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Township of Pine, PA
Allegheny County
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The primary purpose of this chapter is to maintain the quality of life in the Township of Pine and ensure that the community does not include uses that may injure the health, safety, morals, or general welfare of the Township. As such, no lot or structure in any district in the Township shall be used or occupied in the following manner:
A. 
Asphalt manufacturing or refining;
B. 
Boiler works;
C. 
Commercial raising of hogs except on a farm of 50 or more acres and at least 500 feet from any adjoining lot;
D. 
Concrete or asphalt batching plants;
E. 
Distillating coal, wood or bones;
F. 
Fat rendering, soap, tallow or lard manufacturing and refining in excess of an amount needed for domestic consumption on the premises or ordinarily done as incidental to farming;
G. 
Incinerator, crematory, reduction or storage of garbage, offal, dead animals or refuse;
H. 
Junk, scrap or garbage storage;
I. 
Mass or large-scale cutting of trees and clearing of vegetation for the sole purpose of clearing land, unless in strict conformity with the forestry practices provisions contained in this chapter;[1]
[1]
Editor's Note: See § 84-51, Forestry.
J. 
Mobile homes on wheels;
K. 
Outdoor music concerts to be performed on temporary basis;
L. 
Repetitive use which attracts crowds without adequate off-street parking on the premises;
M. 
Rock crushing;
N. 
Shacks, shanties or camping clubs;
O. 
Slaughterhouse;
P. 
Signs or signboards except those specifically permitted herein;
Q. 
Strip mining;
R. 
Stockyards;
S. 
Storage of gasoline in excess of an amount necessary for use on the premises or in supplying retail trade at service stations;
T. 
Tanning, curing or storage of raw hides or skins;
U. 
Used vehicle wrecking or storage yards;
V. 
Uses that may be unreasonably noxious or offensive by reason of the emission of odor, dust, smoke, gas, vibration or noise or which detrimentally affect the public health, safety, morals, or the general welfare of the Township residents;
W. 
Uses that are inconsistent with the community development objectives or Comprehensive Plan of the Township or inconsistent with the primary use of property in this Township as an essentially residential community;
X. 
Uses not specifically listed as permitted or conditional uses shall be prohibited.
A. 
Purpose. The E-1 Estate Residential District preserves the Township of Pine's distinctive, low-density residential areas. These areas are characterized predominantly by owner-occupied, single-family detached homes and are unique in their character and scale. The district requirements promote and protect the quality of life for residents and the existing residential neighborhood.
B. 
Uses by right. The following uses are permitted in the E-1 District, subject to all of the requirements of this chapter:
(1) 
Accessory use/accessory structure;
[Amended 11-16-2009 by Ord. No. 352]
(2) 
Agriculture;
(3) 
Nature preserve;
(4) 
No-impact home-based business;
(5) 
Parks;
(6) 
Single-family dwelling, detached.
(7) 
Small wireless communications facilities (SWCF) located in the public right-of-way, subject to the conditions of § 84-42.
[Added 3-15-2021 by Ord. No. 393]
C. 
Permitted uses subject to land development review. The following uses are allowed in the E-1 District subject to land development review:
(1) 
Cemetery;
(2) 
Essential facilities.
D. 
Conditional uses. The following uses are subject to the conditions as set forth in Article V of this chapter:
[Amended 3-15-2021 by Ord. No. 393]
(1) 
Nontower wireless communications facility (nontower WCF);
(2) 
Place of worship;
(3) 
Public and semipublic uses;
(4) 
Recreation facility;
(5) 
Tower-based wireless communication facilities that are 50 feet or less in height and are located on parcels 10 acres or greater in area and containing existing public and/or semipublic uses.
E. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection E, Planned development option, was repealed 6-7-2021 by Ord. No. 394.
F. 
Public infrastructure improvement option. Public Infrastructure Improvement Overlay District (PIIOD) option is available in this zoning district subject to the requirements of § 84-26.1 of this chapter.
[Added 8-5-2013 by Ord. No. 366[2]]
[2]
Editor's Note: This ordinance also provided for the redesignation of former Subsections F and G as Subsections G and H, respectively.
G. 
Area and bulk regulations. In the E-1 District, the following regulations shall be observed on each lot that is used hereafter, and on each lot upon which a building or structure hereafter is erected, altered, enlarged or maintained:
(1) 
Lot width requirements; minimum lot width: 300 feet.
(2) 
Lot area requirements.
(a) 
Minimum lot area: three acres.
(b) 
Maximum building coverage: 10%.
(c) 
Maximum lot coverage: 20%.
(3) 
Yard requirements.
(a) 
Front yard; principal or accessory use or structure: 60 feet.
(b) 
Side yards.
[1] 
Residential uses; principal use or structure: 40 feet.
[2] 
Nonresidential uses.
[a] 
Church, schools and public/semipublic: 50 feet.
[b] 
Other uses and structures: 80 feet.
[3] 
Accessory use or structure: 10 feet.
(c) 
Rear yard.
[1] 
Principal use or structure: 50 feet.
[2] 
Accessory use or structure: 20 feet.
(4) 
Corner lots. All yards abutting streets shall be considered front yards and shall follow the regulations for front yards outlined in this article; all side and rear yards shall follow the regulations of this article.
(5) 
Building height.
(a) 
Maximum building height; principal use or structure: 35 feet.
(b) 
Maximum building height; accessory use or structure: 20 feet.
H. 
Additional regulations. The applicable Regulations for Specified and Conditional Uses (Article V) and Requirements Applying to All Districts (Article VI) in this chapter shall apply to all uses in the E-1 District.
A. 
Purpose. The S-1 Special District preserves environmentally sensitive areas in the Township of Pine. Pine is characterized by rolling topography, wooded areas, floodplain areas, and other environmental resources that would be protected as development occurs. The S-1 District allows for similar uses to the E-1 District to maintain the single-family residential character that exists in these areas.
B. 
Uses by right. The following uses are permitted in the S-1 District, subject to all of the requirements of this chapter:
(1) 
Accessory use/accessory structure;
[Amended 11-16-2009 by Ord. No. 352]
(2) 
Agriculture;
(3) 
Nature preserve;
(4) 
No-impact home-based business;
(5) 
Parks;
(6) 
Single-family dwelling, detached.
(7) 
Small wireless communications facilities (SWCF) located in the public right-of-way, subject to the conditions of § 84-42.
[Added 3-15-2021 by Ord. No. 393]
C. 
Permitted uses subject to land development review. The following uses are allowed in the S-1 District subject to land development review:
(1) 
Cemetery;
(2) 
Essential facilities.
D. 
Conditional uses. The following uses are subject to the conditions as set forth in Article V of this chapter:
[Amended 3-15-2021 by Ord. No. 393]
(1) 
Nontower wireless communications facility (nontower WCF);
(2) 
Place of worship;
(3) 
Public and semipublic uses;
(4) 
Recreation facility;
(5) 
Tower-based wireless communication facilities that are 50 feet or less in height and are located on parcels 10 acres or greater in area and containing existing public and/or semipublic uses.
E. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection E, Planned development option, was repealed 6-7-2021 by Ord. No. 394.
F. 
Public infrastructure improvement option. Public Infrastructure Improvement Overlay District (PIIOD) option is available in this zoning district subject to the requirements of § 84-26.1 of this chapter.
[Added 8-5-2013 by Ord. No. 366[2]]
[2]
Editor's Note: This ordinance also provided for the redesignation of former Subsections F and G as Subsections G and H, respectively.
G. 
Area and bulk regulations. In the S-1 District, the following regulations shall be observed on each lot that is used hereafter, and on each lot upon which a building or structure hereafter is erected, altered, enlarged or maintained:
(1) 
Lot width requirements; minimum lot width: 200 feet.
(2) 
Lot area requirements.
(a) 
Minimum lot area: two acres.
(b) 
Maximum building coverage: 10%.
(c) 
Maximum lot coverage: 20%.
(3) 
Yard requirements.
(a) 
Front yard; principal or accessory use or structure: 50 feet.
(b) 
Side yards.
[1] 
Residential uses; principal use or structure: 30 feet.
[2] 
Nonresidential uses.
[a] 
Church, schools and public/semipublic: 50 feet.
[b] 
Other uses and structures: 80 feet.
[3] 
Accessory use or structure: 10 feet.
(c) 
Rear yard.
[1] 
Principal use or structure: 50 feet.
[2] 
Accessory use or structure: 20 feet.
(4) 
Corner lots. All yards abutting streets shall be considered front yards and shall follow the regulations for front yards outlined in this article; all side and rear yards shall follow the regulations of this article.
(5) 
Building height.
(a) 
Maximum building height; principal use or structure: 35 feet.
(b) 
Maximum building height; accessory use or structure: 20 feet.
H. 
Additional regulations. The applicable Regulations for Specified and Conditional Uses (Article V) and Requirements Applying to All Districts (Article VI) in this chapter shall apply to all uses in the S-1 District.
A. 
Purpose. The R-1 Suburban Residence District is intended to be primarily a single-family residential area. Complementary community uses are allowed, but maintaining the overall residential character of the neighborhoods is the primary goal of the R-1 District. Agricultural uses are also allowed in this low-density residential district to complement the residential nature of the community.
B. 
Uses by right. The following uses are permitted in the R-1 District, subject to all of the requirements of this chapter:
(1) 
Accessory use/accessory structure;
[Amended 11-16-2009 by Ord. No. 352]
(2) 
Agriculture;
(3) 
Nature preserve;
(4) 
No-impact home-based business;
(5) 
Parks;
(6) 
Single-family dwelling, detached;
(7) 
Small wireless communications facilities (SWCF) located in the public right-of-way, subject to the conditions of § 84-42.
[Added 3-15-2021 by Ord. No. 393]
C. 
Permitted uses subject to land development review. The following uses are allowed in the R-1 District subject to land development review:
(1) 
Essential facilities.
D. 
Conditional uses. The following uses are subject to the conditions as set forth in Article V of this chapter:
[Amended 3-15-2021 by Ord. No. 393]
(1) 
Nontower wireless communications facility (nontower WCF);
(2) 
Place of worship;
(3) 
Public and semipublic uses;
(4) 
Recreation facility;
(5) 
Tower-based wireless communication facilities that are 50 feet or less in height and are located on parcels 10 acres or greater in area and containing existing public and/or semipublic uses.
E. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection E, Planned development option, was repealed 6-7-2021 by Ord. No. 394.
F. 
Area and bulk regulations. In the R-1 District, the following regulations shall be observed on each lot that is used hereafter, and on each lot upon which a building or structure hereafter is erected, altered, enlarged or maintained:
(1) 
Lot width requirements; minimum lot width: 125 feet.
(2) 
Lot area requirements.
(a) 
Minimum lot area: one acre.
(b) 
Maximum building coverage: 20%.
(c) 
Maximum lot coverage: 40%.
(3) 
Yard requirements.
(a) 
Front yard; principal or accessory use or structure: 40 feet.
(b) 
Side yards.
[1] 
Residential uses; principal use or structure: 20 feet.
[2] 
Nonresidential uses.
[a] 
Church, schools and public/semipublic: 50 feet.
[b] 
Other uses and structures: 80 feet.
[3] 
Accessory use or structure: 10 feet.
(c) 
Rear yard.
[1] 
Principal use or structure: 50 feet.
[2] 
Accessory use or structure: 20 feet.
(4) 
Corner lots. All yards abutting streets shall be considered front yards and shall follow the regulations for front yards outlined in this article; all side and rear yards shall follow the regulations of this article.
(5) 
Building height.
(a) 
Maximum building height; principal use or structure: 35 feet.
(b) 
Maximum building height; accessory use or structure: 20 feet.
G. 
Additional regulations. The applicable Regulations for Specified and Conditional Uses (Article V) and Requirements Applying to All Districts (Article VI) in this chapter shall apply to all uses in the R-1 District.
A. 
Purpose. The R-2 Community Residence District is similar in nature to the R-1 District, but smaller lot sizes characterize this district. The R-2 District is primarily residential in nature with support community services allowed. Agricultural uses are allowed as they complement the residential character of the community.
B. 
Uses by right. The following uses are permitted in the R-2 District, subject to all of the requirements of this chapter:
(1) 
Accessory use/accessory structure;
[Amended 11-16-2009 by Ord. No. 352]
(2) 
Agriculture;
(3) 
No-impact home-based business;
(4) 
Parks;
(5) 
Single-family dwelling, detached.
(6) 
Small wireless communications facilities (SWCF) located in the public right-of-way, subject to the conditions of § 84-42.
[Added 3-15-2021 by Ord. No. 393]
C. 
Permitted uses subject to land development review. The following uses are allowed in the R-2 District subject to land development review:
(1) 
Essential facilities.
D. 
Conditional uses. The following uses are subject to the conditions as set forth in Article V of this chapter:
[Amended 3-15-2021 by Ord. No. 393]
(1) 
Nontower wireless communications facility (nontower WCF);
(2) 
Place of worship;
(3) 
Public and semipublic uses;
(4) 
Recreation facility;
(5) 
Tower-based wireless communication facilities that are 50 feet or less in height and are located on parcels 10 acres or greater in area and containing existing public and/or semipublic uses.
E. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection E, Planned development options, was repealed 6-7-2021 by Ord. No. 394.
F. 
Area and bulk regulations. In the R-2 District, the following regulations shall be observed on each lot that is used hereafter, and on each lot upon which a building or structure hereafter is erected, altered, enlarged or maintained:
(1) 
Lot width requirements; minimum lot width: 90 feet.
(2) 
Lot area requirements.
(a) 
Minimum lot area: 3/4 acre.
(b) 
Maximum building coverage: 20%.
(c) 
Maximum lot coverage: 40%.
(3) 
Yard requirements.
(a) 
Front yard; principal or accessory use or structure: 30 feet.
(b) 
Side yards.
[1] 
Residential uses; principal use or structure: 15 feet.
[2] 
Nonresidential uses.
[a] 
Church, schools and public/semipublic: 50 feet.
[b] 
Other uses and structures: 80 feet.
[3] 
Accessory use or structure: 10 feet.
(c) 
Rear yard.
[1] 
Principal use or structure: 40 feet.
[2] 
Accessory use or structure: 20 feet.
(4) 
Corner lots. All yards abutting streets shall be considered front yards and shall follow the regulations for front yards outlined in this article; all side and rear yards shall follow the regulations of this article.
(5) 
Building height.
(a) 
Maximum building height; principal use or structure: 35 feet.
(b) 
Maximum building height; accessory use or structure 20 feet.
G. 
Additional regulations. The applicable Regulations for Specified and Conditional Uses (Article V) and Requirements Applying to All Districts (Article VI) in this chapter shall apply to all uses in the R-2 District.
A. 
Purpose. The R-3 Neighborhood Residence District is to provide for the development of neighborhoods that include a mixture of single- and multifamily housing in a primarily residential setting, but encouraging higher densities of new development. Lot sizes are generally smaller than the R-1 or R-2 Districts to accommodate the denser housing types. The following regulations shall apply in all R-3 Districts:
B. 
Uses by right. The following uses are permitted in the R-3 District, subject to all of the requirements of this chapter:
(1) 
Accessory use/accessory structure;
[Amended 11-16-2009 by Ord. No. 352]
(2) 
Agriculture;
(3) 
No-impact home-based business;
(4) 
Parks;
(5) 
Single-family dwelling, detached.
(6) 
Small wireless communications facilities (SWCF) located in the public right-of-way, subject to the conditions of § 84-42.
[Added 3-15-2021 by Ord. No. 393]
C. 
Permitted uses subject to land development review. The following uses are allowed in the R-3 District subject to land development review:
(1) 
Essential facilities;
(2) 
Garden apartment (new development);
(3) 
Single-family dwelling; attached (new development).
D. 
Conditional uses. The following uses are subject to the conditions as set forth in Article V of this chapter:
[Amended 3-15-2021 by Ord. No. 393]
(1) 
Carriage homes;
(2) 
Nontower wireless communications facility (nontower WCF);
(3) 
Patio home developments;
(4) 
Place of worship;
(5) 
Public and semipublic uses;
(6) 
Recreation facility;
(7) 
Tower-based wireless communication facilities that are 50 feet or less in height and are located on parcels 10 acres or greater in area and containing existing public and/or semipublic uses.
E. 
Area and bulk regulations. In the R-3 District, the following regulations shall be observed on each lot that is used hereafter, and on each lot upon which a building or structure hereafter is erected, altered, enlarged or maintained:
(1) 
Lot width requirements; minimum lot width: 70 feet.
(2) 
Lot area requirements.
(a) 
Minimum lot area: 1/2 acres.
(b) 
Maximum building coverage: 35%.
(c) 
Maximum lot coverage: 50%.
(3) 
Lot width and lot area requirements are not applicable for individual units in garden apartments (new developments), individual single-family attached units (new developments), individual carriage homes, and patio homes.
(4) 
Yard requirements.
(a) 
Front yard; principal or accessory use or structure: 25 feet.
(b) 
Side yards.
[1] 
Residential uses; principal or accessory use or structure: 10 feet.
[2] 
Nonresidential uses.
[a] 
Church, schools and public/semipublic: 50 feet.
[b] 
Other uses and structures 80 feet.
[3] 
Side yard requirements are not applicable for individual units in garden apartments (new developments), individual single-family attached units (new developments), and individual carriage home units when such units share a common wall with one another.
(c) 
Rear yard.
[1] 
Principal use or structure: 40 feet.
[2] 
Accessory use or structure: 20 feet.
(d) 
Rear yard, principal or accessory use or structure: 40 feet.
(5) 
Corner lots. All yards abutting streets shall be considered front yards and shall follow the regulations for front yards outlined in this article; all side and rear yards shall follow the regulations of this article.
(6) 
Building height.
(a) 
Maximum building height; principal use or structure: 35 feet.
(b) 
Maximum building height; accessory use or structure: 20 feet.
F. 
Exceptions to area and bulk regulations.
(1) 
Lot width and lot area requirements. Lot width and lot area requirements are not applicable for individual units in garden apartments (new development), individual single-family attached units (new developments), individual carriage homes, and patio homes.
(2) 
Side yard requirements. Side yard requirements are not applicable for individual units in garden apartments (new development), individual single-family attached units (new developments), and individual carriage home units when such units share a common wall with another unit.
G. 
Additional regulations. The applicable Regulations for Specified and Conditional Uses (Article V) and Requirements Applying to All Districts (Article VI) in this chapter shall apply to all uses in the R-3 District.
A. 
Purpose. The B-1 Rural Business District provides locations to accommodate small scale, rural retail, service, finance, insurance and real estate and related structures and uses. These districts are often adjacent to residential districts to ensure the population of the Township is adequately serviced.
B. 
Uses by right. The following uses are permitted in the B-1 District, subject to all of the requirements of this chapter:
(1) 
Agriculture;
(2) 
Parks.
(3) 
Small wireless communications facilities (SWCF) located in the public right-of-way, subject to the conditions of § 84-42.
[Added 3-15-2021 by Ord. No. 393]
C. 
Permitted uses subject to land development review. The following uses are allowed in the B-1 District subject to land development review:
(1) 
Animal day care;
(2) 
Day-care center;
(3) 
Farm market;
(4) 
Kennel;
(5) 
Mixed-use in structures 6,000 square feet or less;
(6) 
Nursing home;
(7) 
Offices in structures 6,000 square feet or less;
(8) 
Retail sales and services without drive-throughs in structures 6,000 square feet or less;
(9) 
Veterinary services;
(10) 
Wineries.
D. 
Conditional uses. The following uses are subject to the conditions as set forth in Article V of this chapter:
[Amended 11-16-2009 by Ord. No. 352; 3-15-2021 by Ord. No. 393]
(1) 
Accessory use/accessory structure;
(2) 
Bed-and-breakfast establishment;
(3) 
Carriage homes;
(4) 
Nontower wireless communication facility, subject to the conditions of § 84-42;
(5) 
Essential facilities;
(6) 
Light manufacturing, research and testing in structures 6000 square feet or less;
(7) 
Mortuary;
(8) 
No-impact home-based business;
(9) 
Patio home developments;
(10) 
Place of worship;
(11) 
Public and semipublic uses;
(12) 
Recreation facility;
(13) 
Restaurant without drive-through;
(14) 
Single-family dwelling, detached;
(15) 
Tower-based wireless communication facility, subject to the conditions of § 84-42;
(16) 
Tower-based wireless communication facility less than 50 feet in height located on property 10 acres or greater and containing public or semipublic uses, subject to the conditions of § 84-42;
(17) 
Vehicle repair station;
(18) 
Vehicle sales;
(19) 
Vehicle service station.
E. 
Area and bulk regulations. In the B-1 District, the following regulations shall be observed on each lot that is used hereafter, and on each lot upon which a building or structure hereafter is erected, altered, enlarged or maintained:
(1) 
Lot width requirements; minimum lot width: 125 feet.
(2) 
Lot area requirements.
(a) 
Minimum lot area: 0.5 acres.
(b) 
Maximum building coverage: 30%.
(c) 
Maximum lot coverage: 50%.
(3) 
Yard requirements.
(a) 
Front yard; principal or accessory use or structure: 20 feet.
(b) 
Side yards.
[1] 
Principal use or structure: 25 feet.
[2] 
Accessory use or structure: 10 feet.
(c) 
Rear yard.
[1] 
Principal use or structure: 40 feet.
[2] 
Accessory use or structure: 20 feet.
(4) 
Corner lots. All yards abutting streets shall be considered front yards and shall follow the regulations for front yards outlined in this article; all side and rear yards shall follow the regulations of this article.
(5) 
Building height.
(a) 
Maximum building height; principal use or structure: 35 feet.
(b) 
Maximum building height; accessory use or structure: 20 feet.
F. 
Exceptions to area and bulk regulations.
[Amended 3-15-2021 by Ord. No. 393]
(1) 
A patio home or carriage home development shall have a maximum density of 1.25 units per acre;
(2) 
Lot width and lot area requirements. Lot width and lot area requirements are not applicable for individual carriage home units.
(3) 
Side yard requirements. Side yard requirements are not applicable for individual carriage home units when such units share a common wall with another unit.
G. 
Additional regulations. The applicable Regulations for Specified and Conditional Uses (Article V) and Requirements Applying to All Districts (Article VI) in this chapter shall apply to all uses in the B-1 District.
A. 
Purpose. The C-1 Community Service Center District provides diverse commercial development along transportation corridors and neighborhoods. The district includes a mixture of uses such that serve the adjacent neighborhood and the community as a whole. The C-1 District is preserved through appropriate design elements, amenities or treatments that create, enhance and reinforce the design relationships between the buildings, sites and streets and still establish an ambience that reflects the character of the Township of Pine.
B. 
Uses by right. The following uses are permitted in the C-1 District, subject to all of the requirements of this chapter:
(1) 
Small wireless communications facilities (SWCF) located in the public right-of-way, subject to the conditions of § 84-42.
[Amended 3-15-2021 by Ord. No. 393]
C. 
Permitted uses subject to land development review. The following uses are allowed in the C-1 District subject to land development review:
(1) 
Animal day care;
(2) 
Automotive dealership, new;
(3) 
Automotive dealership, used;
(4) 
Car wash;
(5) 
Carriage homes;
(6) 
College;
(7) 
Day-care centers;
(8) 
Entertainment facilities;
(9) 
Hospital;
(10) 
Indoor theater;
(11) 
Life care community;
(12) 
Light manufacturing research and testing;
(13) 
Medical clinic;
(14) 
Mixed uses;
(15) 
Motel or hotel;
(16) 
No-impact home-based business;
(17) 
Nursing home;
(18) 
Offices;
(19) 
Parks;
(20) 
Places of worship;
(21) 
Public and semipublic uses;
(22) 
Recreation facility;
(23) 
Restaurants;
(24) 
Retail sales and services;
(25) 
Trade school.
D. 
Conditional uses. The following uses are subject to the conditions as set forth in Article V of this chapter:
[Amended 3-16-2009 by Ord. No. 348; 11-16-2009 by Ord. No. 352; 3-15-2021 by Ord. No. 393]
(1) 
Accessory use/accessory structure;
(2) 
Adult-oriented establishments;
(3) 
Alcohol rehabilitation clinic;
(4) 
Animal hospital;
(5) 
Commercial or public parking garage or lot;
(6) 
Drive-in theater;
(7) 
Essential facilities;
(8) 
Freestanding self-storage units;
(9) 
Garden apartments;
(10) 
Group care facility;
(11) 
Heliport;
(12) 
Kennel, indoor, subject to the conditions of § 84-58B;
(13) 
Medical marijuana dispensary;
(14) 
Medical marijuana grower/processor;
(15) 
Methadone treatment facility;
(16) 
Mobile home parks;
(17) 
Natural gas compressor station, subject to the conditions of § 84-70.1;
(18) 
Natural gas processing plant, subject to the conditions of § 84-70.1;
(19) 
Nightclub;
(20) 
Nontower wireless communications facility (nontower WCF);
(21) 
Nursery;
(22) 
Oil and gas development, subject to the conditions of § 84-70.1;
(23) 
Outdoor advertising signs;
(24) 
Park-and-ride facility;
(25) 
Patio home development;
(26) 
Single-family dwelling, attached (new developments);
(27) 
Swimming pools, public;
(28) 
Tower-based wireless communication facility (tower-based WCF);
(29) 
Vehicle repair station;
(30) 
Vehicle sales;
(31) 
Vehicle service station;
(32) 
Warehouse;
(33) 
Warehouse sales;
(34) 
Other uses not listed in this section as permitted, permitted with land development review or conditional uses.
E. 
Planned development option. Town Center Planned Residential Development (TC-PRD) option is available in this zoning district subject to the requirements of § 84-25 of this chapter. The following additional uses are available when the Town Center Planned Residential Development option is utilized:
(1) 
Civic clubs;
(2) 
Farm market;
(3) 
Kennel;
(4) 
Nature preserve;
(5) 
Patio homes;
(6) 
Restaurants without drive-throughs;
(7) 
Single-family dwelling, detached;
(8) 
Veterinary services.
F. 
Area and bulk regulations. In the C-1 District, the following regulations shall be observed on each lot that is used hereafter, and on each lot upon which a building or structure hereafter is erected, altered, enlarged or maintained:
(1) 
Lot width requirements; minimum lot width: 150 feet.
(2) 
Lot area requirements.
(a) 
Minimum lot area: one acre.
(b) 
Maximum building coverage: 50%.
(c) 
Maximum lot coverage: 80%.
(3) 
Yard requirements.
(a) 
Front yard; principal or accessory use or structure: 50 feet.
(b) 
Side yards; principal or accessory use or structure: 10 feet unless attached to the adjacent building.
(c) 
Rear yard.
[1] 
Principal use or structure: 50 feet.
[2] 
Accessory use or structure: 20 feet.
(4) 
Corner lots. All yards abutting streets shall be considered front yards and shall follow the regulations for front yards outlined in this article; all side and rear yards shall follow the regulations of this article.
(5) 
Building height.
(a) 
Maximum building height; principal use or structure: 45 feet.
(b) 
Maximum building height; accessory use or structure: 20 feet.
G. 
Exceptions to area and bulk regulations.
(1) 
Lot width and lot area requirements. Lot width and lot area requirements are not applicable for individual units in garden apartment buildings (new developments), individual single-family attached units (infill and new developments), individual carriage home units, patio homes, individual residential units comprising life care community buildings, and residential units that are part of mixed uses or a Town Center Planned Residential Development.
(2) 
Side yard requirements. Side yard requirements are not applicable for individual units in garden apartment buildings (new developments), individual single-family attached units (infill and new developments), individual carriage home units, individual residential units comprising life care community buildings, and residential units that are part of mixed uses or a Town Center Planned Residential Development when such units share a common wall with another unit.
H. 
Additional regulations. The applicable regulations for specified and conditional Uses (Article V) and requirements applying to all districts (Article VI) in this chapter shall apply to all uses in the C-1 District; provided, however, that only those specific provisions of the aforementioned Article VI which are incorporated by specific reference thereto in § 84-70.1 of this chapter shall be deemed applicable to oil and gas development, oil and gas well sites, natural gas compressor stations, and natural gas processing plants, and all other remaining provisions of the aforementioned Article VI shall not be applicable thereto.
[Amended 3-15-2021 by Ord. No. 393]
A. 
Purpose. The C-2 Planned Transition District also provides diverse commercial development in transitional areas of the Township. The District includes a mixture of uses such that serve the adjacent neighborhood and the community as a whole. The C-2 District also requires appropriate design elements, amenities or treatments that create, enhance and reinforce the design relationships between the buildings, sites and streets and still establish an ambience that reflects the character of the Township of Pine.
B. 
Uses by right. The following uses are permitted in the C-2 District, subject to all of the requirements of this chapter:
(1) 
Single-family dwelling, detached.
(2) 
Small wireless communications facilities (SWCF) located in the public right-of-way, subject to the conditions of § 84-42.
[Added 3-15-2021 by Ord. No. 393]
C. 
Permitted uses subject to land development review. The following uses are allowed in the C-2 District subject to land development review:
(1) 
Civic clubs;
(2) 
Day-care center;
(3) 
Medical clinic;
(4) 
Mixed uses in structures 6,000 square feet or less;
(5) 
No-impact home-based business;
(6) 
Nursing home;
(7) 
Offices.
[Added 11-16-2009 by Ord. No. 352]
(8) 
Parks;
[Amended 11-16-2009 by Ord. No. 352]
(9) 
Patio home development.
[Added 11-16-2009 by Ord. No. 352]
(10) 
Place of worship;
[Amended 11-16-2009 by Ord. No. 352]
(11) 
Public and semipublic use;
[Amended 11-16-2009 by Ord. No. 352]
(12) 
Recreation.
[Amended 11-16-2009 by Ord. No. 352]
D. 
Conditional uses. The following uses are subject to the conditions as set forth in Article V of this chapter:
[Amended 11-16-2009 by Ord. No. 352; 3-15-2021 by Ord. No. 393]
(1) 
Accessory use/accessory structure;
(2) 
Carriage homes;
(3) 
College;
(4) 
Essential facilities;
(5) 
Garden apartments (infill);
(6) 
Group care facility;
(7) 
Hospital;
(8) 
Life care community;
(9) 
Nursery;
(10) 
Nontower wireless communications facility (nontower WCF);
(11) 
Offices in structures 6,000 square feet or less [outside of the Town Center Design Overlay (TCDO) District];
(12) 
Patio home development;
(13) 
Patio homes;
(14) 
Single-family dwelling, attached (infill and new developments);
(15) 
Tower-based wireless communication facility (tower-based WCF);
(16) 
Trade schools;
(17) 
Warehouse.
E. 
Area and bulk regulations. In the C-2 District, the following regulations shall be observed on each lot that is used hereafter, and on each lot upon which a building or structure hereafter is erected, altered, enlarged or maintained:
(1) 
Lot width requirements; minimum lot width: 100 feet.
(2) 
Lot area requirements.
(a) 
Minimum lot area: one acre.
(b) 
Maximum building coverage: 50%.
(c) 
Maximum lot coverage: 80%.
(3) 
Yard requirements.
(a) 
Front yard; principal or accessory use or structure: 50 feet.
(b) 
Side yards.
[1] 
Principal use or structure: 25 feet.
[2] 
Accessory use or structure: 10 feet.
(c) 
Rear yard.
[1] 
Principal use or structure: 50 feet.
[2] 
Accessory use or structure: 20 feet.
(4) 
Corner lots. All yards abutting streets shall be considered front yards and shall follow the regulations for front yards outlined in this article; all side and rear yards shall follow the regulations of this article.
(5) 
Building height.
(a) 
Maximum building height; principal use or structure: 45 feet.
(b) 
Maximum building height; accessory use or structure: 20 feet.
F. 
Exceptions to area and bulk regulations.
(1) 
Lot width and lot area requirements. Lot width and lot area requirements are not applicable for individual units in garden apartment buildings in structures 6,000 square feet or less, individual single-family attached units (new developments), individual carriage home units, individual residential units comprising life care community buildings, and residential units that are part of mixed uses in structures 6,000 square feet or less.
(2) 
Side yard requirements. Side yard requirements are not applicable for individual units in garden apartment buildings in structures 6,000 square feet or less, individual single-family attached units (new developments), individual carriage home units, individual residential units comprising life care community buildings, and residential units that are part of mixed uses in structures 6,000 square feet or less when such units share a common wall with another unit.
G. 
Additional regulations. The applicable regulations for Specified and Conditional Uses (Article V) and Requirements Applying to All Districts (Article VI) in this chapter shall apply to all uses in the C-2 District.
A. 
Permitted uses. The following table summarizes the uses permitted in each district.
[Amended 3-16-2009 by Ord. No. 348; 11-16-2009 by Ord. No. 352; 3-15-2021 by Ord. No. 393; 6-7-2021 by Ord. No. 394]
P
Permitted use "as of right."
P-LD
Permitted use with land development approval
CU
Conditional use
PRD
Use permitted as part of a PRD only
TC-PRD
Use permitted as part of a TC-PRD only
AVAIL
PRD option available in zoning district
Use
E-1
S-1
R-1
R-2
R-3
B-1
C-1
C-2
Accessory use/structure
P
P
P
P
P
CU
CU
CU
Adult-oriented establishments
CU
Agricultural uses
P
P
P
P
P
P
Alcohol rehabilitation clinic
CU
Animal day care
P-LD
P-LD
Animal hospital
CU
Automotive dealership, new
P-LD
Automotive dealership, used
P-LD
Bed-and-
breakfast establishment
CU
Car wash
P-LD
Carriage homes
PRD
PRD
CU
CU
P-LD
CU
Cemetery
P-LD
P-LD
Clubs
TC-PRD
TC-PRD
P-LD
College
TC-PRD
P-LD
CU
Commercial or public parking garage or lot
CU
Day-care center
TC-PRD
P-LD
P-LD
P-LD
Drive-in theater
CU
Entertainment facilities
P-LD
Essential facilities
P-LD
P-LD
P-LD
P-LD
P-LD
CU
CU
CU
Farm market
TC-PRD
P-LD
TC-PRD
Freestanding self storage units
CU
Garden apartment, in structures, 6,000 sq. ft. or less
CU
Garden apartment (new developments)
TC-PRD
P-LD
CU
Group care facility
CU
CU
Heliport
CU
Hospital
TC-PRD
P-LD
CU
Indoor theater
TC-PRD
P-LD
Kennel
TC-PRD
P-LD
TC-PRD
Kennel, indoor
CU
Life care community
TC-PRD
P-LD
CU
Light manufacturing, research and testing
P-LD
Light manufacturing, research and testing in structures 6,000 sq. ft. or less
CU
Medical clinic
P-LD
P-LD
Medical marijuana dispensary
CU
Medical marijuana grower/processor
CU
Methadone treatment facility
CU
Mixed uses in structures 6,000 sq ft. or less
P-LD
P-LD
Mixed uses
TC-PRD
P-LD
Mobile home parks
CU
Mortuary
CU
CU
Motel or hotel
TC-PRD
P-LD
Natural gas compressor stations
CU
Natural gas processing plants
CU
Nature preserve
P
P
P
TC-PRD
TC-PRD
Nightclub
CU
No-impact home-based business
P
P
P
P
P
CU
P-LD
P-LD
Nontower WCF
CU
CU
CU
CU
CU
CU
CU
CU
Nursery
CU
CU
Nursing home
TC-PRD
P-LD
P-LD
P-LD
Offices
TC-PRD
P-LD
Offices in structures 6,000 sq ft. or less
P-LD
CU
Oil and gas development
CU
Other uses not listed
CU
Outdoor advertising signs
CU
Park and ride facility
CU
Park
P
P
P
P
P
P
P-LD
P-LD
Patio homes
PRD
(25%)
PRD
(50%)
CU
CU
TC-PRD,
CU
CU
Place of worship
CU
CU
CU
CU
CU
CU
P-LD
P-LD
Public and semi public uses
CU
CU
CU
CU
CU
CU
P-LD
P-LD
Recreation
P-LD
Recreation facility
CU
CU
CU
CU
CU
CU
P-LD
Restaurant without drive-throughs
TC-PRD
CU
TC-PRD
Restaurants
P-LD
Retail sales and services
TC-PRD
P-LD
Retail sales and services without drive-
throughs, in structures 6,000 or less
P-LD
Single-family dwelling, attached (infill)
CU
Single-family dwelling, attached (new developments)
P-LD
CU
CU
Single-family dwelling, detached
P
P
P
P
P
CU
TC-PRD
P
SWCF in the public right-of-way
P
P
P
P
P
P
P
P
Swimming pools, public
CU
Tower-based WCF
CU
CU
CU
Tower-based WCF less than 50 feet in height located on property 10 acres or greater and containing public or semipublic uses
CU
CU
CU
CU
CU
CU
CU
CU
Trade schools
TC-PRD
P-LD
CU
Vehicle repair station
CU
CU
Vehicle sales
CU
CU
Vehicle service station
TC-PRD
CU
CU
Veterinary services
TC-PRD
P-LD
TC-PRD
Warehouse
CU
CU
Warehouse sales
CU
Wineries
P-LD
Planned residential development (PRD)
Town Center Planned Residential Development (TC-PRD)
AVAIL
AVAIL
B. 
Area and bulk regulations. The following table summarizes the area and bulk regulations in each district. Exceptions may exist for certain uses. These exceptions are not reflected in this summary.
E-1
S-1
R-1
R-2
R-3
B-1
C-1
C-2
Minimum lot width
(feet)
300
200
125
90
70
125
150
100
Minimum lot area
(acres)
3
2
1
3/4
1/2
1/2
1
1
Maximum building coverage
10%
10%
20%
20%
35%
30%
50%
50%
Maximum lot coverage
20%
20%
40%
40%
50%
50%
80%
80%
Front yard
Principle or accessory use or structure
(feet)
50
50
40
30
25
20
50
50
Side yard
Principle use or structure
(feet)
25
10
25
Residential
(feet)
30
30
20
15
10
Church, school, public/semipublic
(feet)
50
50
50
50
50
Other nonresidential uses
(feet)
80
80
80
80
80
Accessory use or structure
(feet)
10
10
10
10
10
10
10
10
Rear yard
Principle use or structure
(feet)
50
50
50
40
40
40
50
50
Accessory use or structure
(feet)
20
20
20
20
20
20
20
20
Maximum building height
Principle use or structure
(feet)
35
35
35
35
35
35
45
45
Accessory use or structure
(feet)
20
20
20
20
20
20
20
20