SU Districts are designed to provide areas primarily for large
site, low-lot coverage, campus-type development, which do not detract
from the character of the surrounding area, nor prejudice the use
of adjoining tracts for other permitted uses. Such uses are meant
to be developed in a unified manner, on tracts of five acres or more,
featuring cohesive architectural and landscaping designs which are
complementary to each other and to the adjoining sites. SU Districts
are also designed to provide opportunities for planned residential
development as an overlay district permitting retirement residence
and manufactured home park development on tracts of 20 acres or more.
A building may be erected, altered or used and a lot or premises may be used or occupied, subject to the provisions of Article XIII, for any of the following purposes and no other:
A.
Permitted principal uses.
(1)
Business offices, professional offices, medical offices, banks or
financial institutions as part of a planned business center, designed
as a single, unified architectural project or unit.
(2)
Laboratory (scientific or industrial research and development, testing,
experimental), provided that:
(a)
No processing shall be permitted except insofar as such processing
is incidental to research and development, process testing or operation
of a small experimental pilot plant.
(b)
There is no commercial production of goods, materials or any
other substance for sale or storage of the same, except as is necessary
for scientific research.
(3)
A hospital which meets the standards of the Joint Commission on Accreditation
of Hospitals and is qualified to train interns.
(4)
A nursing home, convalescent home or assisted-care facility meeting
the current standards of its national professional accrediting associations.
(5)
Municipal building and municipal use.
(6)
Public utility building.
(7)
A theater, only if it is not used as an adult motion-picture theater, as provided for in Article IX.
(8)
Planned residential development as an overlay district, including retirement residence and manufactured home park development in accordance with Article VIII.
(9)
Private educational institutions offering instruction in business,
vocational, technical, art, music, drama and other similar endeavors.
(10)
Nursery school or day-care center.
(11)
Educational use which is licensed by the Commonwealth of Pennsylvania
for the location applied for, and is not for profit, or religious
use as a place of worship.
B.
Permitted accessory uses.
(1)
Accessory use on the same lot with and customarily incidental to
any of the above-permitted principal uses.
(4)
Restaurant or cafeteria areas, including outside seating areas, accessory
to an office building in excess of 100,000 square feet of gross floor
area (excluding utility and mechanical device areas), provided that
such areas do not exceed 10% of the gross floor area.
(5)
The following uses accessory to a permitted office building in excess
of 100,000 square feet of gross floor area (excluding utility and
mechanical device areas), when located on the first floor or below:
(a)
Store for retail purposes only.
(b)
The following personal retail service shops serving customers
on the premises: beauty parlor, barbershop, retail dry-cleaning (pick
up and drop off only), tailor, photographer, and travel agency, and
excluding tattoo and body piercing shops and massage studios.
(c)
Sale of baked goods, ice cream and confectionery goods brought
in for sale on the premises at retail.
(d)
Watch, clock or jewelry repair shop.
(6)
Public garage.
C.
Conditional Uses. Subject to the general standards set forth in § 143-136 governing conditional uses, the following uses shall be permitted as conditional uses when authorized by the Board of Commissioners:
[Added 10-9-2018 by Ord.
No. 1587]
(1)
Medical Marijuana Dispensary shall be permitted as a conditional use pursuant to Board of Commissioners' approval and subject to the general standards set forth in § 143-136 governing conditional uses and the specific standards set forth below:
(a)
A Medical Marijuana Dispensary Facility shall have a single
secure public entrance and shall implement appropriate security measures
to deter and prevent unauthorized entrance in areas containing medical
marijuana.
(b)
Permitted hours of operation of a Dispensary Facility shall
be 8:00 a.m. to 8:00 p.m., daily.
(c)
A Dispensary Facility shall not have any of the following: drive-through
service, an outdoor seating area, outdoor vending machines.
(d)
A Dispensary Facility shall not be located within 1,000 feet
of a property line of any public, private and parochial schools and
day-care centers. This distance shall be measured in a straight line
from the closest exterior wall of the building or portion thereof
in which the dispensary is located, to the closest property line of
the protected use regardless of the municipality in which it is located.
(e)
A Dispensary Facility shall be a minimum distance of 1,000 feet
from the next nearest Medical Marijuana Dispensary Facility.
(2)
Medical Marijuana Grower/Processor - a Medical Marijuana Grower/Processor
use shall be permitted as a conditional use pursuant to Board of Commissioners'
approval and in accordance with the specific standards set forth below:
(a)
There shall be no emission of dust, fumes, vapors, odors or
waste into the environment from any Grower/Processor facility where
Medical Marijuana growing, processing or testing occurs.
(b)
Marijuana remnants and by-products shall be secured and properly
disposed of in accordance with policies of the Department of Health
of the Commonwealth of Pennsylvania. No such remnants or by-products
shall be disposed of in any unsecure exterior refuse container.
(c)
A Medical Marijuana Grower/Processor Facility shall not be located
within 1,000 feet of a property line of any public, private and parochial
schools and day-care centers. This distance shall be measured in a
straight line from the closest exterior wall of the building or portion
thereof in which the dispensary is located, to the closest property
line of the protected use, regardless of the municipality in which
it is located.
(d)
A Medical Marijuana Grower/Processor Facility shall be a minimum
distance of 1,000 feet from the next nearest Medical Marijuana Grower/Processor
Facility.
A.
No building or structure shall exceed 35 feet in height, except that:
B.
In no case shall a public garage or other accessory building be larger
than the principal building on the lot.
For every building or group of buildings hereafter erected or
used for a use permitted in this district, the following regulations
shall apply:
B.
Other permitted principal uses.
(1)
Lot area. Each permitted use shall have a minimum lot area of not
less than five acres, except in the case of a hospital which shall
have a minimum lot area of not less than 10 acres.
(2)
Lot width at the building line. A lot width of not less than 300
feet at the building line shall be provided.
(3)
Lot width at the street line. A lot width or lot frontage of not
less than 300 feet shall be provided.
(4)
Building coverage and impervious surface. Not more than 25% of the
area of each lot may be occupied by buildings and not more than 50%
of any lot area shall be covered by impervious surfaces.
(5)
Setbacks. No building shall be located less than 50 feet from the
street line, nor less than 50 feet from a side or rear property line,
except that:
(a)
A hospital building, nursing home-convalescent home, assisted-care
facility, medical, professional and/or business office building or
laboratory building shall be located not less than 100 feet from the
street line.
(b)
Where the tract or premises abuts a residence use or district
or a similar use or district in an adjoining municipality on the side
or rear, the building or buildings shall be located not less than
100 feet from such district boundary lines.
A.
General standards.
(1)
The tract of land on which each permitted use is conducted shall
be held in single ownership and shall be operated under unified control
and management. In the event of multiple ownership, a written agreement
between the parties and owners involved shall be submitted to evidence
that the development and management will be in accordance with a single
plan with common authority and common responsibility.
(2)
The permitted use shall be served by public sewer and water.
(3)
Each permitted use shall provide and maintain attractively landscaped
grounds and include screening necessary to buffer adjacent properties
in accordance with a landscaping plan approved by the Board of Commissioners.
(4)
No products or goods shall be publicly displayed on the premises.
(5)
All utility lines servicing the permitted buildings, structures and
the lot shall be placed underground within the lot lines of the property
on which the use is located.
(6)
All mechanical equipment which is not enclosed within a building
shall be fully and completely screened from view in a manner compatible
with the architectural and landscaping style of the overall tract.
(7)
The physical design of the development plan shall provide for adequate
control of vehicular traffic, make adequate provisions for public
water, public sewer, erosion and sedimentation control, stormwater
management, fire protection and other public services and further
the amenities of light, air and visual enjoyment.
(8)
All buildings shall be designed and sited to reflect a sensitivity
to existing natural features, to be responsive to solar orientation,
wind exposure and energy efficiency and to relate to similar buildings
on adjoining tracts in terms of size and scale.
B.
Dimensional standards.
(1)
If there are more than two buildings on a lot, the minimum distance
between buildings shall be 50 feet, except that in the case of office,
laboratory and hospital buildings in excess of 35 feet in height,
the minimum distance between any two buildings shall be 75 feet.
C.
Vehicular access and traffic considerations.
(1)
Access barrier. Access to the public highway or street shall be controlled in the interest of public safety. Each building or group of buildings erected in special use districts and the parking or service areas shall be physically separated from the highway or street by a curb, planting strip or other suitable barrier against unchanneled motor vehicles' ingress or egress, except for accessways as authorized by Subsection C(2) below.
(2)
Accessways. Each separate use, grouping of attached buildings or
grouping of uses permitted as part of a single integrated project
shall have not more than two accessways to any one public highway
or street. Neither of such accessways shall be more than 50 feet in
width. On major roads, adequate acceleration and deceleration lanes
shall be provided. The intent of this provision is to encourage the
use of common accessways by two or more permitted highway uses in
order to reduce the number and spacing of access points along the
highway.
(3)
Traffic control devices and acceleration and deceleration lanes shall
be provided at the expense of the owner.
D.
Off-street parking, and loading/unloading.
(2)
In addition to parking areas, areas shall be provided for loading and unloading of delivery trucks and other vehicles, and for the servicing of permitted establishments by refuse and recycling collection, fuel and other service vehicles, which areas shall be located at the side or rear of the buildings, shall be adequate in size and shall be so arranged that they may be used without blockage or interference with the use of the accessways or parking facilities. Such areas shall be designed in accordance with Article XV.
(3)
All parking, loading, access and service areas shall be located entirely
within the lot lines of the permitted use, shall be paved and shall
be adequately illuminated at night. All such areas shall be paved
with concrete, blacktop or other hard surface. Lighting, including
sign lighting, shall be arranged so as to protect the street and adjoining
property from direct glare or hazardous interference of any kind.
F.
Special buffer and landscape requirements.
(1)
Along each side or rear property line which directly abuts a residence
use or district in the Township or a similar district in an adjoining
municipality, a buffer planting strip of not less than 25 feet in
width shall be provided on which shall be placed shrubbery, trees
or other suitable planting sufficient to constitute an effective screen
and give maximum protection to the abutting district in accordance
with a landscaping plan approved by the Board of Commissioners.
(3)
A landscaped area of not less than 15 feet shall be provided along
all side and rear property lines that abut another nonresidential
district. This shall not apply to side lot lines within the interior
of a site developed as a single entity.
G.
Environmental controls. No building may be erected, altered or used and no lot or premises may be used in a special use district which is not in strict conformity with the environmental controls of Article XVII, § 143-113, or which is otherwise noxious or offensive or which constitutes a hazard in the immediately surrounding area. Each permitted use shall provide and utilize such smoke, noise or other control devices as are necessary to assure that the use will not:
(1)
Constitute any nuisance whatsoever beyond the boundary of the site
by reason of dissemination of noxious, toxic or corrosive fumes, smoke,
odor or dust.
(2)
Result in noise or vibration exceeding the average intensity of noise
from other causes at the boundary site.
(3)
Produce objectionable heat, glare or radiation.
(4)
Result in electrical disturbances in nearby residences.
(5)
Increase congestion or hazardous traffic conditions on the highway
or in the adjacent area.
(6)
Create any other objectionable condition in adjoining areas which
will endanger health, safety or the proper use of property.
(7)
Disposal requirements. All trash, garbage, rubbish, recycling and
debris of every kind and nature shall be stored within the building
in fireproofed rooms and shall be collected and disposed of, as often
as may be necessary under the particular circumstances, by private
collectors and at no cost to the Township. If dumpster-type containers
are used, said containers must be located to the rear or side of a
lot, screened from view and in conformance with the Fire Code.[1] Where multiple uses are permitted, one central collection
area shall be provided for all users in each building.
H.
Architectural character. All buildings shall be designed and built
in harmony with one another relative to their size, scale, proportion
and materials.
I.
Fencing. A minimum six-foot high opaque fence may be required along
rear and/or side property lines which abut any residential use or
district when deemed advisable by the Board of Commissioners.
A.
Permitted principal uses. A planned hospital, medical/health campus
shall include a combination of two or more of the following uses on
one lot:
C.
Area, bulk and height regulations.
(1)
Lot area. The minimum lot area shall be 10 acres.
(2)
Lot width at the building line. A lot width of not less than
350 feet at the building line shall be provided.
(3)
Lot width at the street line. A lot width or lot frontage of
not less than 350 feet shall be provided on any street subject to
the jurisdiction of the Pennsylvania Department of Transportation.
(4)
Building coverage and impervious surface coverage. Not more
than 45% of the lot may be occupied by buildings, and not more than
70% of the lot shall be covered by impervious surfaces.
(5)
Setbacks.
(a)
Streets. No building shall be located less than 100 feet from
the street line.
(b)
Lot line. No building shall be located less than 50 feet from
any lot line except where such lot line abuts a residence district
or use or similar use or district in an adjoining municipality, buildings
shall be set back a minimum of 100 feet from such lot line.
(6)
Height of buildings. No building shall exceed 65 feet in height and four stories, which shall be measured as provided in § 143-67A. A public garage shall contain not more than three levels of parking where each level is a maximum of 15 feet high and in no case may the structure be taller than the principal building.
D.
Special requirements.
(1)
General standards.
(a)
The tract of land on which a planned hospital, medical/health
campus is conducted shall be held in single ownership and shall be
operated under unified control and management. In the event of multiple
ownership of one or more of the buildings, a written agreement between
the lot owner and building owner or owners, providing for the development
and management of the property in accordance with a unified plan,
shall be submitted to the Township Commissioners.
(b)
The property shall be served by public sewer and water.
(c)
Buffer and landscaping requirements shall be in accordance with
the following:
[1]
Along each side or rear property line which directly
abuts a residence district in the Township or a similar district in
an adjoining municipality, a buffer planting strip of not less than
25 feet in width shall be provided on which shall be placed shrubbery,
trees or other suitable planting sufficient to constitute an effective
screen and give maximum protection to the abutting district in accordance
with the approved landscaping plan.
[2]
Along each street line, a buffer area of not less
than 20 feet in width shall be provided which shall be suitably landscaped
and may include necessary sidewalks and accessways.
[3]
A landscaped area of not less than 15 feet shall
be provided along all side and rear property lines when the property
is adjacent to a property within the same zoning district.
(d)
No products or goods shall be publicly displayed on the premises,
except that accessory uses may display within a building such related
products and goods as are necessary to reasonably function.
(e)
All utility lines servicing the property and improvements shall
be placed underground.
(2)
Vehicular access and traffic considerations.
(a)
The property shall be physically separated from each street
by a curb, planting strip or other suitable barrier against unchanneled
motor vehicles ingress or egress.
(3)
Off-street parking and loading.
(b)
In addition to parking areas, there shall be provided areas
for loading and unloading of delivery trucks and other vehicles and
for the servicing of permitted establishments by refuse and recycling
collection, fuel and other service vehicles, which areas shall be
located at the side or rear of the buildings, shall be adequate in
size and shall be so arranged that they may be used without blockage
or interference with the use of the accessways or parking facilities.
(c)
All parking, loading, access and service areas shall be located
entirely within the lot lines of the permitted use, shall be paved
and shall be adequately illuminated at night. All such areas shall
be paved with concrete, blacktop or other hard surface. Lighting,
including sign lighting, shall be arranged so as to protect the street
and adjoining property from direct glare or hazardous interference
of any kind.
(5)
Environmental controls.
(a)
Constitute a nuisance beyond the boundary of the property by
reason of dissemination of noxious, toxic or corrosive fumes, smoke,
odor or dust.
(b)
Result in noise or vibration exceeding the average intensity
of noise from other causes at the boundary site.
(c)
Produce objectionable heat, glare or radiation.
(d)
Result in electrical disturbances in nearby residences.
(e)
Increase congestion or hazardous traffic conditions on the highway
or in the adjacent area.
(f)
Create any other objectionable condition in adjoining areas
which will endanger health, safety or the proper use of property.
(g)
Disposal requirements. All trash, garbage, rubbish and debris
of every kind and nature shall be stored within a building in fireproofed
rooms or outside of a building in a screened dumpster and shall be
collected and disposed of, as often as may be necessary under the
particular circumstances, by private collectors and at no cost to
the Township. If dumpster-type containers are used, said containers
must be located to the rear or side of the lot, screened from view
and be in conformance with the Fire Code.[1] Where multiple uses are permitted, one central collection
area shall be provided for all users of each building.
(6)
Architectural character. All buildings shall be designed and
built in harmony with one another relative to their size, scale, proportion
and materials.
(7)
Fencing. A six-foot-high opaque fence may be required along
rear and/or side property lines which abut any residential use or
district.
Approval procedure shall be in accordance with § 143-128.
