[Ord. 96-267, 5/2/1996; as amended by Ord. 97-284, § 8]
Four classifications of zoning uses are established in this
part which vary in their impact upon the Township and in the procedures
by which the uses are authorized:
1.
Uses by right are those authorized uses for which a zoning approval
will be issued by the Zoning Officer upon the Zoning Officer's review
of the application for development if the application for development
indicates compliance with this chapter.
2.
Conditional uses are those authorized uses which are permitted by approval of the Supervisors in accordance with this chapter and specifically Part 7, Conditional Use, Procedure and Specific Standards.
3.
Uses by special exception are those authorized uses which are permitted
by approval of the Board in accordance with this chapter.
4.
Planned residential development uses are those authorized uses which are permitted by approval of the Supervisors as a planned residential development in accordance with Article VII of the MPC, 53 P.S. § 10701 et seq., and Part 9 of this chapter.
5.
Uses Not Specifically Listed. Uses which are not specifically listed on the summary Tables of Authorized Uses, § 27-402, or in the Explanation of Use Categories, § 27-401, shall not be permitted in the Township. Uses which are not specifically listed but are similar to a specifically listed use shall be permitted by conditional use in the same zoning district in which similar specifically listed use is permitted and the Board of Supervisors shall make findings with regard to the similarity of the uses.
[Ord. 96-267, 5/2/1996; as amended by Ord. 96-272, 9/5/1996,
§§ 8, 9; by Ord. 97-278, 6/5/1997, § 7; by
Ord. 97-284, 11/6/1997, § 9; by Ord. 99-293, 4/1/1999, §§ 2-8;
by Ord. 99-300, 11/23/1999, §§ 5, 6; by Ord. 2001-311,
3/1/2001, § 4; by Ord. 2001-324, 12/6/2001, § 3;
by Ord. 2002-332, 9/5/2002, § 3; by Ord. 2002-334, 11/7/2002,
§ 2; by Ord. 2003-342, 7/1/2003, § 2; by Ord.
2004-351, 6/3/2004, § 5; by Ord. 2005-354, 2/3/2005, § 7;
by Ord. 2005-357, 2/3/2005, § 4; by Ord. 2005-361, 9/1/2005,
§ 3; and by Ord. 2005-362, 12/15/2005]
1.
Principal Uses.[1]
[1]
Editor's Note: The Table of Authorized Principal Uses, Zoning Districts Where Use is Authorized, and Method of Authorization is included at the end of this chapter.
2.
Accessory Uses.[2]
[2]
Editor's Note: The Table of Authorized Accessory Uses, Zoning Districts Where Authorized and Method of Authorization is included at the end of this chapter.
[Ord. 96-267, 5/2/1996; as amended by Ord. 99-300, 11/23/1999,
§ 7; by Ord. 2000-305, 8/3/2000, § 2; and by Ord.
2005-362, 12/15/2005]
1.
Purpose. The purpose for the establishment of the R-1 Rural Residential
District is to encourage land use characteristics of low-density rural
development now present in many areas of the Township.
2.
Authorized Uses by Right. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by right in the Rural Residential District.
3.
Authorized Uses by Conditional Use. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by conditional use in the Rural Residential District.
4.
Authorized Uses by Special Exception. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by special exception in the Rural Residential District.
5.
Authorized Uses by Planned Residential Development. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by planned residential development in the Rural Residential District.
6.
Density, Area, Dimensional, Lot Coverage, Yard, and Building Height.
The following requirements shall apply to uses permitted in the R-1
District unless otherwise stated for uses permitted by conditional
use or planned residential development.
A.
Minimum Net Lot Area per Single-Family Dwelling.
(1)
Where there is no public sanitary sewer: 1.5 acres; however,
the minimum net lot area may be increased according to the results
of soil percolation tests. In all areas of the Township where on-lot
sewage disposal is planned, the applicant shall obtain a percolation
test for each lot. The Pennsylvania Department of Environmental Protection
regulations for waiver shall not apply.
C.
Maximum Lot Coverage: 15%, including accessory structures.
E.
Minimum Yard Requirements for Accessory Structures.
(1)
Front yard: 50 feet.
(2)
All other yards: 10 feet.
(3)
Private garages, and any accessory building in excess of 200
square feet of building area, must comply with the minimum yard requirements
for principal structures.
(4)
Driveways, parking lots, handicapped ramps, sidewalks and walkways,
flag poles, freestanding light poles and fixtures, fences, and landscaping
or ornamental structures shall have no minimum yard requirement.
F.
Permitted Projections into Required Yards.
(1)
Typical architectural features on buildings, including but not
limited to bay windows, window sills, cornices and eaves, are permitted
to project into required yards no more than two feet.
(2)
Patios, decks, and unenclosed porches are permitted to project
into required front yard no more than six feet.
(3)
Steps above grade and open fire escapes are permitted to project
into required yards no more than five feet.
G.
Maximum Building Height: 35 feet.
H.
Maximum one single-family dwelling is permitted per lot.
[Ord. 96-267, 5/2/1996; as amended by Ord. 99-300, 11/23/1999,
§ 8; by Ord. 2000-305, 8/3/2000, § 3; by Ord.
2001-317, 9/6/2001, § 6; and by Ord. 2005-362, 12/15/2005]
1.
Purpose. The purpose for the establishment of the R-2 Single-Family
Residential District is to preserve the character of the existing
single-family neighborhoods and create a favorable basis for additional
development of single-family neighborhoods.
2.
Authorized Uses by Right. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by right in the Single-Family Residential District.
3.
Authorized Uses by Conditional Use. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by conditional use in the Single-Family Residential District.
4.
Authorized Uses by Special Exception. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by special exception in the Single-Family Residential District.
5.
Authorized Uses by Planned Residential Development. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by planned residential development in the Single-Family Residential District.
6.
Density, Area, Lot Width, Lot Coverage, Yard and Dimensional, and
Building Height Requirements. The following requirements shall apply
to uses permitted in the R-2 District unless otherwise stated for
uses permitted by conditional use or planned residential development.
A.
Minimum Requirements per Dwelling Unit.
(1)
Where There Is No Public Sanitary Sewer.
(a)
Minimum Net Lot Area: one acre; however, the minimum net lot
area may be increased according to the results of soil percolation
tests. In all areas of the Township where on-lot sewage disposal is
planned, the applicant shall obtain a percolation test for each lot.
The Pennsylvania Department of Environmental Protection regulations
for waivers shall not apply.
(b)
Minimum Lot Width: 100 feet at the front yard setback line and
25 feet at the front lot line.
B.
Maximum Lot Coverage: 15%, including accessory structures.
D.
Maximum building height: 35 feet.
E.
Minimum Yard Requirements for Accessory Structures. Accessory structure
or building setbacks shall be 10 feet from any property line and provided
that no accessory structure or building is permitted within any front
yard. Private garages and accessory buildings in excess of 200 square
feet of building area must comply with the yard requirements for principal
structures stated above.
(1)
Accessory structure setback in the Fernway Plan of Lots is five
feet.
F.
Permitted Projections into Required Yards.
(1)
Typical architectural features on buildings, including but not
limited to bay windows, window sills, cornices and eaves, are permitted
to project into required yards no more than two feet.
(2)
Patios, decks, and unenclosed porches are permitted to project
into required front yard no more than six feet.
(3)
Steps above grade and open fire escapes are permitted to project
into required yards no more than five feet.
G.
Maximum one single-family dwelling permitted per lot.
[Ord. 96-267, 5/2/1996; as amended by Ord. 99-300, 11/23/1999,
§ 9; by Ord. 2000-305, 8/3/2000, § 4; and by Ord.
2005-362, 12/15/2005]
1.
Purpose. The purpose of the establishment of the R-3 Multifamily
Residential District is to permit garden and high-rise apartment development
within the community to provide a variety of housing types in districts
conducive to such development.
2.
Authorized Uses by Right. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by right in the Multifamily Residential District.
3.
Authorized Uses by Conditional Use. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by conditional use in the Multifamily Residential District.
4.
Authorized Uses by Special Exception. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by special exception in the Multifamily Residential District.
5.
Authorized Uses by Planned Residential Development. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by planned residential development in the Multifamily Residential District.
6.
Area Yard and Dimensional Requirements. The following area, yard,
and dimensional requirements shall apply in the R-3 Multifamily Residential
District:
B.
Maximum Height Requirement. The maximum building or structure height
whether or not attached to a principal or accessory use or structure
shall be 45 feet.
C.
Area Requirements. Area lot and density requirements for uses authorized by PRD (planned residential development) pursuant to § 27-402 Table of Authorized Uses, shall be calculated pursuant to Part 9, Planned Residential Development, and § 27-903.3.A(3). All other uses shall have a minimum lot size of 3/4 acre.
E.
Accessory structure or building setbacks shall be 10 feet from any
property line and provided that no accessory structure or building
is permitted within any front yard. This provision does not apply
to any private garage or to any accessory building in excess of 200
square feet or such structures must comply with the full yard requirements
for principal structures stated above.
F.
Permitted Projections into Required Yards.
(1)
Typical architectural features on buildings, including but not
limited to bay windows, window sills, cornices, and eaves, are permitted
to project into required yards no more than two feet.
(2)
Patios, decks, and unenclosed porches are permitted to project
into required front yard no more than six feet.
(3)
Steps above grade and open fire escapes are permitted to project
into required yards no more than five feet.
H.
Maximum one single-family dwelling permitted per lot.
[Ord. 96-267, 5/2/1996; as amended by Ord. 2001-311, 3/1/2001,
§ 5; by Ord. 2001-317, 9/6/2001, § 7; by Ord.
2004-351, 6/3/2004, § 6; by Ord. 2005-358, 7/7/2005, §§ 1,
2; by Ord. 2005-361, 9/1/2005, § 2; and by Ord. 2005-362,
12/15/2005]
1.
Purpose. The purpose for the establishment of the C-1 Convenience
Commercial District is to provide development potential for commercial
sites to serve the immediate daily needs of the surrounding neighborhood
area. Commercial sites are to be buffered from the adjacent neighborhoods
while incorporating design features compatible with the surrounding
residential developments. Commercial sites shall provide a gradual
transition between adjacent residential districts. These areas shall
be limited in size and activity and not be permitted to expand into
area-wide commercial centers.
2.
Authorized Uses by Right. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by right in the Convenience Commercial District.
3.
Authorized Uses by Conditional Use. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by conditional use in the Convenience Commercial District.
4.
Authorized Uses by Special Exception. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by special exception in the Convenience Commercial District.
5.
Area and Site Requirements. The following area requirements shall
apply in the C-1 Convenience Commercial District:
A.
No structure shall be permitted closer than 25 feet to any public
right-of-way.
[Amended by Ord. 2012-431, 8/2/2012, § 12]
B.
Side and rear yards shall be not less than 15 feet. The side yard
may be reduced to zero feet when the building is located within a
shopping center and the side lot line is located along a shared common
wall between building uses or between separate buildings which directly
abut each other.
C.
Off-street parking shall be provided in conformance with § 27-312, Off-Street Parking Requirements.
D.
Minimum net lot area shall be one acre.
E.
Maximum structure height: 45 feet.
F.
Building Facades.
(1)
Multiple surface treatments are required to create visual interest
such as cornices, brackets, window and door moldings, recesses, projections,
fabric awnings, porches, steps, decorative finish materials and other
architectural articulation shall be required along all building facades
fronting a street. At least four such surface treatments shall be
provided.
G.
Impervious Surface. No combination of structures and impervious surfaces
including asphalt or concrete paved areas for parking, access driveways,
and pedestrian access walkways, shall exceed 70% of the lot area or
site area of the lot or parcel upon which said improvements are installed.
H.
Building Materials/Color. The use of natural building materials such
as wood, brick or stone are strongly encouraged.
J.
[1]Curbing. Six-inch vertical concrete curbs shall be required
for all streets, proposed within the C-1 District.
[Amended by Ord. 2010-403, 10/7/2010]
[1]
Editor”s Note: Former Subsection 5J, Building Mechanicals/Architectural
Lighting, was repealed by Ord. 2006-369, 4/5/2006, § 4.
Said ordinance also redesignated former Subsection 5L as Subsection
5J.
K.
[2]Vehicle access shall be designed in accordance with § 27-416.9.
[Amended by Ord. 2006-369, 4/5/2006, § 4]
[2]
Editor's Note: Former Subsection 5K, Signage, was repealed by Ord. 2006-369, 4/5/2006, § 4. Said ordinance also redesignated former Subsection 5M as Subsection 5K, repealed former Subsection 5N, on loading and service areas, and redesignated former Subsections 5O and P as Subsections 5L and M, respectively.
L.
Minimum lot width shall be 80 feet at the front lot line.
M.
Off-Street Parking Area Lighting.
(1)
Nonresidential Off-Street Parking Areas. Street lights shall
be required for all off-street parking areas. Such lighting shall
not exceed 25 feet in height and be provided in accordance with approved
photometric plan and Township specifications.[3]
[3]
Editor's Note: See Drawing Z-5, Off Street Parking Lighting,
at the end of this chapter.
[Ord. 96-267, 5/2/1996; as amended by Ord. 2001-311, 3/1/2001,
§ 6; by Ord. 2004-351, 6/3/2004, § 7; and by Ord.
2005-362, 12/15/2005]
1.
Purpose. The purpose for the establishment of the C-2 Highway Commercial
District is to create an economically viable district providing a
range of commercial and service activities oriented to the immediate
community and contiguous vicinity served by major highway systems.
2.
Side and Rear Yards. Shall be not less than 15 feet. The side yard
may be reduced to 0 feet when the building is located within a shopping
center and the side lot line is located along a shared common wall
between building uses or between separate buildings which directly
abut each other.
3.
Authorized Uses by Conditional Use. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by conditional use in the Highway Commercial District.
4.
Authorized Uses by Special Exception. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by special exception in the Highway Commercial District.
5.
Area Requirements. The following area requirements shall apply in
the C-2 Highway Commercial District:
A.
No structures shall be permitted closer than 25 feet to any public
right-of-way in the front yard.
[Amended by Ord. 2010-403, 10/7/2010; and by Ord. 2012-431,
8/2/2012, § 13]
B.
Side and rear yards shall be not less than 15 feet.
C.
Off-street parking shall be provided in conformance with § 27-312, Off-Street Parking Requirements.
D.
Minimum net lot area shall be one acre.
E.
Maximum structure height: 45 feet.
F.
Minimum lot width shall be 80 feet at the front lot line.
G.
Impervious Surface. No combination of structures and impervious surfaces,
including asphalt or concrete paved areas for parking, access driveways,
and pedestrian access walkways, shall exceed 70% of the lot area or
site area of the lot or parcel upon which said improvements are installed.
6.
Express Standards and Criteria for Uses Authorized by Conditional
Use. See General Regulations in Part 3 and Part 7.
[Ord. 96-267, 5/2/1996; as amended by Ord. 97-278, 6/5/1997,
§ 11; by Ord. 2001-311, 3/1/2001, § 7; by Ord.
2004-351; 6/3/2004; § 8; and by Ord. 2005-362, 12/15/2005]
1.
Purpose; Development Criteria.
A.
Prior to approvals for the use and development of land within any
SU-1 Special Use District, the prospective developer shall adequately
demonstrate the following:
(1)
The proposed use is an integral part of a comprehensive plan
for the entire tract to be developed.
(2)
All contemplated uses are designed to ensure compatibility with
the operations generated within the district and the character of
perimeter areas and the community in general.
(3)
The plan for the district provides for adequate ingress, egress
and circulation of all contemplated vehicular activity and includes
connections for future traffic access to adjacent properties where
such connection is deemed important.
(4)
The plan provides for architectural, landscaping, and specific
use requirements for the purpose of promoting openness and a park-like
character which are appropriate for the harmonious integration of
the district with the general vicinity.
(5)
Provisions are made for continuing management, control and maintenance
of development sites through private restrictions incorporated as
legal requirements in deeds of sale or leases.
B.
Side and Rear Yards. Shall be not less than 15 feet. The side yard
may be reduced to 0 feet when the building is located within a shopping
center and the side lot line is located along a shared common wall
between building uses or between separate buildings which directly
abut each other.
2.
Authorized Uses by Right. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by right in the Special Use District.
3.
Authorized Uses by Conditional Use. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by conditional use in the Special Use District.
4.
Impervious Surface. No combination of structures and impervious surfaces
including asphalt or concrete paved areas for parking, access driveways,
pedestrian access walkways and rock-lined stormwater detention facilities,
shall exceed 60% of the lot area or site area of the lot or parcel
upon which said improvements are installed.
5.
Authorized Uses by Special Exception. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by special exception in the Special Use District.
6.
Authorized Uses by Planned Residential Development. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by planned residential development in the Special Use District.
7.
General Standards.
A.
Integrated Design. Standards and criteria shall be the same as those
in § 27-409.5.A, Integrated Design, in the SP-1 District.
B.
Site Standards.
(2)
Building Setbacks.
(a)
All buildings on lots adjoining any R Residential District shall
be set back a minimum of 100 feet from the lot line adjoining the
R Residential District.
(b)
Front yard shall be not less than 25 feet.
[Amended by Ord. 2012-431, 8/2/2012, § 14]
(c)
Side and rear yards shall be not less than 15 feet.
(d)
Minimum lot width shall be 80 feet at the front lot line.
(3)
Height Limitations.
(a)
No structure shall exceed 50 feet in height unless every required
yard is increased by one foot for each additional two feet in height
over 50 feet.
(b)
Any structure higher than 50 feet on a lot which abuts Residential
Zoning District shall be set back an additional one foot for every
additional foot over 50 feet in addition to the requirements of Subsection
.6.B(2)(a).
(c)
Notwithstanding the above, no structure may exceed 110 feet.
C.
Other General Standards. See Part 3.
8.
Express Standards and Criteria for Uses Authorized by Conditional
Use. See Part 7.
[Ord. 96-267, 5/2/1996; as amended by Ord. 97-278, 6/5/1997,
§§ 10, 12; by Ord. 2001-311, 3/1/2001, § 8;
Ord. 2004-351, 6/3/2004, § 9; and by Ord. 2005-362, 12/15/2005]
1.
Development Criteria. Prior to approvals for the use and development
of land within any SP-1 Special Growth District, the prospective developer
shall adequately demonstrate the following:
A.
The proposed use is an integral part of a comprehensive plan for
the entire tract to be developed.
B.
All contemplated uses are designed to ensure compatibility with the
operations generated within the district and the character of perimeter
areas and the community in general.
C.
The plan for the district provides for adequate ingress, egress,
and circulation of all contemplated vehicular activity.
D.
The plan provides for architectural, landscaping, and specific use
requirements for the purpose of promoting openness and a park-like
character which are appropriate for the harmonious integration of
the district with the general vicinity.
E.
Provisions are made for continuing management, control and maintenance
of development sites through private restrictions incorporated as
legal requirements in deeds of sale or leases.
2.
Authorized Uses by Right. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by right in the Special Growth District.
3.
Authorized Uses by Conditional Use. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by conditional use in the Special Growth District.
4.
Authorized Uses by Special Exception. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by special exception in the Special Growth District.
5.
General Standards.
A.
Integrated Design. The plan for proposed development of a site within
any SP-1 District must present a unified and organized arrangement
of buildings and service facilities which shall have a functional
relationship to the properties which comprise the remainder of the
district in which the development will be situated. The development
within each district shall consist of a harmonious selection of uses
and groupings of buildings, service and parking lots, circulation
and open spaces planned and designed in such a manner as to constitute
a safe, efficient, convenient and functional area. Open spaces and
areas between structures shall be protected by adequate covenants
running with the land or by conveyance or dedications, as the Township
shall specify.
B.
Site Standards.
(1)
Minimum Net Lot Area: one acre.
(2)
Building Setback.
(a)
All buildings on lots adjoining any R Residential Districts
shall be set back a minimum of 100 feet from the lot line adjoining
the R Residential District.
(b)
Front yard shall be not less than 25 feet.
[Amended by Ord. 2012-431, 8/2/2012, § 15]
(c)
Side and rear yards shall be not less than 20 feet. The side
yard may be reduced to 0 feet when the building is located within
a shopping center and the side lot line is located along a shared
common wall between building uses or between separate buildings which
directly abut each other.
(d)
Minimum lot width shall be 80 feet at the front lot line.
(3)
Building Height.
(a)
No structure shall exceed 50 feet in height unless every required
yard is increased by one foot for each additional two feet in height
over 50 feet.
(b)
Any structure higher than 50 feet on a lot which abuts residential
zoning district shall be set back an additional one foot for every
foot over 50 feet in addition to the requirements of Subsection .5.B(2)(a).
(c)
Notwithstanding the above, no structure may exceed 110 feet.
C.
Other General Standards. See Part 3.
D.
Impervious Surface. No combination of structures and impervious surfaces
including asphalt or concrete paved areas for parking, access driveways,
and pedestrian access walkways, shall exceed 70% of the lot area or
site area of the lot or parcel upon which said improvements are installed.
6.
Express Standards and Criteria for Uses Authorized by Conditional
Use. See Part 7.
[Ord. 96-267, 5/2/1996; as amended by Ord. 97-278, 6/5/1997,
§ 13; by Ord. 2001-311, 3/1/2001, § 9; and by
Ord. 2005-362, 12/15/2005]
1.
Purpose. This Zoning District is intended to accommodate office and
some light industrial development, and ancillary retail uses.
2.
Authorized Uses by Right. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by right in the Business Park District.
3.
Authorized Uses by Conditional Use. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by conditional use in the Business Park District.
4.
Authorized Uses by Special Exception. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by special exception in the Business Park District.
5.
General Standards.
A.
Dimensional Standards.
[Amended by Ord. 2012-431, 8/2/2012, § 16]
|
Minimum net lot area
|
3 acres
|
|
Minimum lot width
|
250 feet
|
|
Minimum front yard
[Amended by Ord. 2013-438, 9/5/2013] |
25 feet
|
|
Minimum rear yard
|
50 feet
|
|
Minimum side yard
|
25 feet
|
B.
Impervious Surface. No combination of structures and impervious surfaces,
including asphalt or concrete paved areas for parking, access driveways,
pedestrian access walkways and rock-lined stormwater detention facilities,
shall exceed 60% of the lot area or site area of the lot or parcel
upon which said improvements are installed.
C.
All buildings on lots adjoining any residential zoning district shall
be set back a minimum of 100 feet from the lot line adjoining the
residential zoning district.
D.
Building Height.
(1)
No structure shall exceed 50 feet in height unless every required
yard is increased by one foot for each additional two feet in height
over 50 feet.
(2)
Any structure higher than 50 feet on a lot which abuts an R-1
and R-2 Residential Zoning District shall be set back an additional
one foot for every additional foot over 50 feet in addition to the
requirements of § 27-408.6.B(2)(a).
(3)
Notwithstanding the above, no structure may exceed six stories
in height.
E.
Other General Standards. See Part 3.
6.
Express Standards and Criteria for Each Use Authorized by Conditional
Use Procedure. Part 7.
[Ord. 96-267, 5/2/1996; as amended by Ord. 97-278, 6/5/1997,
§ 14; by Ord. 98-288, 3/26/1998, § 6; by Ord.
99-293, 4/1/1999, § 6; and by Ord. 2005-362, 12/15/2005]
1.
Purpose. This zoning district is intended to accommodate industrial
and manufacturing uses which are generally free of the negative impacts
associated with heavy industrial land uses such as noise, odors, vibrations,
or glare.
2.
Authorized Uses by Right. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by right in the Light Industrial District.
3.
Authorized Uses by Conditional Use. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by conditional use in the Light Industrial District.
4.
Authorized Uses by Special Exception. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by special exception in the Light Industrial District.
5.
General Standards.
A.
Dimensional Standards.
|
Minimum net lot area
|
1 acre
|
|
Minimum lot width
|
100 feet
|
|
Minimum front yard
[Amended by Ord. 2013-438, 9/5/2013] |
25 feet
|
|
Minimum rear yard
|
50 feet
|
|
Minimum side yard
|
25 feet
|
B.
Impervious Surface. No combination of structures and impervious surfaces,
including asphalt or concrete paved areas for parking, access driveways,
pedestrian access walkways and rock-lined stormwater detention facilities,
shall exceed 60% of the lot area or site area of the lot or parcel
upon which said improvements are installed.
C.
Other General Standards. See Part 3.
D.
All buildings on lots adjoining any residential zoning district shall
be set back a minimum of 100 feet from the lot line adjoining the
residential zoning district.
E.
Height Limitations. No structure shall exceed 60 feet in height.
6.
Express Standards and Criteria for Each Use Authorized by Conditional
Use Procedure. See Part 7.
[Added by Ord. 97-278, 6/5/1997, § 8; as amended
by Ord. 2001-311, 3/1/2001, § 10; by Ord. 2004-351, 6/3/2004,
§ 10; and by Ord. 2005-362, 12/15/2005]
1.
Development Criteria. Prior to the approval of any development of
land within the C-3 Regional Commercial District, the prospective
developer shall adequately demonstrate the following:
A.
The proposed use is an integral part of a comprehensive plan for
the entire tract to be developed.
B.
All contemplated uses are designed to ensure compatibility with the
operations generated within the district and the character of the
perimeter areas and the community in general.
C.
The plan provides for adequate ingress, egress, and circulation of
all contemplated vehicular activity both internal to the site and
external.
D.
The plan provides for architectural and landscaping for the purpose
of promoting openness and a park-like character which are appropriate
for the harmonious integration with the general vicinity.
2.
Authorized Uses by Right. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by right in the C-3 Regional Commercial District.
3.
Authorized Uses by Conditional Use. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by conditional use.
4.
Authorized Uses by Special Exception. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by special exception.
5.
Site Standards.
A.
Minimum net lot area shall be one acre.
B.
Building Setbacks.
(1)
All buildings on lots adjoining or adjacent to any Residential
District (R) shall be set back a minimum of 100 feet from the lot
line adjoining or adjacent to the Residential District (R).
(2)
Front yard shall be not less than 25 feet.
[Amended by Ord. 2012-431, 8/2/2012, § 17]
(3)
Side and rear yards shall be not less than 30 feet. The side
yard may be reduced to 0 feet when the building is located within
a shopping center and the side lot line is located along a shared
common wall between building uses or between separate buildings which
directly abut each other.
(4)
Minimum lot width shall be 80 feet at the front lot line.
C.
Building Height.
(1)
No structure shall exceed 50 feet in height unless every required
yard is increased by one foot for each additional two feet in height
over 50 feet.
(2)
Any structure higher than 50 feet on a lot which abuts an R-1
and R-2 Residential Zoning District shall be set back an additional
one foot for every additional foot over 50 feet in addition to the
requirements of Subsection 5.B(1)
(3)
Notwithstanding the above, no structure may exceed 110 feet.
D.
Other General Standards. See Part 3.
6.
Impervious Surface. No combination of structures and impervious surfaces,
including asphalt or concrete, paved areas for parking, access driveways,
pedestrian access walkways and rock-lined stormwater detention facilities,
shall exceed 60% of the lot area or site area of the lot or parcel
upon which said improvements are installed.
7.
Express Standards and Criteria for Uses Authorized by Conditional
Use. See Part 7.
8.
Express Standards and Criteria for Uses Authorized by Special Exception.
See Part 8.
[Added by Ord. 97-278, 6/5/1997, § 9; as amended
by Ord. 2001-311, 3/1/2001, § 11; by Ord. 2004-351, 6/3/2004,
§ 11; and by Ord. 2005-362, 12/15/2005]
1.
Purpose. The intent and purpose of this district is to provide for
a flexible zoning district in the northern Route 19 Corridor area
to allow for a variety of planned industrial and commercial uses.
Further, it is the intent of this district to require the master planning
of any such development in large undivided parcels so as to provide
for logical integrated design, minimizing curb cuts, and optimizing
shared access roads and drives. The allowable uses within the district
include planned industrial and office uses as well as limited retail
uses to provide for an overall less-intensive commercial development
in the north Route 19 Corridor.
2.
Authorized Uses by Right. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by right.
3.
Authorized Uses by Conditional Use. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by conditional use.
4.
Authorized Uses by Special Exception. See § 27-402, Tables of Authorized Uses, to determine which authorized uses are authorized by special exception.
5.
Site Standards.
A.
Minimum net lot area shall be one acre.
B.
Minimum Tract Size. Developments shall receive preliminary plan approval
for tracts of not less than 25 acres in size. Planning for tracts
of larger than 25 acres is encouraged where possible.
(1)
Exception shall be made for minimum tract size for parcels in
existence prior to the adoption and enactment of this requirement
where such parcels were less than the required 25 acres. In such cases
the parcel size in existence at the time of this adoption shall be
the minimum tract size.
C.
Impervious Surface. No combination of structures and impervious surfaces,
including asphalt or concrete, paved areas for parking, access driveways,
pedestrian access walkways and rock-lined stormwater detention facilities,
shall exceed 60% of the lot area or site area of the lot or parcel
upon which said improvements are installed.
D.
Building Setbacks.
(1)
Minimum front yard: 25 feet.
[Amended by Ord. 2013-438, 9/5/2013]
(2)
Minimum rear yard: 50 feet.
(3)
Minimum side yard: 25 feet. The side yard may be reduced to
zero feet when the building is located within a shopping center and
the side lot line is located along a shared common wall between building
uses or between separate buildings which directly abut each other.
(4)
All buildings on lots adjoining or adjacent to any R Residential
Zoning District shall be set back a minimum of 100 feet from the lot
line adjoining or adjacent to the residential zoning district.
E.
Building Height.
(1)
No structure shall exceed 50 feet in height unless every required
yard is increased by one foot for each additional two feet in height
over 50 feet.
(2)
Any structure higher than 50 feet on a lot which abuts an R-1
and R-2 Residential Zoning District shall be set back an additional
one foot for every additional foot over 50 feet in addition to the
requirements of Subsection 5.D(4).
F.
Minimum lot width shall be 80 feet at the front lot line.
6.
Use Separation Requirements.
A.
In order to provide a less-intensive commercial district, the following
separation distances, measured from the property lines of such uses,
shall be established for such uses:
(1)
Between two community shopping centers: not less than 2,500
feet.
(2)
Between community shopping center and neighborhood shopping
center: not less than 400 feet. Exception shall be made when such
shopping centers are located on opposite sides of Route 19, and in
such cases, no separation distance shall apply.
(3)
Between two neighborhood shopping centers: not less than 2,000
feet.
7.
Development Criteria. Prior to approvals for the use and development
of land within the PIC District, the prospective developer shall adequately
demonstrate the following:
A.
The proposed use is an integral part of a comprehensive plan for
the entire tract to be developed.
B.
All contemplated uses are designed to ensure compatibility with the
operations generated within the district and the character of the
perimeter areas and the community in general.
C.
The plan provides for adequate ingress, egress, and circulation of
all contemplated vehicular activity both internal to the site and
external.
D.
The plan provides for architectural and landscaping for the purpose
of promoting openness and a park-like character.
8.
Other General Standards. See Part 3.
9.
Express Standards and Criteria for Each Use Authorized by Conditional
Use Procedure. See Part 7.
10.
Express Standards and Criteria for Each Use Authorized by Special
Exception Procedure. See Part 8.
[Added by Ord. 2003-342, 7/1/2003, § 3; as amended
by Ord. 2005-362, 12/15/2005]
1.
Purpose. The purpose of the establishment of the RMU Residential
District is to provide development within the community to provide
a variety of housing types in districts conducive to such development
such as single-family detached dwellings, two-family dwelling, semidetached
and townhouse dwelling development within the community.
2.
Authorized Uses by Right. See § 27-402, Table of Authorized Uses, to determine which authorized uses are authorized by right in the RMU District.
3.
Authorized Uses by Conditional Use. See § 27-402, Table of Authorized Uses, to determine which authorized uses are authorized by conditional use in the RMU Residential District.
4.
Authorized Uses by Special Exception. See § 27-402, Table of Authorized Uses, to determine which authorized uses are authorized by special exception in the RMU Residential District.
5.
Authorized Uses by Planned Residential Development. See § 27-402, Table of Authorized Uses, to determine which authorized uses are authorized by planned residential development in the RMU Residential District.
6.
Area Yard and Dimensional Requirements. The following area, yard,
and dimensional requirements shall apply in the RMU Residential District:
A.
Perimeter building setback: 75 feet.
B.
Minimum building separation requirements.
(1)
Front to front: 60 feet.
(2)
Rear to rear: 60 feet.
(3)
Side to side: 10 feet.
(4)
Side to front/rear: 30 feet.
(5)
Garage setback from street: 20 feet.
(6)
Maximum Height Requirement. The maximum building or structure
height, whether or not attached to a principal or accessory use or
structure, shall be 45 feet.
(7)
Area Requirements. Area lot and density requirements for uses authorized by PRD (planned residential development) pursuant to § 27-402, Table of Authorized Uses, shall be calculated pursuant to Part 9, Planned Residential Development and § 27-903.3.A(4). All other uses shall have a minimum lot size of 3/4 acre.
C.
Accessory Structure or Building. Setbacks shall be two feet from
any property line.
D.
Permitted Projections into Required Yards.
(1)
Typical architectural features on buildings including, but not
limited to, bay windows, window sills, cornices and eaves, are permitted
to project into required yards no more than two feet.
(2)
Patios, decks and unenclosed porches are permitted to project
into required front yard no more than six feet and into the required
perimeter building setback no more than 10 feet.
[Amended by Ord. 2006-366, 3/2/2006, § 7]
(3)
Steps above grade are permitted to project into required yards
no more than five feet.
7.
Express Standards and Criteria for Uses Authorized by Conditional
Use. See General Regulations in Part 3 and Part 9.
8.
Maximum one single-family detached dwelling permitted per lot.
[Added by Ord. 2005-356, 2/3/2005, § 4]
1.
Purpose. In expansion of the general purposes contained in Part 1, § 27-103 of this chapter, it is hereby declared to be the primary purpose of this section to establish reasonable standards to permit and regulate light manufacturing, industrial-office, and office park uses within the TLI Transitional Light Industrial District. Specific objectives are as follows:
A.
Allow light manufacturing, industrial-office, and office park uses
which are low impact and which are characterized by the absence of
objectionable external effects such as noise, odor, vibration, or
glare.
B.
Provide employment centers having accessibility to major roads and
to population centers.
C.
Limit the potential adverse effect of development on abutting properties,
the Township's character, and the Township's roads by controlling
the location and nature of light industrial and office development.
D.
Provide a transitional district between highway commercial uses and
residential neighborhoods and other nonresidential districts by encouraging
uses that are compatible with adjoining districts.
E.
Prohibit the location of residential and retail commercial uses within
the TLI Transitional Light Industrial District.
F.
Protect abutting properties from adverse visual impacts by providing
buffering and landscaping.
G.
Prohibit excessive building or impervious coverage and nonessential
curb cuts.
2.
Authorized Uses by Right. See § 27-402, Table of Authorized Uses, to determine which authorized uses are authorized by right in the TLI Transitional Light Industrial District.
3.
Authorized Uses by Conditional Use. See § 27-402, Table of Authorized Uses, to determine which authorized uses are authorized by conditional use in the TLI Transitional Light Industrial District.
4.
Authorized Uses by Special Exception. See § 27-402, Table of Authorized Uses, to determine which authorized uses are authorized by special exception in the TLI Transitional Light Industrial District.
5.
Site Standards.
A.
Dimensional Standards.
|
Minimum Net Lot Area
|
1 acre
|
|
Minimum Lot Width
|
100 feet
|
|
Minimum Front Yard
[Amended by Ord. 2013-438, 9/5/2013] |
25 feet
|
|
Minimum Rear Yard
|
50 feet
|
|
Minimum Side Yard
|
25 feet
|
B.
Impervious Surface. No combination of structures and impervious surfaces,
including asphalt and concrete paved areas for parking, access driveways,
pedestrian access walkways and rock-lined stormwater detention facilities,
shall exceed 60% of the lot area or site area of the lot or parcel
upon which said improvements are installed.
C.
All buildings on lots adjoining any residential zoning district shall
be set back a minimum of 100 feet from the lot line adjoining the
R Residential District.
D.
Height Limitations. No structure shall exceed 60 feet in height.
E.
General Standards. See Part 3.
F.
G.
Sewer and Water Facilities. All new development shall be served by
public sewer and public water facilities.
H.
Express Standards and Criteria for Each Use Authorized by Conditional
Use Procedure. See Part 7.
[Added by Ord. 2005-354, 2/3/2005, § 3; as amended
by Ord. 2005-362, 12/15/2005; by Ord. 2006-366, 3/2/2006, § 8;
by Ord. 2006-369, 4/5/2006, § 5; by Ord. 2012-431, 8/2/2012,
§ 18; by Ord. 2013-438, 9/5/2013; and by Ord. No. 2018-480, 3/1/2018]
1.
Purpose. In expansion of the general purposes contained in Part 1, § 27-103, of this chapter, it is hereby declared to be the primary purpose of this section to establish reasonable standards to permit and regulate pedestrian-oriented commercial and mixed-use development. Specific objectives of the district are as follows:
A.
Objectives.
(1)
Allow pedestrian-oriented, mixed-use developments, providing
shopping, employment, business and personal services.
(2)
Promote an efficient, compact land use pattern to promote easy
access among stores and services by pedestrians, to shorten trips,
to lessen dependence on the automobile, and to promote utilization
of existing public facilities.
(3)
Encourage developments which produce a desirable relationship
between individual buildings, the circulation systems, and adjacent
areas.
(4)
Require sites to be designed in a way that creates a compact,
clustered development pattern using a linear or main street building
layout and an interconnected grid street pattern.
(5)
Minimize the number of access points along arterial and collector
streets to maintain the long-term mobility function of the corridor
and to improve service to adjacent properties.
(6)
Create a district where the need to move traffic is balanced
with the need to accommodate pedestrians.
2.
Authorized Uses by Right. See § 27-402, Table of Authorized Uses, to determine which authorized uses are authorized by right in the MU Mixed Use District.
3.
Authorized Uses by Conditional Use. See § 27-402, Table of Authorized Uses, to determine which authorized uses are authorized by conditional use in the MU Mixed Use District.
4.
Authorized Uses by Special Exception. See § 27-402, Table of Authorized Uses, to determine which authorized uses are authorized by special exception in the MU Mixed Use District.
5.
Lot Dimensional Standards. All uses shall conform to the following
standards:
A.
Minimum net lot area: one acre.
B.
Minimum Building Setbacks.
(1)
Side yard: 20 feet; the side yard may be reduced to zero feet
when the side lot line is located along a shared common wall between
building uses or between separate buildings which directly abut each
other.
(2)
Rear yard: 20 feet.
(3)
Required building setback from a public street: not less than
25 feet.
C.
Maximum impervious surface: 70%.
6.
Other Development Regulations.
A.
Sewer and Water Facilities. All new development shall be served by
public sewer and public water facilities.
B.
Utilities. All new utility lines (electrical, telephone, etc.) shall
be placed underground.
C.
No exterior storage of materials or equipment is permitted.
D.
General Standards. See Part 3.
E.
Development may occur in phases but shall be in accordance with a
single overall plan for the site that is designed to integrate all
elements.
F.
Express standards and criteria for each use authorized by conditional
use procedure. See Part 7.
