[Ord. No. 2020-01, 1/6/2020]
To control development of flood-prone areas. To recognize other
areas of significant environmental sensitivity that should not be
intensely developed. To allow reasonable uses of these lands that
would still result in a large proportion of the land remaining open.
To steer more intense development to districts that are closer to
community facilities and services, are more naturally suited for development,
and are more easily served by public sewers. To protect and enhance
the Delaware and Lehigh Canal Corridor.
[Ord. No. 2020-01, 1/6/2020]
The requirements of this chapter shall not apply to uses, buildings,
or structures owned by Williams Township, or for municipal authorities
created solely by Williams Township.
[Ord. No. 2020-01, 1/6/2020]
Only the following uses are permitted by right in the SC District,
provided that the requirements for specific uses of Part 14 are met:
A.
B.
The following accessory uses, within the requirements of § 27-1403:
(1)
Accessory use or structure clearly customary and incidental
to a permitted by right.
(2)
Accessory use or structure permitted by § 27-1403C.**
(3)
Approved special exception or conditional use.**
(4)
Essential services.**
(6)
Geothermal systems.**
(7)
Home-based business, no-impact.
(8)
Leaf composting.**
(9)
Outdoor solid-fuel-burning appliance as an accessory to a single-family
dwelling.**
(10)
Recreational facilities limited to use by residents of a development
and their occasional guests.
(11)
Solar energy system, on-site usage.**
[Amended by Ord. No. 2022-02, 5/11/2022]
(12)
Swimming pool, private.**
[Ord. No. 2020-01, 1/6/2020]
Only the following uses are permitted by special exception in
the SC District, provided that the requirements for specific uses
of Part 14 are met:
[Ord. No. 2020-01, 1/6/2020]
Only the following uses are permitted conditional uses in the
SC District, provided that the requirements for specific uses in Part
14 are met:
[Ord. No. 2020-01, 1/6/2020]
All uses not specifically permitted are prohibited.
[Ord. No. 2020-01, 1/6/2020]
Lot and setback regulations in the SC District shall be as follows, unless a more restrictive requirement is stated in Part 14 for a particular use, or elsewhere in this chapter. See definitions of these terms in Part 2.
A.
Minimum lot area: two acres (87,120 square feet).
B.
Minimum lot depth: 150 feet.
C.
Minimum lot width: 150 feet.
D.
Maximum building coverage: 10%.
E.
Maximum impervious coverage: 12.5% (see allowance for common open
space to be dedicated in definition of "impervious coverage" in Part
2).
F.
Minimum front yard setback: 50 feet from the future street right-of-way
for both principal and accessory structures.
G.
Minimum side yard setback: 20 feet for each of two side yards for
both principal and accessory structures.
H.
Minimum rear yard setback: 40 feet for a principal structure; 20
feet for an accessory structure.
I.
Maximum height: 3 1/2 stories or 35 feet, whichever is less.
J.
Minimum principal building setback from Industrial Districts: 100
feet for a dwelling, from an LI/B or GI boundary.
[Ord. No. 2020-01, 1/6/2020]
A.
Parking. See Part 16.
B.
Signs. See Part 17.
C.
Site Plan Review. See § 27-1311, which requires a site plan review by the Planning Commission for nonresidential building expansions.
D.
Special environmental protection within canal corridors.
(1)
Buffer Yards Along Canals.
(a)
Twenty-foot-wide buffer yard with evergreen screening shall
be required in any of the following situations:
|
When any of the following uses:
|
Are adjacent to or across the street from and visible from the
following:
| |
|---|---|---|
|
Any proposed or expanded:
|
Delaware Canal Park or Lehigh Canal, or Delaware and Lehigh
Canal Corridor
| |
|
a)
|
commercial or industrial use; or
| |
|
b)
|
outdoor commercial or industrial storage area; or
| |
|
c)
|
area routinely used for the parking, loading, or unloading of
2 or more tractor trailer trucks; or
| |
|
d)
|
any stormwater detention basin of more than 20,000 square feet
in maximum water retention area (other than a basin that is to be
planted in grass and is suitable for being mowed or will clearly resemble
a natural pond)
| |
|
Any newly developed or expanded:
|
Abutting the existing right-of-way of a "scenic road" as designated
in the Williams Township Comprehensive Plan.
| |
|
a)
|
commercial or industrial use; or
| |
|
b)
|
outdoor commercial or industrial storage area; or
| |
|
c)
|
area routinely used for the parking, loading, or unloading of
2 or more tractor trailer trucks; or
| |
|
d)
|
any stormwater detention basin of more than 20,000 square feet
in maximum water retention area (other than a basin that is to be
planted in grass and is suitable for being mowed or will clearly resemble
a natural pond)
| |
(2)
Standards for Buffer Yards.
(a)
The buffer yard shall be a landscaped area free from structures,
dumpsters, commercial or industrial storage or display, manufacturing
or processing activity, materials, loading and unloading area or vehicular
parking. No new driveways or streets shall be permitted in the buffer
yards except at points of ingress or egress.
(b)
If a substantial natural berm or slope or dense vegetation will
be maintained and will be substantial enough to meet the buffer provisions
of this section, or if topographic conditions or the creation of berming
by the developer would clearly relieve the need and cause for screening,
the Zoning Officer may waive the required evergreen screening.
(c)
Fence. Any fence that may be constructed shall be on the inside
of any required evergreen screening.
(d)
Each buffer yard shall include a planting screen of evergreen
(as opposed to deciduous) trees or shrubs extending the full length
of the required buffer yard.
(3)
Special Sign Regulations in Commercial and Industrial Districts
Within 800 feet of the Delaware and Lehigh Canals.
(a)
The following regulations shall apply to any signs within 800
feet of:
[1]
The centerline of the intended waterway of the
Delaware Canal or the Lehigh Canal; or
(b)
Wall Signs. The area of all wall signs on any one side of a
building shall not be greater than 5% of the total vertical area of
the building face (not including the area of any slanted roof) on
which the sign(s) is located. Such signs shall be located on a maximum
of two faces of the building. Such signs and/or their backing shall
not project above the structural roof line of the building to which
they are attached.
(c)
Freestanding Sign. There shall be a maximum of one freestanding
sign structure per lot or principal use, whichever is most restrictive,
with the maximum total sign area of 20 square feet on each of two
sides. This sign structure may consist of several attached signs,
with the total permitted square footage. Such sign shall have a maximum
total height of nine feet above the average ground level surrounding
the sign.
(d)
Freestanding signs on a mobile stand that are not permanently
attached to the ground and that could be towed from one location to
another are prohibited.
(e)
Off-premises signs are prohibited, except for signs specifically
erected by an authorized federal, state, county, or municipal entity
for a valid public purpose.
(4)
Special Minimum Setbacks for New Accessory and Principal Buildings
along Canals. The setback regulations along the Delaware and Lehigh
Canals shall be as follows, unless a more restrictive requirement
is stated elsewhere in this chapter.
(a)
Special minimum setbacks for proposed or expanded accessory
and principal buildings: 150 feet from the center of the intended
waterway of the Delaware Canal, and 125 feet from either the Lehigh
Canal (the southern shoreline of the Lehigh River), or 75 feet from
the existing right-of-way of PA S.R. 611.
E.
Special environmental protection within canal corridors and along
scenic roads.
(1)
Buffer Yards Along Canals and Scenic Road.
(a)
Twenty-foot-wide buffer yard with evergreen screening shall
be required in any of the following situations:
|
When any of the following uses:
|
Are adjacent to or across the street from and visible from the
following:
| |
|---|---|---|
|
Any proposed or expanded:
|
Delaware Canal Park or Lehigh Canal, or Delaware and Lehigh
Canal Corridor
| |
|
a)
|
commercial or industrial use; or
| |
|
b)
|
outdoor commercial or industrial storage area; or
| |
|
c)
|
area routinely used for the parking, loading, or unloading of
2 or more tractor trailer trucks; or
| |
|
d)
|
any stormwater detention basin of more than 20,000 square feet
in maximum water retention area (other than a basin that is to be
planted in grass and is suitable for being mowed or will clearly resemble
a natural pond)
| |
|
Any newly developed or expanded:
|
Abutting the existing right-of-way of a "scenic road" as designated
in the Williams Township Comprehensive Plan
| |
|
a)
|
commercial or industrial use; or
| |
|
b)
|
outdoor commercial or industrial storage area; or
| |
|
c)
|
area routinely used for the parking, loading, or unloading of
2 or more tractor trailer trucks; or
| |
|
d)
|
any stormwater detention basin of more than 20,000 square feet
in maximum water retention area (other than a basin that is to be
planted in grass and is suitable for being mowed or will clearly resemble
a natural pond)
| |
(2)
Standards for Buffer Yards.
(a)
The buffer yard shall be a landscaped area free from structures,
dumpsters, commercial or industrial storage or display, manufacturing
or processing activity, materials, loading and unloading area or vehicular
parking. No new driveways or streets shall be permitted in the buffer
yards except at points of ingress or egress.
(b)
If a substantial natural berm or slope or dense vegetation will
be maintained and will be substantial enough to meet the buffer provisions
of this section, or if topographic conditions or the creation of berming
by the developer would clearly relieve the need and cause for screening,
the Zoning Officer may waive the required evergreen screening.
(c)
Fence. Any fence that may be constructed shall be on the inside
of any required evergreen screening.
(d)
Each buffer yard shall include a planting screen of evergreen
(as opposed to deciduous) trees or shrubs extending the full length
of the required buffer yard.
(3)
Special Sign Regulations in Commercial and Industrial Districts
Within 800 feet of the Delaware and Lehigh Canals or a Scenic Road.
(a)
The following regulations shall apply to any signs within 800
feet of:
(b)
Wall Signs. The area of all wall signs on any one side of a
building shall not be greater than 5% of the total vertical area of
the building face (not including the area of any slanted roof) on
which the sign(s) is located. Such signs shall be located on a maximum
of two faces of the building. Such signs and/or their backing shall
not project above the structural roof line of the building to which
they are attached.
(c)
Freestanding Sign. There shall be a maximum of one freestanding
sign structure per lot or principal use, whichever is most restrictive,
with the maximum total sign area of 20 square feet on each of two
sides. This sign structure may consist of several attached signs,
with the total permitted square footage. Such sign shall have a maximum
total height of nine feet above the average ground level surrounding
the sign.
(d)
Freestanding signs on a mobile stand that are not permanently
attached to the ground and that could be towed from one location to
another are prohibited.
(e)
Off-premises signs are prohibited, except for signs specifically
erected by an authorized federal, state, county, or municipal entity
for a valid public purpose.
(4)
Special Minimum Setbacks for New Accessory and Principal Buildings
along Canals. The setback regulations along the Delaware and Lehigh
Canals shall be as follows, unless a more restrictive requirement
is stated elsewhere in this chapter.
(a)
Special minimum setbacks for proposed or expanded accessory
and principal buildings: 150 feet from the center of the intended
waterway of the Delaware Canal, and 125 feet from either the Lehigh
Canal (the southern shoreline of the Lehigh River), or 75 feet from
the existing right-of-way of PA S.R. 611.
