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.
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.
[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.