-63 of this chapter.
(3) 
Commercial greenhouses.
(4) 
Forestry uses subject to the requirements of § 205-13G of this chapter.
(5) 
Machine, tool and die, and metal fabrication shops;
(6) 
Municipal and governmental uses, as defined herein.
(7) 
Offices.
(8) 
Parks and playgrounds.
(9) 
Public utilities structures, subject to the requirements of § 205-47 of this chapter.
(10) 
Shops, offices and showrooms for contractors of painting, power-washing, plumbing, heating, air conditioning, electrical, electronic, telephone, antennas and cable, communications, roofing, flooring, drywall and plaster, basement waterproofing, carpet, countertops, glass and windows, insulation, gutters and downspouts, well drilling and septic system installation, maintenance and pumping, woodworking, carpentry and cabinet-making, swimming pools, hot tubs and spas, lawn care and landscaping, masonry, concrete and paving, pest control and snow removal.
(11) 
Sign makers.
(12) 
Single-family detached dwellings including residential accessory uses as found in § 205-14B(9) which are clearly incidental to a residential dwelling.
(13) 
Veterinary offices/animal hospitals.
(14) 
Schools, vocational or technical.
(15) 
Welding shops.
(16) 
Accessory uses customarily incidental to the principal uses in this zone, including accessory retail sales of products produced on-site so long as the sales area is no more than 10% of the total building area or 3,000 square feet, whichever is less.
(a) 
Alternate energy production facilities subject to the requirements of § 205-46 of this chapter.
(b) 
Athletic fields and courts and recreation facilities.
(c) 
Co-located communication antennas upon existing structures, subject to the requirements of § 205-62 of this chapter.
(d) 
Domestic pets, subject to the requirements of § 205-48 of this chapter.
(e) 
Fences and walls, subject to the requirements of § 205-77 of this chapter.
(f) 
Freestanding communication antennas, towers and equipment, subject to a special exception as an accessory use pursuant to the requirements of § 205-80 of this chapter.
(g) 
Helicopter pad, private, subject to a Special Exception as an accessory use pursuant to the requirements of § 205-87 of this chapter
(h) 
Man-made lakes, dams, ponds, and impoundments, subject to the requirements of § 205-95 of this chapter
(i) 
Ornamental ponds and wading pools subject to the requirements of § 205-106 of this chapter.
(j) 
Recycling collection facilities as an accessory use, provided such facilities are sufficiently enclosed to prevent the scattering of debris, the materials collected are removed at regular intervals, the facility is posted to prohibit the disposal of any material, good or furnishing that cannot be placed within the actual recycling bin, and the total size of the facility is less than 300 square feet.
(k) 
Residential short-term rental, only conducted as an accessory use to a principal residential use of the property, and subject to the requirements of § 205-107 of this chapter.
(l) 
Satellite dish antennas, subject to the requirements of § 205-123 of this chapter.
(m) 
Signs as defined herein, subject to the requirements of § 205-41 of this chapter.
C. 
Principal uses permitted by special exception (subject to the review procedures of § 205-151C of this chapter).
(1) 
Freestanding communication antennas, towers and equipment, subject to a special exception as an accessory use pursuant to the requirements of § 205-80 of this chapter.
(2) 
Group homes, subject to the requirements of § 205-74 of this chapter.
(3) 
Helicopter pad, private, subject to a Special Exception as an accessory use pursuant to the requirements of § 205-87 of this chapter;
(4) 
Heavy industrial uses as defined herein, subject to the requirements of § 205-86 of this chapter.
(5) 
Historic structure conversions, subject to the requirements of § 205-88 of this chapter.
(6) 
Recycling facilities for electronics, paper, plastic, glass and metal products, subject to the requirements of § 205-116 of this chapter.
(7) 
Sale of compost, mulch, woodchips and coal subject to the requirements of § 205-122 of this chapter.
D. 
Principal uses permitted by conditional use (subject to the review procedures of § 205-162 of this chapter).
(1) 
Adult entertainment uses, subject to the requirements of § 205-44 of this chapter.
(2) 
Airports and heliports, subject to the requirements of § 205-45 of this chapter.
(3) 
Automobile and/or animal racing facility with or without related wagering subject to the requirements of § 205-51 of this chapter;
(4) 
Junkyards, subject to the requirements of § 205-92 of this chapter.
(5) 
Methadone treatment facilities, subject to the requirements of § 205-100 of this chapter.
(6) 
Mining, quarrying and related processing operations, subject to the requirements of § 205-101 of this chapter.
(7) 
Sawmills, subject to the requirements of § 205-124 of this chapter.
(8) 
Septage and compost processing and/or commercial mushroom operations, subject to the requirements of § 205-125 of this chapter.
(9) 
Slaughtering, processing, rendering and packaging of food products and their by-products, subject to the requirements of § 205-127 of this chapter.
E. 
Lot area, lot width, and lot coverage requirements. See the following table:
Minimum Lot Area
Minimum Lot Width
Maximum Lot Coverage
5 acres
250 feet
60%
F. 
Minimum setback requirements (principal and accessory uses).
(1) 
Front yard setback. All buildings, structures (except permitted signs) shall be set back at least 50 feet from the street right-of-way; off-street parking lots and outdoor storage and display areas shall be set back a minimum of 25 feet from the street right-of-way.
(2) 
Side yard setbacks. All buildings and structures (except permitted signs) shall be set back at least 50 feet from the side lot lines. Off-street parking lots, off-street loading spaces, and outdoor storage and display areas shall be set back at least 25 feet from the side lot lines, unless joint off-street parking lots and/or off-street loading spaces are shared by adjoining uses. In such instances, the side yard setbacks are eliminated solely to accommodate the shared off-street parking lots and/or off-street loading spaces.
(3) 
Rear yard setback. All buildings, structures, and outdoor storage and display areas shall be set back at least 50 feet from the rear lot line. Off-street parking lots, and off-street loading spaces shall be set back at least 25 feet from the rear lot line, unless joint off-street parking lots and/or off-street loading spaces are shared by adjoining uses. In such instances, the rear yard setback is eliminated solely to accommodate the shared off-street parking lots and/or off-street loading spaces.
(4) 
Residential buffer strip. Any lot adjoining land within an LDR, MU, A or C Zone shall maintain a 100-foot setback for nonresidential buildings, structures, off-street parking lots, loading areas and outdoor storage and display areas, from the LDR, MU, A or C Zone parcels. Such areas shall be improved with a landscape strip and screening in accordance with § 205-17M and L, respectively, of this chapter.
G. 
Height requirements. Thirty-five feet, provided a nonhabitable structure may extend up to 45 feet if such structure is setback a horizontal distance at least equal to its height from each side and/or rear lot line.
H. 
Off-street loading spaces. Off-street loading spaces shall be provided as specified in § 205-33 of this chapter.
I. 
Off-street parking. Off-street parking shall be provided as specified in § 205-34 of this chapter.
J. 
Signs. Signs shall be permitted as specified in § 205-41 of this chapter.
K. 
Access drive requirements. All access drives shall be in accordance with § 205-20 of this chapter.
L. 
Screening. A visual screen must be provided along any adjoining lands within an LDR, MU, A or C Zone, or any adjoining land containing an existing residential use, regardless of whether or not the LDR, MU, A or C Zone property is developed (see § 205-40 of this chapter).
M. 
Landscaping. Any portion of the site not used for buildings, structures, off-street parking lots, off-street loading spaces, outdoor storage areas, and sidewalks shall be maintained with a vegetative ground cover and other ornamental plantings (see § 205-40 of this chapter). A minimum ten-foot wide landscape strip shall be provided along all property lines. Such landscape strip can be waived for that portion of the site occupied by a joint off-street parking lot and/or off-street loading space area shared by adjoining uses.
N. 
Waste products. Dumpsters may be permitted within the side or rear yard, provided such dumpsters are screened from any adjoining roads or properties. All dumpsters shall be set back a minimum of 50 feet from any adjoining LDR and MU Zone properties. All waste receptacles shall be completely enclosed within a masonry, wood or framed structures with a separate pedestrian access gate/door which is self-closing and another truck access gate that must be kept closed when not in use.
O. 
Outdoor storage and display. Within this zone, outdoor storage and display is permitted, provided all such areas are screened from adjoining roads and properties, and they comply with all of those setbacks specifically imposed thereon, listed in this section. The outdoor storage and display areas for vehicles sales need not be screened from adjoining roads. Section 205-36 of this chapter lists additional requirements.
P. 
General provisions. All uses permitted within this zone shall also comply with the applicable general provisions in Article III of this chapter.
Q. 
Environmental protection standards. All uses permitted within this zone shall also comply with the applicable environmental protection standards contained within Article V of this chapter.
A. 
Purpose of zone. This zone provides key locations for a mix of various both light and heavier commercial and industrial business uses to diversify the Township's economy and offer valuable employment opportunities. This zone will principally permit light and small-scale industries as permitted uses but require special exception or conditional use approval for larger uses that pose the potential for greater impact. Required lot sizes have been kept small to accommodate the start-up industries that are likely to emerge; however, larger industries have also been permitted. These areas have been located near existing public utility service areas, other industrial uses and along major roads. Design standards have been imposed to create attractive site designs and moderate the objectionable impacts associated with industrial uses. Substantial setbacks and vegetative buffers and screens are used to protect adjoining residential zones.
B. 
Principal uses permitted by right.
(1) 
Agriculture and horticulture, including one single-family detached dwelling contained on the site subject to the applicable requirements contained within § 205-13G of this chapter. This use shall also expressly exclude concentrated animal feeding operations (CAFOs) and concentrated animal operations (CAOs) and commercial produce operations, all as defined herein.
(2) 
Group child-care homes and child-care centers, subject to the requirements of § 205-63 of this chapter.
(3) 
Commercial greenhouses.
(4) 
Convenience stores, as defined herein and subject to the requirements of § 205-68 of this chapter.
(5) 
Financial institutions.
(6) 
Forestry uses subject to the requirements of § 205-13G of this chapter.
(7) 
Hotels, motels and similar lodging facilities.
(8) 
Laboratories for medical, scientific, or industrial research and development.
(9) 
Machine, tool and die, and metal fabrication shops;
(10) 
Manufacturing, packaging, storage and/or wholesaling of the following:
(a) 
Furniture, cabinets, plumbing, heating, air conditioning, ventilation and electrical fixtures, ceramic, stone, vinyl, fiberglass and linoleum tiles, carpets and rugs, windows, doors, insulation, ceiling and roofing tiles, household appliances, finished lumber and other household appointments;
(b) 
Scientific, medical, optical, specialized, and technical instruments and equipment;
(c) 
Audio visual components, computers, vending machines, electronic equipment, software and video games;
(d) 
Office equipment, supplies, furnishings, and equipment;
(e) 
Packaging materials, supplies and equipment;
(f) 
Finished textile products;
(g) 
Bookbinding, printing, and publishing operations;
(h) 
Cosmetics, drugs, dyes, toiletries, perfumes and other pharmaceuticals;
(i) 
Brushes, brooms, and combs;
(j) 
Hot tubs, spas, saunas, and swimming pools;
(k) 
Jewelry, and other precious or semi-precious metals and stones;
(l) 
Photographic, lighting, and timekeeping equipment;
(m) 
Hand tools, hardware, power tools and small engine equipment and vehicles including but not limited to lawn mowers, chain saws, compressors, power washing equipment, motorcycles, and outboard boat motors;
(n) 
Musical instruments, sporting equipment, bicycles and toys; and
(o) 
Small or novelty products from prepared materials (excluding the use of sheet metals).
(11) 
Medical offices.
(12) 
Municipal and governmental uses, as defined herein.
(13) 
Offices.
(14) 
Parks and playgrounds.
(15) 
Personal services, including: barber and beauty or tanning salons; dry cleaning and laundry pickup/dropoff facilities tailor shops, shoe repair shops; music, art or photographic studios and repair of clocks, electronics, computers and small appliances. Dry cleaning, laundries and laundromats shall be subject to the requirements of § 205-72 of this chapter.
(16) 
Processing, packaging, bottling, storage and/or wholesaling of food products excluding:
(a) 
Pickling processes;
(b) 
Rendering or slaughtering operations; and
(c) 
Sugar refineries.
(17) 
Public utilities structures, subject to the requirements of § 205-47 of this chapter.
(18) 
Repair shops for products permitted to be manufactured in this zone.
(19) 
Restaurants, subject to the requirements of §§ 205-16J and 205-71 of this chapter.
(20) 
Sales, storage and/or wholesaling of the following:
(a) 
Home and auto-related fuels;
(b) 
Nursery and garden materials, and stock;
(c) 
Redi-mix concrete;
(d) 
Contractor supplies; and
(e) 
Plumbing, heating, air conditioning, electrical, and other structural components of buildings.
(21) 
Shops, offices and showrooms for contractors of painting, power-washing, plumbing, heating, air conditioning, electrical, electronic, telephone, antennas and cable, communications, roofing, flooring, drywall and plaster, basement waterproofing, carpet, countertops, glass and windows, insulation, gutters and downspouts, well drilling and septic system installation, maintenance and pumping, woodworking, carpentry and cabinet- making, swimming pools, hot tubs and spas, lawn care and landscaping, masonry, concrete and paving, pest control and snow removal.
(22) 
Schools, vocational or technical.
(23) 
Single-family detached dwellings including residential accessory uses.
(24) 
Sign makers.
(25) 
Small engine repair shops.
(26) 
Veterinary offices/animal hospitals.
(27) 
Welding shops.
(28) 
Accessory uses customarily incidental to the principal uses in this zone, including accessory retail sales of products produced on site so long as the sales area is no more than 10% of the total building area or 3,000 square feet, whichever is less.
(a) 
Alternate energy production facilities subject to the requirements of § 205-46 of this chapter.
(b) 
Athletic fields and courts and recreation facilities.
(c) 
Co-located communication antennas upon existing structures (e.g., utility transmission towers, observation towers, communication towers, silos, steeples, smokestacks, water towers, flagpoles, and other similar structures), subject to the requirements of § 205-62 of this chapter.
(d) 
Domestic pets, subject to the requirements of § 205-48 of this chapter.
(e) 
Drop lot or drop and hook lot, subject to a conditional use as an accessory use pursuant to the requirements of § 205-93 of this chapter.
(f) 
Fences and walls, subject to the requirements of § 205-77 of this chapter.
(g) 
Freestanding communication antennas, towers and equipment, subject to a special exception as an accessory use pursuant to the requirements of § 205-80 of this chapter.
(h) 
Helicopter pad, private, subject to a special exception as an accessory use pursuant to the requirements of § 205-87 of this chapter.
(i) 
Man-made lakes, dams, ponds, and impoundments, subject to the requirements of § 205-95 of this chapter.
(j) 
Ornamental ponds and wading pools subject to the requirements of § 205-106 of this chapter.
(k) 
Recycling collection facilities as an accessory use, provided such facilities are sufficiently enclosed to prevent the scattering of debris, the materials collected are removed at regular intervals, the facility is posted to prohibit the disposal of any material, good or furnishing that cannot be placed within the actual recycling bin, and the total size of the facility is less than 300 square feet.
(l) 
Residential short-term rental, only conducted as an accessory use to a principal residential use of the property, and subject to the requirements of § 205-107 of this chapter.
(m) 
Satellite dish antennas, subject to the requirements of § 205-123 of this chapter.
(n) 
Signs as defined herein, subject to the requirements of § 205-41 of this chapter.
C. 
Principal uses permitted by special exception (subject to the review procedures of § 205-161C of this chapter).
(1) 
Auction houses, excluding automobile auctions subject to the requirements of § 205-50 of this chapter.
(2) 
Automobile auctions and storage yards, subject to the requirements of § 205-52 of this chapter.
(3) 
Car washes, subject to the requirements of § 205-59 of this chapter.
(4) 
Commercial recreation facilities, subject to the requirements of § 205-65 of this chapter.
(5) 
Convention and conference centers, subject to the requirements of § 205-69 of this chapter;
(6) 
Farmers and/or flea markets, subject to the requirements of § 205-76 of this chapter.
(7) 
Freestanding communication antennas, towers and equipment, subject to a special exception as an accessory use pursuant to the requirements of § 205-80 of this chapter.
(8) 
Gas station, subject to the requirements of § 205-53 of this chapter.
(9) 
Group homes, subject to the requirements of § 205-74 of this chapter.
(10) 
Health, fitness, social, fraternal and other private clubs, subject to the requirements of § 205-84 of this chapter.
(11) 
Heavy equipment leasing, rental, sales, service, repair and warehousing, subject to the requirements of § 205-85 of this chapter.
(12) 
Heavy industrial uses as defined herein, subject to the requirements of § 205-86 of this chapter.
(13) 
Home improvement, equipment rental and building supply stores, subject to the requirements of § 205-89 of this chapter.
(14) 
Mass transit and/or taxicab terminals, subject to the requirements of § 205-98 of this chapter.
(15) 
Storage unit centers, subject to the requirements of § 205-102 of this chapter.
(16) 
Passenger motor vehicle and recreational vehicle sales, service and repair facilities including, but not limited to, auto mechanics, drive-through lubrication services, and tire, auto paint, brake, muffler, transmission, windshield, auto body, car radio, and upholstery shops, subject to the requirements of § 205-111 of this chapter.
(17) 
Recycling facilities for electronics, paper, plastic, glass and metal products, subject to the requirements of § 205-116 of this chapter.
(18) 
Sale of compost, mulch, woodchips and coal subject to the requirements of § 205-122 of this chapter.
D. 
Principal uses permitted by conditional use (subject to the review procedures of § 205-162 of this chapter).
(1) 
Airports and heliports, subject to the requirements of § 205-45 of this chapter.
(2) 
Hospitals and related uses, subject to the requirements of § 205-91 of this chapter.
(3) 
Medical marijuana facility, to include both medical marijuana dispensaries and medical marijuana grower/processor facilities, subject to the requirements of § 205-79 of this chapter.
(4) 
Power generation facilities, subject to the requirements of § 205-112 of this chapter.
(5) 
Principal waste handling, recycling, processing, transfer and disposal facilities, subject to the requirements of § 205-113 of this chapter.
(6) 
Shopping centers, subject to the requirements of § 205-126 of this chapter.
(7) 
Truck or motor freight terminals, subject to the requirements of § 205-128 of this chapter.
(8) 
Truck stops, subject to the requirements of § 205-129 of this chapter.
(9) 
Warehouses, distribution centers and wholesale trade establishments, subject to the requirements of § 205-131 of this chapter.
E. 
Lot area, lot width, and lot coverage requirements. See the following table:
Minimum Lot Area
Minimum Lot Width
Maximum Lot Coverage
2 acres
200 feet
65%
F. 
Minimum setback requirements (principal and accessory uses).
(1) 
Front yard setback. All buildings, structures (except permitted signs) shall be set back at least 25 feet from the street right-of-way; off-street parking lots and outdoor storage and display areas shall be set back a minimum of 15 feet from the street right-of-way.
(2) 
Side yard setbacks. All buildings and structures (except permitted signs) shall be set back at least 25 feet from the side lot lines. Off-street parking lots, off-street loading spaces, and outdoor storage and display areas shall be set back at least 10 feet from the side lot lines, unless joint off-street parking lots and/or off-street loading spaces are shared by adjoining uses. In such instances, the side yard setbacks are eliminated solely to accommodate the shared off-street parking lots and/or off-street loading spaces.
(3) 
Rear yard setback. All buildings, structures, and outdoor storage and display areas shall be set back at least 25 feet from the rear lot line. Off-street parking lots, and off-street loading spaces shall be set back at least 10 feet from the rear lot line, unless joint off-street parking lots and/or off-street loading spaces are shared by adjoining uses. In such instances, the rear yard setback is eliminated solely to accommodate the shared off-street parking lots and/or off-street loading spaces.
(4) 
Residential buffer strip. Any lot adjoining land within an LDR, MU or A Zone shall maintain a fifty-foot setback for nonresidential buildings, structures, off-street parking lots, loading areas and outdoor storage and display areas, from the LDR, MU or A Zone parcels. Such areas shall be improved with a landscape strip and screening in accordance with § 205-18N and M, respectively, of this chapter.
G. 
Height requirements. Thirty-five feet, provided a nonhabitable structure may extend up to 45 feet if such structure is setback a horizontal distance at least equal to its height from each side and/or rear lot line.
H. 
Off-street loading spaces. Off-street loading spaces shall be provided as specified in § 205-33 of this chapter.
I. 
Off-street parking. Off-street parking shall be provided as specified in § 205-34 of this chapter.
J. 
Signs. Signs shall be permitted as specified in § 205-41 of this chapter.
K. 
Access drive requirements. All access drives shall be in accordance with § 205-20 of this chapter.
L. 
Sidewalks and pedestrian access. All properties shall be required to provide for a safe and convenient system of sidewalks that connect all public areas of the site with the required streetscape sidewalk and/or any other designated pedestrian facility that adjoins or extends onto the site. Such facilities shall comply with § 178-40 of the SALDO.[1]
[1]
Editor's Note: See Ch. 178, Subdivision and Land Development.
M. 
Screening. A visual screen must be provided along any adjoining lands within an LDR, MU or A Zone, or any adjoining land containing an existing residential use, regardless of whether or not the LDR, MU or A Zone property is developed (see § 205-40 of this chapter).
N. 
Landscaping. Any portion of the site not used for buildings, structures, off-street parking lots, off-street loading spaces, outdoor storage areas, and sidewalks shall be maintained with a vegetative ground cover and other ornamental plantings (see § 205-40 of this chapter). A minimum ten-foot-wide landscape strip shall be provided along all property lines. Such landscape strip can be waived for that portion of the site occupied by a joint off-street parking lot and/or off-street loading space area shared by adjoining uses.
O. 
Waste products. Dumpsters may be permitted within the side or rear yard, provided such dumpsters are screened from any adjoining roads or properties. All dumpsters shall be set back a minimum of 50 feet from any adjoining LDR and MU Zone properties. All waste receptacles shall be completely enclosed within a masonry, wood or framed structures with a separate pedestrian access gate/door which is self-closing and another truck access gate that must be kept closed when not in use.
P. 
Outdoor storage and display. Within this zone, outdoor storage and display is permitted, provided all such areas are screened from adjoining roads and properties, and they comply with all of those setbacks specifically imposed thereon, listed in this section. The outdoor storage and display areas for vehicles sales need not be screened from adjoining roads. Section 205-36 of this chapter lists additional requirements.
Q. 
General provisions. All uses permitted within this zone shall also comply with the applicable general provisions in Article III of this chapter.
R. 
Environmental protection standards. All uses permitted within this zone shall also comply with the applicable environmental protection standards contained within Article V of this chapter.
A. 
Purpose of zone. This overlay zone provides the sole locations for the placement and use of billboards within the Township as an accessory use.
B. 
Location. The Billboard Sign (BS) Overlay Zone is depicted on the Dickinson Township Zoning Map and is more particularly bounded and described as follows: on the west by the western boundary of Dickinson Township; on the east by the eastern boundary of Dickinson Township; on the north by a line parallel to and 150 feet north of the northern right-of-way of U.S. Interstate Route 81; and on the south by a line parallel to and 150 feet south of the southern right-of-way of U.S. Interstate Route 81.
C. 
Qualification. Within the BS Zone, only those lands which are located within an Agricultural (A) District, or which are principally used for farm purposes, shall qualify for the placement of billboard signs.
D. 
Compliance. All billboard signs shall comply with, and be subject to, the requirements of § 205-56 of this chapter.