[Ord. 9-94, 4/7/1994, § 301; as amended by Ord.
00-4, 10/19/2000, § 2; and by Ord. 2006-3, 9/7/2006]
1.
For the purpose of this chapter, Upper Macungie Township is hereby
divided into the following zoning districts:
|
RU3
|
Rural 3 District
| |
|
RU1.5
|
Rural 1.5 District
| |
|
R1
|
Rural Residential District
| |
|
R2
|
Low Density Residential District
| |
|
R3
|
Medium Low Density Residential District
| |
|
R4
|
Medium Density Residential District
| |
|
R5
|
Medium High Density Residential District
| |
|
HC
|
Highway Commercial District
| |
|
NC
|
Neighborhood Commercial District
| |
|
LI
|
Light Industrial Park District
| |
|
LI(L)
|
Limited Light Industrial Park District
| |
|
GI
|
General Industrial District
| |
|
RT
|
Rural Technology District
| |
|
OSP
|
Open Space Preservation District
|
3.
Floodplain. The floodplain area, as defined by Chapter 8, Floodplains, of this Code, shall serve as an overlay area to all of the underlying districts.
4.
Purposes of Each District. The purposes of each zoning district are
summarized below:
A.
RU3 District. To provide for development only at very low intensity
within areas that are very environmentally sensitive or that have
inadequate road access. To seek to preserve the water quality of important
creeks. To recognize areas that include significant amounts of wetlands,
high water table soils and flood-prone areas. To direct development
toward areas of the Township that are more environmentally suitable.
B.
RU1.5 District. To provide for development only at a very low intensity
in areas where public water and sewer service are less likely to be
able to be efficiently provided. To encourage the preservation of
farmland by directing growth to occur at higher densities in areas
where central utilities can be efficiently provided. To seek to minimize
conflicts between agricultural and residential uses.
C.
R1 District. To provide for the orderly expansion of neighborhoods
of single-family detached houses at a rural residential density. To
carefully protect these areas from incompatible uses.
D.
R2 District. To provide for the orderly expansion of neighborhoods
of single-family detached houses at a low density. To carefully protect
these areas from incompatible uses. To recognize areas where public
water and sewage service can be most efficiently extended. To encourage
similar development next to existing neighborhoods.
E.
R3 District. To provide for the orderly expansion of areas neighborhoods
of single-family detached houses at a low density. To carefully control
the types of housing to ensure compatibility with existing houses.
To carefully protect these areas from incompatible uses.
F.
R4 District. To provide for the orderly expansion of areas that offer
residential neighborhoods at a medium density. To recognize older
residential areas of the Township. To provide for a selected variety
of housing types. To carefully protect these areas from incompatible
uses.
G.
R5 District. To provide for a full variety of carefully designed
housing types at medium high densities. To make sure that varied housing
types are compatible with any existing single-family detached houses.
To make sure that the street system of the Township and other community
facilities and services are fully able to handle moderately dense
growth in an area. To work to encourage affordable housing, especially
for young families, senior citizens and nontraditional types of households.
To allow for flexible site layouts to allow open space and parking
to be placed next to expressways. To only provide for townhouses and
apartments where both public water and public sewer service are available.
H.
NC District. To provide for a carefully controlled selection of small,
light "convenience" commercial uses that will be compatible with adjacent
residences, areas of smaller lots and historic areas. To recognize
that many of these areas include a mix of homes and businesses.
I.
HC District. To provide for a wide range of needed commercial uses
in locations that are less likely to involve conflicts with existing
residences and that have excellent access to major highways. To use
special care and control on access onto arterial and collector streets
to avoid traffic hazards. To avoid very large commercial developments
that are likely to attract high amounts of new traffic from outside
of the Township. To provide for highway commercial uses in key locations
dispersed between a few different areas of the Township.
J.
LI District. To provide sufficient space in appropriate locations
to meet current and anticipated future regional needs for light industries,
offices and limited types of related commercial development. To carefully
control uses to protect the public health and safety. To maintain
an attractive physical environment with a campus-like setting that
will aid in attracting new businesses. To encourage development that
follows an overall plan with common design and landscaping plans.
To seek a unified and well-planned system of providing vehicular access
to avoid many individual unplanned driveways entering onto arterial
streets. To encourage industries to develop within industrial parks
with owner-established deed restrictions.
K.
LI(L) District. To serve the same general purposes of the LI District.
To seek to avoid the types of uses most likely to cause very high
amounts of heavy truck traffic in areas that would require the trucks
to pass through historic or residential areas or where roads are clearly
inadequate.
L.
GI District. To provide for a wide variety of industrial uses in
areas that are less likely to impact upon existing neighborhoods.
To control the operations of these uses to prevent nuisances and to
protect the public health and safety.
M.
RT District. The Rural Technology District is intended to provide
for uses involving research, development and support of new and existing
technology in a campus setting. A mixture of uses may be permitted
on a single parcel whereby compatibility and integration with existing
uses on the site can be demonstrated. Facilities shall be within a
single integrated development while preserving the important natural
features of the subject site. There shall be ample setbacks of structures
and activities from any neighboring residences.
N.
Open Space Preservation District. To provide for maintaining the
natural environment and relief from built-up areas, preserve acres
of scenic beauty which are not naturally suited for development, provide
land for active and passive recreation and habitats for birds, fish
and wildlife.
[Ord. 9-94, 4/7/1994, § 302]
1.
The regulations set by this Chapter shall apply uniformly to each
class or kind of structure or land, except as provided for in this
Chapter.
2.
No structure or land shall hereafter be erected, used, constructed,
reconstructed or structurally altered, and no structure or part thereof
shall hereafter be used or occupied unless it is in conformity with
the regulations herein specified for the use and district in which
it is located.
3.
No yard or lot existing at the time of passage of this Chapter shall
be reduced in dimension or area below the minimum requirements set
forth herein. Yards or lots created after the effective date of this
Chapter shall meet at least the minimum requirements established by
this Chapter.
4.
Annexation. Any territory which may hereafter be annexed to the Township
shall be classified as the zoning district of Upper Macungie Township
that is most similar to the previous zoning of such territory before
annexation (as determined by the Zoning Hearing Board) until or unless
such territory is otherwise classified by the Board of Supervisors.
[Ord. 9-94, 4/7/1994, § 303]
1.
A map entitled "Upper Macungie Township Zoning Map" accompanies this
Chapter and is declared a part of this Chapter. The Official Zoning
Map, which should bear the adoption date of this Chapter and the words
"Official Zoning Map," shall be retained in the Township Building.
2.
Map Changes. Changes to the boundaries and districts of the Official
Zoning Map shall only be made in conformity with the amendment procedures
specified in the Pennsylvania Municipalities Planning Code. All changes
should be noted by date with a brief description of the nature of
the change, either on the map or within an appendix to this Chapter.
3.
Replacement Map. If the Official Zoning Map becomes damaged, destroyed,
lost or difficult to interpret because of changes and additions, or
needs to have drafting errors or omissions corrected, the Board of
Supervisors may, by resolution, adopt a new copy of the Official Zoning
Map, which shall supersede the prior Official Zoning Map. Unless the
prior Official Zoning Map has been lost or has been totally destroyed,
the prior map or any remaining parts shall be preserved, together
with all available records pertaining to its previous adoption or
amendment.
[Ord. 9-94, 4/7/1994, § 304]
The following rules shall apply where uncertainty exists as
to boundaries of any district as shown on the Zoning Map.
1.
District boundary lines are intended to follow or be parallel to
the center line of street rights-of-way, streams and railroads, and
lot lines as they existed on a recorded deed or plan of record in
the County Recorder of Deeds office at the time of the adoption of
this Chapter, unless such district boundary lines are fixed by dimensions
as shown on the Official Zoning Map.
2.
Where a district boundary is not fixed by dimensions and where it
approximately follows lot lines, such boundary shall be construed
to follow such lot lines unless specifically shown otherwise.
3.
The location of a district boundary on unsubdivided land or where
a district boundary divides a lot shall be determined by the use of
the scale appearing on the Map unless the same is indicated by dimensions.
5.
Where a municipal boundary divides a lot, the minimum lot area shall
be regulated by the township in which the principal use(s) is/are
located, unless otherwise provided by applicable case law.
[Ord. 4/7/1994, § 305]
1.
Intent. To continue the objective of compatible land uses across
municipal boundaries.
2.
This Chapter requires additional setbacks and the provision of buffer
yards when certain uses would abut an existing dwelling or a residential
zoning district.
3.
These same additional setback and buffer yard provisions shall be
provided by uses proposed within Upper Macungie Township regardless
of whether such abutting existing dwelling or principally residential
zoning district is located in an abutting municipality and/or in Upper
Macungie Township.
[Ord. 9-94, 4/7/1994, § 306; as amended by Ord.
00-4, 10/19/2000, § 2; by Ord. 02-6, 6/5/2002, § 2;
by Ord. 2003-4, 6/18/2003, § 2; by Ord. 2005-8, 12/1/2005,
§ 2; by Ord. 2006-3, 9/7/2006; and by Ord. 2010-6, 8/19/2010]
1.
For the purposes of this Section, the following abbreviations shall
have the following meanings:
|
P
|
=
|
Permitted by right (zoning decision by Zoning Officer)
| |
|
C
|
=
|
Conditional use (decision by the Board of Supervisors with review
by Planning Commission)
| |
|
SE
|
=
|
Special exception use (decision by Zoning Hearing Board)
| |
|
N
|
=
|
Not permitted
| |
|
(§ 27-402)
|
=
|
See additional requirements in § 27-402
| |
|
(§ 27-403)
|
=
|
See additional requirements in § 27-403
| |
|
(SW)
|
=
|
Public sewer and public water service both required
| |
|
(S)
|
=
|
Public sewer service required
| |
|
(W)
|
=
|
Public water service required
|
2.
Unless otherwise provided by law or specifically stated in this Chapter (including Subsection 2 of § 27-105), any land or structure shall only be used or occupied for a use specifically listed in this Chapter as permitted in the zoning district where the land or structure is located. Such uses shall only be permitted if the use complies with all other requirements of this Chapter, including, but not limited to, the environmental protection requirements of Part 5. The following table of permitted uses is divided into two parts: Residential Districts and Business Districts. As a general guide, see the Index of Uses at the end of this document.
[Amended by Ord. 2013-1, 3/7/2013; by Ord. 2017-4, 6/1/2017;
by Ord. No. 2018-08, 8/2/2018; by Ord. No. 2020-08, 7/9/2020;
by Ord. No. 2021-08, 6/3/2021; by Ord.
No. 2022-04, 4/7/2022; and by Ord. No. 2023-05, 5/4/2023]
|
Permitted Uses Table
Residential Districts
| ||
|
KEY:
| ||
|
P
|
=
|
Permitted by right (zoning decision by Zoning Officer)
|
|
C
|
=
|
Conditional use (decision by the Board of Supervisors
with review by Planning Commission
|
|
SE
|
=
|
Special exception use (decision by Zoning Hearing Board)
|
|
N
|
=
|
Not permitted
|
|
(§ 27-402)
|
=
|
See additional requirements in § 27-402.
|
|
(§ 27-403)
|
=
|
See additional requirements in § 27-403.
|
|
(SW)
|
=
|
Public sewer and public water service both required
|
|
Types of Uses
(See definitions in Part 2)
|
Residential Districts
| |||||||
|---|---|---|---|---|---|---|---|---|
|
RU3
|
RU1.5
|
R1
|
R2
|
R3
|
R4
|
R5
|
OSP
| |
|
Mixed-Use Overlay (§ 27-1100)
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
N
|
|
Agricultural Uses
| ||||||||
|
Crop farming
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Crop storage, commercial as principal use (§ 27-402) (other than uses occurring on the same lot as a principal crop farming use)
|
SE
|
SE
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Commercial forestry (§ 27-402)
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
|
Composting (§ 27-403) (principal or accessory use)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Raising of livestock (§ 27-402)
|
C
|
C
|
C
|
C
|
C
|
N
|
N
|
N
|
|
Retail sales of agricultural products grown primarily on the premises (§ 27-403)
|
C
|
C
|
C
|
C
|
C
|
N
|
N
|
N
|
|
Sale or mixing of agricultural fertilizers, seeds or
animal feed with a 3-acre minimum lot area as an accessory to a principal
crop farming use (not involving bulk manufacturing for sale)
|
P
|
P
|
P
|
N
|
N
|
N
|
N
|
N
|
|
Sewage sludge, land application of (§ 27-402)
|
C
|
C
|
C
|
C
|
N
|
N
|
N
|
C
|
|
Residential Uses
| ||||||||
|
Single-family detached dwelling (including manufactured/ mobile home (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Conservation design development — within the
requirements of Part 9
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
N
|
|
Single-family semidetached dwelling (twin) (SW)
|
N
|
N
|
N
|
N2
|
P
|
P
|
P
|
N
|
|
Boardinghouse (SW) (§ 27-402)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Conversion apartments (SW) (other than one accessory apartment with an existing single-family detached dwelling) (§ 27-402)
|
N
|
N
|
N
|
N
|
N
|
SE
|
SE
|
N
|
|
Low-rise apartment (SW) (§ 27-402)
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
N
|
|
Group Home Within a Permitted Dwelling Unit, not including a treatment center (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
N
|
|
Manufactured/ mobile home park (SW)
|
N
|
N
|
N
|
N
|
N
|
N
|
P
|
N
|
|
Townhouse (SW) (§ 27-402)
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
P
|
|
Commercial and Industrial Uses
| ||||||||
|
All commercial and industrial uses not specifically
listed in this table as permitted in the applicable residential district
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Airport, private (§ 27-402)
|
N
|
SE
|
SE
|
N
|
N
|
N
|
N
|
N
|
|
Bed-and-breakfast use (§ 27-402)
|
C
|
C
|
C
|
N
|
N
|
N
|
N
|
N
|
|
Campground (§ 27-402)
|
C
|
C
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Coffeehouse
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
N
|
|
Communications tower, commercial
|
N
|
SE
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Distillery
|
C
|
C
|
C
|
N
|
N
|
N
|
N
|
N
|
|
Funeral home (§ 27-402)
|
N
|
N
|
N
|
N
|
C
|
C
|
C
| |
|
Golf course (§ 27-402) with a minimum lot area of 35 acres, not including miniature golf
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Grocery store
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Limited business conversion abutting a major arterial street (§ 27-402)
|
N
|
C
|
C
|
C
|
C
|
C
|
C
|
N
|
|
Medical office building located on the same lot as
an approved existing hospital
|
N
|
N
|
N
|
N
|
N
|
N
|
C
|
N
|
|
Microbrewery, Brewery
|
C
|
C
|
C
|
N
|
N
|
N
|
N
|
N
|
|
Picnic grove, private
|
SE
|
N
|
N
|
N
|
N
|
N
|
N
|
SE
|
|
Plant nursery with retail sales limited to items grown on the premises (§ 27-402), but with a 2-acre minimum lot area for any commercial indoor greenhouse
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Plant nursery which may include retail on-site sale of items not grown on the premises (§ 27-402)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Stable, nonhousehold (§ 27-402)
|
SE
|
SE
|
SE
|
SE
|
N
|
N
|
N
|
N
|
|
Target range, firearms – completely indoor and
enclosed as part of a permitted membership club or school
|
P
|
P
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Target range, firearms – not completely indoor and enclosed (§ 27-402) as part of a permitted membership club
|
SE
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Winery
|
C
|
C
|
C
|
N
|
N
|
N
|
N
|
N
|
|
Any principal use that is not specifically listed in
this table
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Institutional Uses
| ||||||||
|
Animal cemetery (§ 27-402)
|
SE
|
SE
|
SE
|
N
|
N
|
N
|
N
|
N
|
|
Cemetery without crematorium
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Crematorium
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
College or university educational and support buildings
|
N
|
N
|
SE
|
SE
|
SE
|
SE
|
SE
|
N
|
|
Community center or library
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Cultural center or museum, noncommercial
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
|
Day-care center, adult (§ 27-402) (See also as accessory use), serving a maximum of 50 persons at one time
|
N
|
N
|
N
|
P1
|
P1
|
P1
|
P
|
N
|
|
Day-care center, child (§ 27-402), as a principal use
|
N
|
N
|
N
|
P1
|
P1
|
P1
|
P1
|
N
|
|
Dormitory as an accessory use to an approved college,
university or primary or secondary school
|
N
|
N
|
N
|
N
|
N
|
N
|
SE
|
N
|
|
Hospital (§ 27-402) (SW)
|
N
|
N
|
N
|
N
|
N
|
N
|
SE
|
N
|
|
Membership club, light
|
SE
|
SE
|
SE
|
N
|
N
|
N
|
N
|
N
|
|
Nursing home or personal care home (SW) (§ 27-402)
|
N
|
N
|
N
|
SE
|
SE
|
P
|
P
|
N
|
|
Place of worship (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Residential alcohol treatment center (§ 27-402)
|
SE
|
SE
|
N
|
N
|
N
|
N
|
N
|
N
|
|
School, public or private — primary or secondary (SW) (§ 27-402)
|
N
|
P
|
P
|
P
|
P
|
P
|
P
|
N
|
|
Treatment center
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Public/semipublic
| ||||||||
|
Emergency services station
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
Government facility, other than: offices, Township-owned
uses, public schools and other uses listed separately
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
|
Nature preserve
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Publicly-owned recreation
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
| |
|
Swimming pool, nonhousehold (§ 27-402)
|
(SW)
|
P
|
P
|
SE
|
SE
|
SE
|
SE
|
SE
|
|
Township-owned uses
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
U.S. Postal Service facility or property leased for
such use
|
N
|
P
|
P
|
P
|
P
|
P
|
P
|
N
|
|
Accessory Uses
| ||||||||
|
Accessory apartment, one within an existing single-family detached dwelling or single-family semidetached dwelling (twin dwelling) (§ 27-403)
|
N
|
N
|
N
|
N
|
SE
|
SE
|
SE
|
N
|
|
Agritainment (§ 27-403)
|
C
|
C
|
C
|
C
|
C
|
N
|
N
|
N
|
|
Agritourism
|
P
|
P
|
P
|
P
|
P
|
N
|
N
|
N
|
|
Apartment for care of relative (§ 27-403)
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
|
Day-care center accessory to and on the same lot as
an existing lawful place of worship, with a minimum lot area of 1.5
acres
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Home occupation, general (§ 27-403)
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
|
Home occupation, light (§ 27-403)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Injection well, underground
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Overnight parking of a commercial vehicle other than
the following: vehicles of less than 12,000 pounds and rated gross
vehicle weight that are needed by residents of the principal dwelling
on the lot to travel to and from work
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
| |
|
NOTES:
| |
|
1
|
Provided that the use has access within a coordinated
interior street system
|
|
2
|
Unless permitted under Part 9, Conservation Design
Ordinance
|
|
Permitted Uses Table
Business Districts
| ||
|
KEY:
| ||
|
P
|
=
|
Permitted by right (zoning decision by Zoning Officer)
|
|
C
|
=
|
Conditional use (decision by the Board of Supervisors
with review by Planning Commission)
|
|
SE
|
=
|
Special exception use (decision by Zoning Hearing Board)
|
|
N
|
=
|
Not permitted
|
|
(§ 27-402)
|
=
|
See additional requirements in § 27-402
|
|
(§ 27-403)
|
=
|
See additional requirements in § 27-403
|
|
(SW)
|
=
|
Public sewer and public water service both required
|
|
Types of Uses
(See definitions in Part 2)
|
Business Districts
| |||||||
|---|---|---|---|---|---|---|---|---|
|
NC
|
HC
|
LI
|
LI(L)
|
GI
|
RT
| |||
|
Mixed-Use Overlay (§ 27-1100)
|
P
|
P
|
N
|
P
|
N
|
N
| ||
|
Agricultural Uses
| ||||||||
|
Crop farming
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Crop storage, commercial – as principal use (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Commercial forestry (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Composting (§ 27-403)
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Raising of livestock (§ 27-402)
|
N
|
C
|
C
|
C
|
C
|
N
| ||
|
Retail sales of agricultural products grown primarily on the premises (§ 27-403)
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Sale or mixing of agricultural fertilizers, seeds or
animal feed (not involving bulk manufacturing for sale)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Sewage sludge, land application of (§ 27-402)
|
N
|
N
|
C
|
C
|
N
|
N
| ||
|
Residential Uses2
| ||||||||
|
Single-family detached dwelling [including manufactured/ mobile home (§ 27-402)]
|
N
|
N
|
N
|
N
|
P
| |||
|
Single-family semidetached dwelling (twin) (SW)
|
N
|
N
|
N
|
N
|
N
| |||
|
Townhouse (SW) (§ 27-402)
|
N
|
N
|
N
|
N
|
N
| |||
|
Low-rise apartments (SW) (§ 27-402)
|
N
|
N
|
N
|
N
|
N
| |||
|
Manufactured/ mobile home park (SW)
|
N
|
N
|
N
|
N
|
N
| |||
|
Boardinghouse (SW) (§ 27-402)
|
SE
|
N
|
N
|
N
|
N
| |||
|
Group home within a permitted dwelling unit, not including a treatment center (§ 27-402)
|
P1
|
P1
|
P1
|
P1
|
N
| |||
|
Residential conversions (SW) (§ 27-402) (other than one accessory apartment within an existing single-family detached dwelling)
|
SE
|
SE
|
N
|
N
|
N
|
N
| ||
|
Commercial Uses
| ||||||||
|
Adult bookstore, adult movie theater, adult live entertainment use or massage parlor (§ 27-402)
|
N
|
SE
|
N
|
N
|
N
|
N
| ||
|
After hours club — prohibited by state Act 219
of 1990
|
N
|
N
|
N
|
N
|
N
|
N
| ||
|
Airport, private (§ 27-402)
|
N
|
N
|
SE
|
SE
|
N
|
N
| ||
|
Airport, public (§ 27-402)
|
N
|
N
|
SE
|
N
|
N
|
N
| ||
|
Auditorium, commercial or nightclub (§ 27-402)
|
N
|
P
|
N
|
N
|
N
|
N
| ||
|
Auto repair garage (§ 27-402)
|
N
|
C
|
C
|
N
|
C
|
N
| ||
|
Auto service station, other than a truck stop (§ 27-402)
|
N
|
C
|
C
|
N
|
C
|
N
| ||
|
Auto, boat or mobile manufactured home sales (§ 27-402), which may include outdoor storage and display of vehicles for sale or rental
|
N
|
P
|
P
|
N
|
P
|
N
| ||
|
Bakery
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Bed-and-breakfast use (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Betting use (§ 27-402)
|
N
|
C
|
N
|
N
|
N
|
N
| ||
|
Beverage distributor
|
P
|
P
|
P
|
N
|
P
|
N
| ||
|
Business services
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Bus terminal (§ 27-402)
|
N
|
P
|
P
|
N
|
P
|
N
| ||
|
Campground (§ 27-402)
|
N
|
P
|
P
|
P
|
P
|
N
| ||
|
Car wash (SW) (§ 27-402)
|
N
|
P
|
N
|
N
|
P
|
N
| ||
|
Coffeehouse
|
P
|
P
|
N
|
P
|
N
|
N
| ||
|
Commercial outdoor recreation (including miniature
golf course, golf driving range, amusement park and similar uses)
|
N
|
P
|
N
|
N
|
P
|
N
| ||
|
Commercial indoor recreation (includes bowling alley,
roller or ice skating, batting practice and closely similar uses)
|
P
|
P
|
N
|
N
|
P
|
N
| ||
|
Communications tower, commercial (§ 27-402)
|
N
|
SE
|
SE
|
SE
|
SE
|
C5
| ||
|
Conference center
|
N
|
P
|
P
|
P
|
P
|
C5
| ||
|
Construction company headquarters/storage
|
N
|
P
|
P
|
P
|
P
|
N
| ||
|
Convenience store
|
C
|
P
|
C4
|
N
|
C
|
N
| ||
|
Crafts or artisan's studio
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Distillery
|
P
|
P
|
N
|
P
|
N
|
N
| ||
|
Exercise club
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Financial institution (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Flea market/commercial auction house
|
N
|
P
|
N
|
N
|
N
|
N
| ||
|
Funeral home (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Grocery store
|
C
|
P
|
N
|
P
|
N
|
N
| ||
|
Heliport (§ 27-402) as principal use
|
N
|
N
|
C
|
N
|
C
|
N
| ||
|
Kennel (§ 27-402)
|
N
|
P
|
P
|
P
|
P
|
N
| ||
|
Laundry/laundromat, commercial or industrial (SW)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Lumberyard
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Medical office or clinic
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Microbrewery, Brewery
|
P
|
P
|
N
|
P
|
N
|
N
| ||
|
Motel or hotel (§ 27-402)
|
N
|
P
|
P
|
P
|
P
|
N
| ||
|
Office
|
P
|
P
|
P
|
P
|
P
|
C3,5
| ||
|
Personal services (includes tailoring, custom dressmaking,
haircutting/styling, dry cleaning, shoe repair and closely similar
uses) (See also as accessory use in this table)
|
P
|
P
|
N
|
N
|
N
|
N
| ||
|
Plant nursery, which may include retail sale of garden items not primarily grown on the premises (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Racetrack (§ 27-402)
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Repair service
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Restaurant with drive-through service (SW) and/or that primarily involves delivery of ready-to-eat food (§ 27-402)
|
N
|
P
|
N
|
N
|
N
|
N
| ||
|
Restaurant, other than above (SW)
|
P
|
P
|
C4
|
C4
|
N
|
C3
| ||
|
Retail store (not including commercial uses listed
individually in this table, and not including a shopping center)
|
P
|
P
|
N
|
N
|
N
|
N
| ||
|
Shopping center, convenience
|
P
|
P
|
N
|
N
|
N
|
N
| ||
|
Shopping center, neighborhood
|
P
|
P
|
N
|
N
|
N
|
N
| ||
|
Shopping center, community
|
N
|
P
|
N
|
N
|
N
|
N
| ||
|
Stable, nonhousehold (§ 27-402)
|
N
|
P
|
P
|
P
|
P
|
P
| ||
|
Target range, completely indoor and enclosed (§ 27-402)
|
N
|
P
|
P
|
N
|
P
|
N
| ||
|
Target range, not completely indoor and enclosed (§ 27-402)
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Taxi headquarters
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Tavern
|
N
|
P
|
N
|
N
|
N
|
N
| ||
|
Theater, indoor
|
N
|
P
|
N
|
N
|
N
|
N
| ||
|
Theater, outdoor movie (§ 27-402)
|
N
|
P
|
N
|
N
|
N
|
N
| ||
|
Trade school
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Truck stop (§ 27-402)
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Veterinarian office (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Winery
|
P
|
P
|
N
|
P
|
N
|
N
| ||
|
Industrial Uses
| ||||||||
|
Assembly of materials manufactured elsewhere
|
N
|
N
|
P
|
P
|
P
|
C3
| ||
|
Asphalt plant
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Beverage bottling (SW)
|
N
|
N
|
P
|
P
|
P
|
N
| ||
|
Building supplies, wholesale sales of
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Finishing of previously prepared resin, vinyl, polymer
or rubber products
|
N
|
N
|
P
|
P
|
P
|
N
| ||
|
Flexible building including 2 or more different compatible
principal uses listed in this table as permitted by right, conditional
or special exception in the applicable district (other than a permitted
shopping center)
|
N
|
N
|
C
|
C
|
C
|
C3
| ||
|
Industrial equipment sales, rental and service, other
than vehicles primarily intended to be operated on public streets
|
N
|
P
|
P
|
P
|
P
|
N
| ||
|
Junk: outdoor storage, display or processing of other
than within an approved junkyard or solid waste disposal area
|
N
|
N
|
N
|
N
|
N
|
N
| ||
|
Junkyard (§ 27-402)
|
N
|
N
|
N
|
N
|
SE
|
N
| ||
|
Liquid fuel storage for off-site distribution and use,
other than: auto service station, propane distributor, prepackaged
sales or fuel tanks for company vehicles
|
N
|
N
|
C
|
N
|
C
|
N
| ||
|
Manufacture and/or bulk processing of the following,
provided manufacturing occurs only indoors:
| ||||||||
|
Agricultural chemicals, fertilizers or pesticides
|
N
|
N
|
C
|
C
|
P
|
N
| ||
|
Animal feed, bulk manufacture for off-site use
|
N
|
P
|
P
|
P
|
P
|
N
| ||
|
Apparel, textiles, shoes and apparel accessories
|
N
|
P
|
P
|
P
|
P
|
N
| ||
|
Cement, actual manufacture of
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Cement, gypsum, concrete or plaster products, other
than actual manufacture of cement
|
N
|
N
|
C
|
C
|
C
|
N
| ||
|
Ceramics products
|
N
|
N
|
P
|
P
|
P
|
N
| ||
|
Chemicals, bulk manufacture or bulk storage of highly
hazardous or toxic chemicals
|
N
|
N
|
N
|
N
|
N
|
N
| ||
|
Chemical products that are not highly hazardous or
toxic, other than fertilizers or pesticides
|
N
|
N
|
C
|
C
|
C
|
N
| ||
|
Coke or potash work, including coke oven
|
N
|
N
|
N
|
N
|
N
|
N
| ||
|
Creosote, including treatment with
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Electrical and electronic machines, supplies and equipment
|
N
|
P
|
P
|
P
|
P
|
C3,7
| ||
|
Fabricated metal products (except ammunition or explosives)
|
N
|
N
|
C
|
C
|
C
|
N
| ||
|
Food products (not including uses listed individually
in this table) (SW)
|
N
|
P
|
P
|
P
|
P
|
N
| ||
|
Furniture and wood products (not including raw paper
pulp)
|
N
|
P
|
P
|
P
|
P
|
N
| ||
|
Glass and glass products
|
N
|
N
|
P
|
P
|
P
|
N
| ||
|
Incineration, reduction, distillation, storage or dumping
of slaughterhouse refuse, rancid fats, garbage, bones, dead animals
or offal (other than within an approved solid waste facility)
|
N
|
N
|
N
|
N
|
N
|
N
| ||
|
Jewelry and optical goods
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Leather, clay and pottery products
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Manufactured or modular housing
|
N
|
N
|
P
|
P
|
P
|
N
| ||
|
Metal products, primary
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Microelectronic components (for solid state devices
involving use of toxic substances, see below)
|
N
|
N
|
P
|
P
|
P
|
C3
| ||
|
Oilcloth
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Paper and cardboard products (not including manufacture
of raw paper pulp)
|
N
|
N
|
P
|
P
|
P
|
N
| ||
|
Paper — raw pulp
|
N
|
N
|
N
|
N
|
N
|
N
| ||
|
Paving or roofing materials, other than bulk manufacture
of asphalt
|
N
|
N
|
C
|
C
|
C
|
N
| ||
|
Pharmaceuticals (§ 27-402)
|
N
|
N
|
P
|
P
|
P
|
N
| ||
|
Plastics, polymers, resins or vinyl
|
N
|
N
|
C
|
N
|
C
|
N
| ||
|
Products from previously manufactured materials, such
as glass, leather, plastics, cellophane, textiles, rubber or synthetic
rubber
|
N
|
N
|
P
|
P
|
P
|
N
| ||
|
Rubber, natural or synthetic
|
N
|
N
|
C
|
C
|
C
|
N
| ||
|
Scientific, electronic and other precision instruments
|
P
|
P
|
P
|
P
|
P
|
C3
| ||
|
Solid state devices involving use of toxic substances
|
N
|
N
|
C
|
C
|
C
|
C3
| ||
|
Soaps, detergents, paints, varnishes or enamels
|
N
|
N
|
C
|
N
|
C
|
N
| ||
|
Tar, including tar distillation
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Tire retreading
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Transportation equipment
|
N
|
N
|
P
|
P
|
P
|
N
| ||
|
Mineral extraction (§ 27-402)
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Outdoor storage and display involving more than 65% of the lot area of a lot, other than storage and display of vehicles for sales or rental (§ 27-403)
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Packaging
|
N
|
N
|
P
|
P
|
P
|
C3
| ||
|
Package delivery services distribution center
|
N
|
N
|
P
|
N
|
P
|
N
| ||
|
Photo processing, bulk
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Printing or bookbinding
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Recycling collection center (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Recycling center, bulk (other than a solid waste disposal
or transfer facility)
|
N
|
N
|
P
|
P
|
P
|
N
| ||
|
Research and development, engineering or testing facility
or laboratory, which may include limited manufacture of prototype
of one-of-a kind products or models within an enclosed building, but
not involving manufacture of toxic substances or toxic chemicals
|
N
|
N
|
P
|
P
|
P
|
P
| ||
|
Sawmill/planning mill
|
N
|
N
|
P
|
P
|
P
|
N
| ||
|
Self-storage development (§ 27-402)
|
N
|
P
|
P
|
P
|
P
|
N
| ||
|
Slaughterhouse or stockyard (§ 27-402)
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Solid waste facility (§ 27-402)
| ||||||||
|
Sanitary landfill (§ 27-402)
|
N
|
N
|
C
|
N
|
N
|
N
| ||
|
Permitted facilities other than sanitary landfill
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Trucking company terminal (§ 27-402)
|
N
|
N
|
N
|
N
|
C
|
N
| ||
|
Warehousing distributing (other than truck terminal) (§ 27-402), not including storage of explosives, fireworks, ammunition or gunpowder, except within a government-owned facility
|
N
|
N
|
SE
|
SE6
|
C
|
N
| ||
|
Wastewater treatment plant, central, serving uses off
the tract
|
N
|
N
|
C
|
N
|
C
|
N
| ||
|
Welding
|
N
|
N
|
P
|
P
|
P
|
N
| ||
|
Wholesale sales
|
N
|
P
|
P
|
P
|
P
|
N
| ||
|
Other uses not specifically listed in this § 27-306, except the Zoning Hearing Board may permit a use if an applicant specifically proves to the satisfaction of the Zoning Hearing Board that the use would meet all of the following standards:
|
N
|
N
|
N
|
N
|
N
|
N
| ||
|
a.
|
The use would clearly be less intensive in external
impacts and nuisances than uses permitted in that district;
| |||||||
|
b.
|
The applicant demonstrates that the proposed use is
closely similar in impacts and character to uses permitted in that
district;
| |||||||
|
c.
|
The use can meet the general standards listed in § 27-118 entitled "Standards for Decisions;" and
| |||||||
|
d.
|
The use is not specifically prohibited in the district.
| |||||||
|
All uses that would have a serious threat of being unable to comply with the performance standards of this Chapter, especially including the "Environmental Protection" requirements of Part 5
|
N
|
N
|
N
|
N
|
N
|
N
| ||
|
Institutional Uses
| ||||||||
|
Animal cemetery (§ 27-402)
|
N
|
N
|
SE
|
SE
|
SE
|
N
| ||
|
Cemetery without crematorium
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Crematorium
|
N
|
N
|
N
|
N
|
SE
|
N
| ||
|
College or university — educational and support
buildings, not including a dormitory unless specifically permitted
|
P
|
P
|
P
|
P
|
P
|
C3
| ||
|
Community center or library
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Cultural center or museum
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Day-care center, adult (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Day-care center, child (§ 27-402), as a principal use (see also as accessory use)
|
P
|
P
|
P
|
P
|
N
|
C3
| ||
|
Dormitory as an accessory use to an approved college,
university or primary or secondary school
|
N
|
N
|
SE
|
N
|
N
|
N
| ||
|
Golf course (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Hospital (§ 27-402)
|
N
|
P
|
P
|
P
|
N
|
N
| ||
|
Inpatient alcohol treatment center (§ 27-402)
|
N
|
SE
|
SE
|
SE
|
SE
|
N
| ||
|
Institutional group home
|
N
|
N
|
N
|
N
|
SE
|
N
| ||
|
Membership club, light or general, other than an "after
hours club" or "tavern"
|
P
|
P
|
C
|
C
|
P
|
N
| ||
|
Nursing home or personal care home (SW) (§ 27-402)
|
P
|
P
|
P
|
P
|
N
|
N
| ||
|
Place of worship (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Picnic grove, private (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
School, public or private, primary or secondary (SW) (§ 27-402)
|
P
|
P
|
P
|
P
|
N
|
N
| ||
|
Treatment center (§ 27-402)
|
N
|
N
|
N
|
N
|
SE
|
N
| ||
|
Public/semipublic
| ||||||||
|
Township-owned uses
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Government facility, other than offices, Township-owned
uses, public schools and other uses listed separately
|
SE
|
SE
|
SE
|
SE
|
SE
|
N
| ||
|
Emergency services station
|
C
|
C
|
C
|
C
|
C
|
C
| ||
|
Nature preserve
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Publicly owned recreation
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
SE
|
SE
|
SE
|
SE
|
SE
|
C3
| |||
|
Swimming pool, nonhousehold (§ 27-402)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
U.S. Postal Service facility, which may include a leased
facility
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Accessory Uses
| ||||||||
|
Accessory apartment, one within an existing single-family detached dwelling or single-family semidetached dwelling (twin dwelling) (§ 27-403)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Agritainment (§ 27-403)
|
C
|
C
|
C
|
C
|
C
|
N
| ||
|
Agritourism
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Day-care center accessory to a place of worship, provided
there is a minimum lot area of 2 acres
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Heliport, private (§ 27-402) as an accessory use
|
N
|
C
|
C
|
N
|
C
|
C3
| ||
|
Home occupation, general (§ 27-403)
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
Home occupation, light (§ 27-403)
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Housing limited to persons visiting a use for business
reasons or for transient employees that are engaged in work on the
premises, provided that a maximum of 25 persons shall be accommodated
|
N
|
N
|
N
|
N
|
N
|
P
| ||
|
Injection well, underground (§ 27-403)
|
C
|
C
|
C
|
C
|
C
|
C3
| ||
|
Outdoor storage and display (§ 27-403), other than storage of vehicles for sale or rental, involving up to 25% of total lot area
|
P
|
P
|
P
|
P
|
P
|
C3
| ||
|
Outdoor storage and display (§ 27-403), other than storage of vehicles for sale or rental, involving more than 25% but less than 65% of total lot area
|
SE
|
SE
|
SE
|
SE
|
SE
|
N
| ||
|
Retail sales and/or personal services limited to 5%
or 5,000 square feet, whichever is less, of the building floor area
of an industrial or office building and that are clearly primarily
intended to:
|
P
|
P
|
P
|
P
|
P
|
C3
| ||
|
a)
|
Serve workers within that building;
| |||||||
|
b)
|
Serve persons visiting offices in that building; and/or
| |||||||
|
c)
|
Sell items produced within that building or adjacent
buildings operated by the same company.
| |||||||
|
See list of additional accessory uses in the following
sections.
| ||||||||
|
NOTES:
| |
|
1
|
If such dwelling exists prior to the adoption of this
section.
|
|
2
|
In the NC District, residential uses shall be permitted
under the same standards, limitations, lot and setback requirements
as the R4 District.
|
|
3
| |
|
4
|
Provided the use has access through a coordinated interior
road system.
|
|
5
|
As an integral part of a permitted laboratory or research
use, but not as a separate principal use.
|
|
6
|
The applicant shall prove that the proposed location
and proposed intensity of the use will not cause substantial amounts
of tractor-trailer truck traffic that will adversely affect residential
neighborhoods, and with a maximum of 20,000 square feet of total distribution
and/or warehouse floor area per lot and per building.
|
|
7
|
Except, non-bulk manufacture that is directly part
of a research process is permitted.
|
3.
Permitted Accessory Uses in All Districts. An accessory use of a dwelling is only permitted if such use is customarily incidental to the residential use and is specifically permitted by this Chapter. The following are permitted by right as accessory uses to a permitted by right, special exception or conditional principal use in all districts, within the requirements of § 27-403 and all other requirements of this Chapter:
A.
Air-conditioning, heating and ventilation equipment.
B.
Adult day-care center as an accessory use, including care during
a portion of the day of up to four persons.
C.
Amateur radio antenna, including antennas used by contractors to communicate with their own vehicles. (See standard in § 27-403.)
D.
Basketball backboard, which may be within a required setback area,
provided it is a minimum of two feet from any lot line of an abutting
residence.
E.
Crop storage as an accessory use to crop farming.
H.
Flagpole.
I.
Garage, household.
K.
Indoor storage that is customarily accessory to a permitted use.
M.
Loading, off-street, only to serve a use that is permitted in that
district.
N.
Parking, off-street, only to serve a use that is permitted in that
district.
O.
Recreational facilities, noncommercial, limited to use by employees
of a lot or a development and their occasional invited guests.
P.
Recreational facilities, noncommercial, limited to use by residents
of a development and their occasional invited guests.
Q.
Recycling collection center as an accessory use.
U.
Signs, as permitted by Part 8.
V.
Solar energy system.
Y.
Tennis/racquetball court.
Z.
Volleyball court.
4.
Permitted Accessory Uses to Business and Institutional Uses. The
following are permitted by right accessory uses only to a permitted
by right, special exception or conditional commercial, industrial
or institutional use, provided that all requirements of this Chapter
are met:
A.
Amusement machines, coin- or token-operated as accessory uses.
B.
Food, beverage and toy machines, coin-operated.
C.
Newspaper sales machines, coin-operated.
D.
Telephones, coin-operated.
E.
Storage of fuels for on-site use or to fuel company vehicles [See the Township Fire Prevention Code (Chapter 7).]
F.
The following accessory uses, provided that the use is clearly limited
to employees, patients, residents and families of employees of the
use and their occasional invited guests:
5.
Permitted Essential Services. The following are essential services
that are permitted by right as a principal or as an accessory use
in all districts:
A.
Essential Services Exempt from Lot Area and Setback Requirements.
The following essential services are not required to meet the accessory
or principal structure setback, lot area or other lot requirements
of this Chapter, except that any newly created lot shall meet the
applicable lot requirements if future building or subdivision of the
lot would reasonably be possible for a different use.
(1)
Oil pipelines and natural gas transmission and distribution
lines and accessory compressing stations.
(2)
Electrical transformers as an accessory use to dwellings.
(3)
Electrical, telephone and streetlight poles.
(4)
Electrical transmission and distribution lines and meters.
(5)
Wells, standpipes, water transmission lines, cisterns and meters.
(6)
Sewage pumping stations, but not including a central sewage
treatment plant, provided that such use be set back a minimum of 75
feet from any dwelling or any residential lot line.
(7)
Cable television and telephone lines.
(8)
Stormwater pipes, outfalls, detention basins, swales and catch
basins.
(9)
Shelters and benches for buses that transport schoolchildren
or that are owned, operated or financed by a public transit authority
and that do not include off-premises signs.
(10)
U.S. Mail boxes.
(11)
Boxes for receiving individual newspapers.
(12)
Railroad lines.
(13)
Fire hydrants and emergency callboxes.
(14)
Engineered retaining walls that are clearly necessary to hold
back slopes.
(15)
Sidewalks and curbs.
(16)
Residential driveways.
(17)
Ramps primarily intended for handicapped access.
(20)
On-lot septic disposal systems.
(21)
Construction. Temporary storage of vehicles and materials and/or
construction office trailers that are clearly needed and being actively
used for current construction on the same or an adjacent lot or within
the same subdivision, provided such items are removed from the site
within 30 days of completion of the portion of the construction that
they relate to. These vehicles and materials shall only be stored
on a lot while the related Township construction permit is actively
still in effect.
B.
Essential Services Required to Comply With Lot Area and Setback Requirements. The following are permitted essential services that are required (except within § 27-106) to meet all of the applicable requirements of this Chapter:
(1)
Electrical substations and bulk industrial or commercial transformers that are not an accessory use to dwellings. Electric substations involving outdoor structures at least 10 feet in height shall be required to provide evergreen screening within the requirements of § 27-803 on sides that are within 150 feet of a dwelling, undeveloped residentially zoned land or an expressway or an arterial street.
(3)
Emergency and other electrical generators and compressors.
(4)
Solid waste bulk dumpsters and bulk compactors.
(5)
Telephone switching stations.
(6)
Industrial or commercial central air-conditioning equipment.
(7)
Central sewage treatment facility meeting all PADEP and Township
regulations.
[Ord. 9-94, 4/7/1994, § 307; as amended by Ord.
00-4, 10/19/2000, § 2; and Ord. 2006-3, 9/7/2006]
1.
For the purposes of this Section, the following abbreviations shall
have the following meanings:
|
sq. ft.
|
=
|
square feet
| |
|
ft.
|
=
|
linear feet
| |
|
SFD
|
=
|
single-family detached dwelling
| |
|
Public Sewer
|
=
|
Service at the time of occupancy by "public sewage service"
as defined in Part 2
| |
|
Public Water
|
=
|
Service at the time of occupancy by "public water service,"
as defined in Part 2, except the Board of Supervisors may approve
nonpublic central water service in place of public water service if
central water service is needed because of a public health hazard
and if public water service reasonably cannot be extended; in which
case, the central water system shall be designed so that it can be
incorporated into the public water system in the future.
| |
|
Central Water
|
=
|
Service at the time of occupancy by "central water service,"
as defined in Part 2.
| |
|
NA
|
=
|
Not applicable
|
2.
The following requirements shall apply for each respective district, unless a more restrictive requirement is listed for a particular use in § 27-402 or 27-403 or elsewhere in this chapter. For a conservation design development, which is an option allowing smaller lots in certain residential districts, see Part 9. See also the steep slope regulations of § 27-505, which may require larger lots in areas of 15% or greater slope.
[Amended by Ord. No. 2023-11, 10/5/2023]
A.
Table of Lot and Setback Requirements for the RU3, RU1.5, R1 and
R2 Districts (see also conservation design option in Part 9).
|
Type of Requirement
(See definition of terms in Part 2)
|
RU3
District
|
RU1.5
District
|
R1
District
|
R2
District
|
OSP
| |||
|---|---|---|---|---|---|---|---|---|
|
a.
|
Minimum Lot Area (per dwelling unit for
residential purposes) (square feet)
|
(3 acres)
|
(10 acres)
| |||||
|
SFD without either public sewer or public water
|
130,680
|
65,000
|
43,560
|
43,560
|
435,600
| |||
|
SFD with public sewer but not public water
|
130,680
|
65,000
|
30,000
|
30,000
|
435,600
| |||
|
SFD with public water but not public sewer
|
130,680
|
65,000
|
39,000
|
39,000
|
435,600
| |||
|
SFD with both public sewer and public water
|
130,680
|
43,560
|
20,000
|
16,000
|
435,600
| |||
|
Distillery, Microbrewery, Winery
|
130,680
|
130,680
|
87,000
|
N/A
|
N/A
| |||
|
Other permitted principal uses
|
130,680
|
65,000
|
43,560
|
43,560
|
435,600
| |||
|
b.
|
Minimum Lot Width (at the minimum front
yard building setback line) (feet)*
| |||||||
|
Lot required to be 1 acre or larger
|
250
|
175
|
130
|
130
|
500
| |||
|
Lot permitted to be less than 1 acre
|
NA
|
150
|
100
|
90
|
NA
| |||
|
*Exceptions: 1) On the curve of a cul-de-sac street,
this minimum width may be reduced by 40%. 2) On the outside of curves
over 300-foot radius but less than 600-foot radius, this minimum lot
width may be reduced by 10%. 3) On the outside of curves of up to
300-foot radius, this minimum lot width may be reduced by 20%.
| ||||||||
|
c.
|
Minimum Lot Width (at the street right-of-way
line) (feet after development)
| |||||||
|
For a lot granted preliminary subdivision approval
after the adoption of this Chapter that will have direct vehicle access
onto an arterial street
|
200
|
200
|
150
|
150
|
500
| |||
|
For any other lot (may be 30-foot minimum for a lot
on the curve of a cul-de-sac street)
|
50
|
50
|
50
|
50
|
NA
| |||
|
d.
|
Minimum Width and Length (of a dwelling)
(feet)
|
20
|
20
|
20
|
20
|
20
| ||
|
e.
|
Minimum Building Setback (for principal
structure) (feet)
| |||||||
|
Front yard
|
35
|
35
|
35
|
30
|
40
| |||
|
Side yard — each of two sides
|
20
|
20
|
20
|
15
|
30
| |||
|
Rear yard
|
35
|
35
|
35
|
25
|
35
| |||
|
For any yard adjacent to a public street
|
35
|
35
|
35
|
30
|
45
| |||
|
From a dwelling to an industrial zoning district boundary,
for lots granted preliminary approval after the adoption of this Chapter
|
75
|
75
|
75
|
75
|
75
| |||
|
From a dwelling to the existing right-of-way of an
expressway, for lots granted preliminary approval after the adoption
of this Chapter
|
75
|
75
|
75
|
75
|
75
| |||
|
For any permitted nonresidential principal structure
to a residential lot line (see definition in Part 2)
|
50
|
50
|
50
|
50
|
50
| |||
|
f.
|
Minimum Building Setback (for accessory
structures) (feet)
| |||||||
|
Within required minimum front yard building setback
for principal buildings — not permitted
| ||||||||
|
Side yard
|
10
|
10
|
10
|
10
|
10
| |||
|
Rear yard
|
10
|
10
|
10
|
10
|
10
| |||
|
g.
|
Maximum Height (feet) (see exceptions in § 27-802)
| |||||||
|
Principal building
|
45
|
45
|
40
|
40
|
45
| |||
|
Accessory building
|
252
|
252
|
252
|
252
|
252
| |||
|
h.
|
Maximum Number of Stories
| |||||||
|
Principal building
|
2 1/2
|
2 1/2
|
2 1/2
|
2 1/2
|
2 1/2
| |||
|
Accessory building
|
11
|
11
|
11
|
11
|
11
| |||
|
i.
|
Maximum Building Coverage
|
15%
|
20%
|
25%
|
25%
|
15%
| ||
|
j.
|
Maximum Impervious Coverage (for lots
with permitted nonresidential principal uses)
|
25%
|
25%
|
40%
|
50%
|
25%
| ||
|
NOTES:
| |
|
1
|
Plus an additional nonhabitable floor that shall be
restricted to storage.
|
|
2
|
Or not greater than the maximum height of the principal
building, whichever is more restrictive.
|
B.
Table of Lot and Setback Requirements for the R3, R4 and R5 Districts for uses other than townhouses, low-rise apartments or manufactured/mobile home parks (for those uses see § 27-402):
|
Type of Requirement
(See definition of terms in Part 2)
|
R3 District
|
R4 District
|
R5 District
| ||
|---|---|---|---|---|---|
|
a.
|
Minimum Lot Area (per dwelling unit for
residential purposes) (square feet)
| ||||
|
SFD without either public sewer or public water
|
43,560
|
43,560
|
43,560 (1 acre)
| ||
|
SFD with public sewer but not public water
|
30,000
|
30,000
|
30,000
| ||
|
SFD with public water but not public sewer
|
39,000
|
39,000
|
39,000
| ||
|
SFD with both public sewer and public water
|
14,000
|
12,000
|
8,000
| ||
|
Single family semidetached dwelling (twin dwelling)
|
8,000
|
6,000
|
5,000
| ||
|
Other permitted principal uses
|
43,560
|
43,560
|
43,560 (1 acre)
| ||
|
b.
|
Minimum Lot Width (at the minimum front
yard building setback line) (feet)*
| ||||
|
Lot required to be 1 acre or larger
|
130
|
130
|
130
| ||
|
Lot permitted to be less than 1 acre other than single-family
semidetached dwelling (twin)
|
85
|
80
|
75
| ||
|
Single-family semidetached dwelling (twin) —
per dwelling unit
|
50
|
40
|
30
| ||
|
*Exceptions: 1) On the curve of a cul-de-sac street,
this minimum width may be reduced by 40%. 2) On the outside of curves
over 300-foot radius but less than 600-foot radius, this minimum lot
width may be reduced by 10%. 3) On the outside of curves of up to
300-foot radius, this minimum lot width may be reduced by 20%.
| |||||
|
c.
|
Minimum Lot Width (at the street right-of-way
line — after development) (feet)
| ||||
|
For a lot granted preliminary subdivision approval
after the adoption of this Chapter that will have direct vehicle access
onto an arterial street
|
150
|
150
|
150
| ||
|
For any other lot (except 30 feet on the curve of a
cul-de-sac street)
|
40
|
40
|
30
| ||
|
d.
|
Minimum Width and Length (of a dwelling)
(feet)
|
20
|
14
|
14
| |
|
e.
|
Minimum Building Setback (for principal
structure) (feet)
| ||||
|
Front yard
|
25
|
25
|
25
| ||
|
Side yard — each of 2 sides (except 0 feet at
a lot line along which 2 single-family semidetached dwellings are
attached)
|
10
|
10
|
10
| ||
|
Rear yard
|
20
|
20
|
20
| ||
|
f.
|
Minimum Building Setback (for principal
structure) (feet)
| ||||
|
For any yard adjacent to a public street
|
25
|
25
|
25
| ||
|
From a dwelling to an industrial zoning district, for
residential lots granted preliminary approval after the adoption of
this Chapter
|
50
|
50
|
50
| ||
|
From a dwelling to the existing right-of-way of an
expressway (see also reverse frontage regulations in the Subdivision
and Land Development Ordinance)
|
75
|
75
|
75
| ||
|
For any permitted nonresidential principal structure
to a lot line of an existing dwelling or to an undeveloped residentially
zoned lot
|
50
|
40
|
40
| ||
|
g.
|
Minimum Building Setback (accessory structures)
(feet)
| ||||
|
Within required front yard setback for a principal
building — not permitted
| |||||
|
Side yard (except 0 feet at a lot line along which
2 single-family semidetached dwellings are attached)
|
10
|
10
|
10
| ||
|
Rear Yard
|
10
|
10
|
10
| ||
|
h.
|
Maximum Height (feet) (See exceptions in § 27-802)
| ||||
|
Principal building
|
35
|
35
|
35
| ||
|
Accessory building
|
252
|
252
|
252
| ||
|
i.
|
Maximum Number of Stories
| ||||
|
Principal building
|
2 1/2
|
2 1/2
|
2 1/2
| ||
|
Accessory building
|
11
|
11
|
11
| ||
|
j.
|
Maximum Building Coverage
|
35%
|
35%
|
35%
| |
|
k.
|
Maximum Impervious Coverage (for uses
other than single-family detached dwellings)
|
50%
|
60%
|
60%
| |
|
NOTES:
| |
|
1
|
Plus an additional nonhabitable floor that shall be
limited to storage.
|
|
2
|
Or not greater than the maximum height of the principal
building, whichever is more restrictive.
|
C.
Table of Lot and Setback Requirements for the NC, HC, LI, LI(L),
GI and RT Districts:
[Amended by Ord. 2010-6, 8/19/2010; and by Ord. No. 2018-02,
2/8/2018]
|
Type of Requirement
(See definition of terms in Part 2)
|
NC District1
|
HC District4
|
LI and LI(L) Districts
|
GI District
|
RT District2
| ||
|---|---|---|---|---|---|---|---|
|
a.
|
Minimum Lot Area (square feet)
|
43,560 (1 acre)
|
43,560 (1 acre), except 5 acres for a hotel or motel
|
87,000, except 43,560 for a lot that is permanently
deed restricted to nonindustrial uses
|
87,000, except 130,000 for any conditional or special
exception industrial uses
|
100 acres2
| |
|
b.
|
Minimum Lot Width (at the minimum front
yard building setback line) (feet)
|
100
|
125
|
150
|
150 except 250 feet for a lot required to have a minimum
lot area of 3 acres of more
|
1,0002
| |
|
c.
|
Minimum Lot Width (at the post-development
street right-of-way line) (feet)
| ||||||
|
For a lot granted preliminary subdivision approval
after the adoption of this Chapter that will have direct vehicle access
involving left-hand turns onto or off of an arterial street
|
200
|
250
|
250
|
250
|
250
| ||
|
For any other lot
|
30
|
30
|
30
|
30
|
30
| ||
|
d.
|
Minimum Building Setback (for principal
structure) (feet)
| ||||||
|
Front yard
|
503
|
503
|
503
|
503
|
1003
| ||
|
Side yard — each of 2 sides
|
10
|
15
|
30
|
30
|
1002
| ||
|
Rear yard
|
30
|
30
|
30
|
30
|
1002
| ||
|
For any yard adjacent to a public street
|
503
|
503
|
503
|
503
|
1003
| ||
|
e.
|
Minimum Building Setback (for principal
structure) (feet)
| ||||||
|
For a portion of a building used for manufacturing
or an area routinely used for the parking, storage or loading/unloading
of tractor-trailer trucks or refrigerated trucks to an abutting: a)
residential lot line (see definition in Part 2) or b) lot line of
a primary or secondary school
|
1506
|
1506
|
1506
|
1506
|
1508
| ||
|
For any nonresidential principal structure other than
a portion of a building used for manufacturing to an abutting lot
line of: a) a residential lot line (see definition in Part 2) or b)
a primary or secondary school.
|
50
|
60
|
75
|
75
|
100 for a business use
| ||
|
f.
|
Minimum Building Setback (for accessory
structures) (feet)
| ||||||
|
Front yard — not permitted
| |||||||
|
Side yard
|
5
|
5
|
20
|
20
|
100
| ||
|
Rear yard
|
5
|
5
|
20
|
20
|
100
| ||
|
For any side or rear yard abutting a public street
|
20
|
20
|
503
|
503
|
100
| ||
|
For a nonresidential principal structure to an abutting:
a) residential lot line (see definition in Part 2) or b) lot line
of a primary or secondary school.
|
30
|
30
|
100
|
100
|
100
| ||
|
g.
|
Maximum Height (feet) (see exceptions in § 27-802)
| ||||||
|
Principal building
|
35
|
355
|
Office buildings: 1507 All
other buildings: 505
|
505
|
355
| ||
|
Accessory building
|
25
|
25
|
50
|
50
|
35
| ||
|
h.
|
Maximum Number of Stories
| ||||||
|
Principal building
|
2 1/2
|
3
|
4
|
4
|
3
| ||
|
Accessory building
|
1
|
1
|
1
|
1
|
1
| ||
|
i.
|
Maximum Building Coverage
|
35%
|
35%
|
40%
|
35%
|
15%
| |
|
j.
|
Maximum Impervious Coverage
|
75%
|
75%
|
75%
|
75%
|
40%
| |
|
k.
|
Maximum Ratio of Total Floor Area to Total Lot
Area for: a) a shopping center or b) a building that primarily
includes offices and has more than 1 story.
|
NA
|
0.30
|
0.30
|
NA
|
NA
| |
|
1.
|
Minimum Setbacks (from all lot lines)
(feet)
|
NA
|
NA
|
NA
|
NA
|
100 for parking and loading areas; 50 for service roads
and driveways; 200 for any storage or use of toxic substances or toxic
chemicals
| |
|
NOTES:
| |
|
1
|
In the NC District, principal and accessory residential
uses shall be permitted under the same regulations as in the R4 District
and not under the regulations of the NC District.
|
|
2
|
Except two-acre minimum lot area, 150-foot minimum
lot width at the minimum building setback line and 40-foot minimum
front, 20-foot side and 50-foot rear principal building setbacks and
10-foot side and rear accessory structure setbacks and 35-foot maximum
building height for any of the following permitted uses: school, place
of worship or Township-owned use. Single-family detached dwellings
and their accessory uses in the RT District shall be permitted under
the same regulations as the RU1.5 District instead of the regulations
of the RT District.
|
|
3
|
Except, 30 feet if there will be no vehicle parking
between the face of the building and the adjacent existing street
right-of-way line.
|
|
4
|
See additional standards in § 27-402 for shopping centers.
|
|
5
|
The maximum building height may be exceeded, provided
that all yard setbacks are increased 2.5 feet in the RT District and
one foot in the other applicable districts for each one foot of height
above the stated maximum — up to a maximum of 75 feet. However,
in no case shall a portion of a building within 100 feet of an existing
dwelling be greater than 30 feet in height. In the HC District, this
height exception shall only apply to offices.
|
|
6
|
See also the earth berm requirements of § 27-803 along a school or residential lot line.
|
|
7
|
The maximum building height for offices is measured
at the roof deck of the building and excludes rooftop equipment, parapets
and solar arrays.
|
