A.
Establishment of districts. Straban Township is divided into districts
enumerated below and shown on the map entitled "Zoning Map of Straban
Township," which is part of this chapter:[1]
District Classification
|
District Symbol
|
District Name
| |
---|---|---|---|
Residential
|
R-R
|
Residential Rural
| |
R-1
|
Residential Low Density
| ||
R-2
|
Residential High Density
| ||
Mixed Use
|
MU-1
|
Mixed Use - Village
| |
MU-2
|
Mixed Use - Neighborhood
| ||
Economic Development
|
EC-1
|
Economic Development
| |
EC-2
|
Intense Economic Development
|
[1]
Editor's Note: A copy of the Zoning Map is included as an attachment to this chapter.
B.
Boundaries of districts. Where uncertainty exists as to the boundaries
of districts as shown on the Zoning Map, the following rules shall
apply:
(1)
Boundaries indicated as approximately following the center lines
of streets or highways shall be construed to follow such center lines.
(2)
Boundaries indicated as approximately following platted lot lines
shall be construed to follow such lot lines.
(3)
Boundaries indicated as approximately following municipality limits
shall be construed as following municipality limits.
(4)
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)
Where physical or cultural features existing on the ground vary with
those shown on the Zoning Map or in circumstances not covered above,
the Zoning Officer shall determine the district boundaries; however,
said determination may be appealed to the Zoning Hearing Board.
C.
Permitted uses.
(3)
Except for permitted mixed use, no more than one principal use is
permitted on a single lot in the R-1 and R-2 districts. In all other
districts, mixed-use development is permitted with a maximum of three
principal uses per property, provided that the minimum lot area for
two principal uses is two acres and the minimum lot area for three
principal uses is three acres. Age qualified housing, small planned
community and/or town center use are each deemed to be a principal
use.
[Amended 10-19-2022 by Ord. No. 2022-01]
(4)
A special event is a special exception use in every zoning district
in the Township.
D.
All other uses. Any legal use not specifically allowed elsewhere in the chapter shall be allowed by special exception in the district, provided that said use meets the general requirements for a special exception according to Article IX, § 140-61E, and does not constitute a public or private nuisance.
E.
Applicability. The following statements shall apply unless otherwise
provided by law or in this chapter:
(1)
No building, structure or land in each district shall be used or
occupied except for the express purposes specified for each district.
F.
Overlay areas.
[Amended 10-19-2022 by Ord. No. 2022-01]
(1)
Establishment of overlay areas. Four area overlays have been delineated,
enumerated below and are shown on the map (adopted as part of this
chapter) entitled "Zoning Map of Straban Township."[2]
[Amended 1-2-2024 by Ord. No. 2024-01]
Overlay Symbol
|
Overlay Name
| |
---|---|---|
FH
|
Flood Hazard Area Overlay
| |
HV
|
Historic Village Overlay
| |
CVC
|
Convention and Visitors Center Development Overlay
| |
DTF
|
Distribution, Terminal, and Fulfillment Overlay
| |
SES
|
Solar Energy System Overlay
|
[2]
Editor's Note: A copy of the Zoning Map is included at the end of this chapter.
(2)
Regulatory requirements. Properties residing within the overlay areas
are subject to the conditions and regulations set forth in this chapter.
The following regulations apply:
A.
Purpose. The intent of the Rural Residential Districts (R-R) is to:
(1)
Conserve and enhance the existing rural, natural and historic character
of Straban Township and its environs.
(2)
Utilize open space design techniques where the natural and agrarian
environment continues to dominate the landscape.
(3)
Conserve natural features such as agricultural lands, woodlands and
scenic views and vistas.
(4)
Limit development near sensitive natural features such as steep slopes
(greater than 20%), wetlands, wetland margins and one-hundred-year
floodplain/flood hazard overlay area.
(5)
Continue the use of on-lot wastewater and water systems or community
systems for residential development that follows open space design
criteria in appropriate areas outside the immediate sewer service
area as defined by the Straban Township Act 537 Plan.
(6)
Encourage compact residential clusters with direct visual and physical
access to open space, estate lots, farms and conservation areas.
(7)
Accommodate agriculture activities and agribusiness uses at appropriate
locations.
(8)
Place development on the most suitable areas for integration with
the natural setting.
(9)
Manage road frontage development by providing adequate distances
between driveways and between buildings and roadways to maintain the
rural character and the safety, capacity and condition of rural roadways.
(10)
Implement the Land Use Plan of the Straban Township Comprehensive
Plan.
(11)
Promote cluster residential design for new residential developments.
B.
Allowed uses.
(1)
The following list establishes the uses allowed in the R-R District:
[Amended 8-2-2010 by Ord. No. 2010-02; 12-3-2018 by Ord. No. 2018-01; 10-4-2021 by Ord. No. 2021-04; 1-2-2024 by Ord. No. 2024-01]
Table 140-7-1
R-R Allowed Uses
| |||
---|---|---|---|
Type of Use
|
Type of Use:
P=Permitted
SE=Special Exception
|
Use Regulations
| |
Residential Uses
| |||
Cluster residential design (required for plans proposing 10
or more units and/or lots)
|
SE
|
§ 140-15B
| |
Residential conversion
|
P
| ||
Single-family detached dwelling
|
P
| ||
Agricultural Uses/Commercial Agribusiness Uses
| |||
Animal husbandry
|
P
|
§ 140-16B
| |
Crop farming
|
P
| ||
Dairy and cow operations
|
P
| ||
Blacksmith
|
P
| ||
Agribusiness operation
|
SE
|
§ 140-16A
| |
Permanent roadside stands
|
P
|
§ 140-23E
| |
Temporary roadside stands
|
P
|
§ 140-23E
| |
Forestry, including lumber and saw mills
|
SE
|
Excluding farm woodlots
| |
Commercial horse riding schools and boarding stables
|
P
|
§ 140-16C
| |
Commercial greenhouse and/or nursery
|
P
|
§ 140-19C
| |
Commercial kennels
|
P
|
§ 140-19D
| |
Recreational Uses
| |||
Campground (commercial and not-for-profit) and facilities
|
SE
|
§ 140-17A
| |
Golf course
|
SE
|
§ 140-17C
| |
Nature preserves and wildlife sanctuaries
|
P
| ||
Outdoor trap, skeet, rifle, pistol and archery range
|
SE
|
§ 140-17D
| |
Parks and playgrounds
|
P
| ||
Public/Transportation/Utility Uses
| |||
Airport and/or landing strip
|
SE
|
§ 140-22A
| |
Communications antennas mounted on an existing wireless support
structure
|
P
|
§ 140-21A
| |
Communications tower
|
SE
|
§ 140-21A
| |
Public services office uses
|
P
|
§ 140-21B
| |
Public utilities
|
P
|
§ 140-21C
| |
Solar energy system
|
P
|
§ 140-21D
| |
Accessory Uses
| |||
No-impact home-based business
|
P
|
§ 140-23C
| |
Bed-and-breakfast inn
|
P
|
§ 140-23A
| |
Cottage industry uses
|
P
|
§ 140-19F
| |
Garages and other accessory structures
|
P
|
§ 140-23B
| |
Secondary dwelling units
|
P
|
§ 140-23D
| |
Day care, in-home
|
P
|
§ 140-23C
| |
Private swimming pools
|
P
|
§ 140-23F
|
(2)
All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific, relevant sections of this chapter.
(3)
In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable. In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.
C.
Area, coverage and dimensional requirements.
[Amended 12-3-2018 by Ord. No. 2018-01]
Table 140-7-2
R-R Dimensional Requirements
| ||||||
---|---|---|---|---|---|---|
Regulation
|
Requirement
| |||||
Available sewer and water service:
| ||||||
Perimeter buffer for cluster development
|
100 feet
| |||||
Minimum setback requirements:
| ||||||
Front:
| ||||||
Within a cluster subdivision
|
15 feet
| |||||
Other permitted uses (based upon roadway classification):1
| ||||||
Local
|
40 feet
| |||||
Collector
|
50 feet
| |||||
Arterial
|
100 feet
| |||||
Side
|
15 feet each
| |||||
Rear
|
25 feet
| |||||
Maximum height
|
40 feet
| |||||
Maximum density
|
10 units or more: 4 units per acre (cluster residential required)
Less than 10 units: 2 units per acre
| |||||
Minimum lot area
|
Cluster: 5,500 square feet
Other permitted use: 0.5 acre
| |||||
Minimum lot width
|
Cluster: 50 feet
Other permitted use: 200 feet
| |||||
Minimum required open space
|
60%
| |||||
Maximum impervious coverage/lot
|
35%
| |||||
No public sewer and/or water service:2
| ||||||
Maximum density
|
1 dwelling unit per 2 acres
| |||||
Minimum lot area
|
2 acres
| |||||
Minimum lot width
|
200 feet
| |||||
Minimum setback requirement:
| ||||||
Front
|
50 feet
| |||||
Side
|
25 feet
| |||||
Rear
|
25 feet
| |||||
Maximum height
|
40 feet
| |||||
Maximum impervious coverage/lot
|
35%
|
NOTES:
| ||
---|---|---|
1
|
Reference § 140-5, definition of "street classification."
| |
2
|
Minimum lot area and width adjustments: As per the Straban Township
Sewage Enforcement Officer analysis of soil percolation tests, the
minimum lot area and width shall be increased to accommodate an approvable
on-lot sewage system.
|
(1)
Nonfarm parcel setbacks. Nonfarm parcels located contiguous to agricultural
lands shall meet the following additional minimum setbacks measured
from the nonfarm property line which is contiguous to the farm parcel:
A.
Purpose. The intent of the Residential Low Density District (R-1)
is to:
(1)
Conserve, enhance and extend, where appropriate in accordance with
Straban Township Comprehensive Plan, the existing low density residential
areas of the Township, comprised primarily of residential subdivisions,
existing suburban neighborhoods as well as small farmsteads and nondeveloped
lands in between.
(2)
Limit future development of the land to primarily residential uses
and its ancillary uses.
(3)
Limit growth where the natural environment continues to dominate
the landscape.
(4)
Conserve natural features such as woodlands and scenic views and
vistas.
(5)
Preserve sensitive natural features such as steep slopes (greater
than 20%), wetlands and floodplains.
(6)
Promote the development of public sewer and water systems in the
future sewer service area as defined by the Straban Township Act 537
Plan.
(7)
Place development on the most suitable areas for integration with
the natural setting.
(8)
Manage road frontage development by limiting the number of private
driveways and by providing adequate distances between driveways, buildings
and roadways to maintain the rural character and the safety, capacity
and condition of rural roadways. Promote the installation of interior
roadways in planned residential communities.
(9)
Implement the Land Use Plan of the Straban Township Comprehensive
Plan.
B.
Allowed uses.
(1)
The following list establishes the uses allowed in the R-1 Districts:
[Amended 8-2-2010 by Ord. No. 2010-02; 12-3-2018 by Ord. No. 2018-01; 1-2-2024 by Ord. No. 2024-01]
Table 140-8-1
R-1 Allowed Uses
| |||
---|---|---|---|
Type of Use
|
Type of Use:
P=Permitted
SE=Special Exception
|
Use Regulations
| |
Residential Uses
| |||
Cluster residential design (required for plans containing 10
or more units)
|
SE
|
§ 140-15B
| |
Residential conversion
|
P
|
§ 140-15F
| |
Single-family detached dwelling
|
P
| ||
Nonresidential Uses
| |||
Educational institutions
|
SE
|
§ 140-18A
| |
Places of worship
|
P
|
§ 140-18D
| |
Agricultural Uses
| |||
Animal husbandry
|
P
| ||
Crop and/or dairy farming
|
P
| ||
Commercial Agribusiness Uses
| |||
Permanent roadside stands
|
P
|
§ 140-23E
| |
Temporary roadside stands
|
P
|
§ 140-23E
| |
Forestry, including lumber and saw mills
|
SE
|
Excluding farm woodlots
| |
Commercial horse riding schools and boarding stables
|
P
|
§ 140-16C
| |
Commercial greenhouse and/or nursery
|
P
|
§ 140-19C
| |
Recreational Uses
| |||
Parks and playgrounds
|
P
| ||
Public/Transportation/Utility Uses
| |||
Public services office uses, not including communications towers
and antennas
|
P
|
§ 140-21B
| |
Communications antennas mounted on an existing wireless support
structure
|
P
|
§ 140-21A
| |
Public utilities
|
P
|
§ 140-21C
| |
Accessory Uses
| |||
Accessory use customarily incidental to the above permitted
uses, including but not limited to:
|
P
| ||
No-impact home-based businesses
|
P
|
§ 140-23C
| |
Cottage industry uses
|
P
|
§ 140-19F
| |
Garages (excluding vehicle repair garages) and other accessory
structures
|
P
| ||
Secondary dwelling unit
|
P
|
§ 140-23D
| |
Day-care center, in home
|
P
|
§ 140-23C
| |
Private swimming pools
|
P
|
§ 140-23F
|
(2)
All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific relevant sections of this chapter.
(3)
In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable (except with respect to age-qualified housing, small planned community use and town center use, which are regulated under § 140-15A, G and H, respectively). In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.
C.
Area and dimensional requirements.
(1)
Residential requirements.
(b)
The area, coverage and dimensional requirements for residential
lots are presented in Table 140-8-2.
Table 140-8-2
R-1 Area, Coverage and Dimensional Requirements
| ||||||
---|---|---|---|---|---|---|
Regulation
|
Requirement
| |||||
Available sewer and water service:
| ||||||
Perimeter buffer for cluster residential
|
100 feet
| |||||
Minimum setback requirements:
| ||||||
Front:
| ||||||
Cluster residential lot
|
15 feet
| |||||
Other permitted uses (based on road classification):
| ||||||
Local
|
25 feet
| |||||
Collector
|
35 feet
| |||||
Arterial
|
55 feet
| |||||
Side
|
10 feet each
| |||||
Rear
|
25 feet
| |||||
Maximum height
|
40 feet
| |||||
Maximum density
|
10 units or more: 6 units per acre
Less than 10 units: 2 DU per acre
| |||||
Minimum lot area
|
Cluster: SFD: 5,000 square feet
Duplex/two-family: 3,000 square feet per DU
Other permitted use: 0.5 acre
| |||||
Minimum lot width
|
Cluster: 45 feet
Other permitted use: 150 feet
| |||||
Minimum required open space
|
50%
| |||||
Maximum impervious coverage/lot
|
40%
| |||||
No public sewer and/or water service:
| ||||||
Minimum lot area
|
2 acres1
| |||||
Minimum lot width
|
150 feet
| |||||
Minimum setback requirement:
| ||||||
Front
|
100 feet
| |||||
Side
|
10 feet
| |||||
Rear
|
40 feet
| |||||
Maximum height
|
50 feet
| |||||
Maximum density
|
1 dwelling unit per 2 acres
| |||||
Minimum open space preservation (other permitted uses)
|
50%
| |||||
Maximum impervious coverage/lot
|
35%
|
NOTE:
| ||
---|---|---|
1
|
Minimum lot area and width adjustments: As per the Straban Township
Sewage Enforcement Officer analysis of soil percolation tests, the
minimum lot size and width shall be increased to accommodate an approvable
on-lot sewage system.
|
(2)
Nonresidential requirements. Nonresidential uses shall follow the area, coverage and dimensional requirements set forth on Table 140-8-2 or as indicated in Article IV, Use Regulations, whichever is more restrictive; however, the lot area and width requirements shall be increased as necessary to accommodate off-street parking, loading and buffers and screening established in Articles VI and VII of this chapter and design requirements of the Straban Township Subdivision and Land Development Ordinance.[1]
A.
Purpose. The intent of the Residential High Density District (R-2)
is to:
(1)
Recognize the Gettysburg area as a potentially high growth area,
and provide land area for higher density residential development in
the areas east of the Borough of Gettysburg and south of S.R. 116.
Residential High Density District land area also encompasses the Lake
Heritage and Hazelbrook Hills residential area abutting Mount Joy
and Cumberland Townships.
(2)
Allow for densely planned residential growth occurring adjacent to
the economic development districts.
(3)
Provide recreational spaces or linkages to other planned recreational
areas.
(4)
Encourage residential development where public sewer and water service
exists.
(5)
Encourage the development of attractive neighborhoods by incorporating
pedestrian-scale streetlighting, sidewalks and pathways, development
interconnectivity, landscaped entry/gateways, best management practices
for stormwater filtration, minimal front yard setbacks and planned
overflow parking lots.
(6)
Conserve natural features such as woodlands and scenic views and
vistas and steep slopes of greater than 20% within designated common
open space areas.
(7)
Place development on the most suitable areas for integration with
the natural setting.
(8)
Implement the Land Use Plan of the Straban Township Comprehensive
Plan.
B.
Allowed uses.
(1)
The following list establishes the uses allowed in the R-2 District:
[Amended 12-3-2018 by Ord. No. 2018-01; 10-4-2021 by Ord. No. 2021-04]
Table 140-9-1
R-2 Allowed Uses
| |||
---|---|---|---|
Type of Use
|
Type of Use:
P=Permitted
SE=Special Exception
|
Use Regulations
| |
Residential Uses
| |||
Age-qualified housing
|
SE
|
§ 140-15A
| |
Cluster residential design (required for plans containing 10
or more units)
|
SE
|
§ 140-15B
| |
Single-family detached dwelling
|
P
| ||
Single-family semidetached dwellings
|
P
|
§ 140-15C
| |
Single-family attached dwellings
|
P
|
§ 140-15C
| |
Small planned community
|
SE
|
§ 140-15G
| |
Town center use
|
SE
|
§ 140-15H
| |
Two-family dwelling
|
P
|
§ 140-15C
| |
Residential conversion
|
P
|
§ 140-15F
| |
Nonresidential Uses
| |||
Educational institutions
|
SE
|
§ 140-18A
| |
Commercial outdoor recreation
|
P
|
§ 140-17B
| |
Places of worship
|
P
|
§ 140-18D
| |
Parks and playgrounds
|
P
| ||
Transportation/Utility Uses
| |||
Public services office uses, not including communications towers
and antennas
|
P
|
§ 140-21B
| |
Communications antennas mounted on an existing wireless support
structure
|
P
|
§ 140-21A
| |
Public utilities
|
P
|
§ 140-21C
| |
Accessory Uses
| |||
Accessory use customarily incidental to the above permitted
uses, including but not limited to:
|
P
| ||
No-impact home-based businesses
|
P
|
§ 140-23C
| |
Cottage industry uses
|
P
|
§ 140-19F
| |
Garages and other accessory structures (excluding vehicle repair
garages)
|
P
|
§ 140-23B
| |
Secondary dwelling unit
|
P
|
§ 140-23D
| |
Day-care center, in home
|
P
|
§ 140-23C
| |
Private swimming pools
|
P
|
§ 140-23F
|
(2)
All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific relevant sections of this chapter.
(3)
In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable. In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.
C.
Area, coverage, density and dimensional requirements.
(1)
Residential requirements. The area, coverage and dimensional requirements
are presented on Table 140-9-2.
[Amended 10-4-2021 by Ord. No. 2021-04]
Table 140-9-2
R-2 Area, Coverage and Dimensional Requirements
| ||||||
---|---|---|---|---|---|---|
Regulation
|
Requirement
| |||||
Available sewer and water service:
| ||||||
Perimeter buffer (cluster residential only)
|
100 feet
| |||||
Minimum setback requirements:
| ||||||
Front:
| ||||||
Cluster residential lots
|
15 feet
| |||||
Other permitted uses (based on road classification):1
| ||||||
Local
|
20 feet
| |||||
Collector
|
35 feet
| |||||
Arterial
|
45 feet
| |||||
Side
|
10 feet
| |||||
Rear
|
25 feet
| |||||
Maximum height
|
60 feet
| |||||
Maximum density
|
10 units or more: 10 units per acre
Less than 10 units: 2 units per acre
| |||||
Minimum lot area
|
Cluster-SFD: 4,500 square feet
Duplex/two-family/SFA: 2,500 square feet per DU
Other permitted uses: 0.5 acre
| |||||
Minimum lot width
|
Cluster: SFD: 40 feet
Duplex/two-family/SFA: 25 feet per DU
Other permitted use: 150 feet
| |||||
Minimum building separation
|
15 feet
| |||||
Minimum required open space
|
25%
| |||||
Maximum impervious coverage/lot
|
Residential: 40%
Mixed use/nonresidential: 65%
| |||||
No public sewer and/or water service:
| ||||||
Minimum lot area
|
2 acres
| |||||
Minimum lot width
|
150 feet
| |||||
Minimum setback requirement:
| ||||||
Front
|
50 feet
| |||||
Side
|
10 feet
| |||||
Rear
|
40 feet
| |||||
Maximum height
|
60 feet
| |||||
Maximum density
|
1 dwelling unit per 2 acres
| |||||
Minimum open space preservation (nonresidential)
|
25%
| |||||
Maximum impervious coverage/lot
|
35%
|
NOTE:
| ||
---|---|---|
1
|
Reference § 140-5, definition of "street classification."
|
D.
Overflow parking. Overflow parking shall be provided in accordance with Article VII and designated on the plan. A landscaping and screening plan is required along the perimeter of any parking lot.
A.
Purpose. The intent of the Mixed Use - Village District (MU-1) is
to:
(1)
Recognize, protect and build upon the existing mixed use, village
commercial and residential development patterns which have occurred
in and around the villages of Hunterstown and New Chester; and provide
opportunity for new village development at the crossroads of PA Route
394/Shriver's Corner Road and U.S. Route 15.
(2)
Allow a moderate amount of similar growth and development to occur
adjacent to the village areas.
(3)
Promote development in existing and/or planned sewer and water service
areas of the Township.
(4)
Promote essential neighborhood services and nonresidential uses in
the mixed-use districts of the Township to decrease vehicle trips
and encourage pedestrian circulation.
(5)
Encourage traditional storefront design; maximize opportunities for
street activity by incorporating open and inviting ground floor facades.
(6)
Create streetscapes and public spaces that are comfortable and safe
for pedestrians.
(7)
Construct buildings close to the street's edge to reinforce a sense
of urban enclosure by placing parking behind buildings.
(8)
Implement the Land Use Plan of the Straban Township Comprehensive
Plan.
B.
Allowed uses.
(1)
The following list establishes the uses allowed in the MU-1 Districts,
which may be mixed in a single building or lot:
[Amended 12-3-2018 by Ord. No. 2018-01; 10-4-2021 by Ord. No. 2021-04]
Table 140-10-1
MU-1 Allowed Uses
| |||
---|---|---|---|
Type of Use
|
Type of Use:
P=Permitted
SE=Special Exception
|
Use Regulations
| |
Residential Uses
| |||
Age-qualified housing
|
SE
|
§ 140-15A
| |
Cluster residential design (required for plans containing 10
or more units)
|
SE
|
§ 140-15B
| |
Town center use
|
SE
|
§ 140-15H
| |
Small planned community
|
SE
|
§ 140-15G
| |
Single-family detached dwellings
|
P
| ||
Single-family semidetached dwellings
|
P
|
§ 140-15C
| |
Single-family attached dwellings
|
P
|
§ 140-15C
| |
Two-family dwelling
|
P
|
§ 140-15C
| |
Residential conversion
|
P
|
§ 140-15F
| |
Mobile home park
|
SE
|
§ 140-15E
| |
Mixed-use building
|
P
|
§ 140-15C(5)
| |
Nonresidential Uses
| |||
Professional offices
|
P
| ||
Day-care center
|
P
|
§ 140-19G
| |
Personal service businesses, including barber, beautician, dry
cleaning, custom tailoring, florist, pharmacy and banking; excluding
adult businesses
|
P
| ||
Restaurants, sandwich/deli restaurant, ice cream restaurant
|
P
| ||
Convenience stores, local produce markets
|
P
|
§ 140-19E
| |
Grocery store
|
P
|
§ 140-19J
| |
Institutional Uses
| |||
Educational institutions
|
SE
|
§ 140-18A
| |
Nursing/assisted-living buildings
|
SE
|
§ 140-18C
| |
Places of worship
|
P
|
§ 140-18D
| |
Recreational Uses
| |||
Commercial outdoor recreation
|
P
|
§ 140-17B
| |
Parks and playgrounds
|
P
| ||
Public/Transportation/Utility Uses
| |||
Communications antennas mounted on an existing wireless support
structure
|
P
|
§ 140-21A
| |
Public services office uses, not including communications towers
and antennas
|
P
|
§ 140-21B
| |
Public utilities
|
P
|
§ 140-21C
| |
Accessory Uses
| |||
Accessory uses customarily incidental to the above allowed uses,
including but not limited to:
| |||
No-impact home-based businesses
|
P
|
§ 140-23C
| |
Cottage industry uses
|
P
|
§ 140-19F
| |
Garages (excluding vehicle repair garages) and other accessory
structures
|
P
| ||
Secondary dwelling unit
|
P
|
§ 140-23D
| |
Day-care center, in home
|
P
|
§ 140-23C
| |
Private swimming pools
|
P
|
§ 140-23F
|
(2)
All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific relevant sections of this chapter.
(3)
In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable (except with respect to age-qualified housing, small planned community, and town center use, which are regulated under § 140-15A, G and H, respectively). In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.
C.
Area and dimensional requirements.
(1)
Residential requirements. The area, coverage and dimensional requirements
are presented on Table 140-10-2, Area, Coverage and Dimensional Requirements.
[Amended 10-4-2021 by Ord. No. 2021-04]
Table 140-10-2
MU-1 District: Area, Coverage and Dimensional Requirements1
| |||
---|---|---|---|
Regulation
|
Requirement
| ||
Minimum unit size
|
750 square feet per unit
| ||
Minimum setback requirements:
| |||
Front
|
10 feet (as measured from the street curb)
| ||
Side
|
10 feet
| ||
Rear
|
25 feet
| ||
Maximum height
|
60 feet
| ||
Maximum density
|
10 units or greater: 8 units per acre
9 units or less: 1 unit per 0.5 acre
| ||
Minimum required open space
|
25%
| ||
Maximum impervious coverage/lot
|
70%
| ||
Minimum lot area/lot width
|
Single-family detached: 5,000 square feet; 50 feet
Duplex/two-family/SFA: 2,500 square feet per DU; 25 feet per
DU
Nonresidential and mixed use: 2,500 square feet; 30 feet
| ||
Minimum building separation
|
15 feet between structures
| ||
Maximum building size
|
10,000 square feet
|
NOTE:
| ||
---|---|---|
1
|
Public water and sewer service is required for all MU-1 Districts.
|
(2)
Nonresidential requirements.
(a)
The maximum size for a nonresidential building is 10,000 square feet, except for grocery stores, which shall meet the requirements of § 140-19J. Area, coverage, and dimensional requirements for nonresidential uses shall follow Table 140-10-2 requirements.
(b)
Nonresidential uses shall be grouped together either as one
single parcel or on individual contiguous lots.
(c)
Nonresidential buildings in the MU-1 District may be either
detached or attached.
(3)
Other requirements.
(a)
Uses shall not exceed the maximum use provisions set forth in
Table 140-10-3.
(b)
Any new mixed-use development shall connect with an existing
community or town center in terms of its street, alley and pedestrian
network. A minimum of two direct street linkages are required for
the communities to be considered connected. These connections and
the existing community or town center shall be shown on the development
plan.
(c)
Development within the mixed-use district may include a combination of different uses listed in Subsection B and in accordance with Table 140-10-2.
(d)
The development mix in the MU-1 District shall be in accordance
with Table 140-10-3 as follows:
Table 140-10-3
Performance Standards for Mixed-Use Development
| |||
---|---|---|---|
Use
|
Percentage of Base Site Area
| ||
Open space preservation
|
Minimum of 25%
| ||
Residential uses:
| |||
Low density (1 to 4 units per acre)
|
Minimum of 10%
Maximum of 50%
| ||
High density (5 to 8 units per acre)
|
Maximum of 60%
| ||
Nonresidential development
|
Minimum of 10%
Maximum of 35% (except town center use)
|
NOTE:
| ||
---|---|---|
*
|
The site area percentages noted in Table 140-10-3 for residential
and nonresidential uses are based on the base site area remaining
after the development's open space preservation requirement has been
removed.
|
(e)
Commercial, residential and/or mixed-use plans proposing three
or more residential units or any nonresidential uses shall include
pedestrian-scale streetlighting, street trees, sidewalks and pathways,
development interconnectivity, landscaped entry/gateways, best management
practices (BMPs) for stormwater filtration (unless not approved by
DEP), shallow front yard setbacks, and planned overflow parking lots.
(f)
Except as may otherwise be permitted by § 140-49, no off-street parking is permitted to be placed between the plane of any primary facade and the road right-of-way. On parcels with multiple principal buildings, the principal building located closest to each road right-of-way shall be used to determine the front yard off-street parking setback. Only landscaping, signage and access drives are permitted to be located in the front yard area. Common on-street parking shall be located along nonresidential streets.
[Amended 12-5-2016 by Ord. No. 2016-02]
(g)
Overflow parking. Overflow parking shall be provided in accordance with Article VII and designated on the plan. A landscaping and screening plan is required along the perimeter of any parking lot.
(h)
Nonresidential uses grouped together shall front on the development's
primary street. The building facade shall be located within 20 feet
of the edge of the development's primary street and there shall be
no parking located between the primary facade and the street.
(i)
Mixed-use design shall provide the Township with the following:
[1]
A unified and interconnected street network.
[2]
A unified layout served by common on-street parking, ingress
and egress, access drives and stormwater control facilities in accordance
with the Straban Township Subdivision and Land Development Ordinance
and with the Straban Township Stormwater Management Ordinance.[2]
[3]
A comprehensive signage plan including development identification,
individual building identification, pedestrian crossing, parking and
directional signage.
[4]
Unified streetscape plan, including lighting and street trees.
[5]
An internal pathway system to provide access to all buildings,
open space areas, parking areas and residential neighborhoods. This
system shall also connect to any proposed or existing development
on adjacent parcels.
A.
Purpose. The intent of the Mixed Use - Neighborhood District (MU-2)
is to provide appropriate areas in Straban Township to accommodate
new growth and development and thus meet the goals and objectives
and implement the policies of the Straban Comprehensive Plan, Mixed
Use Development Growth Area. The underlying differences between the
MU-1 and MU-2 districts are open space criteria and density requirements
for uses. The basic principles which apply to the MU-2 Districts are
to:
(1)
Promote the development of residential communities that permit accessory
commercial uses, primarily small professional/personal service establishments
with a commitment to historic- , ecologic- and natural-resource-sensitive
design.
(2)
Provide a transition between the compact, mixed-use development found
in the MU-1 District and the predominantly residential R-1 and R-2
districts.
(3)
Provide a new growth opportunity at the intersection of U.S. Route
15 and PA Route 116.
(4)
Exclude incompatible nonresidential uses from locating in the mixed-use
districts, such as drive-through establishments or large-scale retail
uses.
(5)
Encourage both on-street and off-street parking solutions.
(6)
Utilize smart growth techniques for commercial, residential, mixed-use
plans, town center plans, and/or small planned communities.
(7)
Encourage traditional storefront design; maximize opportunities for
street activity by incorporating open and inviting ground floor facades.
(8)
Create streetscapes and public spaces that are comfortable and safe
for pedestrians.
(9)
Encourage the placement of buildings at the sidewalk's edge and reinforce/create
an attractive, pedestrian-safe streetscape by placing parking behind
buildings.
(10)
Provide public water and sewer service to all new development.
(11)
Provide a variety of housing types with a range of values.
(12)
Coordinate and create development options to meet the community's
recreation, education, convenience shopping and service needs.
(13)
Protect sensitive natural features such as steep slopes (greater
than 20%), wetlands and the one-hundred-year floodplain.
(14)
Encourage the placement of development in the most suitable
areas within a site of land, preserving the natural setting to the
greatest extent possible.
(15)
Provide opportunities for innovative and flexible design consistent
with Township ordinances.
B.
Allowed uses.
(1)
The following list establishes the uses allowed in the MU-2 Districts,
which may be mixed in a single building or lot:
[Amended 12-3-2018 by Ord. No. 2018-01; 10-4-2021 by Ord. No. 2021-04]
Table 140-11-1
MU-2 Allowed Uses
| |||
---|---|---|---|
Type of Use
|
Type of Use:
P=Permitted
SE=Special Exception
|
Use Regulations
| |
Residential Uses
| |||
Single-family detached dwellings
|
P
| ||
Single-family semidetached dwellings
|
P
|
§ 140-15C
| |
Single-family attached dwellings
|
P
|
§ 140-15C
| |
Two-family dwelling
|
P
|
§ 140-15C
| |
Mobile home park
|
SE
|
§ 140-15E
| |
Small planned community
|
SE
| ||
Age-qualified housing
|
SE
|
§ 140-15A
| |
Town center use
|
SE
|
§ 140-15H
| |
Residential conversion
|
P
|
§ 140-15F
| |
Mixed-use buildings
|
P
|
§ 140-15C(5)
| |
Nonresidential Uses
| |||
Professional offices
|
P
| ||
Day-care center
|
P
|
§ 140-19G
| |
Personal service businesses, such as barber, beautician, dry
cleaning, custom tailoring, florist, pharmacy and banking, excluding
adult
|
P
| ||
Restaurants, sandwich/deli restaurant, ice cream restaurant
|
P
| ||
Convenience stores permitting fuel pumps
|
P
|
§ 140-19E
| |
Grocery stores
|
P
|
§ 140-19J
| |
Tavern
|
P
|
§ 140-19M
| |
Nonresidential Institutional Uses
| |||
Community buildings
|
P
| ||
Educational institutions
|
SE
|
§ 140-18A
| |
Library
|
P
| ||
Nursing/assisted-living homes
|
SE
|
§ 140-18C
| |
Places of worship
|
P
|
§ 140-18D
| |
Recreational Uses
| |||
Parks and playgrounds
|
P
| ||
Commercial outdoor recreation
|
SE
|
§ 140-17B
| |
Golf course
|
SE
|
§ 140-17C
| |
Public/Transportation/Utility Uses
| |||
Communications antennas mounted on an existing wireless support
structure
|
P
|
§ 140-21A
| |
Public services office uses, not including communications towers
and antennas
|
P
|
§ 140-21B
| |
Public utilities
|
P
|
§ 140-21C
| |
Accessory Uses
| |||
Accessory uses customarily incidental to the above allowed uses,
including but not limited to:
| |||
No-impact home-based businesses
|
P
|
§ 140-23C
| |
In-home day care
|
P
|
§ 140-23C
| |
Cottage industry
|
P
|
§ 140-19F
| |
Garages and other accessory buildings and structures
|
P
| ||
Secondary dwelling unit
|
P
|
§ 140-23D
| |
Private swimming pools
|
P
|
§ 140-23F
| |
Temporary roadside stands
|
P
|
§ 140-23E
|
(2)
All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific relevant sections of this chapter.
(3)
In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable (except with respect to § 140-15A, G and H). In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.
C.
Performance standards. The development as a whole shall meet the
standards prescribed in Tables 140-11-2 and 305-3 and shall offer
a variety of housing types and nonresidential uses necessary to accommodate
the new and existing communities.
D.
Overflow parking. Overflow parking lots shall be provided in accordance with Article VII and designated on the plan. A landscaping and screening plan is required around the perimeter of any parking lot.
E.
Area and dimensional requirements. The following regulations set
forth area and dimensional requirements for residential and nonresidential
uses by type:
(1)
Residential requirements. The residential area and dimensional requirements
are presented in Tables 140-11-2 and 140-11-3, residential use area,
coverage and dimensional requirements.
[Amended 10-4-2021 by Ord. No. 2021-04]
Table 140-11-2
MU-2 District Area, Coverage and Dimensional Requirements
| |||
---|---|---|---|
Regulation
|
Residential Uses
| ||
Minimum unit size
|
750 square feet per unit
| ||
Maximum density
| |||
Minimum lot area/lot width
|
Single-family detached: 6,500 square feet; 65 feet
Single-family attached: 2,750 square feet per DU; 25 feet
Duplex/two-family dwellings: 3,000 square feet per DU; 30 feet
Nonresidential and mixed use: 3,000 square feet; 30 feet
| ||
Minimum setbacks:
| |||
Front
|
15 feet
| ||
Side
|
10 feet
| ||
Rear
|
25 feet
| ||
Minimum building separation
|
15 feet
| ||
Maximum impervious surface/lot
|
40%
| ||
Maximum height
|
40 feet
| ||
Maximum number of stories
|
3 stories
| ||
Minimum required open space
|
50%
|
Table 140-11-3
MU-2 District — Performance for Mixed-Use Development
| |||
---|---|---|---|
Use
|
Percentage of Base Site Area1
| ||
Minimum contiguous open space
|
Minimum of 50%
| ||
Residential development:1
| |||
Residential uses: low density (1 to 3 units per acre)
|
Minimum of 15%
Maximum of 60%
| ||
Residential uses: high density (4 to 6 units per acre)
|
Maximum of 40%
| ||
Nonresidential uses
|
Minimum of 10%
Maximum of 35%
|
NOTE:
| ||
---|---|---|
1
|
The site area percentages noted in Table 140-11-3 for residential
and nonresidential uses are based on the base site area remaining
after the development's open space preservation requirement has been
removed.
|
(2)
Nonresidential requirements. Nonresidential uses are only permitted
when associated with a planned mixed-use development. Planned mixed-use
developments including nonresidential uses shall meet the following
area, dimensional, design concept, parking and circulation, lighting
and buffer requirements:
(a)
Nonresidential uses can be grouped together either as one single
parcel or on individual lots.
[1]
Nonresidential uses shall be fulfilled by a minimum of two of
the following uses: institutional use or place of worship, commercial
retail, and professional office land uses.
(b)
Buildings may be either detached (a building not attached to
any other building) or attached (a row of buildings attached to each
other by one or more common vertical walls).
(c)
Institutional uses and places of worship shall follow the standards
provided in Table 140-11-4.
Table 140-11-4
Institutional Uses and Places of Worship: Area and Dimensional
Requirements
| |||
---|---|---|---|
Regulation
|
Requirement
| ||
Minimum lot area
|
20,000 square feet
| ||
Minimum lot width at setback line
|
150 feet
| ||
Minimum setbacks:
| |||
Front
|
25 feet
| ||
Side
|
20 feet
| ||
Rear
|
55 feet
| ||
Minimum building separation
|
20 feet
| ||
Maximum building height
|
60 feet
| ||
Maximum height for steeples or decorative towers
|
75 feet
|
(d)
Except as may otherwise be permitted by § 140-49, no off-street parking is permitted to be placed between the plane of any primary facade and the road right-of-way. On parcels with multiple principal buildings, the principal building located closest to each road right-of-way shall be used to determine the front yard off-street parking setback. Only landscaping, signage and access drives are permitted to be located in the front yard area. Off-street parking shall have access pathways or sidewalks to the entrance of all residential or commercial establishments it serves.
[Amended 12-5-2016 by Ord. No. 2016-02]
(e)
Parking. Overflow parking lots shall be provided in accordance with Article VII and designated on the plan. A landscaping and screening plan is required around the perimeter of any parking lot.
(f)
Street configuration. All lots shall be provided access by an
interior street network.
A.
Purpose. The intent of the Economic Development - Commercial District
(EC-1) is to:
(1)
Recognize the existing mixture of uses present along Route 30 and
provide the continuation of a similar mixture of nonresidential uses,
including regional business and shopping centers, office park complexes,
professional offices and mixed-use buildings offering a variety of
office and upper floor living arrangements.
(2)
Ensure the availability of public water and public sewer service.
(3)
Ensure compatibility between uses through landscaped buffers, consistent
signage and other site amenities.
(4)
Manage access to and from the Route 30 corridor to protect public
safety and develop regulations limiting the size, scale and range
of uses to prevent commercial strip development.
(5)
Promote the development and continuation of the Route 30 corridor
streetscape plan.
(6)
Promote development of high-quality conference and tourism service
centers.
(7)
Implement the Land Use Plan of the Straban Township Comprehensive
Plan, in particular, the economic development commercial area.
B.
Allowed uses.
(1)
The following list establishes the uses allowed in the EC-1 Districts:
[Amended 6-7-2010 by Ord. No. 2010-01; 4-2-2011 by Ord. No.
2011-02; 12-3-2018 by Ord. No. 2018-01; 10-4-2021 by Ord. No. 2021-04; 10-19-2022 by Ord. No. 2022-01]
Table 140-12-1
EC-1 Allowed Uses
| |||
---|---|---|---|
Type of Use
|
Type of Use:
P=Permitted
S=Special Exception
|
Use Regulations
| |
Residential Uses
| |||
Residential conversions
|
P
|
§ 140-15F
| |
Halfway house
|
SE
|
§ 140-15D
| |
Mixed-use buildings/live-work units
|
P
|
§ 140-15C(5)
| |
Multifamily dwelling
|
P
| ||
Town center use
|
SE
|
§ 140-15H
| |
Nonresidential Office Uses
| |||
Commerce/business park
|
SE
|
§ 140-19R
| |
Convention and visitors center
|
SE
|
§ 140-19S
| |
Professional services
|
P
| ||
Banking/financial institutions
|
P
| ||
Personal services
|
P
| ||
Businesses with drive-through facilities
|
P
|
§ 140-19B
| |
Health care offices
|
P
| ||
Medical marijuana dispensary
|
P
|
§ 140-20H
| |
Veterinary facilities and animal hospitals
|
P
|
§ 140-19Q
| |
Commercial Uses
| |||
Commercial greenhouse or nursery
|
P
|
§ 140-19C
| |
Consumer fireworks sales facility
|
P
|
§ 140-19T
| |
Contractor headquarters
|
P
| ||
Day-care centers
|
P
|
§ 140-19G
| |
Funeral home
|
P
|
§ 140-19H
| |
Hotel and motel
|
SE
|
§ 140-19I
| |
Grocery store
|
P
|
§ 140-19J
| |
Retail wholesale
|
P
|
§ 140-19K
| |
Shopping center
|
SE
|
§ 140-19L
| |
Tavern
|
P
|
§ 140-19M
| |
Vehicle fueling stations
|
P
|
§ 140-19N
| |
Vehicle sales, service, washing, repair and body shop
|
P
|
§ 140-19O
| |
Restaurant
|
P
| ||
Retail businesses
|
P
| ||
Studios
|
P
| ||
Distribution and/or logistics center
|
SE
|
§ 140-20G
| |
Fulfillment center and/or return center
|
SE
|
§ 140-20G
| |
Terminal, rail and/or truck (truck and freight terminal)
|
SE
|
§ 140-20G
| |
Institutional Uses
| |||
Commercial technical or training schools
|
P
| ||
Hospital
|
P
|
§ 140-18B
| |
Places of worship
|
P
|
§ 140-18D
| |
Transportation/Utility Uses
| |||
Parking garage
|
P
|
§ 140-23B
| |
Public services office uses
|
P
|
§ 140-21B
| |
Communications antennas mounted on an existing wireless support
structure
|
P
|
§ 140-21A
| |
Public utilities
|
SE
|
§ 140-21C
| |
Accessory Uses
| |||
Accessory uses customarily incidental to the above allowed uses,
including but not limited to:
| |||
No-impact home-based businesses
|
P
|
§ 140-23C
| |
In-home day care
|
P
|
§ 140-23C
| |
Cottage industry
|
P
|
§ 140-19F
| |
Garages and other accessory buildings and structures
|
P
|
§ 140-23B
| |
Farmers market (temporary or permanent) roadside stands
|
P
|
§ 140-23E
|
(2)
All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific relevant sections of this chapter.
(3)
In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable. In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.
C.
Maximum density: 10 units per acre.
D.
Dimensional requirements (see Table 140-12-2):
(1)
Minimum lot width. Requirements are based on the functional roadway
classification on which the lot fronts and as identified and defined
in the Straban Township Comprehensive Plan.
Table 140-12-2
EC-1 Area, Coverage and Dimensional Requirements
| |||
---|---|---|---|
Regulation
|
Requirement
| ||
Minimum lot area
|
30,000 square feet
| ||
Lot width:
| |||
Minimum lot width fronting on arterial, major or minor collector
street
|
75 feet
| ||
Minimum lot width fronting on local streets
|
100 feet
| ||
Minimum lot width fronting on new interior roadways
|
50 feet
| ||
Minimum setback requirements:
| |||
Front
|
60 feet for arterial and major collector roadways
25 feet for new interior roadways
45 feet for all other roads1
| ||
Side
|
10 feet
| ||
Rear
|
25 feet
| ||
Maximum height
|
60 feet2
| ||
Maximum lot coverage
|
75%
| ||
Minimum vegetative cover
|
A minimum of 25% of each lot or combined lots on one development
plan shall be maintained with a vegetative cover and landscaping.
A landscaping plan shall be provided with every development proposal.
|
NOTES:
| ||
---|---|---|
1
|
Reference § 140-5, definition of "street classification."
| |
2
|
Gateway Gettysburg has official approval for a maximum height
of 85 feet.
|
E.
Site requirements for nonresidential and mixed-use lots. The following
requirements are designed to minimize the potential for commercial
strip development in coordination with the design requirements applied
in the Straban Subdivision and Land Development Ordinance.[1]
(1)
Except as may otherwise be permitted by § 140-49, no parking is permitted to be placed within the front yard parking setback. The front yard parking setback distance shall be the distance between the principal building and the road right-of-way. On parcels with multiple principal buildings, the principal building located closest to each road right-of-way shall be used to determine the front yard parking setback. Only landscaping, signage, and access drives are permitted to be located in the front yard area.
[Amended 12-5-2016 by Ord. No. 2016-02; 12-3-2018 by Ord. No. 2018-01]
(2)
In the event that a building's main entrance is not located on a
primary facade, the primary facade shall still be required to provide
a combination of at least two of the following architectural elements,
including, but not limited to, bays, windows, doors (doors do not
have to be open to the public) or cornice for every 50 feet of building
length along the primary facade. Corner lots with more than one primary
facade shall be required to provide a similar combination of at least
two architectural elements, including but not limited to bays, windows,
doors (doors do not have to be open to the public) or cornice on each
facade for every 50 feet of building length along the facades. Elevation
views of the primary facades shall be submitted in the land development
plan set.
[Amended 12-5-2016 by Ord. No. 2016-02]
(3)
The parking lot shall be designed in accordance with the landscaping
and buffering standards of the Straban Township Subdivision and Land
Development Ordinance.[2] Shared parking is acceptable if peak parking demands are
met by all uses utilizing the shared parking lot.
[Amended 12-5-2016 by Ord. No. 2016-02]
(4)
Outdoor refuse areas shall be enclosed by walls or opaque fencing
designed to be architecturally compatible with the principal building(s).
Walls or fencing shall be designed to shield the refuse areas from
direct view of any adjacent property and shall be at least six feet
high.
F.
Sharing of the access drives and stormwater management and parking
facilities is encouraged in accordance with the Straban Township Subdivision
and Land Development Ordinance,[3] Straban Township Stormwater Management Ordinance[4] and with appropriate maintenance agreements established
at the time of land development.
G.
Sidewalks. The inclusion of sidewalks within a business/commerce
park is mandatory on all interior roadways. All sidewalks are required
to be five feet in width with a two-foot to four-foot planting strip
between the curb and edge of sidewalk. All sidewalks shall be constructed
of attractive durable materials, such as decorative concrete or brick
pavers. Sidewalk specifications, including section plan views, curb,
utility protrusion, transverse joint and expansion joint details,
are found in Appendix 2.[5]
[5]
Editor's Note: Appendix 2, Sidewalk Specifications, is included as an attachment to this chapter.
H.
U.S. Route 30 streetscape enhancements. This section shall apply
to land development applications and change of use applications proposed
for lots located along U.S. Route 30 between the Gettysburg Borough
line up to and including the western side of the intersection of Cavalry
Field Road. Such applications are subject to the following streetscape
enhancements:
(1)
Streetlighting. The goal in illuminating the Route 30 corridor is
to provide visual clarity, safety, security and aesthetic appeal.
Straban Township has selected a style of light fixture for placement
within the streetscape. Light fixture placement shall be consistently
placed on both sides of Route 30. If possible, a paired arrangement
of fixtures on opposing sides of the street opposite one another is
required. The spacing of fixtures shall respect tree spacing, intersections
and parking locations. Streetlights shall be installed on both sides
of the street approximately in line with street trees and at no more
than sixty-foot intervals, measured parallel to the street. The sixty-foot
spacing of the streetlights is required, where possible, throughout
the corridor comprising the area designated for streetscape improvements.
All streetlights shall be placed as close to the Route 30 right-of-way
as is possible, but not closer than two feet from the curbline, considering
existing underground, surface and overhead rights-of-way for utilities.
[Amended 12-5-2011 by Ord. No. 2011-06; 10-5-2015 by Ord. No. 2015-07]
(2)
At the time of development, the developer shall be responsible for
installing streetlights on the side of the street that is being developed.
Streetlights shall contain a light source that provides the same quality
and quantity of light as produced by two-hundred-fifty-watt metal
halide lamps. All streetlights shall have a minimum height of 18 feet
and a maximum height of 23 feet.
[Amended 10-5-2015 by Ord. No. 2015-07]
(a)
Light fixture specifications addressing post and luminaire descriptions,
material, dimensions and installation are found in Appendix 1. Light
fixtures that are, in the opinion of the Township Engineer, sufficiently
similar in appearance and performance to the specifications in Appendix
1 shall be permitted.[6]
[6]
Editor's Note: Appendix 1, Lighting Fixture Specifications, is included as an attachment to this chapter.
(b)
Any streetlights installed in the Route 30 streetscape enhancement
area prior to the effective date of the amendment of this section
in 2015 which are, in the opinion of the Township Engineer, sufficiently
similar in appearance and performance to the specifications in Appendix
1 shall be deemed to have been compliant with the Zoning Ordinance.
(c)
Any existing streetlights which contain lamps that can be replaced
with light sources manufactured pursuant to newer technology and which,
in the opinion of the Township Engineer, provide the same quality
and quantity of light as produced by two-hundred-fifty-watt metal
halide lamps shall be permitted as replacement light sources in any
existing fixtures.
(3)
Building highlighting. The use of specialty lighting fixtures to
highlight architecturally significant buildings along Route 30 is
encouraged.
(4)
Street trees are required. Street trees shall be planted back from the right-of-way of Route 30 at the same distance as streetlights. (See § 140-12H(1) above.) A root well of 2.5 feet by five feet is recommended for proper installation. A black iron tree grate shall be installed once the tree is planted to ensure each tree is free from roadway or refuse debris. Street trees shall be planted at no more than forty-foot intervals along on both sides of Route 30.
[Amended 12-5-2011 by Ord. No. 2011-06; 12-5-2016 by Ord. No. 2016-02]
(5)
Building landscaping. Each development proposal is required to submit
a landscaping plan. Each business entrance shall include landscaping.
(6)
Business signage. Each business may install up to a maximum of three
professionally designed business identification signs. No more than
one freestanding sign shall be permitted and such sign shall have
a maximum area of 40 square feet. One wall-mounted sign, located in
a central portion of the building's primary facade, is permitted.
Because parking area location is mandated on the side or rear of any
lot, a third sign, either a projecting or wall mounted sign oriented
toward the off-street parking area, is permitted.
(8)
Sidewalks. The inclusion of sidewalks along Route 30 is mandatory
on both sides of the corridor. All sidewalks shall be a minimum of
five feet in width and shall be constructed of concrete or brick pavers.
Sidewalk specifications, including section plan views, curb, utility
protrusion, transverse joint and expansion joint details, are found
in Appendix 2.[7]
[7]
Editor's Note: Appendix 2, Sidewalk Specifications, is included as an attachment to this chapter.
A.
Purpose. The Economic Development - Intense (EC-2) differs from the
EC-1 District in its permitted uses and open space and roadside setback
requirements. The intent of the EC-2 District is to promote and locate
commercial, employment centers and industrial uses:
(1)
In areas within the Township that can host a broad range of regional
and local commercial activities as well as diversify and expand the
Township's tax base.
(2)
In areas suitable for economic development having direct access to
the Township's arterial roadways that have sufficient existing or
future carrying capacities to meet future traffic demands.
(3)
While creating a defined separation or buffer to preserve and protect
nearby residential uses and remaining rural areas of the Township.
(4)
In areas with existing public sewer and water service.
(5)
In areas of the Township that do not disturb or do not significantly
impact sensitive natural resources (e.g., wetlands, floodplains, steep
slopes, woodlands and scenic views and vistas).
(6)
That create adequate points of access, parking and stormwater management
for contiguous commercial activities to avoid strip development and
to consolidate properties.
(7)
With coordinated design standards to address parking, access, signage,
lighting and landscaping.
(8)
That may be rail-oriented or rail-reliant.
(9)
That incorporate buffer yards to shield intensive commercial or industrial
uses from adjacent neighborhoods.
(10)
That establish attractive business access drives, entryways
and building facades.
(11)
Which implement the Land Use Plan of the Straban Township Comprehensive
Plan.
B.
Allowed uses.
(1)
The following list establishes the uses allowed in the EC-2 Districts:
[Amended 4-2-2011 by Ord. No. 2011-02; 12-3-2018 by Ord. No. 2018-01; 10-7-2019 by Ord. No. 2019-01; 10-4-2021 by Ord. No. 2021-04; 10-19-2022 by Ord. No. 2022-01; 1-3-2023 by Ord. No. 2023-01]
Table 140-13-1
EC-2 Allowed Uses
| ||
---|---|---|
Type of Use
|
Type of Use:
P=Permitted
SE=Special Exception
|
Use Regulations
|
Residential Uses
| ||
Residential conversions
|
P
|
§ 140-15F
|
Commercial Recreational Uses
| ||
Outdoor commercial recreation businesses
|
SE
|
§ 140-17B
|
Indoor commercial recreation businesses
|
SE
| |
Outdoor trap, skeet, rifle, pistol or archery range (private
or municipal)
|
SE
|
§ 140-17D
|
Agricultural and Commercial Agribusiness
| ||
Pork or poultry operations
|
SE
| |
Dairy and cow operations
|
P
| |
Blacksmith
|
P
|
§ 140-19F
|
Riding schools, horse boarding stables and equestrian businesses
|
P
| |
Crop farming
|
P
| |
Commercial greenhouse
|
P
|
§ 140-19C
|
Agribusiness operations and associated retail
|
P
|
§ 140-16A
|
Permanent or temporary roadside stands (farmers markets)
|
P
|
§ 140-23E
|
Commercial Uses
| ||
Adult business
|
SE
|
§ 140-19A
|
Commercial kennel
|
P
|
§ 140-19D
|
Consumer fireworks sales facility
|
P
|
§ 140-19T
|
Contractor headquarters
|
P
| |
Cottage industry uses
|
P
|
§ 140-19F
|
Vehicle service, repair and body shop
|
P
|
§ 140-19O
|
Veterinary facilities and animal hospitals
|
P
|
§ 140-19Q
|
Industrial Uses
| ||
Manufacturing
|
P
| |
Medical marijuana dispensary/grower producer
|
P
|
§ 140-20H
|
Commerce/industrial/business park
|
P
|
§ 140-19R
|
Junkyard
|
SE
|
§ 140-20A
|
Mini and self-service storage facilities
|
P
|
§ 140-20D
|
Printing, lithographing and publishing
|
P
| |
Milling operations
|
SE
|
§ 140-20B
|
Scientific and commercial testing laboratories
|
P
| |
Wholesaling, warehousing and storage
|
SE
|
§ 140-19K
|
Manufacturing, processing or production of goods
|
SE
| |
Mineral recovery operations
|
SE
|
§ 140-20C
|
Recycled materials collection and processing
|
SE
|
§ 140-20E
|
Sanitary landfill or incinerator or transfer station
|
SE
|
§ 140-20F
|
Composting facilities
|
P
| |
Facilities for the treatment and processing of solid waste
|
SE
| |
Institutional Uses
| ||
Police and EMT training centers
|
P
|
§ 140-21B
|
Prisons or affiliated work-release operations
|
SE
| |
Governmental/institutional uses
|
P
|
§ 140-21B
|
Public Utilities
| ||
Communications antennas mounted on an existing wireless support
structure
|
P
|
§ 140-21A
|
Communications towers
|
SE
|
§ 140-21A
|
Public utilities
|
SE
|
§ 140-21C
|
Public utility office
|
P
|
§ 140-21B
|
Transportation
| ||
Airport and/or landing strip
|
SE
|
§ 140-22A
|
Bus or rail passenger depots or transfer stations
|
P
|
§ 140-22C
|
Parking garage
|
P
|
§ 140-22C
|
Heliport and helistop/helipad
|
SE
| |
Accessory Uses
| ||
Accessory uses customarily incidental to the above allowed uses,
including but not limited to:
| ||
No-impact home-based businesses
|
P
|
§ 140-23C
|
Cottage industry
|
P
|
§ 140-19F
|
Garages and other accessory buildings and structures
|
P
|
§ 140-23B
|
Secondary dwelling unit
|
P
|
§ 140-23D
|
In-home day-care
|
P
|
§ 140-23C
|
Private swimming pools
|
P
|
§ 140-23F
|
(2)
All uses that are permitted by right or by special exception in these districts and as indicated in Subsection B(1) above shall be in conformance with the dimensional requirements and the specific relevant sections of this chapter.
(3)
In addition, Article II, Definitions; Article IV, Use Regulations; Article VI, Supplementary Regulations; Article VII, Off-Street Parking and Loading; and Article VIII, Sign Regulations, are applicable. In addition to the use regulations (Article IV), special exception uses shall meet the general requirements of Article IX.
C.
Area and dimensional requirements.
Table 140-13-2
EC-2 Area, Coverage and Dimensional Requirements
| ||
---|---|---|
Regulation
|
Requirement
| |
Minimum lot area1
|
2 acres
| |
Lot width:
| ||
Minimum lot width fronting on arterial, major or minor collector
street
|
200 feet
| |
Minimum lot width fronting on local streets
|
100 feet
| |
Minimum setback requirements:
| ||
Front
|
150 feet
| |
Side
|
25 feet
| |
Rear
|
50 feet
| |
Maximum building height
|
60 feet
| |
Maximum lot coverage
|
60%
| |
Minimum vegetative cover
|
40%; a landscaping plan shall be provided with every development
proposal
|
NOTE:
| |
---|---|
1
|
The Township Sewage Enforcement Officer shall analyze the results
of the soil percolation tests in accordance with the Township ordinances
and DEP regulations. On the basis of the analysis, the minimum lot
areas and widths shall be increased to accommodate an approvable on-lot
sewage system.
|
D.
Site requirements. The following requirements are designed to minimize
the potential for commercial strip development in coordination with
the design requirements applied in the Straban Subdivision and Land
Development Ordinance.[1]
(1)
The parking lot shall be designed in accordance with the landscaping
and buffering standards of the Straban Township Subdivision and Land
Development Ordinance.
(2)
Outdoor refuse areas shall be enclosed by walls or opaque fencing
designed to be architecturally compatible with the principal building(s)
and shielded from residential neighbors. Walls or fencing shall be
designed to shield the refuse areas from direct view of any adjacent
property and shall be at least six feet high.
(3)
Buffers, screening and tree protection regulations in accordance with Article VI, Supplementary Regulations, shall be provided at the lot line of all nonresidential properties abutting a residential use or district.
(4)
Except as may otherwise be permitted by § 140-49, no parking is permitted to be placed between the plane of any primary facade and the road right-of-way. On parcels with multiple principal buildings, the principal building located closest to each road right-of-way shall be used to determine the front yard parking setback. Only landscaping, signage and access drives are permitted to be located in the front yard area.
[Amended 12-5-2016 by Ord. No. 2016-02]
(5)
Landscaping in the form of a planted lawn and shrubbery shall be
required along the frontage of every lot except areas devoted to accessways.
Landscaping shall extend toward the interior of the lot for a minimum
distance of 15 feet from the right-of-way line of the adjacent roadway.
E.
Nonhabitable structures of up to 60 feet in height may be allowed
if the following condition is met and approved:
(1)
The Straban Township Emergency Management Coordinator shall review
the proposed plans with the emergency services providers to determine
that the structure does not present a safety or public risk.
F.
Shared facilities or infrastructure. The consolidation and sharing
of off-street parking, stormwater management facilities and access
drives is encouraged and shall meet the requirements of the Straban
Township Subdivision and Land Development Ordinance. If two or more
businesses plan to share an access drive, such access drive is permitted
to be located on a common property line between the businesses. A
maintenance agreement approved by the Straban Township Board of Supervisors
and signed by all property owners is required for all shared facilities
or infrastructure.