The purpose of this article is to establish zoning districts
where compatible uses of land may be located and grouped at appropriate
densities to fulfill the community development goals and objectives
and implement the Comprehensive Plan.
A.
Uses not listed as permitted use, conditional use, or special exception
in any zoning district:
(1)
Any comparable use not specifically listed in the authorized uses for a zoning district shall not be permitted in that zoning district, unless such use is authorized by the Zoning Hearing Board as a use by special exception. The authority for the Zoning Hearing Board to grant approval of a use which is not specifically listed in the authorized uses for a zoning district shall be limited to the C Commercial, LI Light Industrial, and I Industrial where "comparable uses not specifically listed" is included in the list of uses by special exception in the zoning district, subject to the applicable general standards, and express standards of § 420-300A and B and criteria of § 420-300.
(2)
Accessory uses or structures that are customarily accessory
to principal structures or uses that are authorized as conditional
uses or uses by special exception shall be permitted as accessory
uses by right.
(3)
In all five zoning districts, where single-family dwellings
either exist or are proposed, they shall be the only principal structure
on a lot to include accessory structures.
(4)
In all zoning districts where authorized by this chapter, two
or more nonresidential buildings may occupy the same lot and two or
more authorized nonresidential uses may occupy the same building,
provided in all cases that all applicable requirements for each of
the structures or use can be met on the lot.
(5)
In all zoning districts, all accessory structures shall be located
on the same lot with the principal structure to which they are accessory.
B.
Zoning certificates or permits for permitted uses shall be reviewed
by the Zoning Officer or Township Secretary or Township Manager for
completeness.
C.
Conditional uses may be granted or denied by the Board of Township Supervisors with advice of the Planning Commission in accordance with the express standards and criteria of this chapter. Express criteria and standards for each conditional use may be found in the reference number cited under Article III. In granting a conditional use, the Supervisors may attach reasonable conditions as they may deem necessary to implement the purposes of this chapter and safeguard the neighborhood. Uses in each category shall be according to the common meaning of the term or according to definitions set forth in Article VI.
[Amended 10-10-2022 by Ord. No. 04-2022]
The Special Conservation (SC) District is established to ensure
development recognizes the unique natural resources and scenic rural
settings of the land.
|
Table 420-202A
| |
|---|---|
|
Special Conservation (SC) District Table of Allowed Uses
| |
|
Permitted Principal Uses
|
Conditional Uses
|
|
Agriculture
|
Intensive outdoor commercial recreation (see § 420-303)
|
|
Bed-and-breakfast
|
Recreational campgrounds (see § 420-304)
|
|
Place of worship
|
Sawmills (see § 420-305)
|
|
Essential services
|
Private clubs (see § 420-302)
|
|
Forestry and timbering (see § 420-341)
|
Sportsman's clubs (see § 420-310)
|
|
Oil and gas, subsurface facilities and activities (see § 420-342)
|
Oil and gas, well site development (see § 420-342)
|
|
Home occupations (see § 420-340)
|
Essential services (wholesale or private) (see § 420-338)
|
|
One single-family detached dwelling per lot
| |
|
Public parks and recreation
|
Special Exceptions
|
|
Cemeteries (see § 420-301)
| |
|
Permitted Accessory Uses
|
Communications towers (see § 420-306)
|
|
Agricultural and residential accessory buildings
|
Day-care services (see § 420-316)
|
|
Home-based business (no impact)
| |
|
Accessory solar energy system (see § 420-346)
| |
|
Table 420-202B
| |
|---|---|
|
Special Conservation (SC) District Permitted Use Lot, Height,
and Yard Standards
| |
|
Use Type/Dimension
|
All Permitted Uses
|
|
Minimum lot area
|
2 acres
|
|
Minimum lot width
|
200 feet
|
|
Minimum front yard
|
50 feet
|
|
Minimum side yard
|
35 feet
|
|
Minimum rear yard
|
50 feet
|
|
Maximum height
|
Farm structure, other than feed storage: 50 feet
|
|
Farm feed storage structures: 100 feet
| |
|
All other principal structures: 2 1/2 stories, but no more
than 50 feet
| |
|
Maximum coverage
|
15%
|
[Amended 10-10-2022 by Ord. No. 04-2022]
The Agricultural (A) District is meant to promote areas of high-quality
farmland. It is also meant to maximize means for farm landowners to
realize income from their property for compatible uses and to minimize
the impact of incompatible development upon agricultural security
within the Township.
|
Table 420-203A
| |
|---|---|
|
Agricultural (A) District Table of Allowed Uses
| |
|
Permitted Principal Uses
|
Conditional Uses
|
|
Agriculture
|
Agricultural services (see § 420-314)
|
|
Bed-and-breakfast
|
Natural gas compressor station or natural gas processing plant (see § 420-335)
|
|
Place of worship
|
Oil and gas, impoundments (see § 420-342)
|
|
Essential services
|
Day-care services (see § 420-316)
|
|
Forestry and timbering (see § 420-341)
|
Mining and mineral extraction (see § 420-308)
|
|
Home occupations (see § 420-340)
|
Sawmills (see § 420-305)
|
|
Municipal facility
|
Specialized animal raising and care (see § 420-309)
|
|
Public parks and recreation
|
Sportsman's clubs (see § 420-310)
|
|
Oil and gas, well site development (see § 420-342)
|
Veterinary clinic (see § 420-327)
|
|
Oil and gas, subsurface activities and facilities (see § 420-342)
|
Essential services (wholesale or private) (see § 420-338)
|
|
Natural gas metering station
|
Principal solar energy system (see § 420-346)
|
|
One single-family detached dwelling per lot
| |
|
Special Exceptions
| |
|
Permitted Accessory Uses
|
Cemeteries (see § 420-301)
|
|
Home-based business (no impact)
|
Kennels
|
|
Agricultural and residential accessory buildings
|
Communications towers (see § 420-306)
|
|
Temporary housing for well site workers
| |
|
Farm and home-based business (see § 420-307)
| |
|
Accessory solar energy system (see § 420-346)
| |
|
Table 420-203B
| |
|---|---|
|
Agricultural (A) District Permitted Use Lot, Height, and Yard
Standards
| |
|
Use Type/Dimension
|
All Permitted Uses
|
|
Minimum lot area
|
2 acres
|
|
Minimum lot width
|
200 feet
|
|
Minimum front yard
|
50 feet
|
|
Minimum side yard
|
35 feet
|
|
Minimum rear yard
|
50 feet
|
|
Maximum height
|
Farm structure, other than feed storage: 50 feet
|
|
Farm feed storage structures: 100 feet
| |
|
All other principal structures: 2 1/2 stories, but no more
than 50 feet
| |
|
Maximum coverage
|
20%
|
|
See also § 420-400 for creation of new lots
| |
[Amended 11-9-2020 by Ord. No. 02-2020; 2-8-2021 by Ord. No. 02-2021; 10-10-2022 by Ord. No. 04-2022]
The R-1A Rural Residential District (R1A) is established to
provide sites for low density residential use, together with agricultural
activities and such public and semipublic uses and facilities as may
appropriately be located in the same district. This district is intended
to provide areas for the long-term low density residential growth
of the Township and appropriate residential opportunities for single-family
dwellings and related uses in a rural setting.
|
Table 420-204A
| |
|---|---|
|
R-1A Rural Residential District Table of Allowed Uses
| |
|
Permitted Principal Uses
|
Conditional Uses
|
|
Agriculture
|
Mobile home park (see § 420-317)
|
|
Bed-and-breakfast
|
Oil and gas, impoundments (see § 420-340)
|
|
Place of worship
|
Natural gas compressor station or natural gas processing plant (see § 420-335)
|
|
Forestry and timbering (see § 420-341)
|
Essential services (wholesale or private) (see § 420-338)
|
|
Essential services
|
Planned residential development (see Article V)
|
|
Home occupations (see § 420-340)
| |
|
Public park and recreation
|
Special Exception
|
|
One single-family detached dwelling per lot
|
Private clubs (see § 420-302)
|
|
Oil and gas, well site development (see § 420-342)
|
Golf courses (see § 420-343)
|
|
Oil and gas, subsurface facilities and activity (see § 420-342)
|
Day-care services (see § 420-316)
|
|
Natural gas metering station
| |
|
Municipal facility
| |
|
Permitted Accessory Uses
| |
|
Home-based business (no impact)
| |
|
Agricultural and residential accessory buildings
| |
|
Temporary housing for well site workers
| |
|
Farm and home-based business (see § 420-307)
| |
|
Accessory solar energy system (see § 420-346)
| |
|
Table 420-204B
| |
|---|---|
|
R-1A Rural Residential District Permitted Use Lot, Height, and
Yard Standards
| |
|
Use Type/Dimension
|
Permitted Uses
|
|
Minimum lot area
|
1.5 acres
|
|
Minimum lot width
|
125 feet
|
|
Minimum front yard
|
50 feet
|
|
Minimum side yard
|
25 feet
|
|
Minimum rear yard
|
35 feet
|
|
Maximum height
|
Farm structure, other than feed storage: 50 feet
|
|
Farm feed storage structures: 100 feet
| |
|
All other principal structures: 2 1/2 stories, but no more
than 50 feet
| |
|
Maximum coverage
|
15%
|
[Amended 10-10-2022 by Ord. No. 04-2022]
The R-1B Single-Family Residential (R1B) District is established
to provide for a single-family dwelling and compatible uses in a more
suburban setting than R-1A as road access and infrastructure is available
to serve such developments.
|
Table 420-205A
| |
|---|---|
|
R-1B Single Family Residential District Table of Allowed Uses
| |
|
Permitted Principal Uses
|
Conditional Uses
|
|
Place of worship
|
Planned residential development (see Article V)
|
|
One single-family detached dwelling per lot
|
Essential services (wholesale or private) (see § 420-338)
|
|
Essential services
| |
|
Public parks and recreation
|
Special Exceptions
|
|
Public and private accredited schools and hospitals (see § 420-312)
|
Neighborhood business (see § 420-311)
|
|
Forestry and timbering (see § 420-341)
|
Personal care homes and group care facilities (see § 420-313)
|
|
Home occupation (see § 420-341)
|
Day-care services (see § 420-316)
|
|
Oil and gas, subsurface facilities and activity (see § 420-342)
|
Golf courses (see § 420-343)
|
|
Municipal facility
| |
|
Permitted Accessory Uses
| |
|
Home-based business (no impact)
| |
|
Residential accessory buildings
| |
|
Accessory solar energy system (see § 420-346)
| |
|
Table 420-205B
| ||
|---|---|---|
|
R-1B Single Family Residential District Permitted Use Lot, Height,
and Yard Standards
| ||
|
Use Type/Dimension
|
Single-Family Dwellings With Public Water and Sewer
|
Single-Family Dwellings Without Public Sewer and All Other Permitted
Uses
|
|
Minimum lot area
|
20,000 square feet
|
40,000 square feet
|
|
Minimum lot width
|
100 feet
|
150 feet
|
|
Minimum front yard depth
|
50 feet
|
50 feet
|
|
Minimum side yard depth
|
10 feet
|
20 feet
|
|
Minimum rear yard depth
|
20 feet
|
20 feet
|
|
Maximum height of structure
|
28 feet
|
28 feet
|
|
Maximum coverage
|
40%
|
40%
|
[Amended 10-10-2022 by Ord. No. 04-2022]
The R-2 General Residential (R-2) District is established to
provide for a variety of housing types and densities in the portion
of the Township where road access, community facilities and services,
and infrastructure are available to serve such development.
|
Table 420-206A
| |
|---|---|
|
R-2 General Residential District Table of Allowed Uses
| |
|
Permitted Principal Uses
|
Conditional Uses
|
|
Place of worship
|
Planned residential development (Article V)
|
|
Essential services
|
Mobile home park (see § 420-317)
|
|
Forestry and timbering (see § 420-341)
|
Multifamily dwellings (see § 420-318)
|
|
Home occupations (see § 420-340)
|
Duplex
|
|
Public parks and recreation
|
Townhouse dwelling
|
|
Personal care home and group care facilities (see § 420-313)
|
Essential services (wholesale or private) (see § 420-338)
|
|
Public and private accredited schools, hospitals, and nursing homes (see § 420-312)
|
Private clubs (see § 420-302)
|
|
Municipal facility
| |
|
Oil and gas, subsurface facilities and activity (see § 420-342)
|
Special Exceptions
|
|
One single-family detached dwelling per lot
|
Neighborhood business (see § 420-311)
|
|
Day-care services (see § 420-316)
| |
|
Permitted Accessory Uses
| |
|
Home-based business (no impact)
| |
|
Residential accessory buildings
| |
|
Accessory solar energy system (see § 420-346)
| |
|
Table 420-206B
| ||
|---|---|---|
|
R-2 General Residential District Permitted Use Lot, Height,
and Yard Standards
| ||
|
Use Type/Dimension
|
Single-Family Dwellings With Public Water and Sewer
|
Single-Family Dwellings Without Public Sewer and All Other Permitted
Uses
|
|
Minimum lot area
|
20,000 square feet
|
40,000 square feet
|
|
Minimum lot width
|
100 feet
|
150 feet
|
|
Minimum front yard depth
|
50 feet
|
50 feet
|
|
Minimum side yard width
|
10 feet
|
20 feet
|
|
Minimum rear yard depth
|
15 feet
|
15 feet
|
|
Maximum height of structure
|
28 feet
|
28 feet
|
|
Multifamily dwelling
|
40,000 square feet plus 2,500 square feet per dwelling
|
Multifamily dwellings are not permitted without public sewer
in the R-2 District
|
|
Maximum coverage
|
40%
|
40%
|
[Amended 10-10-2022 by Ord. No. 04-2022]
The Commercial (C) District is established to provide for businesses
that have lower infrastructure needs and neighborhood impacts than
the LI Light Industrial District, while providing for the protection
of both business and residential interests.
|
Table 420-207A
| |
|---|---|
|
C Commercial District Table of Allowed Uses
| |
|
Permitted Principal Uses
|
Conditional Uses
|
|
Essential services
|
Light manufacturing, warehousing and truck terminals and wholesale businesses (see § 420-319)
|
|
Forestry and timbering (see § 420-341)
|
Car washes, auto sales, service and repair, and equipment sales and rental (see § 420-320)
|
|
Professional office*
|
Contractors garage or yard (see § 420-322)
|
|
Home occupation (see § 420-340)
|
Day-care services (see § 420-316)
|
|
Veterinary clinic (see § 420-327)*
|
Landscaping supply and materials (see § 420-321)
|
|
Funeral homes*
|
Natural gas compressor station or natural gas processing plant (see § 420-335)
|
|
Place of worship*
|
Oil and gas, well site development (see § 420-342)
|
|
Self-service storage (see § 420-324)
|
Water recycling/hydro recovery facilities
|
|
Oil and gas, subsurface facilities and activities (see § 420-342)
|
Convenience store, gas station, and alternative fuel service station (see § 420-315)
|
|
Natural gas metering station
|
Essential services (wholesale or private) (see § 420-338)
|
|
Municipal facility
|
Medical marijuana dispensary (see § 420-339)
|
|
Shopping centers and/or multiple commercial buildings or uses on a single lot (see § 420-336)
| |
|
Permitted Accessory Uses
|
Eating and drinking places*
|
|
Home-based business (no impact)
|
Neighborhood business (see § 420-311)
|
|
Accessory buildings
|
Retail sales building of greater than 5,000 feet gross floor area (see § 420-323)
|
|
Temporary housing for well site workers
|
Taverns
|
|
Accessory solar energy system (see § 420-346)
|
Multiple commercial uses on a lot or multiple commercial structures
or buildings shall be a conditional use in this district
|
|
Principal solar energy system (see § 420-346)
| |
|
Special Exceptions
| |
|
Commercial recreation (see § 420-303)
| |
|
*Only a single principal use or principal building is permitted
per lot.
| |
|
Table 420-207B
| |
|---|---|
|
C Commercial District Permitted Use Lot, Height, and Yard Standards
| |
|
Use Type/Dimension
|
All Permitted Uses
|
|
Minimum lot area
|
1/2 acre
|
|
Minimum lot width
|
125 feet
|
|
Minimum front yard
|
75 feet
|
|
Minimum side yard
|
25 feet
|
|
Minimum rear yard
|
35 feet
|
|
Maximum height
|
35 feet
|
|
Maximum coverage
|
60%
|
[Amended 1-10-2022 by Ord. No. 01-2022; 6-13-2022 by Ord. No. 03-2022; 10-10-2022 by Ord. No. 04-2022]
The LI Light Industrial District is established to provide for
businesses and high-impact land uses that require significant infrastructure.
|
Table 420-208A
| |
|---|---|
|
LI Light Industrial District Table of Allowed Uses
| |
|
Permitted Principal Uses
|
Conditional Uses
|
|
Professional office
|
Communications towers (see § 420-306)
|
|
Corporate office
|
Essential services (wholesale or private) (see § 420-338)
|
|
Agricultural services (see § 420-314)
|
Billboards (see § 420-408)
|
|
Oil and gas, well site development (see § 420-342)
|
Oil and gas, impoundments (see § 420-342)
|
|
Place of worship
|
Convenience store, gas station, and alternative fuel service station (§ 420-315)
|
|
Oil and gas, subsurface facilities and activities (see § 420-342)
|
Water recycling/hydro recovery facilities
|
|
Forestry and timbering (see § 420-341)
|
Natural gas compressor station or natural gas processing plant (see § 420-335)
|
|
Essential services
|
Sportsman's club (see § 420-310)
|
|
Light manufacturing, warehousing and truck terminals and wholesale businesses (see § 420-319)
|
Contractor's garage or yard (see § 420-322)
|
|
Planned business park (see § 420-325)
|
Shopping centers and/or multiple commercial buildings or uses on a single lot (see § 420-336)
|
|
Natural gas metering station
|
Medical marijuana dispensary (see § 420-339)
|
|
Municipal facility
|
Eating and drinking places
|
|
Hotel or motel
| |
|
Permitted Accessory Uses
|
Private clubs (see § 420-302)
|
|
Accessory day care for employees
|
Research and laboratories
|
|
Accessory buildings
|
Taverns
|
|
Accessory eating and drinking place for a motel or hotel
|
Principal solar energy system (see § 420-346)
|
|
Temporary housing for well site workers
| |
|
Accessory solar energy system (see § 420-346)
|
Special Exception
|
|
Public and private accredited schools, hospitals, and nursing homes (see § 420-312)
| |
|
Crematoriums (see § 420-345)
| |
|
Table 420-208B
| |
|---|---|
|
LI Light Industrial District Permitted Use Lot, Height, and
Yard Standards
| |
|
Use Type/Dimension
|
All Permitted Uses
|
|
Minimum lot area
|
1/2 acre
|
|
Minimum lot width
|
100 feet
|
|
Minimum front yard
|
30 feet
|
|
Minimum side yard
|
20 feet
|
|
Minimum rear yard
|
20 feet
|
|
Maximum height
|
60 feet
|
|
Maximum coverage
|
No maximum lot coverage
|
[Amended 10-10-2022 by Ord. No. 04-2022]
The Industrial (I) District is established to provide appropriate
areas for forms of heavy industry, major manufacturing and similar
high-intensity uses that can have a higher impact upon surrounding
properties.
|
Table 420-209A
| |
|---|---|
|
Industrial (I) District Table of Allowed Uses
| |
|
Permitted Principal Uses
|
Conditional Use
|
|
Convenience store, gas station, and alternative fuel service station (see § 420-315)
|
Research and laboratories
|
|
Any LI principal permitted use
|
Communications towers (see § 420-306)
|
|
Professional offices
|
Bulk fuel storage yard (see § 420-329)
|
|
Public utility offices
|
Flea market (see § 420-330)
|
|
Oil and gas, subsurface facilities and activities (see § 420-342)
|
Mining and mineral excavation (see § 420-308)
|
|
Light manufacturing, warehousing and truck terminals and wholesale businesses (see § 420-319)
|
Water recycling/hydro recovery facilities
|
|
Natural gas metering station
|
Heavy industry (see § 420-332)
|
|
Forestry and timbering (see § 420-341)
|
Salvage yards and recycling centers (see § 420-333)
|
|
Combined cycle gas turbine electric generation using processed
natural gas
|
Essential services (wholesale or private) (see § 420-338)
|
|
Oil and gas, well site development (see § 420-342)
|
Natural gas compressor station or natural gas processing plant (see § 420-335)
|
|
Contractors garage or storage yard (see § 420-322)
|
Medical marijuana grower/processor (see § 420-337)
|
|
Only a single principal use or principal building is permitted
per lot; multiple commercial uses on a lot or multiple commercial
structures or buildings shall be a conditional use in this district
|
Oil and gas, impoundments (see § 420-342)
|
|
Billboards (see § 420-408)
| |
|
Permitted Accessory Uses
|
Principal solar energy system (see § 420-346)
|
|
Temporary housing for well site workers
| |
|
Accessory buildings
|
Special Exception
|
|
Accessory solar energy system (see § 420-346)
|
Sexually oriented business (see § 420-326)
|
|
Bottle clubs (see § 420-328)
| |
|
Correctional facility/halfway house (see § 420-331)
| |
|
Solid waste landfills (see § 420-334)
| |
|
Commercial recreation (see § 420-303)
| |
|
Table 420-209B
| |
|---|---|
|
Industrial (I) District Permitted Use Lot, Height, and Yard
Standards
| |
|
Use Type/Dimension
|
All Permitted uses
|
|
Minimum lot area
|
1/2 acre
|
|
Minimum lot width
|
150 feet
|
|
Minimum front yard
|
50 feet
|
|
Minimum side yard
|
25 feet
|
|
Minimum rear yard
|
50 feet
|
|
Maximum height
|
45 feet
|
|
Maximum coverage
|
No maximum lot coverage
|
