For the purpose of this chapter, Warrington Township is hereby divided into districts, each with common unity of purpose and adaptability of use that are deemed most suitable to carry out the objectives and intent of this chapter and the Comprehensive Plan, as amended. The districts are designated as follows:
Residential Districts
RA
Residential Agricultural District
RAOD
Residential Agricultural Overlay Districts:
OD1 (Meadowbrook, Mill Creek Village)
OD2 (Arbor Ridge 2, Oak Creek, Parkview, Warrington Glen, Warrington Meadows, Perry Farm)
OD3 (Arbor Ridge 1, Maple Knoll, Somerset Walk)
OD4 (Legacy Oaks)
OD5 (Lamplighter Village)
OD6 (Castle Hill)
R1
Low-Density Residential District
R1OD
Low-Density Residential Overlay Districts:
OD17 (Parkway)
OD18 (Warrington Ridge)
R2
Medium-Density Residential District
R2OD
Medium-Density Residential Overlay Districts:
OD7 (Orchard Hill, Turnberry)
OD8 (High Grove, Penns Woods, Sweet Briar, Warrington Station)
OD9 (Meridian of Valley Square, Warrington Pointe)
OD10 (Bluestone Creek)
OD11 (Villas at Lamplighter)
OD12 (Forest Ridge)
OD13 (Fairways)
OD14 (Spring Meadows)
OD15 (Cluster)
OD16 (TDR)
R2-I
Residential Infill District
R3
Residential Single-Family District
MR
Mixed Residential District
Mixed-Use Districts
CR
Commercial Residential District
EV
Eureka Village District
Institutional Districts
IU
Institutional District
CE
Cemetery District
Open Space District
OS/P
Open Space/Parkland District
Commercial Districts
WV
Warrington Village District
BZ
Business Zone District
CBD
Central Business District
Industrial Districts
IST
Industrial Science Technology District
PI-1
Planned Industrial 1 District
PI-1A
Planned Industrial 1-A District
PI-2
Planned Industrial 2 District
OI
Office Industrial District
Q
Quarry District
J
Junkyard District
A. 
A use listed as a use permitted by right, by conditional use, or by special exception is permitted, subject to such requirements as may be specified in this chapter, after approval has been granted, subject to the requirements of this chapter and the Subdivision and Land Development Ordinance,[1] as amended.
[1]
Editor's Note: See Ch. 305, Subdivision and Land Development.
B. 
Every parcel of land and every building or other structure in the Township, except as otherwise provided by law or by this chapter, shall be subject to the regulations, restrictions, and requirements specified for the district in which it is located. However, the requirements and standards in Article III, Use Regulations, shall, in the case of any conflict, supersede the requirements and standards outlined in Article IV, Classification of Districts.
C. 
A use not listed as being permitted by right, by conditional use, or by special exception in a particular zoning district is not permitted in that zoning district.
Districts are bounded and defined as shown on map entitled "Warrington Township Zoning Map" (Zoning Map) which is incorporated by reference into this chapter and shall be, with all notations, references, and data shown thereon, made a part of this chapter.[1]
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
Where uncertainty exists as to boundaries of any district as shown on the Zoning Map, the following rules shall apply:
A. 
Where a district boundary divides a lot or runs through undivided property, the location of such boundary shall be determined by the use of the scale shown on the Zoning Map, unless the boundaries are indicated by dimensions.
B. 
In case further uncertainty exists, the Zoning Hearing Board shall interpret the intent of the Map as to location of district boundaries.
A. 
The district charts found in this article are intended as supporting material to the regulations in Article III, Use Regulations, and this article, Article IV, Classification of Districts. The district charts list the purpose of each district, the uses permitted, as well as the area and dimensional requirements of all permitted uses within each zoning district. The district charts shall be in accordance with all provisions found within Article III, Use Regulations, and this article, Article IV, Classification of Districts, as amended. If a discrepancy were to occur between the provisions in Article III or Article IV and the district charts, then the text of Article III or Article IV shall govern.
B. 
All accessory uses shall be subject to all of the requirements of the principal use to which they are accessory.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
A. 
Purpose. The purpose of the RA Residential Agricultural District is to provide areas within the Township where a low-density residential atmosphere is preserved; to provide areas where continued agricultural use of the land is feasible, particularly where prime agricultural soils have been identified; to discourage development patterns which would make agricultural preservation and a rural residential atmosphere impossible; to discourage higher densities of development; and to otherwise achieve the goals and objectives of the Township as set forth in the adopted Comprehensive Plan, Warrington Township, Pennsylvania.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A1, Agriculture.
(2) 
Use A2, Agricultural sales/roadside farm stands.
(3) 
Use A5, Riding academy/boarding stable.
(4) 
Use A7, Forestry.
(5) 
Use B1, Single-family detached dwelling.
(6) 
Use C5, Municipal use.
(7) 
Use C10, School.
(8) 
Use F1, Utility operating facility.
(9) 
Use H2C, No-impact home occupation.
(10) 
Use H3, Sheds.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(11) 
Use H4, Detached garage or accessory building.
(12) 
Use H5, Accessory residential recreation.
(13) 
Use H10, Family day-care.
(14) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use A3, Greenhouse.
(2) 
Use A6, Nursery.
(3) 
Use B12, Conservation residential development.
(4) 
Use B14, Rooming house or boardinghouse.
(5) 
Use C7, Assisted living/personal care facility.
(6) 
Use C8, Recreational facility/community center.
(7) 
Use C11, Place of worship.
(8) 
Use E11, Bed-and-breakfast.
(9) 
Use E12, Camps.
(10) 
Use E16, Golf course.
(11) 
Use E17, Private club or lodge.
(12) 
Use E31, Day-care center.
(13) 
Use H7, Temporary structure or use.
D. 
Special exceptions. The following uses may be permitted as a special exception when authorized by the Zoning Hearing Board in accordance with the provisions of § 370-1107:
(1) 
Use A4, Kennel.
(2) 
Use E37, Short-term rental.
(3) 
Use H1, Multigenerational apartment.
(4) 
Use H2A, Nonprofessional home occupation.
(5) 
Use H2B, Professional home occupation.
E. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with the overall site plan and shall be designed with a coordinated architectural scheme with appropriate landscaping.
(a) 
Minimum lot area: three acres, except as follows:
[1] 
Uses A4, Kennel, A5, Riding academy/boarding stable, and C10, School: 10 acres.
[2] 
Use F1, Utility operating facility: 3,500 square feet.
[3] 
Uses A6, Nursery, C7, Assisted living/personal care facility, C8, Recreational facility/community center, E12, Camps or private recreation areas, and E17, Private club or lodge: five acres.
[4] 
Use E16, Golf course: 30 acres.
(b) 
Minimum site area:
[1] 
Use A3, Greenhouse: five acres.
[2] 
Use B12, Conservation residential development: 25 acres.
(c) 
Maximum density:
[1] 
Use B12, Conservation residential development: 0.7 dwelling unit per acre.
[a] 
Density bonuses available to raise maximum density to one dwelling unit per acre.
(d) 
Minimum lot width at minimum building setback line: 100 feet, except as follows:
[1] 
Use E31, Day-care center: 55 feet.
(e) 
Maximum impervious surface ratio: 15%, except as follows:
[1] 
Use A3, Greenhouse: 20%.
[2] 
Use C7, Assisted living/personal care facility: 45%.
[3] 
Use B12, Conservation residential development: 80% per lot.
[Added 1-10-2023 by Ord. No. 2023-O-2]
(f) 
Maximum building height: 35 feet, except as follows:
[1] 
Use C10, School: 45 feet.
[2] 
Use H3, Shed: 10 or 14 feet, see § 370-305H(5).
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
[3] 
Use H4, Detached garage or accessory building: 17 feet.
[4] 
Use H5, Accessory residential recreation: 15 feet.
[5] 
Uses C11, Place of worship, and H8, Temporary structure or use: 50 feet.
(g) 
Minimum setbacks:
[1] 
Front yard: 50 feet or 1/2 the street line width of the street(s) it fronts on, whichever is greater.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[2] 
Side yard: 20 feet any side, total composite, 50 feet, except as follows:
[a] 
Use H3, Sheds: three feet.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[3] 
Rear yard: 40 feet, except as follows:
[a] 
Use H3, Sheds: three feet.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(h) 
Minimum open space: see § 370-504, except as follows:
[1] 
Use C7, Assisted living/personal care facility: 30%.
(i) 
[1]Minimum building spacing:
[1] 
Use C7, Assisted living/personal care facility: 35 feet.
[1]
Editor's Note: Former Subsection E(1)(i), regarding building coverage, was repealed 1-10-2023 by Ord. No. 2023-O-2. This ordinance also renumbered former Subsection E(1)(j) as Subsection E(1)(i).
F. 
Residential Agricultural District Chart.
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
Residential Agricultural (RA) District Chart
Purpose: The purpose of the RA Residential Agricultural District is to provide areas within the Township where a low-density residential atmosphere is preserved; to provide areas where continued agricultural use of the land is feasible, particularly where prime agricultural soils have been identified; to discourage development patterns which would make agricultural preservation and a rural residential atmosphere impossible; to discourage higher densities of development; and to otherwise achieve the goals and objectives of the Township as set forth in the adopted Comprehensive Plan, Warrington Township, Pennsylvania.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Additional Standards in Article III, Use Regulations
Permitted by Right:
A1
Agriculture
3 acres
100
15%
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
A2
Agricultural sales/roadside farm stands
3 acres
100
15%
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
A5
Riding academy/boarding stable
10 acres
100
15%
35
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
A7
Forestry
Yes
B1
Single-family detached dwelling
3 acres
100
15%
35
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
C5
Municipal use
C10
School
10 acres
45
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
F1
Utility operating facility
3,500 square feet
Yes
H2C
No-impact home occupation
Yes
H3
Sheds
10 or 14
3
3
Yes
H4
Detached garage or accessory building
17
Yes
H5
Accessory residential recreation
15
Yes
H10
Family day-care
Yes
H123
Electric vehicle charging station
Yes
Conditional Use:
A3
Greenhouse
5
100
20%
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
A6
Nursery
5 acres
100
15%
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
B12
Conservation residential development
25
0.72
80%
35
Yes
B14
Rooming house or boardinghouse
3 acres
35
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
C7
Assisted living/personal care facility
5 acres
45%
35
50 or 1/2 street line width
20 any side; total composite 50
40
30%
Yes
C8
Recreational facility/community center
5 acres
35
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
C11
Place of worship
3 acres
50
Yes
E11
Bed-and-breakfast
3 acres
35
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
E12
Camps or private recreation areas
5 acres
35
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
E16
Golf course
30 acres
35
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
E17
Private club or lodge
5 acres
35
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
E31
Day-care center
3 acres
55
15%
35
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
H7
Temporary structure or use
3 acres
35
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
Special Exception:
A4
Kennel
10 acres
35
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
E37
Short-term rental
3 acres
100
15%
35
50 or 1/2 street line width
20 any side; total composite 50
40
Yes
H1
Multigenerational apartment
Yes
H2A
Nonprofessional home occupation
Yes
H2B
Professional home occupation
Yes
NOTES:
1
If a minimum open space value is not specified, see § 370-504.
2
Density bonuses available to raise maximum density to 1.
3
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking spaces.
A. 
Applicability of regulations.
(1) 
Except as provided by law or in this chapter, in each district no building, structure, or land shall be used or occupied except for the purposes permitted in § 370-305 and for the zoning districts so indicated in this chapter.
(2) 
On any property, lot, tax parcel or tract of land, only one principal use shall be permitted, except as otherwise provided in this Article.
(3) 
The requirements and standards for all uses found herein supplement and supersede the requirements and standards outlined in Article IV, Classification of Districts, § 370-407, Subsections A through E.
(4) 
A use not listed as being permitted by right, conditional use, or special exception in a particular overlay zoning district is not permitted in that zoning overlay district.
(5) 
The official delineation of each overlay district found herein can be found on the Warrington Township Official Zoning Map.
B. 
RA District overlays. Uses permitted in all overlay districts within the RA Residential Agricultural District:
(1) 
A7, Forestry (by right).
(2) 
B14, Rooming house or boardinghouse (by conditional use).
(3) 
C5, Municipal use (by right).
(4) 
F1, Utility operating facility (by right).
(5) 
H1, Multigenerational apartment (by special exception).
(6) 
H2A, Nonprofessional home occupation (by special exception).
(7) 
H2C, No-impact home occupation (by right).
(8) 
H3, Shed (by right).
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(9) 
H4, Detached garage or accessory building (by right).
(10) 
H5, Accessory residential recreation uses (by right).
(11) 
H7, Temporary structure or use (by conditional use).
(12) 
H10, Family day-care (by right).
C. 
Overlay District 1 (OD1).
(1) 
Developments:
(a) 
Meadowbrook.
(b) 
Mill Creek Village.
(2) 
Permitted uses:
(a) 
B1, Single-family detached dwelling.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements.
(a) 
Minimum lot size: 30,000 square feet.
(b) 
Maximum density: one dwelling unit per acre.
(c) 
Minimum lot width at minimum building setback line: 100 feet.
(d) 
Maximum impervious surface ratio: 30%.
(e) 
Maximum building height: 35 feet.
(f) 
Minimum front yard setback: 50 feet.
(g) 
Minimum side yard setback: five feet any side; 20 feet aggregate.
(h) 
Minimum rear yard setback: 30 feet.
D. 
Overlay District 2 (OD2).
(1) 
Developments:
(a) 
Oak Creek.
(b) 
Perry Farm.
(c) 
Parkview.
(d) 
Warrington Meadows.
(e) 
Warrington Glen.
(f) 
Arbor Ridge 2.
(2) 
Permitted uses:
(a) 
B1, Single-family detached dwelling.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
Minimum lot size: 15,000 square feet.
(b) 
Maximum density: 1 1/2 dwelling units per acre.
(c) 
Minimum lot width at minimum building setback line: 75 feet.
(d) 
Maximum impervious surface ratio: 35%.
(e) 
Maximum building height: 35 feet.
(f) 
Minimum front yard setback: 25 feet.
(g) 
Minimum side yard setback: five feet any side; 25 feet aggregate.
(h) 
Minimum rear yard setback: 30 feet.
(i) 
Minimum open space: 20%.
(j) 
Maximum building coverage: 25%.
E. 
Overlay District 3 (OD3).
(1) 
Developments:
(a) 
Somerset Walk.
(b) 
Arbor Ridge 1.
(c) 
Maple Knoll.
(2) 
Permitted uses:
(a) 
B1, Single-family detached dwelling.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
Minimum lot size: 8,500 square feet.
(b) 
Maximum density: 2 1/2 dwelling units per acre.
(c) 
Minimum lot width at minimum building setback line: 85 feet.
(d) 
Maximum impervious surface ratio: 35%.
(e) 
Maximum building height: 35 feet.
(f) 
Minimum front yard setback: 35 feet.
(g) 
Minimum side yard setback: five feet any side; 25 feet aggregate.
(h) 
Minimum rear yard setback: 30 feet.
(i) 
Maximum building coverage: 25%.
(5) 
Additional regulations.
(a) 
Somerset Walk development: Properties in the Somerset Walk development are permitted to have patios encroach 15 feet into the rear yard setback.
F. 
Overlay District 4 (OD4).
(1) 
Development:
(a) 
Legacy Oaks.
(2) 
Permitted uses:
(a) 
B1, Single-family detached dwelling.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Clubhouse consisting of an auditorium, activity rooms, craft rooms, library, physical therapy and fitness center, lounges, or similar facilities.
[1] 
A clubhouse within Overlay District 4 shall have a minimum square footage of 75 feet per dwelling unit which the clubhouse is intended to serve.
(b) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(c) 
Guard station and/or mechanical entrance gate.
(4) 
Area and dimensional requirements:
(a) 
Minimum lot size: 6,000 square feet.
(b) 
Maximum density: three dwelling units per acre.
(c) 
Minimum lot width at minimum building setback line: 60 feet.
(d) 
Maximum impervious surface ratio: 55%.
(e) 
Maximum building height: 35 feet.
(f) 
Minimum front yard setback: 20 feet.
(g) 
Minimum side yard setback: five feet any side; 15 feet aggregate.
(h) 
Minimum rear yard setback: 20 feet.
(i) 
Minimum open space: 20%.
(j) 
Maximum building coverage: 40%.
(5) 
Additional regulations.
(a) 
Legacy Oaks development. Properties in the Legacy Oaks development are designed and intended to be occupied by residents ages 55 years and older.
G. 
Overlay District 5 (OD5).
(1) 
Development:
(a) 
Lamplighter Village.
(2) 
Permitted uses:
(a) 
A1, Agriculture.
(b) 
B1, Single-family detached dwelling, meant for preservation as set forth in Subsection G(7) below.
[Added 4-12-2022 by Ord. No. 2022-O-06[1]]
[1]
Editor's Note: This ordinance also redesignated former Subsection G(2)(b) and (c) as Subsection B(2)(c) and (d).
(c) 
6, Townhouse.
(d) 
C7, Assisted living/personal care facility.
(e) 
H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Clubhouse consisting of an auditorium, activity rooms, craft rooms, library, physical therapy and fitness center, lounges, or similar facilities.
[1] 
All developments within Overlay District 5 that exceed 100 dwelling units are required to have a clubhouse. A clubhouse shall have a minimum square footage of 75 feet per dwelling unit which the clubhouse is intended to serve.
(b) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(c) 
Guard station and/or mechanical entrance gate.
(d) 
Retail area. Maximum area for accessory retail, personal service, and professional office, supportive of the specified use, shall not exceed 5% of the gross floor area. Such retail area shall not be intermixed with residential dwelling units nor be available for use by the general public. No public advertisement by sign or other medium shall be permitted for such accessory retail use.
(4) 
Area and dimensional requirements:
(a) 
Minimum lot area:
[1] 
Use C7, Assisted living/personal care facility: three acres.
(b) 
Minimum site area: seven acres.
(c) 
Maximum density: 4 1/2 dwelling units per acre, except as follows:
[Amended 4-12-2022 by Ord. No. 2022-O-06]
[1] 
Lamplighter Village development: six dwelling units per acre.
(d) 
Maximum impervious surface ratio: 60%.
(e) 
Maximum building height: 35 feet.
(f) 
Minimum open space: 300 square feet per dwelling unit.
(5) 
Age restriction.
(a) 
Properties in Overlay District 5 are designed and required to be age-qualified residential communities.
(6) 
Setbacks and buffers:
(a) 
A sixty-foot setback and a thirty-foot landscaped buffer shall be provided at all interior property lines.
(b) 
A sixty-foot setback from all street lines shall be provided.
(7) 
Historic dwelling.
(a) 
Any development proposal shall preserve the existing eighteenth century dwelling located in the overlay district and provide for its continued residential use.
(b) 
The historic dwelling shall not be counted for density purposes, shall not be required to be age-restricted and shall not be subject to the sixty-foot street setback requirement established in § 370-408G(6)(b).
H. 
Overlay District 6 (OD6).
(1) 
Development:
(a) 
Castle Hill.
(2) 
Permitted uses:
(a) 
B1, Single-family detached dwelling.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
Minimum lot size: 8,500 square feet.
(b) 
Minimum lot width at minimum building setback line: 80 feet.
(c) 
Maximum impervious surface ratio: 50%.
(d) 
Maximum building height: 35 feet.
(e) 
Minimum front yard setback: 25 feet.
(f) 
Minimum side yard setback: 10 feet each side; 25 feet aggregate.
(g) 
Minimum rear yard setback: 40 feet.
(h) 
Maximum building coverage: 25%.
I. 
RA Overlay Districts Chart.
[Amended 4-12-2022 by Ord. No. 2022-O-06]
RA Overlay Districts
Purpose: There are six overlay districts within the RA Residential Agricultural District. The purpose of the overlay districts is to identify and regulate nonconforming development within the RA District without having to rezone these areas. There are 14 developments included in the six overlay districts. Parcels within an overlay jurisdiction can be found on the Township Zoning Map. General area and dimensional requirements for each overlay district are listed below. Corresponding narrative, which supersedes this chart, can be found in Article IV, Classification of Districts.
= Area and dimensional requirements not provided.
Area and Dimensional Requirements
Minimum Setback
(feet)
Overlay District Number
Development Name(s)
Current Land Use
Minimum Net Lot Area
(square feet)
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
1
Mill Creek Village, Meadowbrook
B1, Single-family Detached
30,000
1
100
30%
35
50
5 any side; 20 aggregate
30
Yes
2
Oak Creek, Perry Farm, Parkview, Warrington Meadows, Warrington Glen, Arbor Ridge 2
B1, Single-family detached
15,000
1.5
75
35%
35
25
5 any side; 25 aggregate
30
20%
25
Yes
3
Somerset Walk, Arbor Ridge 1, Maple Knoll
B1, Single-family detached
8,500
2.5
85
35%
35
35
5 any side; 25 aggregate
30
25
Yes
4
Legacy Oaks
B1, Single-family detached
6,000
3
60
55%
35
20
5 any side; 15 aggregate
20
20%
40
Yes
5
Lamplighter Village
B6, Townhouse
7
4.5
60%
35
300 square feet per dwelling unit
Yes
6
Castle Hill
B1, Single-family detached
8,500
80
50%
35
25
10 each side; 25 aggregate
40
25
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
A. 
Purpose. The purpose of the R1 Low-Density Residential District is to provide for the expansion and orderly development of single-family homes in a predominately rural residential atmosphere at a density consistent with the goals and objectives of the Township.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A1, Agriculture.
(2) 
Use A7, Forestry.
(3) 
Use B1 Single-family detached dwelling.
(4) 
Use C5, Municipal use.
(5) 
Use F1, Utility operating facility.
(6) 
Use H2C, No-impact home occupation.
(7) 
Use H3, Sheds.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(8) 
Use H4, Detached garage or accessory building.
(9) 
Use H5, Accessory residential recreation.
(10) 
Use H10, Family day-care.
(11) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use C11, Place of worship.
(2) 
Use H7, Temporary structure or use.
D. 
Special exception. The following uses may be permitted as a special exception when authorized by the Zoning Hearing Board in accordance with the provisions of § 370-1107:
(1) 
Use H1, Multigenerational apartment.
(2) 
Use H2A, Nonprofessional home occupation.
(3) 
Use H2B, Professional home occupation.
E. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with the overall site plan and shall be designed with a coordinated architectural scheme with appropriate landscaping.
(a) 
Minimum lot area: 40,000 square feet, except as follows:
[1] 
Use A1, Agriculture: five acres.
[2] 
Use B1, Single-family detached dwelling (without public utilities): three acres.
[3] 
Use C11, Place of worship: one acre.
[4] 
Use F1, Utility operating facility: 3,500 square feet.
(b) 
Minimum lot width at minimum building setback line: 80 feet.
(c) 
Maximum impervious surface ratio: 20%.
(d) 
Maximum building height: 35 feet, except as follows:
[1] 
Use C11, Place of worship: 50 feet.
[2] 
Use H3, Shed: 10 or 14 feet, see § 370-305H(5).
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
[3] 
Use H4, Detached garage or accessory building: 17 feet.
[4] 
Use H5, Accessory residential recreation: 15 feet.
(e) 
Minimum setbacks:
[1] 
Front yard: 35 feet or 1/2 of the street line width of the street(s) it fronts on, whichever is great, except as follows:
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[a] 
Use A1, Agriculture: 100 feet.
[2] 
Side yard: 15 feet either side; total composite 35 feet, except as follows:
[a] 
Use A1, Agriculture: 50 feet.
[b] 
Use H3, Sheds: three feet.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[3] 
Rear yard: 35 feet, except as follows:
[a] 
Use A1, Agriculture: 50 feet.
[b] 
Use H3, Sheds: three feet.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(f) 
Minimum open space: See § 370-504.
F. 
Low-Density Residential District Chart.
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
Low-Density Residential (R1) District Chart
Purpose: The purpose of the R1 Low-Density Residential District is to provide for the expansion and orderly development of single-family homes in a predominately rural residential atmosphere at a density consistent with the goals and objectives of the Township.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A1
Agriculture
5 acres
100
50
50
Yes
A7
Forestry
Yes
B1
Single-family detached dwelling
40,000 square feet
80
20%
35
35 or 1/2 street line width
15 either side; total composite 35
35
Yes
B1
Single-family detached dwelling (without public utilities)
3 acres
80
20%
35
35 or 1/2 street line width
15 either side; total composite 35
35
Yes
C5
Municipal use
F1
Utility operating facility
3,500 square feet
Yes
H2C
No-impact home occupation
Yes
H3
Sheds
10 or 14
3
3
Yes
H4
Detached garage or accessory building
17
Yes
H5
Accessory residential recreation
15
Yes
H10
Family day-care
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
C11
Place of worship
1 acre
50
Yes
H7
Temporary structure or use
40,000 square feet
80
35
35 or 1/2 street line width
15 either side; total composite 35
35
Yes
Special Exception:
H1
Multigenerational apartment
Yes
H2A
Nonprofessional home occupation
Yes
H2B
Professional home occupation
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking spaces.
A. 
Applicability of regulations.
(1) 
Except as provided by law or in this chapter, in each district no building, structure, or land shall be used or occupied except for the purposes permitted in § 370-305 and for the zoning districts so indicated in this chapter.
(2) 
On any property, lot, tax parcel or tract of land, only one principal use shall be permitted, except as otherwise provided in this article.
(3) 
The requirements and standards for all uses found herein supplement and supersede the requirements and standards outlined in Article IV, Classification of Districts, § 370-409, Subsections A through E.
(4) 
A use not listed as being permitted by right, conditional use, or special exception in a particular overlay zoning district is not permitted in that zoning overlay district.
(5) 
The official delineation of each overlay district found herein can be found on the Warrington Township Official Zoning Map.
B. 
R1 District overlays. Uses permitted in all overlay districts within the R1 Low-Density Residential District:
(1) 
A7, Forestry (by right).
(2) 
C5, Municipal use (by right).
(3) 
F1, Utility operating facility (by right).
(4) 
H1, Multigenerational apartment (by special exception).
(5) 
H2A, Nonprofessional home occupation (by special exception).
(6) 
H2C, No-impact home occupation (by right).
(7) 
H3, Shed (by right).
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(8) 
H4, Detached garage or accessory building (by right).
(9) 
H5, Accessory residential recreation uses (by right).
(10) 
H7, Temporary structure or use (by conditional use).
(11) 
H10, Family day-care (by right).
C. 
Overlay District 17 (OD17 - Parkway).
(1) 
Developments:
(a) 
Whitehorne I.
(b) 
Whitehorne II.
(c) 
Warrington Lea.
(d) 
Reserve at Warrington.
(2) 
Permitted uses:
(a) 
B1, Single-family detached dwelling.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
Minimum lot size: 13,500 square feet.
(b) 
Maximum density: three dwelling units per acre.
(c) 
Minimum lot width at minimum building setback line: 75 feet.
(d) 
Maximum building height: 35 feet.
(e) 
Minimum front yard setback: 35 feet.
(f) 
Minimum side yard setback: 10 feet any side; 25 feet aggregate.
(g) 
Minimum rear yard setback: 20 feet.
(h) 
Maximum building coverage: 20%.
(i) 
Maximum impervious surface ratio: 30%.
D. 
Overlay District 18 (OD18).
(1) 
Development:
(a) 
Warrington Ridge.
(2) 
Permitted uses:
(a) 
B1, Single-family detached dwelling.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements.
(a) 
Minimum lot size: 13,500 square feet.
(b) 
Minimum lot width at minimum building setback line: 75 feet.
(c) 
Maximum building height: 35 feet.
(d) 
Minimum front yard setback: 35 feet.
(e) 
Minimum side yard setback: 10 feet any side; 30 feet aggregate.
(f) 
Minimum rear yard setback: 40 feet.
(g) 
Maximum impervious surface ratio: 30%.
E. 
R1 Overlay Districts Chart.
R1 Overlay Districts
Purpose: There are two overlay districts within the R1 Low-Density Residential District. The purpose of the overlay districts is to identify and regulate nonconforming development within the R1 District without having to rezone these areas. There are five developments included in the two overlay districts. Parcels within an overlay jurisdiction can be found on the Township Zoning Map. General area and dimensional requirements for the overlay districts are listed below. Corresponding narrative, which supersedes this chart, can be found in Article IV, Classification of Districts.
= Area and dimensional requirements not provided.
Area and Dimensional Requirements
Minimum Setback
(feet)
Overlay District Number
Development Name(s)
Current Land Use
Minimum Net Lot Area
(square feet)
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
17
Parkway - Whitehorne I, Whitehorne II, Warrington Lea, Reserve at Warrington
B1, Single-family detached dwelling
13,500
3
75
30%
35
35
10 any side; 25 aggregate
20
20%
Yes
18
Warrington Ridge
B1, Single-family detached dwelling
13,500
75
30%
35
35
10 any side; 30 aggregate
40
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
A. 
Purpose. The purpose of the R2 Medium-Density Residential District is to provide for the orderly development of existing and proposed medium-density residential areas and to exclude those uses not compatible with such development.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A1, Agriculture.
(2) 
Use A7, Forestry.
(3) 
Use B1, Single-family detached dwelling.
(4) 
Use C5, Municipal use.
(5) 
Use C10, School.
(6) 
Use F1, Utility operating facility.
(7) 
Use H2C, No-impact home occupation.
(8) 
Use H3, Sheds.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(9) 
Use H4, Detached garage or accessory building.
(10) 
Use H5, Accessory residential recreation.
(11) 
Use H10, Family day-care.
(12) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use B3, Two-family semidetached dwelling (twin).
(2) 
Use C11, Place of worship.
(3) 
Use E12, Camps or private recreation areas.
(4) 
Use E16, Golf course.
(5) 
Use E31, Day-care center.
(6) 
Use H7, Temporary structure or use.
D. 
Special exception. The following uses may be permitted as a special exception when authorized by the Zoning Hearing Board in accordance with the provisions of § 370-1107:
(1) 
Use H1, Multigenerational apartment.
(2) 
Use H2A, Nonprofessional home occupation.
(3) 
Use H2B, Professional home occupation.
E. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with the overall site plan and shall be designed with a coordinated architectural scheme with appropriate landscaping.
(a) 
Minimum lot area: 20,000 square feet, except as follows:
[1] 
Uses A1, Agriculture, and C10, School: 10 acres.
[2] 
Use F1, Utility operating facility: 3,500 square feet.
[3] 
Use B3, Two-family semidetached dwelling (twin): 15,000 square feet.
[4] 
Uses C11, Place of worship, and E30 Day-care center: one acre.
[5] 
Use E12, Camps or private recreation areas: five acres.
[6] 
Use E16, Golf course: 30 acres.
(b) 
Minimum lot width at minimum building setback line: 55 square feet, except as follows:
[1] 
Uses B1, Single-family detached dwelling, E31, Day-care center, and H7, Temporary structure or use: 80 feet.
(c) 
Maximum impervious surface ratio: 15%, except as follows:
[1] 
Uses B1, Single-family detached dwelling, and E31, Day-care center: 20%.
[2] 
Use C10, School: 60%.
(d) 
Maximum building height: 35 feet, except as follows:
[1] 
Use C11, Place of worship: 50 feet.
[2] 
Use H3, Shed: 10 or 14 feet, see § 370-305H(5).
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
[3] 
Use H4, Detached garage or accessory building: 17 feet.
[4] 
Use H5, Accessory residential recreation: 15 feet.
(e) 
Minimum setbacks:
[1] 
Front yard: 35 feet or one half the street line width of the street(s) it fronts on, whichever is greater, except as follows:
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[a] 
Uses A1, Agriculture, C10, School, E12, Camps or private recreation areas, and E16, Golf course: 100 feet.
[2] 
Side yard: 15 feet either side, total composite 35 feet, except as follows:
[a] 
Use A1, Agriculture: 50 feet.
[b] 
Use H3, Sheds: three feet.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[c] 
Uses E12, Camps or private recreation areas, and E16, Golf course: 100 feet.
[d] 
Use C10, School: 40 feet.
[3] 
Rear yard: 35 feet, except as follows:
[a] 
Use A1, Agriculture: 50 feet.
[b] 
Use H3, Sheds: three feet.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[c] 
Uses E12, Camps or private recreation areas, and E16, Golf course: 100 feet.
[d] 
Use C10, School: 40 feet.
(f) 
Minimum open space: see § 370-504, except as follows:
[1] 
Use B1, Single-family detached dwelling: 12%.
F. 
Medium Density Residential District Chart.
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
Medium-Density Residential (R2) District Chart
Purpose: The purpose of the R2 Medium-Density Residential District is to provide for the orderly development of existing and proposed medium-density residential areas and to exclude those uses not compatible with such development.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A1
Agriculture
10 acres
100
50
50
Yes
A7
Forestry
Yes
B1
Single-family detached dwelling
20,000 square feet
80
20%
35
35 or 1/2 street line width
15 either side; total composite 35
35
12%
Yes
C5
Municipal use
C10
School
10 acres
60%
35
100
40
60
Yes
F1
Utility operating facility
3,500 square feet
Yes
H2C
No-impact home occupation
Yes
H3
Sheds
10 or 14
3
3
Yes
H4
Detached garage or accessory building
17
Yes
H5
Accessory residential recreation
15
Yes
H10
Family day-care
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
B3
Two-family semidetached dwelling (twin)
15,000 square feet
55
15%
35
35 or 1/2 street line width
15 per side; composite 35
35
Yes
C11
Place of worship
1 acre
50
Yes
E12
Camps or private recreation areas
5 acres
35
100
100
100
Yes
E16
Golf course
30 acres
35
100
100
100
Yes
E31
Day-care center
1 acre
80
20%
35
35 or 1/2 street line width
15 per side; composite 35
35
Yes
H8
Temporary structure or use
20,000 square feet
80
35
35 or 1/2 street line width
15 either side; total composite 35
35
Yes
Special Exception:
H1
Multigenerational apartment
Yes
H2A
Nonprofessional home occupation
Yes
H2B
Professional home occupation
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking spaces.
A. 
Applicability of regulations.
(1) 
Except as provided by law or in this chapter, in each district no building, structure, or land shall be used or occupied except for the purposes permitted in § 370-305 and for the zoning districts so indicated in this chapter.
(2) 
On any property, lot, tax parcel or tract of land, only one principal use shall be permitted, except as otherwise provided in this article.
(3) 
The requirements and standards for all uses found herein supplement and supersede the requirements and standards outlined in Article IV, Classification of Districts, § 370-411, Subsections A through E.
(4) 
A use not listed as being permitted by right, conditional use, or special exception in a particular overlay zoning district is not permitted in that zoning overlay district.
(5) 
The official delineation of each overlay district found herein can be found on the Warrington Township Official Zoning Map.
B. 
R2 District overlays.
(1) 
Uses permitted in all overlay districts within the R2 Medium Density Residential District:
(a) 
A7, Forestry (by right).
(b) 
C5, Municipal use (by right).
(c) 
F1, Utility operating facility (by right).
(d) 
H1, Multigenerational apartment (by special exception).
(e) 
H2A, Nonprofessional home occupation (by special exception).
(f) 
H2C, No-impact home occupation (by right).
(g) 
H3, Shed (by right).
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(h) 
H4, Detached garage or accessory building (by right).
(i) 
H5, Accessory residential recreation uses (by right).
(j) 
H7, Temporary structure or use (by conditional use).
(k) 
H10, Family day-care (by right).
C. 
Overlay District 7 (OD7).
(1) 
Developments:
(a) 
Orchard Hill.
(b) 
Turnberry.
(2) 
Permitted uses:
(a) 
B3, Two-family semidetached dwelling (twin).
(b) 
B6, Townhouse.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
Minimum lot size: 1,500 square feet.
(b) 
Maximum density: 3 1/2 dwelling units per acre.
(c) 
Maximum building height: 35 feet.
(d) 
Maximum impervious surface ratio: 65%.
(e) 
Minimum front yard setback: 20 feet.
(f) 
Minimum side yard setback: eight feet per structure.
(g) 
Minimum rear yard setback: 25 feet.
(h) 
Minimum open space: 20%.
D. 
Overlay District 8 (OD8).
(1) 
Developments:
(a) 
Sweet Briar.
(b) 
Penns Woods.
(c) 
High Grove Manor.
(d) 
Warrington Station.
(2) 
Permitted uses:
(a) 
B6, Townhouse.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
Minimum site area: four acres.
(b) 
Maximum density: 10 dwelling units per acre.
(c) 
Maximum impervious surface ratio: 45%.
(d) 
Maximum building height: 35 feet.
(e) 
Minimum front yard setback: 30 feet.
(f) 
Minimum side yard setback: 30 feet.
(g) 
Minimum rear yard setback: 30 feet.
(h) 
Minimum open space: 20%.
(i) 
Maximum building separation: 50 feet.
E. 
Overlay District 9 (OD9).
(1) 
Developments:
(a) 
Meridian at Valley Square.
(b) 
Warrington Pointe.
(2) 
Permitted uses:
(a) 
B6, Townhouse (only permitted in Warrington Pointe development).
(b) 
B9, Midrise apartment (only permitted in Meridian at Valley Square development).
(c) 
H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
Meridian at Valley Square:
[1] 
Minimum site area: 35 acres.
[2] 
Maximum density: 6 1/2 dwelling units per acre.
[3] 
Maximum building height: 50 feet.
[4] 
Minimum open space: 30%.
[5] 
Minimum setback from residential neighborhood: 100 feet.
[a] 
The area of this use and all subsequent requirements should reflect the recorded site plan of H-Meridian Overall Site Plan TMP No. 50-33-139.
[6] 
Additional regulations:
[a] 
Meridian of Valley Square development: properties in the Meridian of Valley Square development are designed and intended to be occupied by residents age 55 years and older.
(b) 
Warrington Pointe:
[1] 
Minimum site area: 20 acres.
[2] 
Maximum density: 4 1/2 dwelling units per acre.
[3] 
Maximum building height: 35 feet.
[4] 
Minimum open space: 20%.
[5] 
Minimum setback from residential neighborhood: 100 feet.
F. 
Overlay District 10 (OD10).
(1) 
Development:
(a) 
Bluestone Creek.
(2) 
Permitted uses:
(a) 
B6, Townhouse.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
Minimum lot area: 1,900 square feet.
(b) 
Maximum density: six dwelling units per acre.
(c) 
Maximum impervious surface ratio: 80%.
(d) 
Maximum building height: 35 feet.
(e) 
Minimum rear yard setback: 25 feet.
(f) 
Minimum open space: 35%.
(g) 
Maximum building coverage: 30 feet.
(h) 
Maximum bedrooms per unit: three bedrooms.
(5) 
Additional regulations.
(a) 
Bluestone Creek development: Properties in the Bluestone Creek development are designed and intended to be occupied by residents age 55 years and older.
G. 
Overlay District 11 (OD11).
(1) 
Development:
(a) 
Villas at Lamplighter.
(2) 
Permitted uses:
(a) 
B1, Single-family detached dwelling.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Clubhouse consisting of an auditorium, activity rooms, craft rooms, library, physical therapy and fitness center, lounges, or similar facilities.
[1] 
A clubhouse within Overlay District 11 shall have a minimum square footage of 75 feet per dwelling unit which the clubhouse is intended to serve.
(b) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
Minimum site area: 25 acres.
(b) 
Maximum density: four dwelling units per acre.
(c) 
Maximum impervious surface ratio: 55%.
(d) 
Maximum building height: 35 feet.
(e) 
Minimum front yard setback: 15 feet.
(f) 
Minimum side yard setback: five feet.
(g) 
Minimum rear yard setback: 30 feet.
(h) 
Minimum open space: 20%.
(i) 
Maximum building coverage: 40 feet.
(5) 
Additional regulations.
(a) 
Villas at Lamplighter development: Properties in the Villas at Lamplighter development are designed and intended to be occupied by residents age 55 years and older.
H. 
Overlay District 12 (OD12).
(1) 
Development:
(a) 
Forest Ridge.
(2) 
Permitted uses:
(a) 
B9, Midrise apartment.
(b) 
H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
Minimum site area: 20 acres.
(b) 
Maximum density: 6 1/2 dwelling units per acre.
(c) 
Maximum impervious surface ratio: 26%.
(d) 
Maximum building height: 35 feet.
(e) 
Minimum front yard setback: 50 feet.
(f) 
Minimum side yard setback: 50 feet.
(g) 
Minimum rear yard setback: 50 feet.
(h) 
Minimum open space: 35%.
(i) 
Minimum building separation: 30 feet side-to-side; 50 feet back-to-back.
(5) 
Additional regulations.
(a) 
Forest Ridge development: Properties in the Forest Ridge development are designed and intended to be occupied by residents 55 years and older.
I. 
Overlay District 13 (OD13).
(1) 
Development:
(a) 
Fairways.
(2) 
Permitted uses:
(a) 
B6, Townhouse.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
Minimum site area: 4.5 acres.
(b) 
Maximum density: 3.5 dwelling units per acre.
(c) 
Maximum impervious surface ratio: 38.5%.
(d) 
Maximum building height: 35 feet.
(e) 
Minimum open space: 35%.
J. 
Overlay District 14 (OD14).
(1) 
Development
(a) 
Spring Meadow.
(2) 
Permitted uses:
(a) 
B1, Single-family detached dwelling.
(b) 
B3, Two-family semidetached dwelling (twin).
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
B1, Single-family detached dwelling:
[1] 
Minimum lot area: 13,500 square feet.
[2] 
Maximum density: three dwelling units per acre.
[3] 
Maximum building height: 35 feet.
[4] 
Minimum front yard setback: 30 feet.
[5] 
Minimum side yard setback: 35 feet aggregate.
[6] 
Minimum rear yard setback: 30 feet.
[7] 
Minimum open space: six acres.
(b) 
B3, Two-family semidetached dwelling (twin):
[1] 
Minimum lot area: 5,000 square feet.
[2] 
Maximum density: three dwelling units per acre.
[3] 
Maximum building height: 35 feet.
[4] 
Minimum front yard setback: 30 feet.
[5] 
Minimum side yard setback: 35 feet aggregate.
[6] 
Minimum rear yard setback: 30 feet.
[7] 
Minimum open space: six acres.
K. 
Overlay District 15 (OD15 - Cluster).
(1) 
Developments:
(a) 
The Woodlands.
(b) 
Pickertown Knoll.
(c) 
Forest Glen.
(d) 
Holly Hill.
(e) 
Penrose Walk.
(2) 
Permitted uses:
(a) 
B1, Single-family detached dwelling.
(b) 
B3, Two-family semidetached dwelling (twin).
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
B1, Single-family detached dwelling:
[1] 
Minimum lot area: 13,500 square feet.
[2] 
Maximum building height: 35 feet.
[3] 
Minimum front yard setback: 35% at a minimum of 30 feet; remaining 65% at a minimum of 40 feet.
[4] 
Minimum side yard setback: 35 feet aggregate.
[5] 
Minimum rear yard setback: 30 feet.
[6] 
Maximum impervious surface ratio: 25%.
(b) 
B3, Two-family semidetached dwelling (twin):
[1] 
Minimum lot area: 10,000 square feet.
[2] 
Maximum building height: 35 feet.
[3] 
Minimum front yard setback: 35% at a minimum of 30 feet; remaining 65% at a minimum of 40 feet.
[4] 
Minimum side yard setback: 35 feet aggregate.
[5] 
Minimum rear yard setback: 30 feet.
[6] 
Maximum impervious surface ratio: 25%.
L. 
Overlay District 16 (OD16 - TDR).
(1) 
Developments:
(a) 
Redstone Woods.
(b) 
Hammersmith.
(c) 
Greystone Meadow.
(d) 
Warrington Springs.
(2) 
Permitted uses:
(a) 
B1, Single-family detached dwelling.
(3) 
Common incidental uses permitted within this overlay district, intended for use of the residents of the development, include:
(a) 
Recreational facilities, such as swimming pool, tennis court, or jogging trail.
(4) 
Area and dimensional requirements:
(a) 
B1, Single-family detached dwelling:
[1] 
Minimum lot area: 8,500 square feet.
[2] 
Maximum building height: 35 feet.
[3] 
Minimum front yard setback: 35 feet.
[4] 
Minimum side yard setback: five feet per side; 25 feet aggregate.
[5] 
Minimum rear yard setback: 30 feet.
[6] 
Maximum impervious surface ratio: 50%.
[7] 
Minimum lot width at minimum building setback line: 85 feet.
[8] 
Maximum building coverage: 25%.
M. 
R2 Overlay Districts Chart.
R2 Overlay Districts
Purpose: There are 10 overlay districts within the R2 Residential Agricultural District. The purpose of the overlay districts is to identify and regulate nonconforming development within the R2 District without having to rezone these areas. There are 22 developments included in the 10 overlay districts. Parcels within an overlay jurisdiction can be found on the Township Zoning Map. General area and dimensional requirements for each overlay district are listed below. Corresponding narrative, which supersedes this chart, can be found in Article IV, Classification of Districts.
= Area and dimensional requirements not provided.
Area and Dimensional Requirements
Minimum Setback
(feet)
Overlay District Number
Development Name(s)
Current Land Use
Minimum Net Lot Area
(square feet)
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
7
Orchard Hill, Turnberry
B6, Townhouse
1,500 square feet
3.5
65%
35
20
8 per structure
25
20%
Yes
8
Sweet Briar, Penns Woods, High Grove Manor, Warrington Station
B6, Townhouse
4
10
45%
35
30
30
30
20%
Yes
9
Meridian at Valley Square, Warrington Pointe
B6, Townhouse;
B9 Midrise apartment
20 (B6);
35 (B9)
4.5 (B6);
6.5 (B9)
35 (B6);
50(B9)
20% (B6);
30% (B9)
Yes
10
Bluestone Creek
B6, Townhouse
1,900 square feet
6
80%
35
25
35%
30%
Yes
11
Villas at Lamplighter
B6, Townhouse
25
4
55%
35
15
5
30
20%
40%
Yes
12
Forest Ridge
B9 Midrise apartment
20
6.5
26%
35
50
50
50
35%
Yes
13
Fairways
B6, Townhouse
4.5
3.5
38.5%
35
35%
Yes
14
Spring Meadow
B1, Single-family detached dwelling;
B3, Two-family semidetached dwelling (twin)
13,500 (B1);
5,000 (B3)
3
35
30
35 aggregate
30
6 acres
Yes
15
Cluster - The Woodlands, Pickertown Knoll, Forest Glen, Holly Hill, Penrose Walk
B1, Single-family detached dwelling;
B3, Two-family semidetached dwelling (twin)
13,500 (B1);
10,000 square feet (B3)
25%
35
35% at minimum 30; remaining 65% at minimum 40
35 aggregate
30
Yes
16
TDR - Redstone Woods, Hammersmith, Greystone Meadow, Warrington Springs
B1, Single-family detached dwelling
8,500
85
50%
35
35
5 per side; 25 aggregate
30
25%
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
A. 
Purpose. The purpose of the R2-I Residential Infill District is to provide for the orderly infill development of existing medium-density residential areas.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A1, Agriculture.
(2) 
Use A7, Forestry.
(3) 
Use B1, Single-family detached dwelling.
(4) 
Use C5, Municipal use.
(5) 
Use F1, Utility operating facility.
(6) 
Use H2C, No-impact home occupation.
(7) 
Use H3, Sheds.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(8) 
Use H4, Detached garage or accessory building.
(9) 
Use H5, Accessory residential recreation.
(10) 
Use H10, Family day-care.
(11) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use C11, Place of worship.
(2) 
Use H7, Temporary structure or use.
D. 
Special exception. The following uses may be permitted as a special exception when authorized by the Zoning Hearing Board in accordance with the provisions of § 370-1107:
(1) 
Use H1, Multigenerational apartment.
(2) 
Use H2A, Nonprofessional home occupation.
(3) 
Use H2B, Professional home occupation.
E. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with the overall site plan and shall be designed with a coordinated architectural scheme with appropriate landscaping.
(a) 
Minimum lot area: 20,000 square feet, except as follows:
[1] 
Use A1, Agriculture: 10 acres.
[2] 
Use F1, Utility operating facility: 3,500 square feet.
[3] 
Use C11, Place of worship: one acre.
(b) 
Minimum lot width at minimum building setback line: 80 feet.
(c) 
Maximum impervious surface ratio: 25%.
(d) 
Maximum building height: 35 feet, except as follows:
[1] 
Use C11, Place of worship: 50 feet.
[2] 
Use H3, Shed: 10 or 14 feet, see § 370-305H(5).
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
[3] 
Use H4, Detached garage or accessory building: 17 feet.
[4] 
Use H5, Accessory residential recreation: 15 feet.
(e) 
Minimum setbacks:
[1] 
Front yard: 35 feet or average setback of adjoining properties, except as follows:
[a] 
Use A1, Agriculture: 100 feet.
[2] 
Side yard: 15 feet either side; total composite 35 feet, except as follows:
[a] 
Use A1, Agriculture: 50 feet.
[b] 
Use H3, Sheds: three feet.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[3] 
Rear yard: 35 feet, except as follows:
[a] 
Use A1, Agriculture: 50 feet.
[b] 
Use H3, Sheds: three feet.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(f) 
Minimum open space: See § 370-504.
F. 
Overall provisions.
(1) 
Exceptions to minimum lot size and yard requirements. The aforementioned requirements shall not prevent the construction of a single-family detached dwelling on a lot which was lawful when created and which, prior to the adoption of the first zoning ordinance in Warrington Township, was held in single and separate ownership, provided that the following regulations are met:
(a) 
Minimum building setback. Front yards shall not be less than required within the R2-I Residential Infill District for standard single-family detached dwellings or shall not be less than the average of the front yards of the two adjacent properties, whichever is less.
(b) 
Side yard. The side yard shall be reduced by the same percentage that the area of the lot bears to the standard single-family detached dwelling in the R2-I Residential Infill District, whatever percentage of 20,000 square feet. The minimum side yard shall be 10 feet.
(c) 
Rear yard. The rear yard shall be reduced by the same percentage that the area of the lot bears to the standard single-family detached dwelling in the R2-I Residential Infill District, whatever percentage of 20,000 square feet. The minimum rear yard shall be 25 feet.
(d) 
Maximum percentage of building coverage. Maximum building coverage of 15% of the existing lot size shall be permitted.
(e) 
Combination of contiguous lots. The exception to the above minimum lot size standards shall not apply to any two or more contiguous lots which were held in single ownership as of, or subsequent to, the adoption of the first zoning ordinance in Warrington Township in any case where a reparceling or replatting could create one or more lots which would conform to this chapter.
G. 
Residential Infill District Chart.
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
Residential Infill (R2-I) District Chart
Purpose: The purpose of the R2-I Residential Infill District is to provide for the orderly infill development of existing medium-density residential areas.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A1
Agriculture
10 acres
100
50
50
Yes
A7
Forestry
Yes
B1
Single-family detached dwelling
20,000 square feet
80
25%
35
35 or average setback of adjoining properties
15 either side; total composite 35
35
Yes
C5
Municipal use
F1
Utility operating facility
3,500 square feet
Yes
H2C
No-impact home occupation
Yes
H3
Sheds
10 or 14
3
3
Yes
H4
Detached garage or accessory building
17
Yes
H5
Accessory residential recreation
15
Yes
H10
Family day-care
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
C11
Place of worship
1 acres
50
Yes
H7
Temporary structure or use
20,000 square feet
80
35
35 or average setback of adjoining properties
15 either side; total composite 35
35
Yes
Special Exception:
H1
Multigenerational apartment
Yes
H2A
Nonprofessional home occupation
Yes
H2B
Professional home occupation
Yes
NOTES:
1
If a minimum open space value is not specified, see § 370-504.
Exceptions to minimum lot size and yard requirements. The aforementioned requirements shall not prevent the construction of a single-family detached dwelling on a lot which was lawful when created and which, prior to the adoption of the first zoning ordinance in Warrington Township, was held in single and separate ownership, provided that the following regulations are met:
(a)
Minimum building setback. Front yards shall not be less than required within the R2-I Residential Infill District for standard single-family detached dwellings or shall not be less than the average of the front yards of the two adjacent properties, whichever is less.
(b)
Side yard. The side yard shall be reduced by the same percentage that the area of the lot bears to the standard single-family detached dwelling in the R2-I Residential Infill District, whatever percentage of 20,000 square feet. The minimum side yard shall be 10 feet.
(c)
Rear yard. The rear yard shall be reduced by the same percentage that the area of the lot bears to the standard single-family detached dwelling in the R2-I Residential Infill District, whatever percentage of 20,000 square feet. The minimum rear yard shall be 25 feet.
(d)
Maximum percentage of building coverage. Maximum building coverage of 15% of the existing lot size shall be permitted.
(e)
Combination of contiguous lots. The exception to the above minimum lot size standards shall not apply to any two or more contiguous lots which were held in single ownership as of or subsequent to the adoption of the first zoning ordinance in Warrington Township in any case where a reparceling or replatting could create one or more lots which would conform to this chapter.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking spaces.
A. 
Purpose. The purpose of the R3 Residential Single-Family District is to provide for the orderly development of existing and proposed residential areas, to allow for residential dwellings on smaller lots, and to exclude those uses not compatible with such development.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A1, Agriculture.
(2) 
Use A7, Forestry.
(3) 
Use B1, Single-family detached dwelling.
(4) 
Use C5, Municipal use.
(5) 
Use F1, Utility operating facility.
(6) 
Use H2C, No-impact home occupation.
(7) 
Use H3, Sheds.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(8) 
Use H4, Detached garage or accessory building.
(9) 
Use H5, Accessory residential recreation.
(10) 
Use H10, Family day-care.
(11) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use C11, Place of worship.
(2) 
Use H7, Temporary structure or use.
D. 
Special exception. The following uses may be permitted as a special exception when authorized by the Zoning Hearing Board in accordance with the provisions of § 370-1107:
(1) 
Use H1, Multigenerational apartment.
(2) 
Use H2A, Nonprofessional home occupation.
E. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with the overall site plan, and shall be designed with a coordinated architectural scheme with appropriate landscaping.
(a) 
Minimum lot area: 13,500 square feet, except as follows:
[1] 
Use A1, Agriculture: 10 acres.
[2] 
Use F1, Utility operating facility: 3,500 square feet.
[3] 
Use C11, Place of worship: one acre.
(b) 
Maximum density:
[1] 
Use B1, Single-family detached dwelling: 1.9 dwelling units per acre.
(c) 
Minimum lot width at minimum building setback line: 75 feet.
(d) 
Maximum impervious surface ratio: 25%.
(e) 
Maximum building height: 35 feet, except as follows:
[1] 
Use C11, Place of worship: 50 feet.
[2] 
Use H3, Sheds: 10 or 14 feet, see § 370-305H(5).
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
[3] 
Use H4, Detached garage or accessory building: 17 feet.
[4] 
Use H5, Accessory residential recreation: 15 feet.
(f) 
Minimum setbacks:
[1] 
Front yard: 35 feet or 1/2 the street line width of the street(s) it fronts on, whichever is greater, except as follows:
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[a] 
Use A1, Agriculture: 100 feet.
[2] 
Side yard: 10 feet either side; total composite 25 feet, except as follows:
[a] 
Use A1, Agriculture: 50 feet.
[b] 
Use H3, Sheds: three feet.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[3] 
Rear yard: 40 feet, except as follows:
[a] 
Use A1, Agriculture: 50 feet.
[b] 
Use H3, Sheds: three feet.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(g) 
Minimum open space: See § 370-504, except as follows:
[1] 
Use B1, Single-family detached dwelling: 12%.
F. 
Residential Single-Family District Chart.
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
Residential Single-Family (R3) District Chart
Purpose: The purpose of the R3 Residential Single-Family District is to provide for the orderly development of existing and proposed residential areas, to allow for residential dwellings on smaller lots, and to exclude those uses not compatible with such development.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A1
Agriculture
10 acres
100
50
50
Yes
A7
Forestry
Yes
B1
Single-family detached dwelling
13,500 square feet
1.9
75
25%
35
35 or 1/2 street line width
10 either side; total composite 25
40
12%
Yes
C5
Municipal use
F1
Utility operating facility
3,500 square feet
Yes
H2C
No-impact home occupation
Yes
H3
Shed
10 or 14
3
3
Yes
H4
Detached garage or accessory building
17
Yes
H5
Accessory residential recreation
15
Yes
H10
Family day-care
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
C11
Place of worship
1 acre
50
Yes
H7
Temporary structure or use
13,500 square feet
75
35
35 or 1/2 street line width
10 either side; total composite 25
40
Yes
Special Exception:
H1
Multigenerational apartment
Yes
H2A
Nonprofessional home occupation
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking spaces.
A. 
Purpose. The purpose of the MR Mixed Residential District is to provide areas in which to accommodate residential growth and development in a timed and sequenced fashion consistent with the availability and adequacy of public facilities and services; to allow for variations in permissible densities of development; to allow for diversification mix of residential types, including mobile/manufactured homes; to encourage innovations in residential development; to encourage environmentally sensitive development; and to respond to development pressure and regional housing demand.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A1, Agriculture.
(2) 
Use A2, Agricultural sales/roadside farm stands.
(3) 
Use A7, Forestry.
(4) 
Use B1, Single-family detached dwelling.
(5) 
Use B2, Single-family zero lot line dwelling.
(6) 
Use B3, Two-family semidetached dwelling (twin).
(7) 
Use B4, Two-family detached dwelling (duplex).
(8) 
Use B5, Four-family semidetached dwelling.
(9) 
Use B6, Townhouse.
(10) 
Use B7, Townhouse village development.
(11) 
Use B8, Multiplex.
(12) 
Use B11, Garden apartment.
(13) 
Use B13, Mixed residential community.
(14) 
Use B16, Manor house.
(15) 
Use C4, Library or museum.
(16) 
Use C5, Municipal use.
(17) 
Use F1, Utility operating facility.
(18) 
Use H2C, No-impact home occupation.
(19) 
Use H3, Shed.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(20) 
Use H4, Detached garage or accessory building.
(21) 
Use H5, Accessory residential recreation.
(22) 
Use H10, Family day-care.
(23) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use C11, Place of worship.
(2) 
Use H7, Temporary structure or use.
D. 
Special exceptions. The following uses may be permitted as a special exception when authorized by the Zoning Hearing Board in accordance with the provisions of § 370-1107:
(1) 
Use H1, Multigenerational apartment.
(2) 
Use H2A, Nonprofessional home occupation.
E. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with the overall site plan and shall be designed with a coordinated architectural scheme with appropriate landscaping.
(a) 
Minimum lot area: 13,500 square feet, except as follows:
[1] 
Uses A1, Agriculture, and A2, Agricultural sales/roadside farm stands: three acres.
[2] 
Use B1, Single-family detached dwelling: 15,000 square feet.
[3] 
Use B11, Garden apartment: 10 acres.
[4] 
Use C4, Library or museum: three acres.
[5] 
Use F1, Utility operating facility: 3,500 square feet.
[6] 
Use C11, Place of worship: one acre.
[7] 
Use H7, Temporary structure or use: 15,000 square feet.
(b) 
Minimum site area:
[1] 
Use B7, Townhouse village development: 45 acres.
(c) 
Minimum setbacks:
[1] 
Front yard: 35 feet, except as follows:
[a] 
Use A1, Agriculture, Use C4, Library or museum, and Use H7, Temporary use or structure: 100 feet.
[b] 
Use A2 Agricultural sales/roadside farm stands: 50 feet or 1/2 the street line width of the street(s) it fronts on, whichever is greater.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[c] 
Use B2, Single-family zero lot line dwelling: 20 feet.
[d] 
Uses B3, Two-family semidetached dwelling (twin), B4, Two-family detached dwelling (duplex), and B5, Four-family semidetached dwelling: 25 feet.
[e] 
Use B11, Garden apartment: 75 feet.
[2] 
Side yard: 10 feet any side; 25 feet aggregate, except as follows:
[a] 
Use A1, Agriculture: 50 feet.
[b] 
Use A2, Agricultural sales/roadside farm stands: 20 feet any side; total composite 50 feet.
[c] 
Use B1, Single-family detached dwelling: 10 feet any side; total composite 30 feet.
[d] 
Use B11, Garden apartment: 65 feet.
[e] 
Use C4, Library or museum: 75 feet.
[f] 
Use H3, Sheds: three feet.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[g] 
Use H7, Temporary structure or use: 40 feet.
[3] 
Rear yard: 40 feet, except as follows:
[a] 
Use A1, Agriculture: 50 feet.
[b] 
Use B2, Single-family zero lot line dwelling: 30 feet.
[c] 
Uses B3, Two-family semidetached dwelling (twin), B4, Two-family detached dwelling (duplex), and B5, Four-family semidetached dwelling: 20 feet.
[d] 
Use B11, Garden apartment: 65 feet.
[e] 
Use C4, Library or museum: 100 feet.
[f] 
Use H3, Sheds: three feet.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[g] 
Use H7, Temporary structure or use: 60 feet.
(d) 
Minimum lot width at minimum building setback line: 75 feet, except as follows:
[1] 
Use B2, Single-family zero lot line dwelling: 70 feet.
[2] 
Uses B3, Two-family semidetached dwelling (twin), B4, Two-family detached dwelling. (duplex), and B5, Four-family semidetached dwelling: 40 feet.
[3] 
Use B11, Garden apartment: 100 feet.
(e) 
Maximum impervious surface ratio: 30%, except as follows:
[1] 
Use B2, Single-family zero lot line dwelling: 55%.
[2] 
Uses B3, Two-family semidetached dwelling (twin) and B4, Two-family detached dwelling (duplex): 40%.
[3] 
Use B5, Four-family semidetached dwelling: 70%.
[4] 
Use B11, Garden apartment: 50%.
(f) 
Maximum building height: 35 feet, except as follows:
[1] 
Use C4, Library or museum: 40 feet.
[2] 
Use C11, Place of worship: 50 feet.
[3] 
Use H3, Sheds: 10 or 14 feet, see § 370-305H(5).
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
[4] 
Use H4, Detached garage or accessory building: 17 feet.
[5] 
Use H5, Accessory residential recreation: 15 feet.
(g) 
Maximum building coverage: 20%, except as follows:
[1] 
Uses B1, Single-family detached dwelling, B2, Single-family zero lot line dwelling, B3, Two-family semidetached dwelling (twin), B4, Two-family detached dwelling (duplex), and B5, Four-family semidetached dwelling: 30%.
(h) 
Minimum open space: see § 370-504.
(i) 
Maximum density: 1.75 dwelling units per acre, except as follows:
[1] 
Use B7, Townhouse village development: 7.5 dwelling units per acre.
[2] 
Use B12, Garden apartment: 16 dwelling units per acre.
[3] 
Use B13, Mixed residential community: three dwelling units per acre.
F. 
Mixed Residential District Chart.
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
Mixed Residential (MR) District Chart
Purpose: The purpose of the MR Mixed Residential District is to provide areas in which to accommodate residential growth and development in a timed and sequenced fashion consistent with the availability and adequacy of public facilities and services; to allow for variations in permissible densities of development; to allow for diversification mix of residential types, including mobile/manufactured homes; to encourage innovations in residential development; to encourage environmentally sensitive development; and to respond to development pressures and regional housing demand.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A1
Agriculture
3 acres
100
50
50
Yes
A2
Agricultural sales/roadside farm stands
3 acres
50 feet or 1/2 street line width
20 any side; total composite 50
40
Yes
A7
Forestry
Yes
B1
Single-family detached dwelling
15,000 square feet
1.75
75
30%
35
35
10 any side; total composite 30
40
30%
Yes
B2
Single-family zero lot line dwelling
13,500 square feet
1.75
70
55%
35
20
10 any side; 25 aggregate
30
30%
Yes
B3
Two-family semidetached dwelling (twin)
13,500 square feet
1.75
40
40%
35
25
10 any side; 25 aggregate
20
30%
Yes
B4
Two-family detached dwelling (duplex)
13,500 square feet
1.75
40
40%
35
25
10 any side; 25 aggregate
20
30%
Yes
B5
Four-family semidetached dwelling
13,500 square feet
1.75
40
70%
35
25
10 any side; 25 aggregate
20
30%
Yes
B6
Townhouse
13,500 square feet
1.75
75
30%
35
35
10 any side; 25 aggregate
40
20%
Yes
B7
Townhouse village development
45
7.5
Yes
B8
Multiplex
13,500 square feet
1.75
75
30%
35
35
10 any side; 25 aggregate
40
20%
Yes
B11
Garden apartment
10 acres
16
100
50%
35
75
65
65
20%
Yes
B13
Mixed residential community
13,500 square feet
3
75
30%
35
35
10 any side; 25 aggregate
40
20%
Yes
B16
Manor house
13,500 square feet
1.75
75
30%
35
35
10 any side; 25 aggregate
40
20%
Yes
C4
Library or museum
3 acres
40
100
75
100
Yes
C5
Municipal use
F1
Utility operating facility
3,500 square feet
Yes
H2C
No-impact home occupation
Yes
H3
Sheds
10 or 14
3
3
Yes
H4
Detached garage or accessory building
17
Yes
H5
Accessory residential recreation
15
Yes
H10
Family day-care
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
C11
Place of worship
1 acre
50
Yes
H7
Temporary structure or use
15,000 square feet
35
100
40
60
Yes
Special Exception:
H1
Multigenerational apartment
Yes
H2A
Nonprofessional home occupation
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking spaces.
A. 
Purpose. The purpose of the CR Commercial Residential District is to provide areas where multifamily residential development and/or limited commercial businesses may be permitted. This district is intended to promote the establishment of a comprehensive and unifying vehicular and walkway system throughout the area; and to reinforce the preservation of the existing natural amenities, including trees, drainageways, historic or significant buildings, etc.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A7, Forestry.
(2) 
Use B11, Garden apartment.
(3) 
Use C5, Municipal use.
(4) 
Use E19, Mini warehouses.
(5) 
Use E20, Limited-access self-storage facility.
(6) 
Use F1, Utility operating facility.
(7) 
Use H2C, No-impact home occupation.
(8) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use B9, Midrise apartment.
(2) 
Use C11, Place of worship.
(3) 
Use E34, Dwelling in combination with business.
(4) 
Use H7, Temporary structure or use.
D. 
Area requirements.
(1) 
Residential use standards. Development shall be constructed in accordance with an overall plan and shall be designed using architectural elements of existing buildings with appropriate landscaping.
(a) 
Use B11, Garden apartment:
[1] 
A building may have a maximum of 12 dwelling units which all share a common outdoor access.
[2] 
Maximum building height: 35 feet.
[3] 
Minimum lot area: 10 acres.
[4] 
Minimum building separation: 40 feet.
[5] 
Minimum setbacks:
[a] 
Minimum front yard setback: 75 feet.
[b] 
Minimum side yard setback: 65 feet.
[c] 
Minimum rear yard setback: 65 feet.
[6] 
Maximum building length facing a street: 175 feet.
[7] 
Maximum building coverage: 20%.
[8] 
Minimum lot width at setback line: 500 feet.
[9] 
Maximum impervious surface coverage: 55%.
[10] 
Parking: a minimum of 1.5 parking spaces per dwelling unit.
[11] 
Required open space: 45%.
[12] 
The maximum density for garden apartments shall be 16 dwelling units per acre.
(b) 
Use B9, Midrise apartment:
[1] 
Maximum building height: 65 feet.
[2] 
Minimum lot area: 20 acres.
[3] 
Minimum building separation:
[a] 
Buildings with a maximum height of 35 feet: 30 feet.
[b] 
Buildings over 35 feet in height: 80 feet from other buildings that are over 35 feet in height.
[4] 
Minimum setbacks:
[a] 
Minimum front yard setback: 100 feet.
[b] 
Minimum side yard setback: 75 feet.
[c] 
Minimum rear yard setback: 65 feet.
[5] 
Maximum building length facing a street: 200 feet.
[6] 
Maximum building coverage: 10%.
[7] 
Minimum lot width at setback line: 500 feet.
[8] 
Maximum impervious surface coverage: 55%.
[9] 
Parking: a minimum of 1.5 parking spaces per dwelling unit.
[10] 
Required open space: 45%.
[11] 
The maximum density for midrise apartments shall be 14 dwelling units per acre.
(2) 
Nonresidential use standards. Development shall be constructed in accordance with an overall plan and shall be designed as a single architectural scheme with appropriate landscaping.
(a) 
Maximum building height: 35 feet, except as follows:
[1] 
Use C11, Place of worship: 50 feet.
(b) 
Minimum lot area: three acres, except as follows:
[1] 
Use F1, Utility operating facility: 3,500 square feet.
[2] 
Uses C11, Place of worship, and H7, Temporary structure or use: one acre.
(c) 
Minimum setbacks:
[1] 
Minimum front yard setback: 60 feet.
[2] 
Minimum side yard setback: 50 feet.
[3] 
Minimum rear yard setback: 140 feet.
(d) 
Maximum dwelling units per building: one dwelling unit.
(e) 
Maximum building length facing a street: 210 feet.
(f) 
Maximum building coverage: 30%.
(g) 
Minimum lot width at setback line: 300 feet.
(h) 
Maximum impervious surface coverage: 45%.
(i) 
Parking:
[1] 
Parking for accessory residential uses to a primary nonresidential use will require two parking spaces per dwelling unit.
[2] 
Use E19, Mini warehouse, and Use E20, Limited-access self-storage facility:
[a] 
One space for each 10,000 square feet of warehouse space, and one space for each 20 rental units.
E. 
Overall provisions.
(1) 
Screening and buffer requirements. Along each side or rear property line which adjoins an existing residence or residential district a buffer planting not less than 30 feet in depth shall be provided. Along each street line a fifteen-foot in depth buffer planting shall be provided, including sidewalks and accessways.[1]
[1]
Editor's Note: Former Subsection E(1), Open space, was repealed 4-12-2022 by Ord. No. 2022-O-06. Ordinance 2022-O-06 also redesignated former Subsection E(2) and (3) as Subsection E(1) and (2).
(2) 
Special requirements for mini warehouses. In addition to the other several requirements, the following special requirements shall apply:
(a) 
Recreational vehicles, boats and trailers may be stored outside, but the total area for such storage shall not exceed 3% of the lot area. The storage area shall be limited to one area on the site and shall be located behind the front line of any structures. The limits of this area shall be identified by permanent markers.
(b) 
Each site shall provide a security system, satisfactory to the Township, which shall include either:
[1] 
The entire perimeter of the compound enclosed with a security fence or wall with a height of eight feet; or
[2] 
A full-time watchman or caretaker employed on the premises.
(c) 
No unit may be leased for the purpose of storing products that constitute an environmental or safety hazard to the area.
(d) 
Mini warehouses shall require 30 feet minimum separation. In no case shall the minimum distance between buildings be less than the average height of the two buildings.
(e) 
The use, in its entirety, shall be owned and operated as a single or common management and maintenance unit.
(f) 
No truck or other burden vehicle shall be stored outdoors.
(g) 
Parking for mini warehouse: one space for each 10,000 square feet of warehouse space, and one space for each 20 rental units.
F. 
Commercial Residential District Chart.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
Commercial Residential (CR) District Chart
Purpose: The purpose of the CR Commercial Residential District is to provide areas where multifamily residential development and/or limited commercial businesses may be permitted. This district is intended to promote the establishment of a comprehensive and unifying vehicular and walkway system throughout the area; and to reinforce the preservation of the existing natural amenities, including trees, drainageways, historic or significant buildings, etc.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
B11
Garden apartment
10 acres
16
500
55%
35
75
65
65
45%
20%
Yes
C5
Municipal use
E19
Mini warehouses
3 acres
1
300
45%
35
60
50
140
30%
Yes
E20
Limited-access self-storage facility
3 acres
1
300
45%
35
60
50
140
30%
Yes
F1
Utility operating facility
3,500 square feet
Yes
H2C
No-impact home occupation
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
B9
Midrise apartment
20 acres
14
500
55%
65
100
75
65
65%
10%
Yes
C11
Place of worship
1 acre
50
Yes
E34
Dwelling in combination with business
3 acres
1
300
45%
35
60
50
140
30%
Yes
H7
Temporary structure or use
1 acre
1
300
35
60
50
140
30%
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking spaces.
A. 
Purpose.
(1) 
The primary purpose of the EV Eureka Village District is to promote/provide a mix of various housing types, commercial businesses, and institutional buildings in a pedestrian-oriented neighborhood with a sense of community and place.
(2) 
The EV District is intended to:
(a) 
Create a mixed-use, small-town character that complements existing town and village development.
(b) 
To provide a higher density and wider range of uses than otherwise allowed in return for a higher level of architectural detail, site design, and open space.
(c) 
Allow a range of small-scale commercial and residential uses within easy walking distance of adjoining residential homes.
(d) 
Encourage living, working, shopping and social interaction within a compact area.
(e) 
Accommodate a variety of housing types and discourage one housing type from dominating the streetscape.
(f) 
Promote pedestrian orientation of streets and buildings and give priority to pedestrian movement and access to buildings, open spaces, and streets.
(g) 
Alleviate the perceived impact of high-intensity developments by requiring them to be of a pedestrian scale, bulk, and orientation.
(h) 
Ensure that commercial and residential uses have a character that is compatible with existing Bucks County historic villages and towns, as well as future residences within the development.
(i) 
Create a street circulation system that provides safe and convenient access but discourages faster, heavy traffic that is incompatible with a residential neighborhood and discourage design that gives priority to vehicular convenience only.
(j) 
Use scale, building orientation, and landscaping to establish community identity.
(k) 
Discourage the development of a single use which dominates a site.
B. 
Permitted uses and standards. Development in the Eureka Village District shall be comprised of mixed residential and nonresidential uses except for development on tracts greater than 30 acres, as noted in § 370-418C(1)(c).
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(1) 
Mixed-use development.
(a) 
Permitted mixed-use development uses. On one or more sites, a mix of commercial, office, and/or residential uses may occupy one building or structure. Permitted uses shall be limited to the following:
[1] 
B6, Townhouse (by right).
[2] 
B11, Garden apartment (by right).
[3] 
B15, Village house (by right).
[4] 
B16, Manor house (by right).
[5] 
B17, Live-work unit (by right).
[6] 
D1, Professional or business office (by right).
[7] 
D5, Medical services - physician's office (by right).
[8] 
E3, Financial establishment (by right).
[9] 
E9, Restaurant (by right).
[10] 
E14, Repair shop (by right).
[11] 
E15, Retail/store, trade and service (by right).
[12] 
E24, Tavern/bar (by right).
[13] 
E34, Dwelling in combination with a business (by right).
[14] 
E35, Combined office/commercial multifamily building (by right).
[15] 
E36, Personal service business establishment (by right).
[16] 
E46, Village shops (by right).
[17] 
H2A, Nonprofessional home occupation (special exception).
[18] 
H2B, Professional home occupation (special exception).
[19] 
H2C, No-impact home occupation (by right).
[20] 
H3, Sheds (by right).
[21] 
H4, Detached garage or accessory building (by right).
[22] 
H7, Temporary structure or use (conditional).
[23] 
H9, Accessory outdoor eating area (by right).
[24] 
H12, Electric vehicle charging station.
(b) 
Mixed-use building provisions. On one lot, a mix of commercial, office and residential uses may occupy one building or structure. A mixed-use building is subject to the following conditions:
[1] 
Where residential uses are proposed, they shall be on the second and third floors of a mixed-use building. Nonresidential uses shall be on the first and second floors only. Residential uses shall occupy at least 75% of the second floor of mixed-use buildings.
[2] 
All permitted uses associated with a mixed use shall be conducted within a completely enclosed building unless expressly authorized.
[3] 
The maximum building footprint for a mixed-use building shall not exceed 10,000 square feet.
[4] 
Parking.
[a] 
No off-street parking is required for nonresidential uses unless such uses exceed 3,000 square feet of gross floor area. Parking is required for the area above 3,000 square feet based on the parking standards for the individual nonresidential uses.
[b] 
For residential uses, the following spaces shall be required:
[i] 
Efficiency: 1.25 spaces per unit.
[ii] 
One bedroom: 1.50 spaces per unit.
[iii] 
Two bedrooms: 2.0 spaces per unit.
[c] 
All off-street parking shall be located to the interior side of the buildings and take access to an interior driveway or alley.
[d] 
Mixed-use buildings with a mix of nonresidential and multifamily uses shall be considered nonresidential for purposes of calculating the mix requirements.
(c) 
Mixing requirements for mixed-use developments. Within mixed-use developments, all land shall be divided into lots and streets, with the tract divided into residential lots, nonresidential lots, open space lots, existing streets, and/or proposed streets. All mixed-use developments shall meet the following mix requirements:
Table 4
Mixed Development Requirements
Type of Use
Minimum Percent of Net Site Area
Maximum Percent of Net Site Area
Residential
20%
65%
Nonresidential
5%
25%
Open space
20%
—
[1] 
The residential portion of the development shall include at least three of the following housing types: single-family detached, village house, townhouse, or manor house.
[2] 
To qualify as one of the three required housing types, a housing type must comprise at least 15% of the total housing units in the development. No housing type may exceed 50% of the total housing units in the development.
(2) 
Residential.
(a) 
Permitted residential uses.
[1] 
B1, Single-family detached dwelling (by right).
[2] 
B3, Two-family semidetached dwelling (twin) (by right).
[3] 
B4, Two-family detached dwelling (duplex) (by right).
[4] 
B5, Four-family semidetached dwelling (by right).
[5] 
B6, Townhouse (by right).
[6] 
B11, Garden apartment (by right).
[7] 
B15, Village house (by right).
[8] 
B16, Manor house (by right).
[9] 
B17, Live-work units (by right).
[10] 
H1, Multigenerational apartment (special exception).
[11] 
H2A, Nonprofessional home occupation (special exception).
[12] 
H2B, Professional home occupation (special exception).
[13] 
H2C, No-impact home occupation (by right).
[14] 
H3, Sheds (by right).
[Amended 1-10-2023 by Ord. No. 2023-O-2]
[15] 
H4, Detached garage or accessory building (by right).
(b) 
Mixing requirements for mixed residential developments. All mixed residential developments shall meet the following mixing requirements:
[1] 
The development shall include at least three of the following housing types: B1, Single-family detached dwelling, B6, Townhouse, B15, Village house, and B16, Manor house.
[2] 
To qualify as one of the three required housing types, a single housing type must comprise at least 15% of the total housing units in the development. No single housing type may exceed 50% of the total housing units in the development.
[3] 
At least 20% of the net gross buildable site area shall consist of open space, in accordance with the requirements of § 370-504.
(3) 
Nonresidential.
(a) 
Permitted nonresidential uses. The following nonresidential uses may be within both a stand-alone building and a component of a mixed-use building:
[1] 
C4, Library/museum (by right).
[2] 
C11, Place of worship (conditional).
[3] 
D1, Business or professional office (by right).
[4] 
D5, Medical services - physician's office (by right).
[5] 
E3, Financial establishment (by right).
[6] 
E9, Restaurant (by right).
[7] 
E14, Repair shop (by right).
[8] 
E15, Retail/store, trade and service (by right).
[9] 
E18, Hotel/motel (by right).
[10] 
E22, Microbrewery, microwinery, microdistillery (by right).
[11] 
E23, Brewpub (by right).
[12] 
E24, Tavern/bar (by right).
[13] 
E31, Day-care center (by right).
[14] 
E35, Combined office/commercial multifamily building (by right).
[15] 
E36, Personal service business establishment (by right).
[16] 
E41, Athletic recreational facility (by right).
[17] 
H6, Drive-through (special exception).
[18] 
H7, Temporary structure or use (conditional).
[19] 
H9, Accessory outdoor eating area (by right).
[20] 
H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
(b) 
Nonresidential use provisions. All nonresidential uses shall be subject to the following provision requirements:
[1] 
One individual commercial anchor use is permitted on a tract of 30 acres or greater and may not exceed 25,000 square feet in gross floor area. All other individual commercial uses shall not exceed 5,000 square feet in gross floor area. The commercial anchor use may contain only the uses specified above in § 370-418B(3)(a). The commercial anchor shall be part of a mixed-use development in accordance with § 370-418B(1).
[2] 
Nonresidential uses shall not exceed 25% of total land area but comprise at least 10%.
[3] 
Any new principal commercial building shall be set back 100 feet or more from any existing dwelling outside the EV District.
[4] 
Off-street parking for commercial uses shall not be located between the building and the adjacent street. Off-street parking shall be located to the side or rear of the building.
[5] 
Commercial businesses shall be placed in a Main-Street style of commercial area with businesses fronting on a through street with parking on-street or to the rear or side of buildings.
[6] 
Drive-throughs are prohibited in a mixed-use building.
[7] 
Loading areas shall be located at the side or rear of buildings and not visible from public streets.[1]
[1]
Editor's Note: Former Subsection B(3)(b)[8], regarding traffic impact studies, was repealed 1-10-2023 by Ord. No. 2023-O-2.
(4) 
Other permitted uses.
(a) 
The following uses are permitted within the Eureka Village District and do not have to be part of a mixed-use development.
[1] 
A7, Forestry (by right).
[2] 
C5, Municipal use (by right).
[3] 
F1, Utility operating facility (by right).
C. 
Area requirements.
(1) 
Tract size.
(a) 
Permitted on tracts of less than five acres:
[1] 
B1, Single-family detached.
[2] 
B6, Townhouse.
[3] 
B15, Village house.
[4] 
B16, Manor house.
[5] 
[2]Park and open space uses, including central open space, passive open space, and active recreation uses.
[2]
Editor's Note: Former Subsection C(1)(a)[5], regarding the conversion of buildings, was repealed 1-10-2023 by Ord. No. 2023-O-2. This ordinance also renumbered former Subsection C(1)(a)[6] through [9] as Subsection C(1)(a)[5] through [8] respectively.
[6] 
All nonresidential uses noted in § 370-418B(3).
[7] 
Mixed residential development, which includes a mix of residential uses listed and at least 20% open space, provided that the development meets the residential mixing requirements in § 370-418B(1).
[8] 
Mixed-use development, which includes a mix of uses listed above in § 370-418B(1). and at least 20% open space, provided that the development meets the mixing requirements in § 370-418B(1).
[9] 
The maximum density for residential uses shall be three dwelling units per acre.
[Added 1-10-2023 by Ord. No. 2023-O-2]
(b) 
Permitted on tracts of five to 30 acres:
[1] 
Mixed residential development, which includes a mix of residential uses listed above in § 370-418B(2) and at least 20% open space, provided that the development meets the residential mixing requirements in § 370-418B(2).
[2] 
B1, Single-family detached, as a conditional use, at a maximum density of six dwelling units per gross buildable site area, provided that all dimensional requirements of this section are met, as well as the conditional use standards in § 370-418F.
[3] 
Mixed-use development, which includes a mix of uses listed above in § 370-418B(1) and at least 20% open space, provided that the development meets the mixing requirements in § 370-418B(1).
[4] 
The maximum density for residential uses shall be four dwelling units per acre.
[Added 1-10-2023 by Ord. No. 2023-O-2]
(c) 
Permitted on tracts of more than 30 acres:
[1] 
Mixed-use development, which includes a mix of uses listed above in § 370-418B(1) and at least 20% open space, provided that the development meets the mixing requirements in § 370-418B(1).
[2] 
One individual commercial anchor use is permitted on a tract of 30 acres or greater and may not exceed 25,000 square feet in gross floor area.
[3] 
B1, Single-family detached, as a conditional use, at a maximum density of six dwelling units per gross buildable site area, provided that all dimensional requirements in this section are met, as well as the conditional use standards in § 370-418F.
[4] 
The maximum density for residential uses shall be six dwelling units per acre.
[Added 1-10-2023 by Ord. No. 2023-O-2]
(2) 
Bulk standards. The proposed development shall be constructed in accordance with the overall site plan and shall be designed with a coordinated architectural scheme with appropriate landscaping.[3]
[Amended 1-10-2023 by Ord. No. 2023-O-2]
(a) 
Minimum net lot area: 10,000 square feet, except as follows:
[1] 
Uses B1, Single-family detached dwelling and Use B15, Village house: 6,000 square feet.
[2] 
Use B6, Townhouse: 2,400 square feet.
[3] 
Use B17, Live work units: 5,000 square feet.
[4] 
Use B11, Garden apartments: five acres.
[5] 
Use E18, Hotel/motel: 10 acres.
[6] 
Use F1, Utility operating facility: 3,500 square feet.
[7] 
Use C11, Place of worship: one acre.
(b) 
Minimum lot width at minimum building setback line:
[1] 
Use B1, Single-family detached dwelling: 75 feet.
[2] 
Uses B6, Townhouse and B17, Live/work units: 20 feet for interior units and 24 feet for end units.
[3] 
Use B11, Garden apartment: 75 feet.
[4] 
Use B15, Village house: 50 feet.
[5] 
Use B16, Manor house: 75 feet.
[6] 
Use E18, Hotel/motel: 200 feet.
[7] 
Use E35, Combined office/commercial multifamily building: 40 feet.
(c) 
Maximum impervious surface ratio: 85%, except as follows:
[1] 
Uses B1, Single-family detached dwelling and B15 Village House: 65%.
[2] 
Uses B6, Townhouse and B11, Garden apartment: 70%.
[3] 
Uses B16, Manor house and E18, Hotel/motel: 60%.
[4] 
Use E46, Village shops: 80%.
(d) 
Maximum building height: 40 feet, except as follows:
[1] 
Uses B1, Single-family detached dwelling, B6, Townhouse, B11, Garden apartment, B15, Village house, and B16, Manor house: 35 feet.
[2] 
Use C11, Place of worship: 50 feet.
[3] 
Use H3, Shed: 10 or 14 feet, see § 370-305H(5).
[4] 
Use H4, Detached garage or accessory building: 17 feet.
[5] 
Use H9, Accessory outdoor eating area: 20 feet.
(e) 
Minimum setbacks:
[1] 
Minimum front yard:
[a] 
Use E18, Hotel/motel: 35 feet.
[b] 
Use E46, Village shops: 10 feet.
[2] 
Minimum side yard: 15 feet, except as follows:
[a] 
Use B6, Townhouse: 12 feet per end unit.
[b] 
Uses B11, Garden apartment and B15, Village house: five feet one side, 15 feet aggregate.
[c] 
Use E46, Village shops: 10 feet.
[d] 
Use H3, Shed: three or 10 feet, see § 370-305H(5).
[3] 
Minimum rear yard: 30 feet, except as follows:
[a] 
Use B1, Single-family detached dwelling: 25 feet.
[b] 
Use E46, Village shops: 10 feet.
[c] 
Use H3, Sheds: three or 10 feet, see § 370-305H(5).
(f) 
Minimum open space: see § 370-504, except as follows:
[1] 
Uses B1, Single-family detached dwelling, B16, Manor house, and E46, Village shops: 20%.
(g) 
Maximum building coverage: 35%, except as follows:
[1] 
Uses B1, Single-family detached dwelling and B11, Garden apartment: 20%.
[2] 
Uses B6, Townhouse and B16, Manor house: 45%.
[3] 
Use E18, Hotel/motel: 10%.
(h) 
Minimum building setback from tract boundary (on tracts of five acres or more):
[1] 
Uses B1, Single-family detached dwelling, B15, Village house, and B16, Manor house: 35 feet.
[2] 
Use B6, Townhouse: 40 feet.
[3] 
Use B17, Live/work units: 60 feet.
(i) 
Minimum parking setback from tract boundary (on tracts of five acres or more):
[1] 
Uses B1, Single-family detached dwelling, B15, Village house, and B17, Live/work units: 30 feet.
[2] 
Use B6, Townhouse: 15 feet.
[3] 
Use B16, Manor house: 20 feet.
(j) 
Minimum landscaped space in front yard:
[1] 
Use B1, Single-family detached dwelling: 70%.
[2] 
Use B6, Townhouse: 45%.
[3] 
Use B15, Village house: 65%.
[4] 
Use B16, Manor house: 60%.
(k) 
Maximum building length.
[1] 
Use B16, Manor house: 60 feet.
[2] 
Use B17, Live/work units: 100 feet for facades facing a street.
(l) 
Area and dimensional requirements for mixed-use buildings:
[1] 
Maximum density: residential portions of developments shall have a maximum density of six dwelling units per acre. Mixed-used buildings shall have a maximum of eight dwelling units per building.
[2] 
Minimum net lot area: 10,000 square feet.
[3] 
Minimum lot width: 70 feet.
[4] 
Minimum side yard setback: 15 feet.
[5] 
Minimum rear yard setback: 30 feet.
[6] 
Minimum building setback from tract boundary (on tracts of five acres of more): 60 feet.
[7] 
Minimum parking setback from tract boundary (on tracts of five acres or more): 30 feet.
[8] 
Maximum building coverage: 35%.
[9] 
Maximum impervious surface ratio: 85%.
[10] 
Maximum building height: 40 feet.
[11] 
Minimum distance between buildings on the same lot: 20 feet.
[12] 
Maximum building length: 100 feet for facades facing a street.
[3]
Editor's Note: Former Subsection C(3), regarding residential density, which immediately followed, was repealed 1-10-2023 by Ord. No. 2023-O-2.
D. 
Overall provisions.
(1) 
Parking standards.
(a) 
Amount of required parking. All uses shall comply with the minimum parking requirements of § 370-603 of the chapter, except as adjusted below:
[1] 
On-street parking along the front property line of a lot may be used to meet the minimum parking requirement for nonresidential or multifamily uses on that lot.
[2] 
Required parking for a nonresidential use may be located in a common parking facility or on an abutting lot, provided that such spaces are located within 200 feet of the nonresidential use.
[3] 
When different nonresidential uses or multifamily uses share common parking, the total number of spaces required for all uses may be reduced as part of a conditional use process when the Township governing body determines that the peak parking demand between two or more uses will be different enough to allow an overall reduction. The amount of required shared parking will depend on the amount and type of each use but may never be less than 75% of the total amount of parking required when shared parking is not used.
(b) 
Garages, parking lots, and/or driveways should not be the dominant aspect of the building design, as seen from the street.
(c) 
Garages shall not front a public street in the front yard. Garages may be accessed by an alley or a driveway from the street. If two adjacent dwellings have garages accessed by a driveway, maintenance of the driveway may be shared. The driveway may be shared with maintenance by a legally binding recorded cross easement agreement.
(d) 
Detached garages may connect with the main building via a breezeway. The garage shall be at least 10 feet from the principal building. Garages shall be in the rear of dwellings and accessed by alleys.
(e) 
Parking for single-family detached and other residential uses shall be located to the side or rear of the units.
(2) 
Residential parking requirements.
(a) 
Single-family detached and village house parking design standards.
[1] 
Detached garage shall be provided. A breezeway may connect the main building with the garage. The garage shall be at least 10 feet from the principal building.
[2] 
Garages shall be in the rear of dwellings and accessed by alleys.
(b) 
Townhouse parking design standards.
[1] 
Interior units.
[a] 
Garages shall be located behind the dwelling unit.
[b] 
All off-street parking spaces must be located to the rear of the unit or in common parking areas and to the side of the townhouse building.
[2] 
End units. Garages shall be located in the rear of the dwelling unit or may be side entry, so the garage doors are perpendicular or radial to the street which the front facade faces.
[3] 
Off-street, unenclosed parking spaces may be located to the side or rear yards. They may not be located in front yard areas.
(3) 
Driveway design standards.
(a) 
For mixed-use or mixed residential developments on tracts of five acres or more, no lot, nonresidential use, or dwelling unit shall take driveway access from an existing collector or existing higher classification road (County Line, Lower State Roads or Limekiln Pike).
(b) 
On existing tracts of land less than five acres, existing as of the date of adoption of this chapter, and on lots created from such tracts of land, each lot shall have not more than one driveway access point per existing street on which the lot fronts. When feasible, abutting lots must share a common driveway.
(4) 
Nonresidential parking design standards. Off-street parking for nonresidential buildings shall comply with the following requirements:
(a) 
Off-street parking areas shall be located to the side and/or rear of nonresidential buildings, unless there is an additional and larger building on the lot between the proposed parking/building and the street.
(b) 
Off-street parking shall be visually screened from existing and proposed streets by hedges, walls, buffer plantings, or similar site elements.
(c) 
Parking areas on abutting nonresidential lots shall be interconnected by access driveways.
(d) 
Each nonresidential lot shall provide easements for its parking areas and access driveways guaranteeing access and use to all other nonresidential lots within the tract.
(e) 
Garage doors in nonresidential buildings shall not face any existing or proposed street.
(f) 
Nonresidential parking lots shall be set back at least 10 feet from residential lots within the mixed-use development and at least 10 feet from the street line.
(5) 
Off-street loading areas, outdoor storage, and trash disposal areas.
(a) 
All loading areas and loading docks shall be located to the sides and rear of buildings.
(b) 
Loading docks shall not be visible from public streets. All loading areas and loading docks shall be set back at least 25 feet from residential property lines.
(c) 
Outdoor storage or display of materials shall not be permitted overnight.
(d) 
Trash disposal areas shall be located within buildings or within an opaque screened area that completely hides the trash and is located to the side or rear of a building. All outdoor trash disposal areas shall be set back at least 25 feet from residential property lines.
(6) 
Landscaping. Street trees, buffers, parking lot landscaping, detention basin landscaping, and landscaping around nonresidential buildings shall be provided, in accordance with the Subdivision and Land Development Ordinance.
[Amended 4-12-2022 by Ord. No. 2022-O-06]
(7) 
Signs. All signs shall comply with the requirements of Article VII of the chapter.
(8) 
Streetlighting. All streetlighting shall comply with the requirements of the Subdivision and Land Development Ordinance.[4]
[Amended 4-12-2022 by Ord. No. 2022-O-06]
[4]
Editor's Note: See Ch. 305, Subdivision and Land Development.
(9) 
Reverse frontage lots. When the primary vehicular access is from an alley, the yard with the primary vehicular access and facing the alley shall be considered the rear yard.
[Added 1-10-2023 by Ord. No. 2023-O-2]
E. 
Open space standards.
(1) 
Required open space for mixed residential and mixed-use developments.
Table 6
Required Open Space
Type of Open Space
Minimum Open Space To Be Provided
Total open space
20% gross site area
Central open space
10% gross site area
(2) 
Total open space.
(a) 
Open space may consist of central open space, active recreation facilities, passive open space, and other similar types of open space.
(b) 
No portion of any building lot or street line area may be used for meeting the minimum required amount of total open space.
(3) 
Central open space requirements.
(a) 
Central open space design alternatives. All central open space shall include a mix of the following open space elements and shall include at least one village green meeting the central open space requirements.
[1] 
Village green. Each village green shall:
[a] 
Be at least 10,000 square feet in size.
[b] 
Be configured so that a circle with a radius of 30 feet can fit within the confines of the green.
[c] 
Be surrounded along at least 25% of its perimeter by roads. All sides of village greens shall be surrounded by either roads or the front facades of buildings.
[2] 
Landscaped median. Each landscaped median shall have a minimum average width of 10 feet and a length of at least 150 feet and shall be surrounded by streets on all sides.
[3] 
Eyebrow. Each eyebrow shall be surrounded by streets on all sides, generally configured as a semicircle, located on the side of a through street, and configured so that a circle with a radius of 15 feet can fit within the confines of the eyebrow.
[4] 
Cul-de-sac island. Each cul-de-sac island shall be located in the bulb of a cul-de-sac, have a radius of at least 15 feet, and be surrounded by streets on all sides.
(4) 
Additional central open space standards.
(a) 
All dwelling units within the EV District development shall be located within 800 feet of some type of central open space.
(b) 
Detention basins and other surface stormwater impounding areas, except for permanent wet ponds, may not be located in central open space areas used to meet the minimum amount of required central open space.
F. 
Conditional use standards.
(1) 
As stated in § 370-802, applicants may develop single-family detached homes as the sole use when the applicant meets all dimensional and density standards, receives conditional use approval, and demonstrates to the municipal governing body's satisfaction that all of the following conditions are met:
(a) 
The tract in question cannot be developed as a mixed residential or mixed-use development because of the size or shape of the tract or the location of natural features. Any tract five or more gross acres in size that will involve the construction of new streets should be developed under the EV District standards.
G. 
Eureka Village District Chart.
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
Eureka Village (EV) District Chart
Purpose: The purpose of the EV Eureka Village District is to permit a mix of various housing types, commercial businesses, and institutional buildings in a pedestrian-oriented neighborhood with a sense of community and place.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
B1
Single-family detached dwelling
6,000 square feet
75
65%
35
15
25
20%
20%
Yes
B3
Two-family semidetached dwelling (twin)
Yes
B4
Two-family detached dwelling (duplex)
Yes
B5
Four-family semidetached dwelling
Yes
B6
Townhouse
2,400 square feet
8
20 for interior; 24 for end unit
70%
35
12 per end unit
30
45%
Yes
B11
Garden apartment
5 acres
5
75
70%
35
35
5 one side; 15 aggregate
40
20%
Yes
B15
Village house
6,000 square feet
50
65%
35
5 one side; 15 aggregate
30
35%
Yes
B16
Manor house
10,000 square feet
6
75
60%
35
15
30
20%
45%
Yes
B17
Live-work units
5,000 square feet
1
20 for interior; 24 for end unit
85%
40
15
30
35%
Yes
C4
Library or museum
10,000 square feet
85%
40
15
30
35%
Yes
C5
Municipal use
D1
Professional or business office
10,000 square feet
85%
40
15
30
35%
Yes
D5
Medical services - physician's office
10,000 square feet
85%
40
15
30
35%
Yes
E3
Financial establishment
10,000 square feet
85%
40
15
30
35%
Yes
E9
Restaurant
10,000 square feet
85%
40
15
30
35%
Yes
E14
Repair shop
10,000 square feet
85%
40
15
30
35%
Yes
E15
Retail/store, trade and service
10,000 square feet
85%
40
15
30
35%
Yes
E18
Hotel/motel
10 acres
200
60%
40
35
15
30
10%
Yes
E22
Microbrewery, microwinery, microdistillery
10,000 square feet
85%
40
15
30
35%
Yes
E23
Brewpub
10,000 square feet
85%
40
15
30
35%
Yes
E24
Tavern/bar
10,000 square feet
85%
40
15
30
35%
Yes
E31
Day-care center
10,000 square feet
85%
40
15
30
35%
Yes
E34
Dwelling in combination with a business
10,000 square feet
8
85%
40
15
30
35%
Yes
E35
Combined office/commercial multifamily building
10,000 square feet
8
40
85%
40
15
30
35%
Yes
E36
Personal service business establishment
10,000 square feet
85%
40
15
30
35%
Yes
E41
Athletic recreational facility
10,000 square feet
85%
40
15
30
35%
Yes
E46
Village shops
80%
40
10
10
10
20%
Yes
F1
Utility operating facility
3,500 square feet
Yes
H2C
No-impact home occupation
Yes
H3
Sheds
10 or 14
3 or 10
3 or 10
Yes
H4
Detached garage or accessory building
17
Yes
H9
Accessory outdoor eating area
20
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
C11
Place of worship
1 acre
50
Yes
H8
Temporary structure or use
10,000 square feet
8
40
15
30
35%
Yes
Special Exception:
H1
Multigenerational apartment
Yes
H2A
Nonprofessional home occupation
Yes
H2B
Professional home occupation
Yes
H6
Drive-through
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking spaces.
A. 
Purpose. The purpose of the IU Institutional District is to provide for the orderly establishment of institutional uses where adequate access, circulation facilities, and public services exist for the safety and convenience of such uses, and to exclude those uses which are not compatible with such development.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A7, Forestry.
(2) 
Use C5, Municipal use.
(3) 
Use C7, Assisted living/personal care facility.
(4) 
Use C9, Continuing care retirement community (CCRC).
(5) 
Use F1, Utility operating facility.
(6) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802. Uses permitted as a conditional use:
(1) 
Use C6, Nursing home.
(2) 
Use E31, Day-care center.
(3) 
Use H7, Temporary structure or use.
D. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with the overall site plan and shall be designed with a coordinated architectural scheme with appropriate landscaping.
(a) 
Minimum lot area: five acres, except as follows:
[1] 
Use C9, Continuing care retirement community (CCRC): 10 acres.
[2] 
Use F1, Utility operating facility: 3,500 square feet.
(b) 
Minimum lot width at minimum building setback line: 75 feet.
(c) 
Maximum impervious surface ratio: 60%.
(d) 
Maximum building height: 40 feet.
[Amended 4-12-2022 by Ord. No. 2022-O-06]
(e) 
Minimum open space: see § 370-504, except as follows:
[1] 
Uses C6, Nursing home, C7, Assisted living/personal care facility, C9, Continuing care retirement community (CCRC), and E31, Day-care center: 30%.
(f) 
Maximum building coverage: 20%, except as follows:
[1] 
Use C9, Continuing care retirement community (CCRC): 30%.
(g) 
Minimum setbacks:
[1] 
Front yard: 75 feet.
[2] 
Side yard: 75 feet.
[3] 
Rear yard: 75 feet.
(h) 
Minimum building spacing: 35 feet.
E. 
Overall provisions.
(1) 
The permitted uses shall only serve persons 55 years of age or older.
(2) 
Health care services for persons 55 years of age or older who require nursing or care for extended periods of time.
(3) 
Accessory uses exclusively to meet the needs of the occupants.
(a) 
Retail area. Maximum area for accessory retail, personal service, and professional office, supportive of the specified use, shall not exceed 5% of the gross floor area. Such retail area shall not be intermixed with residential dwelling units nor be available for use by the general public. No public advertisement by sign or other medium shall be permitted for such accessory retail use.
(4) 
Common areas and facilities. Provisions shall be made for the perpetual maintenance and care of all common areas, including streets, driveways, parking areas, walkways, landscaped planting areas, open space, and recreation.
(5) 
The site shall be located within a fifteen-minute driving radius of a hospital or other major medical facility.
(6) 
Site access. The use must take access by either a collector or arterial street as defined in Chapter 305, Subdivision and Land Development, of Warrington Township.
F. 
Institutional District Chart.
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
Institutional (IU) District Chart
Purpose: The purpose of the IU Institutional District is to provide for the orderly establishment of institutional uses where adequate access, circulation facilities, and public services exist for the safety and convenience of such uses, and to exclude those uses which are not compatible with such development.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
C5
Municipal use
C7
Assisted living/personal care facility
5 acres
75
60%
40
75
75
75
30%
20%
Yes
C9
Continuing care retirement community (CCRC)
10 acres
75
60%
40
75
75
75
30%
30%
Yes
F1
Utility operating facility
3,500 square feet
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
C6
Nursing home
5 acres
60%
40
75
75
75
30%
20%
Yes
E31
Day-care center
5 acres
75
60%
40
75
75
75
30%
20%
Yes
H7
Temporary structure or use
40
75
75
75
20%
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking areas.
A. 
Purpose. The purpose of the CE Cemetery District is to provide a cemetery to serve the needs of the community.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A7, Forestry.
(2) 
Use C1, Cemetery.
(3) 
Use C5, Municipal use.
(4) 
Use F1, Utility operating facility.
(5) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use C2, Crematorium.
(2) 
Use C11, Place of worship.
(3) 
Use E34, Dwelling in combination with a business.
(4) 
Use E45, Funeral home or mortuary.
(5) 
Use H7, Temporary structure or use.
D. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with the overall site plan and shall be designed with a coordinated architectural scheme with appropriate landscaping.
(a) 
Minimum lot area: five acres, except as follows:
[1] 
Use C11, Place of worship: one acre.
[2] 
Use F1, Utility operating facility: 3,500 square feet.
(b) 
Maximum building coverage: 10%.
(c) 
Minimum setbacks:
[1] 
Front yard: 35 feet or one-half the distance from the street line.
[2] 
Side yard: 35 feet per side.
[3] 
Rear yard: 35 feet.
(d) 
Maximum building height: 35 feet, except as follows:
[1] 
Use C11, Place of worship: 50 feet.
E. 
Overall provisions.
(1) 
Street trees shall be planted along each public street on which active cemetery use is developed according to Article III of Chapter 305, Subdivision and Land Development, of the Code of the Township of Warrington.
(2) 
Along each property line which adjoins an existing residential use, all aboveground burial structures shall be screened according to Article III of Chapter 305, Subdivision and Land Development, of the Code of the Township of Warrington.
(3) 
Lot coverage for accessory buildings: no more than 10% of the entire area, to a maximum of five acres, may be devoted to aboveground buildings.
(4) 
For all aboveground burial structures: 100 feet from all property lines and street lines.
(5) 
An area may be provided for aboveground burial and for graves with monuments and headstones. Such area shall be contiguous and shall not exceed 10% of the total area devoted to burial.
(6) 
If the cemetery area exceeds 50 acres, one dwelling to be used for custodial personnel may be permitted. If the cemetery area is less than 50 acres, there shall be no dwelling thereon.
F. 
Design standards.
(1) 
All grave markers shall be flush with the surface of the ground except in a designated area where monuments and headstones are permitted. The Board of Supervisors shall approve the designated areas at the time the plan is approved.
(2) 
Maximum height of monuments, headstones, grave markers: 10 feet.
(3) 
Maximum height of mausoleums, columbariums and other burial structures: 15 feet.
(4) 
Maximum height of accessory buildings, including dwelling unit where permitted: three stories or 35 feet.
(5) 
Entrance features, including gates, fountains, statuary, identification signs and the like:
(a) 
There shall be not more than two identification signs at each entrance, and the same shall conform to applicable sections of Article VII, Signs, of this chapter.
(b) 
The main portion of entrance features shall be located at least 10 feet from the nearest street line of any public street.
(c) 
No such entrance features shall exceed 12 feet in height.
(6) 
Access and circulation. Where interior roads are provided, they shall be paved according to Township standards, shall have minimum width of 12 feet if one-way, and 20 feet if two-way. There shall be no dead-end roads, unless provided with a turnaround with at least a fifty-foot center-line radius.
G. 
Cemetery District Chart.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
Cemetery (CE) District Chart
Purpose: The purpose of the CE Cemetery District is to provide a cemetery to serve the needs of the community.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
C1
Cemetery
5 acres
35
35 or 1/2 distance from street line
35 per side
35
10%
Yes
C5
Municipal use
F1
Utility operating facility
3,500 square feet
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
C2
Crematorium
5 acres
35
35 or 1/2 distance from street line
35 per side
35
10%
Yes
C11
Place of worship
1 acre
50
Yes
E34
Dwelling in combination with a business
5 acres
35
35 or 1/2 distance from street line
35 per side
35
10%
Yes
E45
Funeral home or mortuary
5 acres
35
35 or 1/2 distance from street line
35 per side
35
10%
Yes
H7
Temporary structure or use
5 acres
35
35 or 1/2 distance from street line
35 per side
35
10%
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking areas.
A. 
Purpose. The purpose of the OS/P Open Space/Parkland District is to protect environmentally sensitive areas, scenic beauty, and encourage the preservation of open space, and/or encourage passive and active recreation activities.
B. 
Overall provisions.
(1) 
All land in the OS/P District shall be owned by Warrington Township. The Board of Supervisors shall determine the use of land within the OS/P District.
(2) 
Some parcels in the OS/P Open Space/Parkland District are restricted from development by easements and deed restrictions.
[Amended 1-10-2023 by Ord. No. 2023-O-2; 2-11-2025 by Ord. No. 2025-O-1]
A. 
Purpose. The primary purpose of the WV Warrington Village District is to allow a mix of small-scale commercial businesses, institutional buildings, multifamily residential and personal service uses in a pedestrian-oriented neighborhood with a sense of community and place with walkable links to adjoining residential neighborhoods and commercial centers. Alleviate the perceived impact of high-intensity developments by requiring them to be of a pedestrian scale, bulk, and orientation and complement surrounding uses in adjacent zoning districts. Provide coordinated access management and ensure that new buildings, additions, renovations, and landscaping are consistent and enhance the visual appeal of the streetscape environment.
B. 
Applicability.
(1) 
Any change of use or new land development of one lot or two or more contiguous lots, tracts, or parcels is subject to the area and dimensional requirements and provisions of this district. These regulations shall apply in addition to all other applicable regulations of the Zoning Ordinance and Subdivision and Land Development Ordinance.
(2) 
All existing permitted uses in the former districts at the time of adoption of this chapter shall continue to be permitted. If an existing permitted use located on a lot, tract, or parcel in an underlying district at the time of adoption of this chapter proposes new development (See definition of "development" in Article II, § 370-202.) or expansion, it shall comply with the requirements, standards, and compatibility criteria of this section and § 370-802, Conditional uses.
(3) 
If an existing use is not permitted in this section, it shall be considered nonconforming and subject to § 370-801.
C. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A7, Forestry.
(2) 
Use B17, Live-work units.
(3) 
Use C4, Library/museum.
(4) 
Use C5, Municipal use.
(5) 
Use D1, Professional or business office.
(6) 
Use D5, Medical services - physician's office.
(7) 
Use E3, Financial establishment.
(8) 
Use E9, Restaurant.
(9) 
Use E15, Retail/store, trade and service.
(10) 
Use E27, Smoking lounge.
(11) 
Use E29, Shopping center.
(12) 
Use E34, Dwelling in combination with business.
(13) 
Use E35, Combined office/commercial multifamily building.
(14) 
Use E36, Personal service business establishment.
(15) 
Use E46, Village shops.
(16) 
Use F1, Utility operating facility.
(17) 
Use F2, Passenger station.
(18) 
Use F3, Emergency services.
(19) 
Use H12, Electric vehicle charging station.
D. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use B18, Traditional townhouses.
(2) 
Use C6, Nursing home.
(3) 
Use C8, Recreation facility/community center.
(4) 
Use C11, Place of worship.
(5) 
Use D2, Veterinary office.
(6) 
Use E5, Automobile sales.
(7) 
Use E11, Bed-and-breakfast.
(8) 
Use E17, Private club or lodge.
(9) 
Use E24, Tavern/bar.
(10) 
Use E45, Funeral home or mortuary.
(11) 
Use H6, Drive-through.
(12) 
Use H7, Temporary structure or use.
(13) 
Use H9, Accessory outdoor eating area.
(14) 
Use H11, Financial self-service kiosk.
E. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with an overall plan and shall be designed as a single architectural scheme with appropriate landscaping.
(a) 
Minimum lot area: 10,000 square feet, except as follows:
[1] 
Use B18, Traditional townhouses: no minimum lot size.
[2] 
Use F1, Utility operating facility: 3,500 square feet.
[3] 
Use C6, Nursing home: four acres.
[4] 
Use E45, Funeral home or mortuary: 20,000 square feet.
[5] 
Use F2, Passenger station: one acre.
[6] 
Use F3, Emergency services: 0.5 acre.
(b) 
Minimum site area:
[1] 
Use B18, Traditional townhouses: one acre.
[2] 
Use E29, Shopping center: 20,000 square feet.
[3] 
Use E45, Funeral home or mortuary: one acre.
(c) 
Maximum nonresidential building footprint: 8,000 square feet.
(d) 
Maximum building height: 35 feet, except as follows:
[1] 
Uses B17, Live-work units, B18, Traditional townhouses, and E35, Combined office/commercial multifamily building: 40 feet.
[2] 
Use H9, Accessory outdoor eating area: 20 feet.
(e) 
Minimum lot width at minimum building setback line: 40 feet, except as follows:
[1] 
Use B18, Traditional townhouses: 24 feet.
[2] 
Use E29, Shopping center: 100 feet.
[3] 
Use C6, Nursing home: 75 feet.
[4] 
Uses E4, Motor vehicle station, and Use E5, Automotive sales: 200 feet.
(f) 
Minimum setbacks:
[1] 
Minimum front yard:
[a] 
Front facade location on Route 611: not less than 15 nor more than 35 feet from the street line.
[b] 
Front facade location (all other roads): setback should be the average of the two closest structures on the same side of the street with a maximum setback of 20 feet from the street line.
[c] 
Use B17, Live-work units: 10 feet.
[d] 
Use B18, Traditional townhouses: 10 feet or 20 feet when fronting on an arterial street.
[e] 
Use C6, Nursing home: 60 feet.
[f] 
Use E45, Funeral home or mortuary: 35 feet or one-half the distance from the street line.
[2] 
Minimum side yard: 10 feet, except as follows:
[a] 
Use C6, Nursing home, and E45, Funeral home or mortuary: 20 feet.
[3] 
Minimum rear yard: 25 feet, except as follows:
[a] 
Use B17, Live-work units: 10 feet.
[b] 
Use E29, Shopping center: 40 feet.
[c] 
Uses C6, Nursing home, and E45, Funeral home or mortuary: 35 feet.
(g) 
Maximum building coverage: 35%, except as follows:
[1] 
Use C6, Nursing home: 20%.
[2] 
Use E45, Funeral home or mortuary: 10%.
(h) 
Maximum impervious surface: 75%, except as follows:
[1] 
Use B17, Live-work units and B18, Traditional townhouses: 80%.
[2] 
Use C6, Nursing home: 60%.
(i) 
Maximum density: eight dwelling units per acre, except as follows:
[1] 
Use B17, Live-work units: six dwelling units per acre.
(j) 
Maximum building length facing a street: 60 feet, except as follows:
[1] 
Use B18, Traditional townhouses: 144 feet.
(k) 
Minimum open space:
[1] 
Use B18, Traditional townhouses: 10% if the site area is one acre or less and 20% if the site area is more than one acre.
F. 
Overall provisions.
(1) 
In the WV Warrington Village District, Use E29, Shopping center, includes:
(a) 
Permitted by right.
[1] 
Use C11, Place of worship.
[2] 
Use E3, Financial establishment.
[3] 
Use E9, Restaurant.
[4] 
Use E15, Retail/store, trade and service.
[5] 
Use E36, Personal service business establishment.
[6] 
Use E46, Village shops.
[7] 
Use H12, Electric vehicle charging station.
(b) 
Permitted as a conditional use.
[1] 
Use E17, Private club or lodge.
[2] 
Use E24, Tavern/bar.
[3] 
Use H6, Drive-through.
[4] 
H11, Financial self-service kiosk.
G. 
Warrington Village District Chart.
Warrington Village (WV) District Chart
Purpose: The purpose of the WV Warrington Village District is to allow a mix of small-scale commercial businesses, institutional buildings, and personal service uses in a pedestrian-oriented neighborhood with a sense of community and place with walkable links to adjoining residential neighborhoods and commercial centers. Alleviate the perceived impact of high-intensity developments by requiring them to be of a pedestrian scale, bulk, and orientation and complement surrounding uses in adjacent zoning districts. Provide coordinated access management and ensure that new buildings, additions, renovations, and landscaping are consistent and enhance the visual appeal of the streetscape environment.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
B17
Live-work units
10,000 square feet
6
40
80%
40
10
10
10
20%
Yes
C4
Library or museum
10,000 square feet
40
75%
35
10
25
35%
Yes
C5
Municipal use
D1
Professional or business office
10,000 square feet
40
75%
35
10
25
35%
Yes
D5
Medical services - physician's office
10,000 square feet
40
75%
35
10
25
35%
Yes
E3
Financial establishment
10,000 square feet
40
75%
35
10
25
35%
Yes
E9
Restaurant
10,000 square feet
40
75%
35
10
25
35%
Yes
E15
Retail/store, trade and service
10,000 square feet
40
75%
35
10
25
35%
Yes
E27
Smoking lounge
10,000 square feet
40
75%
35
10
25
35%
Yes
E29
Shopping center
20,000 square feet
100
75%
35
10
40
Yes
E34
Dwelling in combination with a business
10,000 square feet
40
75%
35
10
25
35%
Yes
E35
Combined office/commercial multifamily building
10,000 square feet
8
40
75%
40
10
25
35%
Yes
E36
Personal service business establishment
10,000 square feet
40
75%
35
10
25
35%
Yes
E46
Village shops
10,000 square feet
40
75%
35
10
25
35%
Yes
F1
Utility operating facility
3,500 square feet
Yes
F2
Passenger station
1 acre
40
75%
35
10
25
35%
Yes
F3
Emergency services
0.5 acre
40
75%
35
10
25
35%
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
C6
Nursing home
4 acres
75
60%
35
60
20
35
20%
Yes
C8
Recreational facility/community center
10,000 square feet
40
75%
35
10
25
35%
Yes
C11
Place of worship
10,000 square feet
40
75%
35
10
25
35%
Yes
D2
Veterinary office
10,000 square feet
40
75%
35
10
25
35%
Yes
E4
Motor vehicle service station
10,000 square feet
200
75%
35
10
25
35%
Yes
E5
Automotive sales
10,000 square feet
200
75%
35
10
25
35%
Yes
E11
Bed-and-breakfast
10,000 square feet
40
75%
35
10
25
35%
Yes
E17
Private club or lodge
10,000 square feet
40
75%
35
10
25
35%
Yes
E24
Tavern/bar
10,000 square feet
40
75%
35
10
25
35%
Yes
E45
Funeral home or mortuary
20,000 square feet
1 acre
35
35 or 1/2 distance from street line
20
35
10%
Yes
H6
Drive-through
Yes
H7
Temporary structure or use
35
10
25
35%
Yes
H9
Accessory outdoor eating area
20
Yes
H11
Financial self-service kiosk
Yes
NOTES:
1
If a minimum open space value is not specified, see § 370-504.
In the WV Warrington Village District, Use E29, Shopping center includes:
Permitted by right: C11, Place of worship; E3, Financial establishment; E9, Restaurant; E15, Retail/store, trade and service; E36, Personal service business establishment; E46, Village shops; H12, Electric vehicle charging station.
Permitted as conditional use: E17, Private club or lodge; E24, Tavern/bar; H6, Drive-through; H11, Financial self-service kiosk.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking areas.
A. 
Purpose. The purpose of the BZ Business Zone District is to provide for a balanced mix of modern, well-designed, integrated, and compatible development that encourages economic vitality along the Route 611 corridor. Provide coordinated access management and ensure that new buildings, additions, renovations, and landscaping are consistent and enhance the visual appeal of the streetscape environment.
B. 
Applicability.
(1) 
Any change of use or new land development of one lot or two or more contiguous lots, tracts, or parcels is subject to the area and dimensional requirements and provisions of this district. These regulations shall apply in addition to all other applicable regulations of the Zoning Ordinance and Subdivision and Land Development Ordinance.
(2) 
All existing permitted uses in the former districts at the time of adoption of this chapter shall continue to be permitted. If an existing permitted use located on a lot, tract, or parcel in an underlying district at the time of adoption of this chapter proposes new development (See definition of "development" in Article II, § 370-202.) or expansion, it shall comply with the requirements, standards, and compatibility criteria of this section and § 370-802, Conditional uses.
(3) 
If an existing use is not permitted in this section, it shall be considered nonconforming and subject to § 370-801.
C. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A7, Forestry.
(2) 
Use B17, Live-work units.
(3) 
Use C4, Library/museum.
(4) 
Use C5, Municipal use.
(5) 
Use D1, Professional or business office.
(6) 
Use D2, Veterinary office.
(7) 
Use D3, Medical service, clinic, urgent care.
(8) 
Use D5, Medical service - physician's office.
(9) 
Use D6, Medical service, integrated medical health center.
(10) 
Use E3, Financial establishment.
(11) 
Use E9, Restaurant.
(12) 
Use E10, Restaurant, fast-food.
(13) 
Use E15, Retail/store, trade and service.
(14) 
Use E22, Microbrewery, microwinery, microdistillery.
(15) 
Use E23, Brewpub.
(16) 
Use E25, Nightclub.
(17) 
Use E26, Pet day-care and salon.
(18) 
Use E27, Smoking lounge.
(19) 
Use E29, Shopping center.
(20) 
Use E30, Garden center.
(21) 
Use E31, Day-care center.
(22) 
Use E34, Dwelling in combination with business.
(23) 
Use E35, Combined office/commercial multifamily building.
(24) 
Use E36, Personal service business establishment.
(25) 
Use E40, Indoor entertainment facility.
(26) 
Use E41, Athletic recreational facility.
(27) 
Use E42, Medical service lab.
(28) 
Use E43, Commercial school.
(29) 
Use F1, Utility operating facility.
(30) 
Use F3, Emergency services.
(31) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
D. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use C8, Recreation facility/community center.
(2) 
Use C11, Place of worship.
(3) 
Use E4, Motor vehicle service station.
(4) 
Use E5, Automotive sales.
(5) 
Use E6, Automotive repair.
(6) 
Use E8, Car wash.
(7) 
Use E28, Convenience store with fuel sales.
(8) 
Use H6, Drive-through.
(9) 
Use H7, Temporary structure or use.
(10) 
Use H9, Accessory outdoor eating area.
E. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with an overall plan and shall be designed as a single architectural scheme with appropriate landscaping.
(a) 
Minimum lot area: 20,000 square feet, except as follows:
[1] 
Use F1, Utility operating facility: 3,500 square feet.
[2] 
Use F3, Emergency services: 0.5 acre.
[3] 
Use C11, Place of worship: five acres.
(b) 
Minimum site area:
[1] 
Use C4, Library or museum: five acres.
[2] 
Use E29, Shopping center: 20,000 square feet.
(c) 
Maximum nonresidential building footprint: 25,000 square feet.
(d) 
Maximum building height: 35 feet, except as follows:
[1] 
Use C11, Place of worship: 50 feet.
[2] 
Uses B17, Live-work units, and E35, Combined office/commercial multifamily building: 40 feet.
[3] 
Use H9, Accessory outdoor eating area: 20 feet.
(e) 
Minimum lot width at minimum building setback line: 40 feet, except as follows:
[1] 
Uses E6, Automotive repair, and E8, Car wash: 200 feet.
[2] 
Use E28, Convenience store with fuel sales: 175 feet.
(f) 
Minimum setbacks:
[Amended 4-12-2022 by Ord. No. 2022-O-06]
[1] 
Minimum front yard: 25 feet, except as follows:
[a] 
Front facade location: not less than 15 nor more than 35 feet from the street line.
[b] 
Use B17, Live-work units: 10 feet.
[c] 
Use E28, Convenience store with fuel sales: 60 feet.
[2] 
Minimum side yard: 10 feet, except as follows:
[a] 
Use E28, Convenience store with fuel sales: 50 feet.
[3] 
Minimum rear yard: 25 feet, except as follows:
[a] 
Use B17, Live-work units: 10 feet.
[b] 
Use E28, Convenience store with fuel sales: 50 feet.
[4] 
Minimum side and rear yard when adjacent to a residential district or residential use: 50 feet.
(g) 
Maximum building coverage: 35%.
(h) 
Maximum impervious surface ratio: 70%, except as follows:
[1] 
Use B17, Live-work units: 80%.
[2] 
Use C4, Library or museum: 75%.
(i) 
Maximum dwelling units per building:
[1] 
Use B17, Live-work units: six dwelling units per acre.
[2] 
Use E34, Dwelling in combination with business: eight dwelling units per building.
[a] 
A minimum mix of two of the following unit types is required: studio, one-bedroom, or two-bedroom.
[3] 
Use E35 Combined office/commercial multifamily building: eight dwelling units per acre.
(j) 
Maximum building length facing a street: 100 feet.
(k) 
Minimum open space: See § 370-504, except as follows:
[1] 
Use B17, Live-work units: 20%.[1]
[1]
Editor's Note: Former Subsection E(2), Parking, which immediately followed, was repealed 4-12-2022 by Ord. No. 2022-O-06.
F. 
Overall provisions.
(1) 
In the BZ Business Zone District, Use E29, Shopping center includes:
(a) 
Permitted by right.
[1] 
Use C11, Place of worship.
[2] 
Use E3, Financial establishment.
[3] 
Use E9, Restaurant.
[4] 
Use E10, Restaurant, fast-food.
[5] 
Use E15, Retail/store, trade and service.
[6] 
Use E23, Brewpub.
[7] 
Use E25, Nightclub.
[8] 
Use E26, Pet day-care and salon.
[9] 
Use E27, Smoking lounge.
[10] 
Use E31, Day-care center.
[11] 
Use E36, Personal service business establishment.
[12] 
Use E40, Indoor entertainment facility.
[13] 
Use E41, Athletic recreational facility.
[14] 
Use E43, Commercial school.
[15] 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
(b) 
Permitted as a conditional use.
[1] 
Use H6, Drive-through.
G. 
Business Zone District Chart.
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
Business Zone (BZ) District Chart
Purpose: The purpose of the BZ Business Zone District is to provide for a balanced mix of modern, well designed, integrated, and compatible development that encourages economic vitality along the Route 611 corridor. Provide coordinated access management and ensure that new buildings, additions, renovations, and landscaping are consistent and enhance the visual appeal of the streetscape environment.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
B17
Live-work units
6
80%
40
10
10
10
20%
Yes
C4
Library or museum
5
75%
35
25
10
25
35%
Yes
C5
Municipal use
D1
Professional or business office
20,000 square feet
40
70%
35
25
10
25
35%
Yes
D2
Veterinary office
20,000 square feet
40
70%
35
25
10
25
35%
Yes
D3
Medical service, clinic, urgent care
20,000 square feet
40
70%
35
25
10
10
35%
Yes
D5
Medical services - physician's office
20,000 square feet
40
70%
35
25
10
25
35%
Yes
D6
Medical services integrated medical health center
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E3
Financial establishment
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E9
Restaurant
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E10
Restaurant, fast-food
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E15
Retail/store, trade and service
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E22
Microbrewery, microwinery, microdistillery
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E23
Brewpub
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E25
Nightclub
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E26
Pet day-care and salon
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E27
Smoking lounge
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E29
Shopping center
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E30
Garden center
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E31
Day-care center
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E34
Dwelling in combination with a business
20,000 square feet
8
40
70%
35
25
10
25
35%
Yes
E35
Combined office/commercial multifamily building
20,000 square feet
8
40
70%
40
25
10
25
35%
Yes
E36
Personal service business establishment
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E40
Indoor entertainment facility
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E41
Athletic recreational facility
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E42
Medical service lab
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E43
Commercial school
20,000 square feet
40
70%
35
25
10
25
35%
Yes
F1
Utility operating facility
3,500 square feet
Yes
F3
Emergency services
0.5 acre
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
C8
Recreational facility/community center
20,000 square feet
40
70%
35
25
10
25
35%
Yes
C11
Place of worship
5 acres
50
Yes
E4
Motor vehicle service station
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E5
Automotive sales
20,000 square feet
40
70%
35
25
10
25
35%
Yes
E6
Automotive repair
20,000 square feet
200
70%
35
25
10
25
35%
Yes
E8
Car wash
20,000 square feet
200
70%
35
25
10
25
35%
Yes
E28
Convenience store with fuel sales
20,000 square feet
175
70%
35
60
50
50
35%
Yes
H6
Drive-through
25
10
25
Yes
H7
Temporary structure or use
20,000 square feet
40
35
25
10
25
35%
Yes
H9
Accessory outdoor eating area
20
Yes
NOTES:
1
If a minimum open space value is not specified, see § 370-504.
In the BZ Business Zone District, Use E29, Shopping center includes:
Permitted by right: C11, Place of worship; E3, Financial establishment; E9, Restaurant; E10, Restaurant, fast-food; E15, Retail/store, trade and service; E23, Brewpub; E25, Nightclub; E26, Pet day-care and salon; E27, Smoking lounge; E31, Day-care center; E36, Personal service business establishment; E40, Indoor entertainment facility; E41, Athletic recreational facility; E43, Commercial school; H12, Electric vehicle charging station.
Permitted as conditional use: H6, Drive-through.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking areas.
A. 
Purpose. The purpose of the CBD Central Business District is to provide for a well-designed and planned mix of modern, integrated, and compatible development that encourages a variety of uses, such as larger-scale retail, office, medical, and multifamily dwellings in a mixed-use setting. Provide coordinated access, pedestrian amenities, and ensure that new buildings, additions, renovations, and landscaping are consistent and enhance the visual appeal of the streetscape environment.
B. 
Applicability.
(1) 
Any change of use or new land development of one lot or two or more contiguous lots, tracts, or parcels is subject to the area and dimensional requirements and provisions of this district. These regulations shall apply in addition to all other applicable regulations of the Zoning Ordinance and Subdivision and Land Development Ordinance.
(2) 
All existing permitted uses in the former districts at the time of adoption of this chapter shall continue to be permitted. If an existing permitted use located on a lot, tract, or parcel in an underlying district at the time of adoption of this chapter proposes new development (See the definition of "development" in Article II, § 370-202.) or expansion, it shall comply with the requirements, standards, and compatibility criteria of this section and § 370-802, Conditional uses.
(3) 
If an existing use is not permitted in this section, it shall be considered nonconforming and subject to § 370-801.
C. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A7, Forestry.
(2) 
Use C5, Municipal use.
(3) 
Use D1, Professional or business office.
(4) 
Use D3, Medical service, clinic, urgent care.
(5) 
Use D5, Medical service - physician's office.
(6) 
Use D6, Medical service, integrated medical health center.
(7) 
Use E3, Financial establishment.
(8) 
Use E9, Restaurant.
(9) 
Use E10, Restaurant, fast-food.
(10) 
Use E15, Retail/store, trade and service.
(11) 
Use E18, Hotel/motel.
(12) 
Use E23, Brewpub.
(13) 
Use E26, Pet day-care and salon.
(14) 
Use E27, Smoking lounge.
(15) 
Use E29, Shopping center.
(16) 
Use E30, Garden center.
(17) 
Use E32, Parking lot.
(18) 
Use E35, Combined office/commercial multifamily building.
(19) 
Use E36, Personal service business establishment.
(20) 
Use E38, Mixed-use development.
(21) 
Use E40, Indoor entertainment facility.
(22) 
Use E41, Athletic recreational facility.
(23) 
Use E42, Medical service lab.
(24) 
Use E43, Commercial school.
(25) 
Use F1, Utility operating facility.
(26) 
Use F3, Emergency services.
(27) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
D. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use C11, Place of worship.
(2) 
Use E28, Convenience store with fuel sales.
(3) 
Use E33, Parking structure.
(4) 
Use E39, Town center apartments.
(5) 
Use F2, Passenger station.
(6) 
Use H6, Drive-through.
(7) 
Use H7, Temporary structure or use.
(8) 
Use H8, Sale of motor fuel as accessory use to retail/store use.
(9) 
Use H9, Accessory outdoor eating area.
(10) 
Use H11, Financial self-service kiosk.
E. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with an overall plan and shall be designed as a single architectural scheme with appropriate landscaping.
(a) 
Minimum lot area: 20,000 square feet, except as follows:
[1] 
A building with a single tenant or occupant: five acres.
[2] 
Use F1, Utility operating facility: 3,500 square feet.
[3] 
Use F2, Passenger station: one acre.
[4] 
Use F3, Emergency services: 0.5 acre.
[5] 
Uses E18, Hotel/motel, and E33, Parking structure: three acres.
(b) 
Maximum site area:
[1] 
Uses E29, Shopping center, and E30, Garden center: one acre.
[2] 
Use E35, Combined office/commercial multifamily building: five acres.
[3] 
Uses E38, Mixed-use development, and E39, Town center apartment: 30 acres.
(c) 
Maximum nonresidential building footprint of a building with a single tenant or occupant: 50,000 square feet.
(d) 
Maximum building height: 40 feet, except as follows:
[1] 
Use E18, Hotel/motel (conference-type): 75 feet maximum.
[2] 
Uses C11, Place of worship, and F2, Passenger station: 35 feet.
[3] 
Use E33, Parking structure: 55 feet.
[4] 
Use E39, Town center apartments: 60 feet.
[5] 
Use H9, Accessory outdoor eating area: 20 feet.
(e) 
Minimum lot width at minimum building setback line: 150 feet, except as follows:
[1] 
Use E33, Parking structure: 250 feet.
(f) 
Minimum setbacks:
[Amended 4-12-2022 by Ord. No. 2022-O-06]
[1] 
Minimum front yard: 25 feet, except as follows:
[a] 
Front facade location: not less than 30 or more than 50 feet from the street line.
[b] 
Use C11, Place of worship: 100 feet.
[c] 
Use E28, Convenience store with fuel sales: 60 feet.
[d] 
Use E33, Parking structure: 75 feet.
[e] 
Use H8, Sale of motor fuel as accessory use to retail/store use: 30 feet.
[2] 
Minimum side yard: 25 feet, except as follows:
[a] 
Use C11, Place of worship: 40 feet.
[b] 
Use E28, Convenience store with fuel sales: 50 feet.
[c] 
Use E33, Parking structure: 50 feet.
[3] 
Minimum rear yard: 50 feet, except as follows:
[a] 
Use C11, Place of worship: 60 feet.
[4] 
Minimum side and rear yard when adjacent to a residential district or use: 75 feet.
(g) 
Maximum building coverage: 25%, except as follows:
[1] 
Use E39, Town center apartments: 35%.
(h) 
Maximum impervious surface ratio: 65%, except as follows:
[1] 
Use E39, Town center apartments: 75%.
[2] 
Use C11, Place of worship: 15%.
(i) 
Maximum density: eight dwelling units per acre.
[1] 
A minimum mix of two of the following unit types is required per multifamily dwelling building: studio, one-bedroom, or one-bedroom.
(j) 
Maximum building length facing a street: 200 feet.
F. 
Overall provisions.
(1) 
Shopping centers.
(a) 
The following developments were designed under the regulations of Use E29, Shopping center:
[1] 
Creek View.
[2] 
Warrington Crossing.
(b) 
In the CBD Central Business District, Use E29, Shopping center includes:
[1] 
Permitted by right.
[a] 
Use C11, Place of worship.
[b] 
Use E3, Financial establishment.
[c] 
Use E9, Restaurant.
[d] 
Use E10, Restaurant, fast-food.
[e] 
Use E15, Retail/store, trade and service.
[f] 
Use E23, Brewpub.
[g] 
Use E26, Pet day-care and salon.
[h] 
Use E27, Smoking lounge.
[i] 
Use E32, Parking lot.
[j] 
Use E36, Personal service business establishment.
[k] 
Use E40, Indoor entertainment facility.
[l] 
Use E41, Athletic recreational facility.
[m] 
Use E43, Commercial school.
[n] 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
[2] 
Permitted as a conditional use.
[a] 
Use E24, Tavern/bar.
[b] 
Use E25, Nightclub.
[c] 
Use H6, Drive-through.
[d] 
Use H11, Financial self-service kiosk.
(2) 
Mixed-use developments.
(a) 
The following developments were designed under the regulations of Use E38, Mixed-use development:
[1] 
Valley Gate.
[2] 
Valley Square.
(b) 
In the CBD Central Business District, Use E38, Mixed-use development includes:
[1] 
Permitted by right.
[a] 
Use C11, Place of worship.
[b] 
Use D1, Professional or business office.
[c] 
Use D3, Medical service, clinic, urgent care.
[d] 
Use D5, Medical services - physician's office.
[e] 
Use E3, Financial establishment.
[f] 
Use E9, Restaurant.
[g] 
Use E10, Restaurant, fast-food.
[h] 
Use E15, Retail/store, trade and service.
[i] 
Use E23, Brewpub.
[j] 
Use E26, Pet day-care and salon.
[k] 
Use E27, Smoking lounge.
[l] 
Use E32, Parking lot.
[m] 
Use E35, Combined office/multifamily building.
[n] 
Use E36, Personal service business establishment.
[o] 
Use E40, Indoor entertainment facility.
[p] 
Use E41, Athletic recreational facility.
[q] 
Use E43, Commercial school.
[r] 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
[2] 
Permitted as a conditional use.
[a] 
Use E24, Tavern/bar.
[b] 
Use E25, Nightclub.
[c] 
Use E39, Town center apartments.
[d] 
Use H6, Drive-through.
[e] 
Use H11, Financial self-service kiosk.
G. 
Central Business District Chart.
[Amended 4-12-2022 by Ord. No. 2022-O-06; 1-10-2023 by Ord. No. 2023-O-2]
Central Business District (CBD) Chart
Purpose: The purpose of the CBD Central Business District is to provide for a well-designed and planned mix of modern, integrated, and compatible development that encourages a variety of uses, such as larger-scale retail, office, medical, and multifamily dwellings in a mixed-use setting. Provide coordinated access, pedestrian amenities, and ensure that new buildings, additions, renovations, and landscaping are consistent and enhance the visual appeal of the streetscape environment.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
C5
Municipal use
D1
Professional or business office
20,000 square feet
150
65%
40
25
25
50
25%
Yes
D3
Medical service, clinic, urgent care
20,000 square feet
150
65%
40
25
25
50
25%
Yes
D5
Medical services - physician's office
20,000 square feet
150
65%
40
25
25
50
25%
Yes
D6
Medical services integrated medical health center
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E3
Financial establishment
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E9
Restaurant
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E10
Restaurant, fast-food
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E15
Retail/store, trade and service
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E18
Hotel/motel
3 acres
150
65%
75
25
25
50
25%
Yes
E23
Brewpub
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E26
Pet day-care and salon
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E27
Smoking lounge
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E29
Shopping center
1
150
65%
40
25
25
50
25%
Yes
E30
Garden center
1
150
65%
40
25
25
50
25%
Yes
E32
Parking lot
20,000 square feet
Yes
E35
Combined office/commercial multifamily building
5
8
150
65%
40
25
25
50
25%
Yes
E36
Personal service business establishment
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E38
Mixed-use development
30
8
150
65%
40
25
25
50
25%
Yes
E40
Indoor entertainment facility
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E41
Athletic recreational facility
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E42
Medical service lab
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E43
Commercial school
20,000 square feet
150
65%
40
25
25
50
25%
Yes
F1
Utility operating facility
3,500 square feet
Yes
F3
Emergency services
0.5 acre
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
C11
Place of worship
20,000 square feet
15%
35
100
40
60
Yes
E24
Tavern/bar
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E25
Nightclub
20,000 square feet
150
65%
40
25
25
50
25%
Yes
E28
Convenience store with fuel sales
20,000 square feet
150
65%
40
60
50
50
25%
Yes
E33
Parking structure
3 acres
250
65%
55
75
50
50
25%
Yes
E39
Town center apartments
30
8
75%
60
25
25
50
35%
Yes
F2
Passenger station
1 acre
35
Yes
H6
Drive-through
20,000 square feet
25
25
50
Yes
H7
Temporary structure or use
20,000 square feet
150
40
25
25
50
25%
Yes
H8
Sale of motor fuel as accessory use to retail/store use
20,000 square feet
150
40
30
25
50
25%
Yes
H9
Accessory outdoor eating area
20
Yes
H11
Financial self-service kiosk
Yes
NOTES:
1
If a minimum open space value is not specified, see § 370-504.
(1)
In the CBD Central Business District, Use E29, Shopping center includes:
Permitted by right: C11, Place of worship; E3, Financial establishment; E9, Restaurant; E10, Restaurant, fast-food; E15, Retail/store, trade and service; E23, Brewpub; E26, Pet day-care and salon; E27, Smoking lounge; E32, Parking lot; E36, Personal service business establishment; E40, Indoor entertainment facility; E41, Athletic recreational facility; E43, Commercial school; H12, Electric vehicle charging station.
Permitted as conditional use: E24, Tavern/bar; E25, Nightclub; H6, Drive-through; H11, Financial self-service kiosk.
(2)
Use E29, Shopping center. The following developments were designed under the regulations of Use E29, Shopping Center: Creek View, Warrington Crossing.
(3)
In the CBD Central Business District, Use E38, Mixed-use development includes:
Permitted by right: C11, Place of worship; D1, Professional or business office; D3, Medical service, clinic, urgent care; D5, Medical services - physician's office; E3, Financial establishment; E9, Restaurant; E10, Restaurant, fast-food; E15, Retail/store, trade and service; E23, Brewpub; E26, Pet day-care and salon; E27, Smoking lounge; E32, Parking lot; E35, Combined office/commercial multifamily building; E36, Personal service business establishment; E40, Indoor entertainment facility; E41, Athletic recreational facility; E43, Commercial school; H12, Electric vehicle charging station.
Permitted as conditional use: E24, Tavern/bar; E25, Nightclub; E39, Town center apartments; H6, Drive-through; H11, Financial self-service kiosk.
(4)
Use E38, Mixed-use development. The following developments were designed under the regulations of Use E38, Mixed-use development: Valley Gate, Valley Square.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking areas.
A. 
Purpose. The purpose of the IST District is to permit and encourage an entrepreneurial community of life science companies that promote research and emerging technologies, and light manufacturing uses suitable for product fabrication and development, such as biotechnology, software and hardware development, and electronics. Typical activities include assembly and fabrication industries, laboratories, research, administrative offices, and business support services. Ancillary uses that are incidental to the primary uses include cafeteria, personal services, small retail store, on-site child-care facility, and conference space. The entire development shall be designed as an integrated and harmonious campus style layout with an interconnected road system, comprehensive streetscape environment, human scale and dynamic architecture that creates a sense of place. It shall be an appropriate part of the physical development of the Township and contribute to the soundness of the economic base of the Township, and otherwise, further the purposes of this chapter.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A7, Forestry.
(2) 
Use C5, Municipal use.
(3) 
Use D1, Professional or business office.
(4) 
Use D4, Research and development lab.
(5) 
Use E9, Restaurant (can be accessory to Use D1, Professional or business office, Use E43, Commercial school, Use E17, Hotel/motel).
(6) 
Use E42, Medical service lab.
(7) 
Use E43, Commercial school.
(8) 
Use F1, Utility operating facility.
(9) 
Use F3, Emergency services.
(10) 
Use G3, Laboratories, research, and testing.
(11) 
Use G6, Flex space.
(12) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use C3, Hospital.
(2) 
Use E18, Hotel/motel.
(3) 
Use E31, Day-care center (can be accessory to Use C5, Municipal use, Use D1, Professional or business office, Use D5, Research and development lab, Use E43, Commercial school).
(4) 
Use E33, Parking structure.
(5) 
Use E36, Personal service business establishment (limited to beauty parlor, barbershop, dry cleaner, packaging, shipping, and mailing services store).
(6) 
Use H7, Temporary structure or use.
(7) 
Use H9, Accessory outdoor eating area.
D. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with an overall site plan and shall be designed with a coordinated architectural scheme with appropriate landscaping.
(a) 
Minimum lot area: two acres, except as follows:
[1] 
The two-acre minimum lot area requirement shall apply to any single use or combination of uses permitted by right or by conditional use where such uses are proposed as part of a common, coordinated development plan for a parcel(s) of ground.
[2] 
Use F1, Utility operating facility: 3,500 square feet.
[3] 
Use F3, Emergency services: 0.5 acre.
[4] 
Use E18, Hotel/motel: three acres.
(b) 
Maximum building footprint:
[1] 
Use E9, Restaurant: 2,000 square feet.
[2] 
Use E36, Personal services business establishment: 1,200 square feet (per each use activity).
(c) 
Maximum building height: 35 feet, except as follows:
[1] 
se E18, Hotel/motel: 50 feet.
[2] 
Use H9, Accessory outdoor eating area: 20 feet.
(d) 
Minimum lot width at minimum building setback line: 150 feet, except as follows:
[1] 
Use E33, Parking structure: 250 feet.
(e) 
Minimum setbacks:
[1] 
Minimum front yard: 50 feet, except as follows:
[a] 
Use E33, Parking structure: 75 feet.
[2] 
Minimum side yard: 30 feet each side, except as follows:
[a] 
Use E18, Hotel/motel: 25 feet.
[b] 
Use E33, Parking structure: 50 feet.
[3] 
Minimum rear yard: 40 feet, except as follows:
[a] 
Uses E18, Hotel/motel, and E33, Parking structure: 50 feet.
(f) 
Maximum building coverage: 35% of lot area, except as follows:
[1] 
Uses E18, Hotel/motel, and E33, Parking structure: 25% of lot area.
(g) 
Maximum floor area ratio (F.A.R.): 75% of lot area.
(h) 
Maximum impervious surface ratio: 65% of lot area.
(i) 
Minimum open space: 25% of gross site area. If a minimum open space value is not specified, see § 370-504.
E. 
Overall provisions.
(1) 
Multiple use structure.
(a) 
A single structure or building within the IST District may incorporate a mix of by right permitted and conditional uses.
F. 
Off-street parking.
(1) 
All parking areas shall be set back a minimum of 25 feet from the street line of any public street. The area between the cartway and the parking area shall be devoted to required streetscape amenities, such as sidewalks, street trees, and landscaping. Parking lots are encouraged to be designed so that a portion of the parking spaces are located to the side and the rear of the building. Parking layout shall provide for pedestrian circulation throughout the parking area. The pedestrian circulation system shall be illustrated on the site plan.
(2) 
Shared parking. Two or more uses may provide for required parking in a common parking area if the total space provided is not less than the sum of the spaces required for each use individually. However, the number of spaces required in a common parking facility may be reduced below this total if it can be demonstrated to the Township that the hours or days of peak parking needed for the uses are different and that a lower total will provide adequately for all uses served by the facility. Shared parking will be permitted under the following circumstances:
(a) 
The uses must be on lots that are physically adjacent to each other, with cross-easements or other arrangements that allow for shared driveways and shared parking.
(b) 
Owners or applicants for all uses proposing to use the shared parking arrangement must provide written agreements, in a form acceptable to the Township, outlining the terms of the shared parking arrangement.
(c) 
Authority for shared parking shall be pursuant to review by the Planning Commission and Township Engineer and approval granted by the Board of Supervisors.
(3) 
Proposed parking in front of a building shall be limited to one double bay of parking with access aisle and shall be limited to no more than 15% of the total required parking spaces.
(4) 
For parking facilities which contain 25 or more parking spaces, no more than 25% of the parking spaces may be eight feet by 18 feet, provided that such spaces are each clearly designated to be limited to use by compact and/or subcompact automobiles.
G. 
Industrial Science Technology District Chart.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
Industrial Science Technology (IST) District Chart
Purpose: The purpose of the IST Industrial Science Technology District is to permit and encourage an entrepreneurial community of life science companies that promote research and emerging technologies and light manufacturing uses suitable for product fabrication and development, such as biotechnology, software and hardware development, and electronics. Typical activities include assembly and fabrication industries, laboratories, research, administrative offices, and business support services. Ancillary uses that are incidental to the primary uses include cafeteria, personal services, small retail store, on-site child-care facility, and conference space. The entire development shall be designed as an integrated and harmonious campus style layout with an interconnected road system, comprehensive streetscape environment, human scale, and dynamic architecture that creates a sense of place. It shall be an appropriate part of the physical development of the Township and contribute to the soundness of the economic base of the Township, and otherwise, further the purposes of this chapter.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
C5
Municipal use
D1
Professional or business office
2 acres
150
65%
35
50
30 each side
40
25%
35%
Yes
D4
Research and development labs
2 acres
150
65%
35
50
30 each side
40
25%
35%
Yes
E9
Restaurant
2 acres
150
65%
35
50
30 each side
40
25%
35%
Yes
E42
Medical service lab
2 acres
150
65%
35
50
30 each side
40
25%
35%
Yes
E43
Commercial school
2 acres
150
65%
35
50
30 each side
40
25%
35%
Yes
F1
Utility operating facility
3,500 square feet
Yes
F3
Emergency services
0.5 acre
150
65%
35
50
30 each side
40
25%
35%
Yes
G3
Laboratories, research, and testing
2 acres
150
65%
35
50
30 each side
40
25%
35%
Yes
G6
Flex space
2 acres
150
65%
35
50
30 each side
40
25%
35%
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
C3
Hospital
2 acres
150
65%
35
50
30 each side
40
35%
Yes
E18
Hotel/motel
3 acres
150
65%
50
50
25
50
25%
Yes
E31
Day-care center
2 acres
150
65%
35
50
30 each side
40
25%
35%
Yes
E33
Parking structure
3 acres
250
65%
35
75
50
50
25%
Yes
E36
Personal service business establishment
2 acres
150
65%
35
50
30 each side
40
25%
35%
Yes
H7
Temporary structure or use
2 acres
150
35
50
30 each side
40
25%
35%
Yes
H9
Accessory outdoor eating area
20
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking areas.
A. 
Purpose. The purpose of the PI-1 Planned Industrial 1 District is to permit and encourage industrial development to ensure that it will be so located and designed as to constitute a harmonious and appropriate part of the physical development of the Township, to contribute to the soundness of the economic base of the Township, and otherwise further the purposes of this chapter. Consistent with the general purpose of this chapter, the specific intent of this section is to:
(1) 
Encourage the construction on and continued use of the land in the district for industrial purposes.
(2) 
Prohibit any use which would substantially interfere with the development, continuation, or expansion of industrial uses in the district.
(3) 
Establish reasonable standards for buildings and other structures, the areas and dimensions of yards and other open spaces, and the provision of facilities and operation of industries to minimize air pollution, noise, glare, heat, vibration, fire, safety hazards, etc.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A7, Forestry.
(2) 
Use C5, Municipal use.
(3) 
Use D1, Professional or business office.
(4) 
Use D4, Research and development labs.
(5) 
Use E2, Automotive body repair and paint shop.
(6) 
Use E7, Truck repair and sales.
(7) 
Use E13, Outdoor entertainment.
(8) 
Use E19, Mini warehouses.
(9) 
Use E20, Limited-access self-storage facility.
(10) 
Use E22, Microbrewery, microwinery, microdistillery.
(11) 
Use E43, Commercial school.
(12) 
Use F1, Utility operating facility.
(13) 
Use F2, Passenger station.
(14) 
Use F3, Emergency services.
(15) 
Use G1, Truck terminal.
(16) 
Use G2, Manufacturing.
(17) 
Use G3, Laboratories, research, and testing.
(18) 
Use G4, Wholesale business/wholesale storage.
(19) 
Use G5, Warehouse.
(20) 
Use G6, Flex space.
(21) 
Use G9, Transfer station.
(22) 
Use G10, Contracting.
(23) 
Use G11, Fuel storage and distribution.
(24) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use E1, Adult-oriented business.
(2) 
Use H7, Temporary structure or use.
(3) 
Use H9, Accessory outdoor eating area.
D. 
Special exceptions. The following uses may be permitted as a special exception when authorized by the Zoning Hearing Board in accordance with the provisions of § 370-1107:
(1) 
Use E21, Fireworks.
E. 
Area requirements.
(1) 
Bulk standards.
(a) 
Minimum lot area: two acres, except as follows:
[1] 
Use E13, Outdoor entertainment: three acres.
[2] 
Use F1, Utility operating facility: 3,500 square feet.
[3] 
Use F3, Emergency services: 0.5 acre.
(b) 
Minimum lot width at minimum building setback line: 175 feet, except as follows:
[1] 
Use E13, Outdoor entertainment: 200 feet.
(c) 
Maximum impervious surface ratio: 70%.
(d) 
Maximum building coverage: 35%, except as follows:
[1] 
Use G6, Flex space: 30%.
(e) 
Minimum setbacks:
[1] 
Front yard: 75 feet from street line.
[2] 
Side yard: 20 feet per side.
[3] 
Rear yard: 50 feet.
(f) 
Maximum building height: 35 feet, except as follows:
[1] 
Use H9, Accessory outdoor eating area: 20 feet.
[2] 
For parcels greater than 25 acres in size, the occupied space of a building may be increased to a maximum height of 45 feet, provided that at least one of the following requirements is satisfied:
[a] 
An increase in the maximum front yard setback at a minimum rate of five feet of additional front yard setback for each additional one foot of building height greater than 35 feet.
[b] 
Any portion of a building above 35 feet shall be erected so as not to protrude above a recession plane starting from the minimum seventy-five-foot front yard setback line at a height of 35 feet, and then receding at the rate of five feet horizontal (H) recession for each one foot of vertical (V) height. As used herein, the "recession plane" is a plane inclined at an angle to the horizontal measured from a point that begins along the roofline at 35 feet vertically and continues at a slope of 1V:5H to the maximum allowable building height of 45 feet. (See Figure 11.)
Figure 11
PI-1, PI-1A, or PI-2 District: Recession Plane
370 PI-1 PI-1A PI-2 Dist Recession Plane.tif
(g) 
Minimum open space: See § 370-504.
F. 
Overall provisions.
(1) 
Special requirements for mini warehouses. In addition to the other several requirements, the following special requirements shall apply:
(a) 
Recreational vehicles, boats and trailers may be stored outside, but the total area for such storage shall not exceed 3% of the lot area. The storage area shall be limited to one area on the site and shall be located behind the front line of any structures. The limits of this area shall be identified by permanent markers.
(b) 
Each site shall provide a security system, satisfactory to the Township, which shall include either:
[1] 
The entire perimeter of the compound enclosed with a security fence or wall with a height of eight feet; or
[2] 
A full-time watchman or caretaker employed on the premises.
(c) 
No unit may be leased for the purpose of storing products that constitute an environmental or safety hazard to the area.
(d) 
Mini warehouses shall require 30 feet of minimum separation. In no case shall the minimum distance between buildings be less than the average height of the two buildings.
(e) 
The use, in its entirety, shall be owned and operated as a single or common management and maintenance unit.
(f) 
No truck or other burden vehicle shall be stored outdoors.
(g) 
Parking for mini warehouse. one space for each 10,000 square feet of warehouse space, and one space for each 20 rental units.
(2) 
Dwelling quarters for watchmen or caretakers employed on the premises shall be permitted in connection with any industrial establishment.
(3) 
Commercial uses clearly intended to service the employees of establishments on the site; customary accessory uses and structures which are clearly incidental to permitted main uses and structures.
(4) 
Upon approval by the Board of Supervisors, accessory retail sales use to a commercial business may be allowed, provided that the retail sales portion of the business is less than 15% of the annual gross receipts. A letter of certification shall be filed with the Township certifying the percentage of retail sales for the previous year.
(5) 
Prohibited activity and/or materials.
(a) 
No highly flammable or explosive or toxic liquids, solids or gases shall be stored in bulk above ground, except tanks or drums of fuel directly connecting with energy devices, heating devices, or appliances located and operated on the same lot as the tanks or drums of fuel.
(b) 
All outdoor storage facilities for fuel, raw materials and products, and all fuel, raw materials and products stored outdoors shall be enclosed by an approved safety fence and visual screen and shall conform to all yard requirements imposed upon the main buildings in this district.
(c) 
No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces, nor shall any substance which can contaminate a stream or watercourse or otherwise render such stream or watercourse undesirable as a source of water supply or recreation, or which will destroy aquatic life be allowed to enter any stream or watercourse. A description of the methods to be used for the treatment of disposal sewage and industrial wastes shall be provided by the applicant.
(d) 
All materials or wastes which might cause fumes or dust or which constitute a fire or environmental hazard, or which may be edible or otherwise attractive to rodents shall be stored outdoors only if enclosed in containers which are adequate to eliminate such hazards.
(e) 
All applicable state and county regulations pertaining to sanitary landfills must be complied with.
(6) 
Environmental performance standards. In addition to the environmental performance standards in § 370-814, the following are required.
(a) 
Smoke. No smoke shall be emitted from any chimney or other source of visible gray greater than No. 1 of the Ringelmann Smoke Chart as published by the United States Bureau of Mines, except that smoke of a shade not darker than No. 2 on the Ringelmann Chart may be emitted for not more than four minutes in any thirty-minute period. These provisions applicable to visible gray smoke shall also apply to visible smoke of any other color with an equivalent apparent opacity.
(b) 
Radioactivity, electrical or radio disturbance, EMF and RFI emission. There shall be no activities which emit dangerous radioactivity disturbance (except from domestic household appliances) adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance.
G. 
Planned Industrial 1 District Chart.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
Planned Industrial 1 (PI-1) District Chart
Purpose: The purpose of the PI-1 Planned Industrial 1 District is to permit and encourage industrial development to ensure that it will be so located and designed as to constitute a harmonious and appropriate part of the physical development of the Township, to contribute to the soundness of the economic base of the Township, and otherwise further the purposes of this chapter. Consistent with the general purpose of this chapter, the specific intent of this part is to: (1) encourage the construction on and continued use of the land in the district for industrial purposes; (2) prohibit any use which would substantially interfere with the development, continuation, or expansion of industrial uses in the district; (3) establish reasonable standards for buildings and other structures, the areas and dimensions of yards and other open spaces, and the provision of facilities and operation of industries to minimize air pollution, noise, glare, heat, vibration, fire, safety hazards, etc.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
C5
Municipal use
D1
Professional or business office
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
D4
Research and development labs
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E2
Automotive body repair and paint shop
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E7
Truck repair and sales
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E13
Outdoor entertainment
3 acres
200
70%
35
75 from street line
20 per side
50
35%
Yes
E19
Mini warehouses
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E20
Limited-access self-storage facility
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E22
Microbrewery, microwinery, microdistillery
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E43
Commercial school
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
F1
Utility operating facility
3,500 square feet
Yes
F2
Passenger station
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
F3
Emergency services
0.5 acre
175
70%
35
75 from street line
20 per side
50
35%
Yes
G1
Truck terminal
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G2
Manufacturing
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G3
Laboratories, research and testing
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G4
Wholesale business/wholesale storage
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G5
Warehouse
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G6
Flex space
2 acres
175
70%
35
75 from street line
20 per side
50
30%
Yes
G9
Transfer station
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G10
Contracting
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G11
Fuel storage and distribution
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
E1
Adult-oriented business
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
H7
Temporary structure or use
2 acres
175
35
75 from street line
20 per side
50
35%
Yes
H9
Accessory outdoor eating area
20
Yes
Special Exception:
E21
Fireworks
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking areas.
A. 
Purpose. The purpose of the PI-1A Planned Industrial 1A District is to permit and encourage industrial development to ensure that it will be so located and designed as to constitute a harmonious and appropriate part of the physical development of the Township, to contribute to the soundness of the economic base of the Township, and otherwise further the purposes of this chapter. Consistent with the general purpose of this chapter, the specific intent of this section is to:
(1) 
Encourage the construction on and continued use of the land in the district for industrial purposes.
(2) 
Prohibit any use which would substantially interfere with the development, continuation, or expansion of industrial uses in the district.
(3) 
Establish reasonable standards for buildings and other structures, the areas and dimensions of yards and other open spaces, and the provision of facilities and operation of industries to minimize air pollution, noise, glare, heat, vibration, fire, safety hazards, etc.
(4) 
Provide for uses related to the growing, processing, and dispensing of medical marijuana.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A7, Forestry.
(2) 
Use C5, Municipal use.
(3) 
Use D1, Professional or business office.
(4) 
Use D4, Research and development labs.
(5) 
Use E2, Automotive body repair and paint shop.
(6) 
Use E13, Outdoor entertainment.
(7) 
Use E19, Mini warehouses.
(8) 
Use E20, Limited-access self-storage facility.
(9) 
Use E22, Microbrewery, microwinery, microdistillery.
(10) 
Use E43, Commercial school.
(11) 
Use F1, Utility operating facility.
(12) 
Use F2, Passenger station.
(13) 
Use F3, Emergency services.
(14) 
Use G1, Truck terminal.
(15) 
Use G2, Manufacturing.
(16) 
Use G3, Laboratories, research, and testing.
(17) 
Use G4, Wholesale business/wholesale storage.
(18) 
Use G5, Warehouse.
(19) 
Use G6, Flex space.
(20) 
Use G10, Contracting.
(21) 
Use G11, Fuel storage and distribution.
(22) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use E1, Adult-oriented business.
(2) 
Use E44, Medical marijuana dispensary.
(3) 
Use G12, Medical marijuana grower/processor.
(4) 
Use H7, Temporary structure or use.
(5) 
Use H9, Accessory outdoor eating area.
D. 
Special exceptions. The following uses may be permitted as a special exception when authorized by the Zoning Hearing Board in accordance with the provisions of § 370-1107:
(1) 
Use E21, Fireworks.
E. 
Area requirements.
(1) 
Bulk standards. The following area and dimensional requirements shall apply to all permitted uses within the PI-1A District unless more specific standards are listed in § 370-430F, Overall provisions. If a discrepancy were to occur between the provisions in this section and § 370-430F Overall provisions, the more restrictive standard shall govern.
(a) 
Minimum lot area: two acres, except as follows:
[1] 
Use E13, Outdoor entertainment: three acres.
[2] 
Use F1, Utility operating facility: 3,500 square feet.
[3] 
Use F3, Emergency services: 0.5 acre.
(b) 
Minimum lot width at minimum building setback line: 175 feet, except as follows:
[1] 
Use E13, Outdoor entertainment: 200 feet.
(c) 
Maximum impervious surface ratio: 70%.
(d) 
Maximum building coverage: 35%, except as follows:
[1] 
Use G6, Flex space: 30%.
(e) 
Minimum setbacks:
[1] 
Front yard: 75 feet from street line.
[2] 
Side yard: 20 feet per side.
[3] 
Rear yard: 50 feet.
(f) 
Maximum building height: 35 feet, except as follows:
[1] 
Use H9, Accessory outdoor eating area: 20 feet.
[2] 
For parcels greater than 25 acres in size, the occupied space of a building may be increased to a maximum height of 45 feet, provided that at least one of the following requirements is satisfied:
[a] 
An increase in the maximum front yard setback at a minimum rate of five feet of additional front yard setback for each additional one foot of building height greater than 35 feet.
[b] 
Any portion of a building above 35 feet shall be erected so as not to protrude above a recession plane starting from the minimum seventy-five-foot front yard setback line at a height of 35 feet, and then receding at the rate of five feet horizontal (H) recession for each one foot of vertical (V) height. As used herein, the "recession plane" is a plane inclined at an angle to the horizontal measured from a point that begins along the roofline at 35 feet vertically and continues at a slope of 1V:5H to the maximum allowable building height of 45 feet. (See Figure 11 in § 370-429E.)
(g) 
Minimum open space: See § 370-504.
F. 
Overall provisions.
(1) 
Special requirements for mini warehouses. In addition to the other several requirements, the following special requirements shall apply:
(a) 
Recreational vehicles, boats and trailers may be stored outside, but the total area for such storage shall not exceed 3% of the lot area. The storage area shall be limited to one area on the site and shall be located behind the front line of any structures. The limits of this area shall be identified by permanent markers.
(b) 
Each site shall provide a security system, satisfactory to the Township, which shall include either:
[1] 
The entire perimeter of the compound enclosed with a security fence or wall with a height of eight feet; or
[2] 
A full-time watchman or caretaker employed on the premises.
(c) 
No unit may be leased for the purpose of storing products that constitute an environmental or safety hazard to the area.
(d) 
Mini warehouses shall require 30 feet minimum of separation. In no case shall the minimum distance between buildings be less than the average height of the two buildings.
(e) 
The use, in its entirety, shall be owned and operated as a single or common management and maintenance unit.
(f) 
No truck or other burden vehicle shall be stored outdoors.
(g) 
Parking for mini warehouse: one space for each 10,000 square feet of warehouse space, and one space for each 20 rental units.
(2) 
Special requirements for medical marijuana. In addition to the other requirements in this chapter, the following special requirements shall apply:
(a) 
Minimum lot area and lot width:
[1] 
Twenty thousand square feet, with a lot width of 100 feet at the building line, for all lots served by neither a public water nor a public sanitary sewer system.
[2] 
Ten thousand square feet, with a lot width of 75 feet at the building line, for all lots served by both public water and a public sanitary sewer system.
[3] 
Side yards: two side yards, not less than 20 feet in width, each.
[4] 
Rear yard. There shall be a rear yard not less than 35 feet in depth.
[5] 
Impervious coverage. Not more than 35% of the lot areas shall be occupied by buildings.
[6] 
Maximum height: 35 feet.
(3) 
Dwelling quarters for watchmen or caretakers employed on the premises shall be permitted in connection with any industrial establishment.
(4) 
Commercial uses clearly intended to service the employees of establishments on the site; customary accessory uses and structures which are clearly incidental to permitted main uses and structures.
(5) 
Accessory retail sales use to a commercial business may be allowed, provided that the retail sales portion of the business is less than 15% of the annual gross receipts. A letter of certification shall be filed with the Township certifying the percentage of retail sales for the previous year.
(6) 
Prohibited activity and/or materials.
(a) 
No highly flammable or explosive or toxic liquids, solids or gases shall be stored in bulk above ground, except tanks or drums of fuel directly connecting with energy devices, heating devices, or appliances located and operated on the same lot as the tanks or drums of fuel.
(b) 
All outdoor storage facilities for fuel, raw materials and products, and all fuel, raw materials and products stored outdoors shall be enclosed by an approved safety fence and visual screen and shall conform to all yard requirements imposed upon the main buildings in this district.
(c) 
No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces, nor shall any substance which can contaminate a stream or watercourse or otherwise render such stream or watercourse undesirable as a source of water supply or recreation, or which will destroy aquatic life be allowed to enter any stream or watercourse. A description of the methods to be used for the treatment of disposal sewage and industrial wastes shall be provided by the applicant.
(d) 
All materials or wastes which might cause fumes or dust or which constitute a fire or environmental hazard, or which may be edible or otherwise attractive to rodents shall be stored outdoors only if enclosed in containers which are adequate to eliminate such hazards.
(e) 
All applicable state and county regulations pertaining to sanitary landfills must be complied with.
(7) 
Environmental performance standards. In addition to the environmental performance standards in § 370-814, the following are required.
(a) 
Smoke. No smoke shall be emitted from any chimney or other source of visible gray greater than No. 1 of the Ringelmann Smoke Chart as published by the United States Bureau of Mines, except that smoke of a shade not darker than No. 2 on the Ringelmann Chart may be emitted for not more than four minutes in any thirty-minute period. These provisions applicable to visible gray smoke shall also apply to visible smoke of any other color with an equivalent apparent opacity.
(b) 
Radioactivity, electrical or radio disturbance, EMF and RFI emission. There shall be no activities which emit dangerous radioactivity disturbance (except from domestic household appliances) adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance.
G. 
Planned Industrial 1A District Chart.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
Planned Industrial 1A (PI-1A) District Chart
Purpose: The purpose of the PI-1A Planned Industrial 1A District is to permit and encourage industrial development to ensure that it will be so located and designed as to constitute a harmonious and appropriate part of the physical development of the Township, to contribute to the soundness of the economic base of the Township, and otherwise further the purposes of this chapter. Consistent with the general purpose of this chapter, the specific intent of this part is to: (1) encourage the construction on and continued use of the land in the district for industrial purposes; (2) prohibit any use which would substantially interfere with the development, continuation, or expansion of industrial uses in the district; (3) establish reasonable standards for buildings and other structures, the areas and dimensions of yards and other open spaces, and the provisions of facilities and operation of industries to minimize air pollution, noise, glare, heat, vibration, fire, safety hazards, etc.; (4) provide for uses related to the growing, processing, and dispensing of medical marijuana.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
C5
Municipal use
D1
Professional or business office
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
D4
Research and development labs
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E2
Automotive body repair and paint shop
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E13
Outdoor entertainment
3 acres
200
70%
35
75 from street line
20 per side
50
35%
Yes
E19
Mini warehouses
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E20
Limited-access self-storage facility
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E22
Microbrewery, microwinery, microdistillery
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E43
Commercial school
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
F1
Utility operating facility
3,500 square feet
Yes
F2
Passenger station
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
F3
Emergency services
0.5 acre
175
70%
35
75 from street line
20 per side
50
35%
Yes
G1
Truck terminal
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G2
Manufacturing
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G3
Laboratories, research and testing
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G4
Wholesale business/wholesale storage
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G5
Warehouse
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G6
Flex space
2 acres
175
70%
35
75 from street line
20 per side
50
30%
Yes
G10
Contracting
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G11
Fuel storage and distribution
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E1
Adult-oriented business
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E44
Medical marijuana dispensary
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G12
Medical marijuana grower/processor
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
H7
Temporary structure or use
2 acres
175
35
75 from street line
20 per side
50
35%
Yes
H9
Accessory outdoor eating area
20
Yes
H122
Electric vehicle charging station
Yes
Special Exception:
E21
Fireworks
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking areas.
A. 
Purpose. The purpose of the PI-2 Planned Industrial 2 District is to permit and encourage industrial development to ensure that it will be so located and designed as to constitute a harmonious and appropriate part of the physical development of the Township, to contribute to the soundness of the economic base of the Township, and otherwise further the purposes of this chapter. Consistent with the general purpose of this chapter, the specific intent of this section is to:
(1) 
Encourage the construction on and continued use of the land in the district for industrial purposes.
(2) 
Prohibit any use which would substantially interfere with the development, continuation, or expansion of industrial uses in the district.
(3) 
Establish reasonable standards for buildings and other structures, the areas and dimensions of yards and other open spaces, and the provision of facilities and operation of industries to minimize air pollution, noise, glare, heat, vibration, fire, safety hazards, etc.
(4) 
Provide an area for the development of mobile/manufactured home parks.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A7, Forestry.
(2) 
Use C5, Municipal use.
(3) 
Use C10, School.
(4) 
Use D1, Professional or business office.
(5) 
Use D4, Research and development labs.
(6) 
Use E13, Outdoor entertainment.
(7) 
Use E19, Mini warehouses.
(8) 
Use E20, Limited-access self-storage facility.
(9) 
Use E22, Microbrewery, microwinery, microdistillery.
(10) 
Use E43, Commercial school.
(11) 
Use F1, Utility operating facility.
(12) 
Use F2, Passenger station.
(13) 
Use F3, Emergency services.
(14) 
Use G1, Truck terminal.
(15) 
Use G2, Manufacturing.
(16) 
Use G3, Laboratories, research, and testing.
(17) 
Use G4, Wholesale business/wholesale storage.
(18) 
Use G5, Warehouse.
(19) 
Use G6, Flex space.
(20) 
Use G10, Contracting.
(21) 
Use G11, Fuel storage and distribution.
(22) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use B10, Mobile/manufactured home park.
(2) 
Use E17, Private club or lodge.
(3) 
Use H7, Temporary structure or use.
(4) 
Use H9, Accessory outdoor eating area.
D. 
Special exceptions. The following uses may be permitted as a special exception when authorized by the Zoning Hearing Board in accordance with the provisions of § 370-1107:
(1) 
Use E21, Fireworks.
(2) 
Use H2C, No-impact home occupation.
E. 
Area requirements.
(1) 
Bulk standards.
(a) 
Minimum lot area: two acres, except as follows:
[1] 
Use B10, Mobile/manufactured home park: 5,000 square feet.
[2] 
Use E13, Outdoor entertainment: three acres.
[3] 
Use F1, Utility operating facility: 3,500 square feet.
[4] 
Use F3, Emergency services: 0.5 acre.
(b) 
Minimum site area:
[1] 
Use B10, Mobile/manufactured home park: 25 acres.
(c) 
Maximum density:
[1] 
Use B10, Mobile/manufactured home park: five dwelling units per acre.
(d) 
Minimum lot width at minimum building setback line: 175 feet, except as follows:
[1] 
Use E13, Outdoor entertainment: 200 feet.
(e) 
Maximum impervious surface ratio: 70%, except as follows:
[1] 
Use B10, Mobile/manufactured home park: 25%.
(f) 
Maximum building coverage: 35%, except as follows:
[1] 
Use G6, Flex space: 30%.
(g) 
Minimum setbacks:
[1] 
Front yard: 75 feet from street line.
[2] 
Side yard: 20 feet per side.
[3] 
Rear yard: 50 feet.
(h) 
Minimum open space: See § 370-504, except as follows:
[1] 
Use B10, Mobile/manufactured home park: 25%.
(i) 
Maximum building height: 35 feet, except as follows:
[1] 
Use H9, Accessory outdoor eating area: 20 feet.
[2] 
For parcels greater than 25 acres in size, the occupied space of a building may be increased to a maximum height of 45 feet, provided that at least one of the following requirements is satisfied:
[a] 
An increase in the maximum front yard setback at a minimum rate of five feet of additional front yard setback for each additional one foot of building height greater than 35 feet.
[b] 
Any portion of a building above 35 feet shall be erected so as not to protrude above a recession plane starting from the minimum seventy-five-foot front yard setback line at a height of 35 feet, and then receding at the rate of five feet horizontal (H) recession for each one foot of vertical (V) height. As used herein, the "recession plane" is a plane inclined at an angle to the horizontal measured from a point that begins along the roofline at 35 feet vertically and continues at a slope of 1V:5H to the maximum allowable building height of 45 feet. (See Figure 11 in § 370-429E.)
F. 
Overall provisions.
(1) 
Schools are permitted, provided that the maximum enrollment shall be limited to a maximum of 50 students.
(2) 
Special requirements for mini warehouses. In addition to the other several requirements, the following special requirements shall apply:
(a) 
Recreational vehicles, boats and trailers may be stored outside, but the total area for such storage shall not exceed 3% of the lot area. The storage area shall be limited to one area on the site and shall be located behind the front line of any structures. The limits of this area shall be identified by permanent markers.
(b) 
Each site shall provide a security system, satisfactory to the Township, which shall include either:
[1] 
The entire perimeter of the compound enclosed with a security fence or wall with a height of eight feet; or
[2] 
A full-time watchman or caretaker employed on the premises.
(c) 
No unit may be leased for the purpose of storing products that constitute an environmental or safety hazard to the area.
(d) 
Mini warehouses shall require 30 feet minimum of separation. In no case shall the minimum distance between buildings be less than the average height of the two buildings.
(e) 
The use, in its entirety, shall be owned and operated as a single or common management and maintenance unit.
(f) 
No truck or other burden vehicle shall be stored outdoors.
(g) 
Parking for mini warehouse: one space for each 10,000 square feet of warehouse space, and one space for each 20 rental units.
(3) 
Dwelling quarters for watchmen or caretakers employed on the premises shall be permitted in connection with any industrial establishment.
(4) 
Commercial uses clearly intended to service the employees of establishments on the site; customary accessory uses and structures which are clearly incidental to permitted main uses and structures.
(5) 
Accessory retail sales use to a commercial business may be allowed, provided that the retail sales portion of the business is less than 15% of the annual gross receipts. A letter of certification shall be filed with the Township certifying the percentage of retail sales for the previous year.
(6) 
Prohibited activity and/or materials.
(a) 
No highly flammable or explosive or toxic liquids, solids or gases shall be stored in bulk above ground, except tanks or drums of fuel directly connecting with energy devices, heating devices, or appliances located and operated on the same lot as the tanks or drums of fuel.
(b) 
All outdoor storage facilities for fuel, raw materials and products, and all fuel, raw materials and products stored outdoors shall be enclosed by an approved safety fence and visual screen and shall conform to all yard requirements imposed upon the main buildings in this district.
(c) 
No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces, nor shall any substance which can contaminate a stream or watercourse or otherwise render such stream or watercourse undesirable as a source of water supply or recreation, or which will destroy aquatic life be allowed to enter any stream or watercourse. A description of the methods to be used for the treatment of disposal sewage and industrial wastes shall be provided by the applicant.
(d) 
All materials or wastes which might cause fumes or dust or which constitute a fire or environmental hazard, or which may be edible or otherwise attractive to rodents shall be stored outdoors only if enclosed in containers which are adequate to eliminate such hazards.
(e) 
All applicable state and county regulations pertaining to sanitary landfills must be complied with.
(7) 
Environmental performance standards. In addition to the environmental performance standards in § 370-814, the following are required.
(a) 
Smoke. No smoke shall be emitted from any chimney or other source of visible gray greater than No. 1 of the Ringelmann Smoke Chart as published by the United States Bureau of Mines, except that smoke of a shade not darker than No. 2 on the Ringelmann Chart may be emitted for not more than four minutes in any thirty-minute period. These provisions applicable to visible gray smoke shall also apply to visible smoke of any other color with an equivalent apparent opacity.
(b) 
Radioactivity, electrical or radio disturbance, EMF and RFI emission. There shall be no activities which emit dangerous radioactivity disturbance (except from domestic household appliances) adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance.
G. 
Planned Industrial District 2 Chart.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
Planned Industrial 2 (PI-2) District Chart
Purpose: The purpose of the PI-2 Planned Industrial 2 District is to permit and encourage industrial development to ensure that it will be so located and designed as to constitute a harmonious and appropriate part of the physical development of the Township, to contribute to the soundness of the economic base of the Township, and otherwise further the purposes of this chapter. Consistent with the general purpose of this chapter, the specific intent of this part is to: (1) encourage the construction on and continued use of the land in the district for industrial purposes; (2) prohibit any use which would substantially interfere with the development, continuation, or expansion of industrial uses in the district; (3) establish reasonable standards for buildings and other structures, the areas and dimensions of yards and other open spaces, and the provision of facilities and operation of industries to minimize air pollution, noise, glare, heat, vibration, fire, safety hazards, etc.; (4) provide an area for the development of mobile/manufactured home parks.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
C5
Municipal use
C10
School
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
D1
Professional or business office
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
D4
Research and development labs
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E13
Outdoor entertainment
3 acres
200
70%
35
75 from street line
20 per side
50
35%
Yes
E19
Mini warehouses
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E20
Limited-access self-storage facility
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E22
Microbrewery, microwinery, microdistillery
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
E43
Commercial school
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
F1
Utility operating facility
3,500 square feet
Yes
F2
Passenger station
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
F3
Emergency services
0.5 acre
175
70%
35
75 from street line
20 per side
50
35%
Yes
G1
Truck terminal
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G2
Manufacturing
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G3
Laboratories, research and testing
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G4
Wholesale business/wholesale storage
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G5
Warehouse
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G6
Flex space
2 acres
175
70%
35
75 from street line
20 per side
50
30%
Yes
G10
Contracting
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
G11
Fuel storage and distribution
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
B10
Mobile/manufactured home park
5,000 square feet
25
5
25%
35
25%
Yes
E17
Private club or lodge
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
H7
Temporary structure or use
2 acres
175
35
75 from street line
20 per side
50
35%
Yes
H9
Accessory outdoor eating area
20
Yes
Special Exception:
E21
Fireworks
2 acres
175
70%
35
75 from street line
20 per side
50
35%
Yes
H2C
No impact home occupation
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking areas.
A. 
Purpose. The purpose of the OI Office Industrial District is to provide areas where commercial and industrial uses of a limited and highly restricted nature may develop in a setting which may be appropriate for relatively intensive uses but which, because of the proximity of residential areas or the general character of the area, should not be opened to a broad range of commercial and industrial uses. In addition, it is intended to provide for greater variety in the development scheme of the Township by recognizing what is regarded as a particular need.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A7, Forestry.
(2) 
Use C5, Municipal use.
(3) 
Use D1, Professional or business office.
(4) 
Use D3, Medical service, clinic, urgent care.
(5) 
Use E9, Restaurant.
(6) 
Use E18, Hotel/motel.
(7) 
Use E42, Medical service lab.
(8) 
Use F1, Utility operating facility.
(9) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use E24, Tavern/bar.
(2) 
Use H7, Temporary structure or use.
(3) 
Use H9, Accessory outdoor eating area.
D. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with the overall site plan and shall be designed with a coordinated architectural scheme with appropriate landscaping.
(a) 
Minimum lot area.
[1] 
Use F1, Utility operating facility: 3,500 square feet.
[2] 
Use E18, Hotel/motel: three acres.
(b) 
Minimum site area: five acres, except as follows:
[1] 
Use E9, Restaurant: two acres.
(c) 
The minimum lot width at minimum building setback line: 200 feet.
(d) 
Maximum impervious surface ratio: 60%.
(e) 
Maximum building height: 55 feet, except as follows:
[1] 
Use H9, Accessory outdoor eating area: 20 feet.
(f) 
Maximum building coverage: 10%.
(g) 
Minimum setbacks.
[1] 
Front yard: 50 feet.
[2] 
Side yard: 50 feet.
[3] 
Rear yard: 50 feet.
(h) 
Minimum building spacing: 30 feet.
(i) 
Minimum open space: See § 370-504.
E. 
Office Industrial District Chart.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
Office Industrial (OI) District Chart
Purpose: The purpose of the OI Office Industrial District is to provide areas where commercial and industrial uses of a limited and highly restricted nature may develop in a setting which may be appropriate for relatively intensive uses but which, because of the proximity of residential areas or the general character of the area, should not be opened to a broad range of commercial and industrial uses. In addition, it is intended to provide for greater variety in the development scheme of the Township by recognizing what is regarded as a particular need.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
C5
Municipal use
D1
Professional or business office
5
200
60%
55
50
50
50
10%
Yes
D3
Medical service, clinic, urgent care
5
200
60%
55
50
50
50
10%
Yes
E9
Restaurant
2
200
60%
55
50
50
50
10%
Yes
E18
Hotel/motel
3 acres
200
60%
55
50
50
50
10%
Yes
E42
Medical service lab
5
200
60%
55
50
50
50
10%
Yes
F1
Utility operating facility
3,500 square feet
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
E24
Tavern/bar
5
200
60%
55
50
50
50
10%
Yes
H7
Temporary structure or use
5
200
55
50
50
50
10%
Yes
H9
Accessory outdoor eating area
20
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking areas.
A. 
Purpose. The purpose of the Q Quarry District shall follow that of the Commonwealth of Pennsylvania's Act No. 418, entitled "Surface Mining Conservation and Reclamation Act"[1]: "39. . .for the general welfare of the people of the Commonwealth, by providing for conservation and improvement of areas of land affected in the surface mining of bituminous and anthracite coal and metallic and nonmetallic minerals, to aid thereby in the protection of birds and wildlife, to enhance the value of such land for taxation, to decrease soil erosion, to aid in the prevention of the pollution of rivers and streams, to prevent and eliminate hazards to health and safety, to prevent combustion of unmined coal, and generally to improve the use and enjoyment of said lands."
[1]
Editor's Note: See 52 P.S. § 1396.1 et seq.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A1, Agriculture.
(2) 
Use A7, Forestry.
(3) 
Use C5, Municipal use.
(4) 
Use F1, Utility operating facility.
(5) 
Use G7, Quarry.
(6) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use H7, Temporary structure or use.
D. 
Area requirements.
(1) 
Bulk standards. The proposed development shall be constructed in accordance with the overall site plan and shall be designed with a coordinated architectural scheme with appropriate landscaping.
(a) 
Minimum lot area:
[1] 
Use A1, Agriculture: three acres.
[2] 
Use F1, Utility operating facility: 3,500 square feet.
(b) 
Minimum setbacks.
[1] 
Front yard: 50 feet.
[2] 
Side yard: 50 feet.
[3] 
Rear yard: 50 feet.
(c) 
Maximum building height: 50 feet.
(d) 
Minimum open space: See § 370-504.
E. 
Overall provisions.
(1) 
All performance standards and area regulations used in the design and operation of a quarry shall be those set forth in the Commonwealth of Pennsylvania's Act No. 418, entitled: "Surface Mining Conservation and Reclamation Act," as amended November 30, 1971, Act No. 147, and as subsequently amended.[2]
[2]
Editor's Note: See 52 P.S. § 1396.1 et seq.
(2) 
In addition to state requirements, an eight-foot chain-link fence must completely enclose all operational quarry properties. The fence must be placed in a manner which provides maximum safety.
(3) 
Screening and buffer requirements. Screening and buffers shall be in compliance with the requirements as set forth in Chapter 305, Subdivision and Land Development, of the Code of the Township of Warrington. In no event shall there be a buffer of less than 100 feet.
F. 
Quarry District Chart.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
Quarry (Q) District Chart
Purpose: The purpose of the Q Quarry District shall follow that of the Commonwealth of Pennsylvania's Act No. 148 entitled "Surface Mining Conservation and Reclamation Act: "...for the general welfare of the people of the Commonwealth, by providing for conservation and improvement of areas of land affected in the surface mining of bituminous and anthracite coal and metallic and nonmetallic minerals, to aid thereby in the protection of birds and wildlife, to enhance the value of such land for taxation, to decrease soil erosion, to aid in the prevention of pollution of rivers and streams, to prevent and eliminate hazards to health and safety, to prevent combustion of unmined coal, and generally to improve the use and enjoyment of said lands."
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A1
Agriculture
3 acres
50
50
50
Yes
A7
Forestry
Yes
C5
Municipal use
F1
Utility operating facility
3,500 square feet
Yes
G7
Quarry
50
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
H7
Temporary structure or use
50
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking areas.
A. 
Purpose. The purpose of the J Junkyard District is to permit the establishment of, or continuation of junkyards, and to ensure that junkyards will be so located and designed so as to constitute a harmonious and appropriate part of the physical development of the Township, and otherwise further the purposes of this chapter.
B. 
Permitted uses. The following uses are permitted by right:
(1) 
Use A7, Forestry.
(2) 
Use C5, Municipal use.
(3) 
Use E2, Automotive body and paint shop.
(4) 
Use E6, Automotive repair.
(5) 
Use F1, Utility operating facility.
(6) 
Use G5, Warehouse.
(7) 
Use G8, Junkyard.
(8) 
Use H12, Electric vehicle charging station.
[Added 1-10-2023 by Ord. No. 2023-O-2]
C. 
Conditional uses. The following uses may be permitted as a conditional use when authorized by the Board of Supervisors in accordance with the provisions of § 370-802:
(1) 
Use H7, Temporary structure or use.
D. 
Area requirements.
(1) 
Bulk standards.
(a) 
Minimum lot area: one acre, except as follows:
[1] 
Use F1, Utility operating facility: 3,500 square feet.
(b) 
Minimum lot width at minimum building setback line: 175 feet.
(c) 
Maximum impervious surface ratio: 70%.
(d) 
Maximum building height: 35 feet.
(e) 
Minimum setbacks.
[1] 
Front yard: 75 feet.
[2] 
Side yard: 20 feet per side.
[3] 
Rear yard: 50 feet.
(f) 
Maximum building coverage: 35%.
(g) 
Maximum building size:
[1] 
Use G5, Warehouse: the maximum building size for a warehouse shall not exceed 10,000 square feet.
(h) 
Minimum open space: See § 370-504.
E. 
Overall provision.
(1) 
The standards set forth in § 370-814, shall apply, with the additional provision that there shall be no business conducted on Sundays except for emergency towing.
(2) 
Screening and buffer requirements. Screening and buffers shall be in compliance with the requirements as set forth in Chapter 305, Subdivision and Land Development, of the Code of the Township of Warrington. Screening and buffers shall further be in compliance with the requirements set forth in § 370-806, Buffering, screening, and planting strip requirements, of this chapter.
F. 
Junkyard District Chart.
[Amended 1-10-2023 by Ord. No. 2023-O-2]
Junkyard (J) District Chart
Purpose: The purpose of the J Junkyard District is to permit the establishment of, or continuation of junkyards, and to ensure that junkyards will be so located and designed so as to constitute a harmonious and appropriate part of the physical development of the Township, and otherwise further the purposes of this chapter.
= Area and dimensional requirements not provided.
Use
Area and Dimensional Requirements
Minimum Setback
(feet)
Use Number
Use Name
Minimum Net Lot Area
Minimum Net Site Area
(acres)
Maximum Density
(dwelling unit/gross acre)
Minimum Lot Width at Minimum Building Setback Line
(feet)
Maximum Impervious Surface Ratio
(percentage of site)
Maximum Building Height
(feet)
Front Yard
Side Yard
Rear Yard
Minimum Open Space
(percentage of site)1
Maximum Building Coverage
(percentage of lot)
Additional Standards in Article III, Use Regulations
Permitted by Right:
A7
Forestry
Yes
C5
Municipal use
E2
Automotive body repair and paint shop
1 acre
175
70%
35
75
20 per side
50
35%
Yes
E6
Automotive repair
1 acre
175
70%
35
75
20 per side
50
35%
Yes
F1
Utility operating facility
3,500 square feet
Yes
G5
Warehouse
1 acre
175
70%
35
75
20 per side
50
35%
Yes
G8
Junkyard
1 acre
175
70%
35
75
20 per side
50
35%
Yes
H122
Electric vehicle charging station
Yes
Conditional Use:
H7
Temporary structure or use
35
Yes
NOTE:
1
If a minimum open space value is not specified, see § 370-504.
2
Use H12, Electric vehicle charging station shall not be accessory to any residential use with private parking areas.
[Added 4-8-2025 by Ord. No. 2025-O-3]
A. 
Purpose statement.
(1) 
The purpose of the CMU Overlay District is to provide a variety of options for infill development and redevelopment along the Easton Road corridor while encouraging mixed-use and integrated development opportunities.
B. 
Establishment of the Overlay District.
(1) 
The CMU Overlay District is established as an overlay zoning along the Easton Road, Route 611 Corridor in the BZ, R-2, and CBD zoning districts, as designated on the Warrington Township Zoning Map. In the event of a conflict between this section and other sections of this chapter, the provisions of this section shall apply. The CMU Overlay District is identified on attached Exhibit "A" to the Ordinance. In addition, the tax parcels within the confines of the Corridor Mixed-Use Overlay District are identified on Exhibit "B".[1]
[1]
Editor's Note: Said exhibits are on file on the Township offices.
(2) 
For the purposes of this section and to encourage integrated development, all parcels shall be contiguous, except if separated by public streets.
(3) 
The Warrington Township Zoning Map is amended so as to identify the Corridor Mixed-Use Overlay District.
C. 
Permitted uses.
(1) 
B17, Live-work units (by right).
(2) 
B18, Traditional townhouses (by right).
(3) 
D1, Professional or business office (by right).
(4) 
D3, Medical service, clinic, or urgent care (by right).
(5) 
D5, Medical services — physician's office (by right).
(6) 
E3, Financial establishment (by right).
(7) 
E9, Restaurant (by right).
(8) 
E15, Retail/store, trade and service (by right).
(9) 
E23, Brewpub (by right).
(10) 
E31, Day-care center (by right).
(11) 
E35, Combined office/commercial multifamily building (by right).
(12) 
E36, Personal service business establishment (by right).
(13) 
E41, Athletic recreational facility (by right).
D. 
Use by conditional use approval.
(1) 
D2, Veterinary office.
(2) 
E22, Microbrewery, microwinery, microdistillery.
(3) 
E26, Pet day-care and salon.
(4) 
E40, Indoor entertainment facility.
E. 
Area and dimensional requirements.
(1) 
Bulk standards:
(a) 
Minimum site area: 2.5 acres.
(b) 
Maximum impervious surface ratio: 70%, except as follows:
[1] 
Uses B17, Live-work units, and B18, Traditional townhouses: 80%.
(c) 
Maximum building coverage: 35%.
(d) 
Maximum height: 35 feet, except as follows:
[1] 
Uses B17, Live-work units, B18, Traditional townhouses, and E35, Combined office/commercial multifamily building: 40 feet.
(e) 
Maximum nonresidential building footprint: 25,000 square feet.
(f) 
Minimum lot width at minimum building setback line: 40 feet, except as follows:
[1] 
Use B18, Traditional townhouse: 24 feet.
(g) 
Minimum setbacks:
[1] 
Front yard: 25 feet, except as follows:
a. 
Use B18, Traditional townhouse: 20 feet when fronting on an arterial street, 10 feet when fronting on all other street classifications.
[2] 
Side yard: 10 feet.
[3] 
Rear yard: 25 feet, except as follows:
a. 
Use B17, Live-work units: 10 feet.
b. 
Use B18, Traditional townhouse: 20 feet.
(h) 
Maximum front yard setback: 50 feet, except as follows:
[1] 
Use B18, Traditional townshouse: 30 feet. If the site fronts on two or more streets, then only the highest street classification shall be subject to this requirement.
(i) 
Maximum density: six dwelling units per acre.
(j) 
Maximum building length for residential uses: 144 feet.
F. 
Development standards.
(1) 
All development in the CMU shall comply with the requirements of § 305-333A, B, C, and D of the SALDO.
(2) 
Use E35, Combined office/commercial multifamily building shall not have more than 18 dwelling units in a single building.
(3) 
On one lot, a mix of uses may be permitted, and may occupy one building or structure. The most restrictive set of area and dimensional requirements among the proposed uses shall be met.
(4) 
Buffer requirements of § 305-329E(6)(f) shall be met whenever proposed nonresidential or multifamily development abuts an existing or proposed residential property or use.
(5) 
Parking:
(a) 
Off-street parking spaces shall not be located in the front yard.
(b) 
The minimum parking requirement for all nonresidential uses shall comply with § 370-602.
(c) 
The minimum parking requirement for all residential uses shall be a minimum of 2.5 off-street parking spaces per dwelling unit, including designated visitor and common parking.
(d) 
The total number of proposed off-street parking spaces for all residential uses shall not exceed three spaces per dwelling unit, including designated visitor and common parking.
(6) 
All development in the CMU shall be integrated development.
G. 
Mixed-use bonus provisions. Development in the CMU Overlay District is highly encouraged to be comprised of residential and nonresidential uses. The bonuses provided in the following subsections may be combined provided that all requirements are met.
(1) 
If both a residential and nonresidential use are proposed, provided that at least eight dwelling units and at least 5,000 square feet of nonresidential square footage are proposed, the following bonuses shall be awarded:
(a) 
Maximum density increased by one dwelling unit per acre.
(b) 
Maximum building coverage increased by 5%.
(c) 
Minimum off-street parking requirement for residential uses shall be decreased by 0.5 spaces per dwelling unit.
(2) 
For each existing parcel proposed in integrated development, provided that the parcel was not created as part of a subdivision in the last five years at time of application, the following bonuses shall be awarded:
(a) 
Maximum density increased by 0.5 dwelling units per acre.
(b) 
Maximum nonresidential building footprint increased by 5,000 square feet.
(3) 
If a shared-use/multi-use trail, in accordance with the requirements of § 305-314 of the SALDO, is proposed throughout the site, the following bonus shall be awarded. The location of the trail shall be approved by the Board of Supervisors after receiving a recommendation from the Township Engineer. If applicable, the shared-use/multi-use trail shall be consistent with proposed trails in the Warrington Township Open Space and Trails Map or the Bucks County Open Space and Greenways Plan.
(a) 
Maximum density increased by 0.5 dwelling units per acre.
(4) 
The maximum density shall not exceed nine dwelling units per acre after all bonus incentives are applied.
(5) 
The maximum nonresidential building footprint shall not exceed 40,000 square feet after all bonus incentives are applied.