Township of Spring Garden, PA
York County
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§ 310-4 Zones and boundaries.

A. 
Establishment of zones. The Township of Spring Garden is divided into zones listed below and shown on the map entitled "Zoning Map of Spring Garden Township," which Map is part of this chapter.[1]
R-1 Residential Suburban
R-2 Residential Urban
A-O Apartment-Office
C Commercial
IP Industrial Park
OS Open Space — Conservation Floodplain
[1]:
Editor's Note: The Zoning Map was amended and readopted 11-9-2011 by Ord. No. 2011-17.
B. 
The Official Zoning Map. The official copy of the Zoning Map shall be maintained at the Township Administration Building. The Official Zoning Map shall be displayed for public view during normal business hours of the Township. In case of dispute, only this map or an approved copy thereof shall be considered in evidence.
C. 
Boundaries of zones. Where uncertainty exists as to the boundaries of the zones as shown on the Zoning Map, the following rules shall apply:
(1) 
Boundaries indicated as approximately following the center lines of streets, highways or alleys shall be construed to follow such center lines.
(2) 
Boundaries indicated as approximately following lot lines shall be construed as following such lot lines.
(3) 
Boundaries indicated as approximately following municipality limits shall be construed as following municipal limits.
(4) 
Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks.
(5) 
Boundaries indicated as approximately following the center lines of streams, rivers or other bodies of water shall be construed to follow such center lines.
(6) 
Boundaries indicated as parallel to or extensions of features indicated in Subsection C(1) through (5) shall be so construed. Distances not specifically indicated on the Official Zoning Map shall be determined by the scale of the map.
(7) 
Where physical or cultural features existing on the ground are at variance with those shown on the Official Zoning Map or in circumstances not covered by Subsection C(1) through (6), the Zoning Hearing Board shall interpret the district boundaries.

§ 310-5 Use regulations.

A. 
Uses permitted. The uses permitted in the zones established by this chapter and the permitted extent of these uses are as described for each zone. The uses shown as permitted in each zone are the only uses permitted in that zone, and all other uses are subject to § 310-5B. Unless otherwise noted, the use or dimensional standards are the requirements for each use. However:
(1) 
Modifications to the use or dimensional requirements are set forth in Article IV.
(2) 
Additional general provisions are set forth in Article III.
(3) 
Standards for special exception uses are set forth in Articles V and VI.
B. 
All other uses. Any use not specifically allowed elsewhere in this chapter shall be allowed by special exception in the zone or zones where, and to the extent that, similar uses are permitted or allowed by special exception, provided that said use meets the requirements for a special exception and does not constitute a public or private nuisance.
C. 
Accessory uses and structures. Accessory uses and structures shall be permitted in conjunction with the principal uses permitted in this chapter and shall be further subject to the requirements for accessory uses and structures as set forth in Article III.
D. 
Uses with nuisance effect. In no case is a use permitted which, due to noise, dust, odor, appearance or other objectionable factor, creates a nuisance, hazard or other substantial adverse effect upon the reasonable enjoyment of the surrounding property. Every reasonable effect must be made to prevent this effect through:
(1) 
Control of lighting.
(2) 
Design and maintenance of structures.
(3) 
Use of planting screens or attractive fences.
(4) 
Placement of structures on the site.
(5) 
Appropriate control of use.
(6) 
Prompt removal of trash or junk.
E. 
Limit of one principal use. No more than one principal use shall be permitted on a lot, unless the provisions of the relevant zoning district permit a combination of permitted uses or a multiple-use building, or unless it is otherwise permitted by this chapter.

§ 310-6 Residential Suburban Zone (R-1).

A. 
Purpose. The purpose of the R-1 Residential-Suburban District is to provide for the orderly expansion of low to medium density suburban-type development; to provide for the public health and to prevent the overcrowding of the land through the application of maximum housing densities; to provide standards which will encourage installation of public facilities and the reservation of public open space; to exclude activities of a commercial or industrial nature and any activities not compatible with residential development.
B. 
Uses by right. The following principal uses are permitted by right in the R-1 Zone:
(1) 
Group homes.
(2) 
Single-family dwelling.
(3) 
Accessory uses.
(a) 
Child day-care facilities (family day-care home).
(b) 
Noncommercial gardening.
(c) 
No-impact home-based business.
C. 
Uses by special exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Articles V and VI of this chapter:
(1) 
College.
(2) 
Dormitory.
(3) 
House of worship.
(4) 
Multifamily or two-family conversion.
(5) 
Park or other recreation area of a nonprofit nature.
(6) 
Public building or facility.
(7) 
Public utility building.
(8) 
Schools, public and private.
(9) 
Accessory uses:
(a) 
Home occupation.
D. 
Dimensional requirements:
Public Water and Public Sewer Public Water or Public Sewer No Public Water or Public Sewer
Minimum lot area 10,000 square feet 15,000 square feet 30,000 square feet
Minimum lot width 80 feet 100 feet 125 feet
Maximum lot coverage 45% 35% 25%
Maximum building coverage 30% 25% 20%
Minimum open area 70% 75% 80%
Maximum paved area 15% 10% 5%
Minimum front setback 25 feet 25 feet 25 feet
Minimum side setback 10 feet (each) 10 feet (each) 10 feet (each)
Minimum rear setback 25 feet 25 feet 25 feet
E. 
Building height. The height limit for a main building shall be 2 1/2 stories, but not over 30 feet, except that the height limit may be extended to 3 1/2 stories, but not over 40 feet, if each yard is increased in width one foot for each additional foot of height over 30 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet.

§ 310-7 Residential Urban Zone (R-2).

A. 
Purpose. The purpose of the R-2 Residential Urban District is to encourage orderly development and preservation of a variety of housing compatible with existing dwellings in established, medium-density residential sections in the community by providing public facilities necessary for the health, welfare and general convenience of the population; to prevent overcrowding of the land through application of maximum housing densities; to preserve public open space; to exclude activities of a commercial or industrial nature and any activities not compatible with the residential environment.
B. 
Uses by right. The following principal uses are permitted by right in the R-2 Zone:
(1) 
Group homes.
(2) 
Single-family dwelling.
(3) 
Two-family dwelling.
(4) 
Accessory uses.
(a) 
Child day-care facilities (family day-care home).
(b) 
Noncommercial gardening.
(c) 
No-impact home-based business.
C. 
Uses by special exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Articles V and VI of this chapter:
(1) 
House of worship.
(2) 
Multifamily or two-family conversion.
(3) 
Park or other recreation area of a nonprofit nature.
(4) 
Public building or facility.
(5) 
Public utility building.
(6) 
Rooming house or group quarters.
(7) 
Schools, public and private.
(8) 
Accessory uses:
(a) 
Home occupation as an accessory use.
D. 
Dimensional requirements.
Public Water and Public Sewer Public Water or Public Sewer
Minimum lot area 7,500 square feet 10,000 square feet
Minimum lot width 60 feet 80 feet
Maximum lot coverage 60% 45%
Maximum building coverage 40% 30%
Minimum open area 60% 70%
Maximum paved area 20% 15%
Minimum front setback 20 feet 20 feet
Minimum side setback 5 feet (each) 5 feet (each)
Minimum rear setback 20 feet 20 feet
E. 
Building height. The height limit for a main building shall be 2 1/2 stories, but not over 30 feet, except that the height limit may be extended to 3 1/2 stories, but not over 40 feet, if each yard is increased in width one foot for each additional foot of height over 30 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet.

§ 310-8 Apartment-Office Zone (A-O).

A. 
Purpose. The purpose of the A-O Apartment-Office District is to provide standards for the development of any combination of uses such as apartment, professional offices, convenience goods and personal service shops, and facilities deemed compatible with high-density housing, and designed to minimize traffic problems and congestion on the streets, provide for the public convenience and to harmonize with adjoining residential uses.
B. 
Uses by right. The following principal uses are permitted by right in the A-O Zone:
(1) 
Child day-care facilities.
(2) 
Financial institution.
(3) 
Funeral home.
(4) 
House of worship.
(5) 
Medical clinic.
(6) 
Multifamily/townhouse dwelling(s).
(7) 
Multifamily or two-family conversion.
(8) 
Park or other recreation areas of a nonprofit nature.
(9) 
Parking lot or parking garage.
(10) 
Personal service business.
(11) 
Professional office.
(12) 
Public building or facility.
(13) 
Rooming house or group quarters.
(14) 
Single-family residence in conjunction with another permitted use.
(15) 
Accessory uses:
(a) 
Home occupation.
(b) 
Noncommercial gardening.
(c) 
No-impact home-based business.
C. 
Uses by special exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Articles V and VI of this chapter.
(1) 
Club.
(2) 
College.
(3) 
Dormitory.
(4) 
Hospital.
(5) 
Hotel/motel.
(6) 
Life-care retirement facility.
(7) 
Mobile home park.
(8) 
Nursing home.
(9) 
Public utility building.
(10) 
Restaurant, sit-down.
(11) 
Retail store or shop.
(12) 
School, public or private.
(13) 
Wind energy system.
D. 
Dimensional requirements.
Public Water and Public Sewer Public Water or Public Sewer
Minimum lot area 10,000 square feet 15,000 square feet
Minimum lot width 80 feet 100 feet
Maximum lot coverage 70% 55%
Maximum building coverage 50% 35%
Minimum open area 50% 65%
Maximum paved area 20% 20%
Minimum front setback 30 feet 30 feet
Minimum side setback 10 feet (each) 10 feet (each)
Minimum rear setback 30 feet 30 feet
E. 
Density requirement. The maximum density (number of dwelling units per gross acre of land) permitted in this zone is 10 dwelling units per acre.
F. 
Building height. The height limit for a main building shall be 2 1/2 stories, but not over 30 feet, except that the height limit may be extended to 3 1/2 stories, but not over 40 feet, if each yard is increased in width one foot for each additional foot of height over 30 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet.
G. 
Paved area. A percentage of the lot area, as provided in the table in § 310-8D herein, may be paved with an impervious surface (driveways, parking areas, walkways), provided stormwater management facilities are installed if determined necessary by the Township Engineer.
H. 
Interior yards. Open space between multifamily dwellings shall be provided as follows:
(1) 
When front to front, rear to rear, or front to rear, parallel buildings shall have 50 feet between faces for one story in height, plus five feet for each additional story. If the front or rear faces are obliquely aligned, the above distances may be decreased by as much as 10 feet at one end if increased by a similar or greater distance at the other end. Where service drives, bank grade changes, or collector walks are introduced in this space, the yard distance shall be at least 25 feet.
(2) 
Between end walls of buildings, a yard space of 25 feet for each one-story building, plus five feet for each additional story, shall be required.
(3) 
Between end walls and front or rear faces of buildings, 30 feet for one story, plus five feet for each additional story, shall be required.
(4) 
When two adjacent buildings differ in the number of stories, the spacing shall be not less than the required distance between the buildings having the same height as the highest building.
(5) 
Outer and inner courts shall be permitted when such courts are not less than 50 feet in length and/or width or equal to the dimensions of the full height of the building walls enclosing the court, whichever is greater.
I. 
Restaurant and retail use. No more than 10% or 5,000 gross square feet, whichever is greater, of the street-level floor in existing or proposed multifamily residential or professional office buildings may be dedicated to restaurant and/or retail uses. No freestanding restaurant or retail store shall be permitted in the A-O Zone.
J. 
The minimum lot size for individual townhouses in the A-O District shall be 2,000 square feet for all interior units and 2,500 square feet for all end units. The minimum lot width for individual townhouses in the A-O District shall be 20 feet for all interior units and 25 feet for all end units. There shall be a maximum of 10 townhouse units per acre.

§ 310-9 Commercial Zone (C).

A. 
Purpose.
(1) 
The purpose of the C Commercial District is to provide reasonable standards for the development of commercial uses in areas where such uses already exist and where, due to the character of undeveloped land, the development of commercial uses is feasible. The zone primarily allows development of neighborhood shopping areas that serve the day-to-day shopping needs of local residents.
(2) 
If a need is apparent, community or regional shopping centers can be developed on appropriate sites.
B. 
Uses by right. The following principal uses are permitted by right in the C Zone:
(1) 
Commercial school.
(2) 
Day-care center.
(3) 
Financial institution.
(4) 
Funeral home.
(5) 
House of worship.
(6) 
Indoor commercial recreation facility.
(7) 
Laundry, dry-cleaning establishment.
(8) 
Medical clinic.
(9) 
Parking lot or parking garage.
(10) 
Personal service business.
(11) 
Professional office.
(12) 
Public building or facility.
(13) 
Restaurant, fast-food.
(14) 
Restaurant, sit-down.
(15) 
Retail store or shop.
(16) 
Single-family residence in conjunction with another permitted use.
(17) 
Vehicle sales, service and/or repair establishment.
(18) 
Wholesale establishment.
(19) 
Accessory uses:
(a) 
Home occupation.
(b) 
No-impact home-based business.
(c) 
Noncommercial gardening.
C. 
Uses by special exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Articles V and VI of this chapter:
(1) 
Adult entertainment facility.
(2) 
Automobile service station.
(3) 
B.Y.O.B. (bring your own bottle) club.
(4) 
Club.
(5) 
Convenience store.
(6) 
Crematorium.
(7) 
Life-care retirement facility.
(8) 
Nightclub.
(9) 
Nursing home.
(10) 
Public utility building.
(11) 
Shopping center or mall.
(12) 
Tavern.
(13) 
Transportation (passenger) terminal.
(14) 
Wind energy system.
D. 
Dimensional requirements:
Public Water and Public Sewer Public Water or Public Sewer
Minimum lot area 10,000 square feet 15,000 square feet
Minimum lot width 80 feet 100 feet
Maximum lot coverage 75% 65%
Maximum building coverage 40% 30%
Minimum open area 40% 50%
Maximum paved area 35% 35%
Minimum front setback 30 feet 30 feet
Minimum side setback 10 feet 10 feet
Minimum rear setback 30 feet 30 feet
E. 
Building height. The height limit for a main building shall be 2 1/2 stories, but not over 30 feet, except that the height limit may be extended to 3 1/2 stories, not over 40 feet, if each yard is increased in width one foot for each additional foot of height over 30 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet.
F. 
Paved area. A percentage of the lot area, as provided in the table in § 310-9D herein, may be paved with an impervious surface (driveways, parking areas, walkways), provided stormwater management facilities are installed if determined necessary by the Township Engineer.

§ 310-10 Industrial Park Zone (IP).

A. 
Purpose. The purpose of the IP Industrial Park District is to encourage the development of and continued use of land that is suitable for industries and to prohibit any use that would substantially interfere with the establishment or continuation of industrial firms that contribute to the soundness of the economic base of the Township. Furthermore, the intent is to provide suitable land for light industry and industrial parks in which a number of firms may locate on a landscaped tract. Because of the possible proximity of such uses to residential and commercial areas, restrictions are imposed to assure both attractive and useful surroundings.
B. 
Uses by right. The following principal uses are permitted by right in the IP Zone:
(1) 
Caretaker or watchman dwelling.
(2) 
Commercial school.
(3) 
General manufacturing. This includes such uses as:
(a) 
Fabricated metals, machinery making.
(b) 
Food processing or packing.
(c) 
Furniture production.
(d) 
Stone, clay, brick, block, asphalt or glass production.
(e) 
Textiles, leather, rubber, paper making.
(4) 
Heavy storage service (warehouse, building material yard, bulk fuel storage).
(5) 
Light manufacturing. This includes such uses as:
(a) 
Assembly of electronic apparatus.
(b) 
Electroplating metals, molding plastics.
(c) 
Instrument making, tool and die making, cabinet making.
(d) 
Printing and publishing.
(e) 
Production or sewing of apparel.
(f) 
Soft drink bottling, packaging products in the form of powder or other dry state.
(6) 
Mini storage/self-storage.
(7) 
Parking lot or parking garage.
(8) 
Personal service business.
(9) 
Processing establishment.
(10) 
Professional office.
(11) 
Public building or facility.
(12) 
Research laboratory.
(13) 
Restaurant, fast-food.
(14) 
Restaurant, sit-down.
(15) 
Retail store or shop.
(16) 
Transportation (passenger) terminal.
(17) 
Truck or motor freight terminal.
(18) 
Vehicle sales, service and/or repair establishment.
(19) 
Wholesale establishment.
(20) 
Accessory uses:
(a) 
Home occupation.
(b) 
No-impact home-based business.
C. 
Uses by special exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Articles V and VI of this chapter:
(1) 
Adult entertainment facility.
(2) 
Automobile service station.
(3) 
Communications facility.
(4) 
Convenience store.
(5) 
Crematorium.
(6) 
Helistop, heliport.
(7) 
Industrial park.
(8) 
Junkyard.
(9) 
Public utility building.
(10) 
Sanitary landfill.
(11) 
Wind energy system.
D. 
Dimensional requirements.
Public Water and Public Sewer Public Water or Public Sewer No Public Water or Public Sewer
Minimum lot area 20,000 square feet 30,000 square feet 40,000 square feet
Minimum lot width 100 feet 125 feet 150 feet
Maximum lot coverage 80% 75% 65%
Maximum building coverage 45% 40% 30%
Minimum open area 40% 50% 60%
Maximum paved area 35% 35% 35%
Minimum front setback 30 feet 30 feet 30 feet
Minimum side setback 30 feet (each) 30 feet (each) 30 feet (each)
Minimum rear setback 30 feet 30 feet 30 feet
E. 
Building height. The building height limit shall four stories, but not more than 45 feet. The height limit for an accessory building shall be two stories, but not over 25 feet.
F. 
Paved area. A percentage of the lot area, as provided in the table in § 310-10D herein, may be paved with an impervious surface (driveways, parking areas, walkways), provided stormwater management facilities are provided if determined necessary by the Township Engineer.

§ 310-11 Open-Space - Conservation Zone (OS).

A. 
Purpose. The purpose of the OS Open Space - Conservation District is to designate those areas where, because of natural geographic factors and existing land uses, it is considered feasible and desirable to conserve open spaces, water supply sources, woodland areas, wildlife and other natural resources. This zone may include extensive steeply sloped areas, stream valleys, floodplains, water supply sources and wooded areas adjacent thereto.
B. 
Uses by right. The following principal uses are permitted by right in the OS Zone:
(1) 
Agriculture.
(2) 
Farm building.
(3) 
Wildlife preserve.
C. 
Uses by special exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Articles V and VI of this chapter.
(1) 
Campground.
(2) 
Cemetery.
(3) 
Club.
(4) 
Greenhouse, horticultural nursery.
(5) 
Kennel and/or animal hospital.
(6) 
Outdoor commercial recreational facility.
(7) 
Park or other recreation area of a nonprofit nature.
(8) 
Public building or facility.
(9) 
Public utility building.
(10) 
Stable or riding academy.
(11) 
Trap, skeet, rifle or archery range.
(12) 
Wind energy system.
D. 
Dimensional requirements.
All Uses
Minimum lot area 87,120 square feet (2 acres)
Minimum lot width 200 feet
Maximum lot coverage 20%
Maximum building coverage 10%
Minimum open area 90%
Maximum paved area 10%
Maximum building height 35 feet (except farm buildings, for which there is no height limitation)
Minimum front setback 50 feet
Minimum side setback 40 feet (each)
Minimum rear setback 40 feet