The following provisions shall apply to all nonconforming uses and structures. It is the intention of Lawrence Township that all legal nonconforming uses and structures shall be able to continue; however, all changes in such uses shall only be as allowed in this article.
A. 
Any nonconforming use may be continued, or may be changed to a use of the same or a more restrictive classification, but may not be extended or expanded unless to a conforming use, except as permitted by the Board in accordance with the provisions of this chapter.
B. 
Any nonconforming building which has been damaged or destroyed by fire or any other means may be reconstructed and used as before, if such reconstruction is performed within 12 months of discontinuance of use and if the restored building covers no greater area and contains no greater cubic content. If approved by the Board, a reconstructed structure may exceed its original lot coverage and cubic content but must meet the minimum yard requirements of the district in which the structure is located, and in such cases it must meet the off-street parking and loading requirements of this chapter.
C. 
In the event that any nonconforming use, conducted in a structure or otherwise, ceases, for whatever reasons, for a period of one year, such nonconforming use shall not be resumed and any further use shall be in conformity with the provisions of this chapter.
D. 
The nonconforming use of a building may be extended throughout those parts thereof which were manifestly arranged or designed for such use at the time of adoption of this chapter. A nonconforming building or structure may, with the approval of the Board, be extended, enlarged or replaced if such expansion does not occupy an area greater than 50% more than the structure occupied prior to such expansion, enlargement or reconstruction. Furthermore, such structures must meet the minimum yard regulations and height restrictions of the district in which the structure is located, and must meet all off-street parking and loading requirements of this chapter.
E. 
Nothing contained herein shall require any change in the overall layout, plans, construction, size or designated use of any development, building, structure or part thereof for which official approval and required permits have been granted prior to the effective date of this chapter and where construction is complete within six months from the date of issuance of the permit.
F. 
Once changed to a conforming use, no structure or land shall be permitted to revert to a nonconforming use.
G. 
Whenever the boundaries of a district shall be changed so as to transfer an area from one district to another of a different classification, this article shall also apply to any uses which thereby become nonconforming.
Any lot of record existing at the effective date of this chapter, and held in separate ownership different from the ownership of adjoining lots, may be used for the erection of a structure conforming to the use regulations of the district in which it is located even though its lot area and width are less than the minimum required by this chapter, however, such lot must comply with the yard, height and coverage standards of the zoning district wherein it is located. Where two or more adjacent lots of record with less than the required area and width are held by one owner, on or before the date of enactment of this chapter, the request for a permit shall be referred to the Zoning Hearing Board which may require replatting to fewer lots, which would comply with the minimum requirements of this chapter.
A. 
Corner lots. For corner lots, the shorter frontage shall be considered the front yard and the longer yard a side yard. In all districts, except the R-SP District, an additional five feet will be added to the designated side yard.
B. 
Where a structure exists on an adjacent lot and is within 150 feet of the proposed structure, and the existing structure has a front yard less than the minimum depth required, the minimum front yard shall be the average depth of the front yard of the existing structure on the adjacent lot and the minimum depth required for the district; where structures exist on both adjacent lots, the minimum depth of the front yard shall be the average depth of the front yards of the existing adjacent structures.
C. 
All structures, whether attached to the principal structure or not, and whether open or enclosed, including porches, carports, balconies or platforms above normal grade level, shall not project into any minimum front, side or rear yards except as noted in Subsections D and E.
D. 
A wall or fence under six feet in height and paved terraces without walls, roofs or other enclosures may be erected within the limits of any yard. Retaining walls and fences required for screening under this chapter are not subject to the six foot high limitation. Fences may be permitted in front yard areas provided they are no higher than three feet and do not impinge on the required free sight triangle at intersections.
E. 
Swimming pools shall be permitted in rear yards only, provided that the pool is located not less than 10 feet from any side yard line, and 10 feet from the rear yard line. (See also § 125-25.)
Temporary structures in conjunction with construction work shall be permitted only during the period that the construction work is in progress. Permits for temporary structures shall be issued for a six-month period.
When the following conditions are met, height limits may be increased. However, in no event shall the permitted height, regardless of the provisions of this article, violate the restrictions contained in Article VIII.
A. 
Structure height in excess of the height permitted above the average ground level allowed in any district may be increased, provided all minimum front, side and rear yard depths are increased by one foot for each additional foot of height; however, such increase shall be limited to no more than 10 additional feet.
B. 
The following structures are exempt from height regulations, provided they do not constitute a hazard: communication towers, church spires, chimneys, elevator bulk heads, smokestacks, conveyors, flagpoles, agricultural silos, standpipes, elevated water tanks, derricks and similar structures. However, for the above structures, all yard and setback requirements must be met; in addition, any structure with a height in excess of 50 feet will be first referred to the Lawrence Township Volunteer Fire Department for a review relative to public safety considerations.
C. 
Structures in the Commercial District, Commercial Highway District, Industrial District and Limited Industrial District with a maximum height of building over 35 feet are permitted as a conditional use, with no structure to be erected over 75 feet. In granting such conditional use, the Supervisors shall determine the proposed maximum height of building in excess of 35 feet does not pose a threat to the health, safety and welfare of adjacent property owners, future building occupants, or residents of the Township.
[Added 5-15-2012 by Ord. No. 2012-04]
No use of land or structure in any district shall involve any element, or cause any condition, that may be dangerous, injurious, or noxious to any other property or person in the Township. Furthermore, every use of land or structure in any district must observe the following performance requirements:
A. 
Fire protection. Fire protection and fighting equipment acceptable to the Board of Fire Underwriters shall be readily available when any activity involving the handling or storage of flammable or explosive material is carried on.
B. 
Electric disturbance. No activity shall cause electrical disturbances adversely affecting radio, television or other communication equipment in the neighboring area.
C. 
Noise. Noise which is determined to be objectionable because of volume or frequency shall be muffled or otherwise controlled, except for fire sirens and related apparatus used solely for public safety purposes.
D. 
Smoke. The maximum amount of smoke emissions permitted shall be determined by the use of the Standard Ringelmann Chart issued by the United States Bureau of Mines. No smoke darker than No. 2 will be allowed.
E. 
Odors. In any district, except the Industrial District, no malodorous gas or matter shall be permitted which is discernible on any adjoining lot or property.
F. 
Air pollution. No pollution of air by fly ash, dust, vapors or other substances shall be permitted which is harmful to health, or to animals, vegetation or other property.
G. 
Glare. Lighting devices which produce objectionable direct or reflected glare on adjoining properties or thoroughfares shall not be permitted.
H. 
Erosion. No erosion by wind or water shall be permitted which carry objectionable substances onto neighboring properties.
I. 
Water pollution. The discharge of all wastewater shall be in accordance with the standards of the Pennsylvania Department of Environmental Resources and/or the Township of Lawrence, and comply with any and all applicable regulations of the United States. Wastewater water discharge shall be acceptable under the provisions of Pennsylvania Act 537, and other state and Township regulations as the same may be amended from time to time.
Off-street loading and parking space shall be provided in accordance with the specifications in this section in all districts, whenever any new use is established or an existing one is enlarged.
A. 
Off-street loading.
(1) 
Every use which requires the receipt or distribution, by vehicles, of material or merchandise shall provide off-street loading berths in accordance with its size per the following table.
Off-Street Loading Space Requirements
Use
First Berth*
Second Berth*
Industrial:
Manufacturing
5,000
50,000
Warehouse
10,000
50,000
Storage
10,000
50,000
Commercial:
Wholesale
10,000
50,000
Retail
10,000
40,000
Service establishment
30,000
60,000
Restaurants
40,000
80,000
Office building
10,000
100,000
Hotel
10,000
100,000
Residential:
Apartment
25,000
100,000
Institutional:
Schools
10,000
100,000
Hospitals
50,000
100,000
Nursing homes
50,000
100,000
Public buildings:
Auditoriums
30,000
100,000
Arenas
30,000
100,000
*NOTE: All figures are given in gross feet of floor area for each listed use.
(2) 
Size and access. Each off-street loading space shall be not less than 10 feet in uniform width and 65 feet in length. It shall be so designed so the vehicles using loading spaces are not required to back onto a public street or alley. Such spaces shall abut a public street or alley or have an easement of access thereto.
B. 
Off-street parking.
(1) 
Size and access. Each off-street parking space shall have an area of not less than 162 square feet, being at least 18 feet long with a uniform width of nine feet, exclusive of access drives or aisles, and shall be in usable shape and condition. Except in the case of single-family and two-family dwellings, no parking area shall contain fewer than three spaces. Parking areas shall be designed to provide sufficient turnaround area so that vehicles are not required to back onto public streets. Where an existing lot does not abut on a public or private street, alley or easement of access, there shall be provided an access drive leading to the parking or storage areas or loading spaces. Such access drive shall not be less than 10 feet wide. Access to off-street parking areas shall be limited to well-defined locations, and in no case shall there be unrestricted access along a street. Specifically, single-lane driveways shall be at least 10 feet wide but shall not exceed 12 feet; double drives (for ingress and egress) may be up to 24 feet wide. There shall be at least 15 feet between driveways at the street line and at least five feet between a driveway and a fire hydrant, catch basin or street intersection radius.
(2) 
Number of parking spaces required. The number of off-street parking spaces required is set forth below. Where the use of the premises is not specifically mentioned, requirements for similar uses shall apply. If no similar uses are mentioned, the parking requirements shall be one space for each two proposed patrons and/or occupants of that structure. Where more than one use exists on a lot, parking regulations for each use must be met.
[Amended 4-4-2023 by Ord. No. 2023-01]
Off-Street Parking Requirement
Use
Required Parking Spaces
Auto sales and service
1 for each 300 square feet GFA
Service stations
1 for each 300 square feet GFA
Single-family dwelling and duplex
2 per dwelling unit
Multifamily dwelling
2.5 per dwelling unit*
Mobile home parks
2.0 per each space
Hotels and motels
1 per guest room**
Funeral home and mortuaries
25 for the first parlor
10 for each additional parlor
Hospitals
1 per each bed**
Nursing homes
1 per each 3 beds**
Churches
1 per each 4 seats
Schools
1 per each teacher and staff
1 for each 4 classrooms
plus 1 for each 4 high school students 1 per each 3 seats
Sports arenas, stadiums theaters, auditoriums,assembly halls
Community buildings, social halls, dance halls, clubs and lodges
1 space for each 60 square feet of public floor area
Roller rinks
1 space for each 300 square feet GFA
Bowling alleys
5 per alley
Banks and offices
1 for each 300 square feet GFA
Medical office and clinics
8 spaces per doctor
Dental offices
5 spaces per doctor
Retail stores
1 per each 300 square feet GFA
Fast food/drive-through restaurants
1 per each 50 GFA**
Furniture stores
1 per each 400 square feet GFA
Food supermarkets
1 per each 300 square feet GFA
Trailer and monument sales
1 per each 2,500 square feet of lot area
Restaurants, taverns and nightclubs
1 for each 2.5 patron seats
Swimming pool (public)
1 for each 3 lockers
Industrial and manufacturing establishments, warehouses, wholesale and truck terminals
1 space per employee, on the largest shift, plus 1 space for each 10,000 sq. ft. for visitors
Commercial recreation (not otherwise covered)
1 space for every 3 persons permitted in maximum occupancy
Day-care services
1 space for each staff person, plus 1 for every 6 children
NOTES:
*Multifamily units devoted to the elderly shall only be required to provide .5 parking spaces per unit. Such uses must supply adequate proof they will be dedicated to elderly tenants and shall be required to follow normal parking standards if they revert to nonelderly use.
**Plus one space per employee and staff on major shift.
"GFA" means gross floor area.
(3) 
Location of parking. Required parking spaces shall be located on the same lot with the principal use. The Zoning Hearing Board may permit parking spaces to be located not more than 200 feet from the lot of the principal use, if located in the same zoning district as the principal use, and the Board finds that it is impractical to provide parking on the same lot with the principal use.
(4) 
Screening and landscaping. Off-street parking areas for more than five vehicles, and off-street loading areas, shall be effectively screened on any side which adjoins a residential district (See definition of "screening") or use. In addition, there shall be a planting strip of at least five feet between the front lot line and the parking lot. Such planting strip shall be suitably landscaped and maintained.
(5) 
Minimum distance and setbacks. No off-street loading or parking area for more than five vehicles shall be closer than 10 feet to any adjoining property line containing a dwelling, residential district, school, hospital, or similar institution.
(6) 
Surfacing. With the exception of single-family and two-family dwellings, all parking and loading areas and access drives shall have a paved or oiled surface, graded with positive drainage to dispose of surface water. Parking areas larger than 10,000 square feet shall submit a plan, including drainage provisions, to the Township for approval. Lots shall be designed to provide for orderly and safe loading and parking.
(7) 
Lighting. Any lighting used to illuminate off-street parking or loading areas shall be arranged so as to reflect the light away from the adjoining premises of any residential district or use and away from roads or highways.
A. 
The following sign regulations shall be observed in all districts:
(1) 
The following signs shall be permitted in all districts, and no permit shall be required to erect such signs:
(a) 
Temporary signs announcing a campaign, drive or event of a civic, philanthropic, educational or religious organization, provided such sign shall not exceed 32 square feet in area and shall be removed immediately upon the completion of the campaign, drive or event.
(b) 
Signs offering the sale or rental of the premises upon which the sign is erected, provided that the area of any such sign shall not exceed six square feet and not more than one such sign shall be placed on the property unless such property fronts on more than one street, in which case one sign may be erected on each street frontage.
(c) 
Temporary signs of contractors, developers, architects, engineers, builders and artisans, erected and maintained on the premises where the work is being performed, provided that the area of such sign shall not exceed 32 square feet, and provided that such sign shall be removed upon completion of the work.
(d) 
"No trespassing" signs, signs indicating the private nature of a road, driveway or premises, signs controlling fishing or hunting on the premises, provided that the area of such sign shall not exceed four square feet.
(e) 
Signs advertising the sale of agricultural products produced on the premises. Such signs shall not exceed 32 square feet in area and shall be removed within 30 days following the cessation of sales for the applicable produce.
(2) 
No signs shall be permitted within street lines, except traffic signs and similar regulatory notices placed by a duly constituted governmental body.
(3) 
Directional and information signs, not exceeding two square feet in area and used for the direction and protection of the public, shall be permitted in all nonresidential districts.
(4) 
Construction and maintenance. All signs shall be constructed in a workmanlike fashion using durable materials. Signs shall be designed and constructed to withstand wind forces and in accordance with appropriate mechanical or electrical standards. The owners of signs shall keep them in safe and good repair. Signs which become deteriorated or otherwise present a public hazard shall be removed or repaired by the sign's owner. If the owner of a sign cannot be found or identified, the owner of the property whereon the sign is located shall be responsible for its repair or removal.
(5) 
Signs shall be constructed so as to not obstruct driver views along roads, or on driveways at the point where driveways enter upon roads.
(6) 
Signs may be lighted with nonglaring lights, or may be illuminated by shielded floodlights. No red, green or amber lights shall be permitted, and lighting shall be screened from adjacent properties.
(7) 
No signs shall be permitted which are posted, stapled or otherwise attached to public utility poles or trees. No portion of any freestanding sign shall be located within five feet of any lot line.
(8) 
Nonconforming signs, once removed, shall be replaced only with conforming signs. Nonconforming signs may be repainted or repaired, providing such repainting or repairing does not exceed the dimensions of the existing sign.
B. 
In residential districts, the following signs shall be permitted:
(1) 
Home occupation or nameplate sign displaying the name and address of the occupant or the profession or activity of the occupant of a dwelling unit, provided that not more than one such sign shall be erected for each permitted use, and provided that the area of each such sign shall not exceed four square feet and provided that each such sign shall be fixed flat on the main wall of such building or may be erected in the front yard, but not closer than 10 feet of a street line.
(2) 
Sign, bulletin board, announcement board or identification sign for schools, churches, hospitals, multifamily dwellings or other principal uses and buildings other than dwellings on the same lot therewith for the purpose of displaying the name of the institution and its activities or services, provided that the area of any such sign shall not exceed 32 square feet and not more than one such sign shall be erected on any one street frontage.
C. 
In commercial districts, the following signs shall be permitted:
(1) 
Signs directing patrons, members or audiences to temporary exhibits, shows or events shall not exceed 32 square feet; shall be removed within two weeks after the date of the exhibit, show or event; shall not be posted earlier than six weeks before the date of the exhibit, show or event.
(2) 
Business signs, provided that the total of such signs shall not to exceed an aggregate area of 100 square feet. For pole signs, 100 square feet for each sign face will be permitted.
(3) 
Signs attached to a wall which project in such a manner that the faces of the sign form an angle of 900 with the wall shall be permitted in commercial districts, subject to the following regulations:
(a) 
Such signs shall not project more than six feet from the wall.
(b) 
Only one such sign shall be permitted per premises, and only in lieu of other signs.
(c) 
Such signs shall be nonglaring and nonmoving.
(d) 
There shall be a minimum height from the curb level to the bottom of the sign of 10 feet.
(e) 
Signs shall have a maximum area of 16 square feet on each face.
(f) 
They shall not extend over a public right-of-way.
D. 
In the industrial district, advertising signs and business signs are permitted, provided that such signs shall not exceed an aggregate area of 100 square feet. For pole signs, 100 square feet for each sign face will be permitted.
E. 
For billboards, see § 125-16C(25).
[Amended 4-4-2023 by Ord. No. 2023-01]
All pools, regardless of in-ground or aboveground, shall comply with the current version of the International Residential Code, Chapter 42 and Appendix G.
Any development of slopes of more than 15% must be submitted on a plan prepared by a registered engineer or architect showing how the development will treat the slope problem. The Zoning Officer shall refer the plan to the Township Engineer or a consulting engineer for review and advice before issuing any permit.
All mobile homes shall be placed on a permanent foundation which will prevent shifting or settling from frost action, inadequate drainage, vibration, or other forces acting on the super structure (e.g., consisting of block pillars or cement pillars or similar construction). There shall be at least six permanent piers with hook and eyebolt attachment extending from below frostline to grade level for each mobile home stand and there shall be blocking from pier top to trailer frame and the necessary cable or chain to secure the trailer to the permanent pier. Fire-resistant or -retardant skirting shall be installed around all mobile homes.
Such uses will be allowed in the Village District if:
A. 
Required off-street parking is provided.
B. 
Residential units have at least two separate ways to safely exit the premises.
C. 
No residential uses will be allowed in structures where quantities of inflammables are stored or used.
[Added 4-4-2023 by Ord. No. 2023-01]
Food trucks/trailers are permitted to be temporarily located on private property to sell food items to the general public subject to the following:
A. 
Food trucks are allowed in all districts.
B. 
Food trucks shall not be parked in any public right-of-way or on any Township road. They may not encroach on any access drive, parking lot aisle, clear sight triangle, and shall not result in an unsafe traffic condition.
C. 
Food trucks shall obtain an annual, nontransferable zoning permit and pay all applicable fees as set by resolution of the Board of Supervisors from time to time.
D. 
Food trucks shall operate between 8:00 a.m. and 9:00 p.m.
E. 
A sandwich board sign, not greater than six square feet in size, is permitted for the purpose of listing menu items for purchase from the food truck and shall be contained within five feet of the food truck.
F. 
The food truck operator is responsible for the proper disposal of trash and waste associated with the operation of the food truck. No liquid waste or grease shall be disposed of in any landscaped areas, storm drains, streets, or on public land.
G. 
The food truck shall comply with all statutes and regulations of the Commonwealth of Pennsylvania and the Department of Agriculture.
H. 
All food trucks shall be equipped with a serviceable fire extinguisher.
I. 
Written authorization from the owner of the land upon which the food truck/trailer is located must be provided.