Adams Township Butler County
City Zoning Code
City Zoning Code
ARTICLE IV
Zoning District Regulations
§ 192-15 RC Rural Conservation District.
[Amended 7-23-2001 by Ord. No. 96; 9-29-2008 by Ord. No. 124; 9-29-2008 by Ord. No. 125; 6-29-2010 by Ord. No. 136; 2-28-2011 by Ord. No. 141; 1-11-2016 by Ord. No. 155; 12-11-2017 by Ord. No. 162; 4-24-2023 by Ord. No. 181; 2-10-2025 by Ord. No. 186]
A.
Purpose. The RC Rural Conservation District is intended to encourage preservation of the Township's rural character. While agricultural activity will continue and will be supported, residential development on large lots without public sewer and water services will be the predominant development pattern. To the extent possible, the present arrangement of country roads, stands of trees and open fields should remain, while new development fits into the existing environment with minimum earth disturbance.
B.
Principal permitted uses. The following uses shall be permitted by right in the RC Rural Conservation District subject to meeting all applicable requirements set forth in this section and chapter relative to lot dimensions, development and performance standards and other regulations:
(1)
Single-family detached dwelling;
(2)
Double dwelling;
(3)
General agricultural operations on at least 10 acres of land if commenced after the adoption of this chapter, or at least five acres if not involving the raising of animals or fowl;
(4)
Adams Township facilities and services.
(5)
Churches and other places of worship.
(6)
Schools, elementary or secondary.
(7)
Bed-and-breakfast.
(8)
Forestry.
C.
Accessory uses.
(1)
Private garages and parking areas.
(2)
Outbuildings for the storage of garden or farm equipment and housing of farm or domestic animals.
(3)
Private recreation facilities for the use of the residents of the property and their guests.
(4)
Roadside stands, whether temporary or permanent, for the seasonal sale of agricultural produce grown on land located within the Township.
(5)
Private kennel for a maximum of six dogs, regardless of age, or stable for the noncommercial use of the residents of the property only. No grazing animal may be kept on lots smaller than two acres. On a lot of two acres minimum, only one grazing animal may be kept. On lots of between two acres and 10 acres in area, one grazing animal, plus one additional grazing animal for each acre after the second acre, may be kept. Fractions of acres are excluded, and lots in excess of 10 acres in area shall have no restriction on the number of grazing animals kept.
(7)
Watershed and water impoundments, including stormwater management structures and ponds.
D.
Conditional uses.
(5)
Development models. Development proposed in the RC Rural Conservation District may conform to one of the following development models as a conditional use, more specifically set forth in Appendix E attached to this chapter:[1]
(a)
Large lot rural subdivision.
[1]
Editor's Note: Appendix E is included as an attachment to this chapter.
(8)
Transient dwelling use of single-family dwelling (TDU).
F.
Site standards. Permitted uses in Subsection B(1) through (7), conditional uses in Subsection D(1) through (4) and uses by special exception, except as otherwise specified:
(1)
Dimensional standards.
(a)
Minimum lot area: 43,560 square feet (one acre) or minimum as determined for on-lot septic disposal above the one-acre minimum.
(b)
Minimum lot width: 150 feet at front setback line.
(c)
Minimum front yard depth: 50 feet.
(d)
Minimum side yard depth: 20 feet (two required).
(e)
Minimum rear yard depth: 25 feet.
(f)
Minimum yard depth adjacent to a public road: 50 feet.
(2)
Design standards.
(b)
Sidewalks. Within development models where the gross residential density equals or exceeds two dwelling units per acre, sidewalks designed and constructed as per the provisions of the Subdivision and Land Development Ordinance[5] shall be required. However, nothing in this provision is intended to prohibit sidewalks within the building envelope of any proposed lot for recording.
(c)
Accessory structures and buildings. Accessory structures or buildings shall be located not less than 10 feet from the side or rear lot line.
H.
Site standards for permitted uses in Subsection B(9), except as otherwise specified.
(1)
Dimensional standards.
(a)
Minimum site size: 25 contiguous acres.
(b)
Site buffer options abutting site boundaries:
[1]
A buffer of 50 feet around the perimeter of the proposed PRD boundary, to be labeled as a conservation easement and maintained by the homeowners' association; or
[2]
A buffer recommended by the Planning Commission and approved by the Board of Supervisors, at its option, where preexisting slopes exceeding 25% or dense woods or plantings will create a visual barrier for adjacent properties outside the site, provided such barrier is made a part of the open space in the plan and is maintained as a visual barrier.
(c)
Minimum individual property dimensions.
[1]
Single-family detached dwelling lots:
1/2 to 3/4 Acre | 3/4 to 1 Acre | 1 Acre or More | |
|---|---|---|---|
Minimum lot width (feet) | 110 | 125 | 150 |
Front yard depth (feet) | 35 | 40 | 50 |
Side yard depth (feet) | 15 | 15 | 20 |
Rear yard depth (feet) | 20 | 20 | 25 |
NOTE: Lot width is measured at front setback line; side yard depth abutting a road shall be not less than the front yard depth on the same lot. |
(2)
Design standards.
(a)
Open space: minimum of 35% of gross site area:
[1]
Open space, including land in conservation easements, or land donated to public agencies, may include land whose slope exceeds 25%, rock outcrops, floodplains as indicated on the Flood Hazard Boundary Maps of the Township, areas of mature woods, stormwater management facilities, parks or playgrounds, upon review and approval by the Township Engineer.
[2]
To the extent possible within the plan, open space areas should be connected.
[3]
Such areas shall be identified and designated as "open space."
[4]
Where applicable, such areas shall be deeded in perpetuity to a homeowners' association made up of all the property owners in the plan, or an organization formed to operate under bylaws approved by the Township Solicitor.
[5]
Such areas shall be provided with access points and also considered open space, a minimum of 10 feet in width, from public streets to each such area designated "open space."
[6]
Where possible, developers shall designate at least 50 feet of right-of-way for the Township from the top of the bank on both sides of streams and watersheds for municipal separate storm sewer system (MS4) purposes.
(b)
Connection to public utilities.
[1]
All lots containing buildings shall be connected to a public sewer and water supplies operated by a public authority or by a public utility company.
(c)
Developers are encouraged to place larger lots adjacent to existing lots with structures along the perimeter of the PRD and to utilize existing buffer where possible.
§ 192-16 RAL Residential Agricultural, Low-Density District.
[7-23-2001 by Ord. No. 96; 3-27-2002 by Ord. No. 99; 3-27-2002 by Ord. No. 99; 3-7-2005 by Ord. No. 109; 6-29-2010 by Ord. No. 136; 2-28-2011 by Ord. No. 141; 12-11-2017 by Ord. No. 162; 2-10-2025 by Ord. No. 186]
A.
Purpose. The RAL Residential Agricultural, Low-Density District is intended to encourage low-impact residential land use in areas with rural characteristics. While agricultural activity will continue and will be supported, residential development on large lots with or without public sewer and water services will occur. A development pattern with country roads, stands of mature trees and open space is projected. Development models and planned residential development will provide alternatives to traditional residential subdivisions.
B.
Principal permitted uses. The following uses shall be permitted by right in the RAL Residential Agricultural, Low-Density District subject to meeting all applicable requirements set forth in this section and chapter relative to lot dimensions, development and performance standards and other regulations:
(2)
Double dwelling.
(3)
General agricultural operations on at least 10 acres of land if commenced after the adoption of this chapter, or at least five acres if not involving the raising of animals or fowl.
(4)
Adams Township facilities and services.
(5)
Churches and other places of worship.
(6)
Schools, elementary or secondary.
(7)
Planned residential developments which shall include single-family detached dwellings and buffer areas but not including manufactured housing and which may include double dwellings, open space and Adams Township facilities and services (see Article VI).
(8)
Forestry.
C.
Accessory uses.
(1)
Private garages and parking areas.
(2)
Outbuildings for the storage of garden or farm equipment and housing of farm or domestic animals.
(3)
Private recreation facilities for the use of the residents of the property and their guests.
(4)
Roadside stands, whether temporary or permanent, for the seasonal sale of agricultural produce grown on land located within the Township.
(5)
Private kennel for a maximum of six dogs regardless of age or stable for the noncommercial use of the residents of the property only. No horses may be kept on lots smaller than two acres. On a lot of two acres, only one horse may be kept. On lots between two and 10 acres, one horse may be kept plus one additional horse per each acre after the second acre, fractions of acres excluded, with no limits on properties over 10 acres.
(7)
Watershed and water impoundments, including stormwater management structures and ponds.
D.
Conditional uses.
(3)
Extractive industries and activities related to resource removal for personal use where a principal use has been established on site (see § 192-46C) - specifically oil and natural gas recovery and storage. All equipment shall be designed and installed as per Department of Environmental Protection regulations.
(5)
Development models. Development in the RAL Residential Agricultural, Low-Density District may conform to one of the following development models as a conditional use, more specifically set forth in Appendix E attached to this chapter:[1]
[1]
Editor's Note: Appendix E is included at the end of this chapter.
(6)
Transient dwelling use of single-family dwelling (TDU).
F.
Site standards for permitted uses in Subsection B(1) through (6), conditional uses in Subsection D(1) through (4) and uses by special exception, except as otherwise specified.
(1)
Dimensional standards.
(a)
Minimum lot area: 43,560 square feet (one acre).
(b)
Minimum lot width: 100 feet at front setback line.
(c)
Minimum front yard depth: 50 feet.
(d)
Minimum side yard depth: 15 feet (two required), except that for the purposes of resubdivision of lots accommodating multifamily structures, the minimum side yard depth shall be set at zero.
(e)
Minimum rear yard depth: 25 feet.
(f)
Minimum yard depth adjacent to a public road: 50 feet.
(2)
Design standards.
(b)
Sidewalks. Within development models where the gross residential density equals or exceeds three dwelling units per acre, sidewalks designed and constructed as per the provisions of the Subdivision and Land Development Ordinance shall be required. However, nothing in this provision is intended to prohibit sidewalks within the building envelope of any proposed lot for recording.
(c)
Accessory structures and buildings. Accessory structures or buildings shall be located not less than 10 feet from the side or rear lot line.
G.
Site standards for the permitted use Subsection B(7):
(1)
Dimensional standards:
(a)
Minimum site size: 25 contiguous acres.
(b)
Buffer options within the development site and abutting site boundaries:
[1]
Single-family detached dwelling lots with no dwelling less than 50 feet from the site boundary;
[2]
A planted buffer of lesser depth or a naturally wooded area, or a combination of a planted buffer and naturally occurring plantings, may be accepted if recommended by the Planning Commission and approved by the Board of Supervisors.
[3]
Bufferyards may be established within individual building lots or along the perimeter of the abutting tract boundaries.
(d)
Minimum individual property dimensions.
[1]
Single-family detached dwelling lots:
1/2 to 3/4 Acre | 3/4 to 1 Acre | 1 Acre or More | |
|---|---|---|---|
Minimum lot width (feet) | 110 | 125 | 150 |
Front yard depth (feet) | 35 | 40 | 50 |
Side yard depth (feet) | 15 | 15 | 20 |
Rear yard depth (feet) | 20 | 20 | 25 |
NOTE: Lot width is measured at front setback line; side yard depth abutting a road shall be not less than the front yard depth on the same lot. |
(e)
Maximum dwelling unit density and coverage:
[1]
Not more than 50% of the total site area shall be covered by buildings, or roads, parking lots or other paved surfaces.
(f)
Common open space: minimum 25% of gross site area.
[1]
Common open space, including land in conservation easements, or land donated to public agencies, may include land whose slope exceeds 25%, rock outcrops, floodplains as indicated on the Flood Hazard Boundary Maps of the Township, areas of mature woods, stormwater management facilities, parks or playgrounds, upon review and approval by the Township Engineer.
[2]
To the extent possible within the plan, open space areas should be connected.
[3]
Such areas shall be identified and designated as "common open space."
[4]
Where applicable, such areas shall be deeded in perpetuity to a homeowners' association made up of all the property owners in the plan, or an organization formed to operate under bylaws approved by the Township Solicitor.
[5]
The open space shall be provided with access points which shall also be considered open space and shall be a minimum of 10 feet in width extending from the public streets to each such area designated "open space."
[6]
Where possible, developers shall designate at least 50 feet of right-of-way for the Township from the top of bank on both sides of streams and watersheds for municipal separate storm sewer system (MS4) purposes.
(g)
Connection to public utilities. All lots containing buildings shall be connected to public sewer and water supplies operated by a public authority or by a public utility company.
§ 192-17 RAM Residential Agricultural, Moderate-Density District.
[Amended 7-23-2001 by Ord. No. 96; 9-29-2008 by Ord. No. 125; 6-29-2010 by Ord. No. 136; 2-28-2011 by Ord. No. 141; 2-10-2025 by Ord. No. 186]
A.
Purpose. The RAM Residential Agricultural, Moderate-Density District is intended to encourage a compatible mix of residential and agricultural land use in areas of the Township where public utilities will be available. While agricultural activity will continue and will be supported, alternative residential development with or without public sewer and water services will occur. A development pattern with country roads, stands of mature trees and open space is projected. Development models and planned residential development will provide alternatives to traditional residential subdivisions.
B.
Principal permitted uses. The following uses shall be permitted by right in the RAM Residential Agricultural, Moderate-Density District subject to meeting all applicable requirements set forth in this section and chapter relative to lot dimensions, development and performance standards and other regulations.
(2)
Double dwelling.
(3)
Multifamily dwelling (including triplex, quadraplex).
(4)
Townhouse (maximum four units per structure, except as otherwise specified).
(5)
General agricultural operations on at least 10 acres of land if commenced after the adoption of this chapter, or at least five acres if not involving the raising of animals or fowl.
(6)
Adams Township facilities and services.
(7)
Churches and other places of worship.
(8)
Schools, elementary or secondary.
(9)
Day-care centers, children or adult.
(10)
Planned residential development, which shall include single-family detached dwellings and buffer areas, but not including manufactured housing, and which may include double dwellings, multifamily dwellings (triplexes, quadraplexes and townhouses), open space and Adams Township facilities and services. Multifamily dwelling structures may accommodate a maximum of six dwelling units, with an option of eight dwelling units when in compliance with the current building code.[1] Not more than two abutting lots shall accommodate the optional eight-unit structures with standard building separation.
(11)
Forestry.
C.
Accessory uses.
(1)
Private garages and parking areas.
(2)
Outbuildings for the storage of garden or farm equipment and housing of farm or domestic animals.
(3)
Private recreation facilities for the use of the residents of the property and their guests.
(4)
Roadside stands, whether temporary or permanent, for the sale of agricultural produce grown on land located within the Township.
(5)
Private kennel, for a maximum of six dogs regardless of age, or stable for the noncommercial use of the residents of the property only. No horses may be kept on lots smaller than two acres. On a lot of two acres, only one horse may be kept. On lots between two and 10 acres, one horse may be kept plus one additional horse per each acre after the second acre, fractions of acres excluded, with no limits on properties over 10 acres.
(7)
Watershed and water impoundments, including stormwater management structures and ponds.
D.
Conditional uses.
(2)
Development models. Development proposed in the RAM Residential Agricultural, Moderate-Density District may conform to one of the following development models as conditional uses, more specifically set forth in Appendix E attached to this chapter:[2]
(a)
Village.
(b)
Hamlet.
(c)
Large lot rural subdivision.
(d)
Small property subdivision.
(e)
Large institutional.
(f)
Small community institutional.
[2]
Editor's Note: Appendix E is included at the end of this chapter.
(3)
Transient dwelling use of single-family dwelling (TDU).
F.
Site standards for permitted uses in Subsection B(1) through (9), the conditional use in Subsection D(1), and uses by special exception, except as otherwise specified.
(1)
Dimensional standards.
(a)
Minimum lot area: 32,670 square feet (3/4 acre) for up to a maximum of four dwellings per structure, except that for purposes of resubdivision of lots accommodating multifamily structures there is no minimum lot area.
(b)
Minimum lot width: 90 feet at front setback line, except that for purposes of resubdivision of lots accommodating multifamily structures, the minimum lot width shall be set at zero.
(c)
Minimum front yard depth: 35 feet.
(d)
Minimum side yard depth: 10 feet (two required) except that for the purposes of resubdivision of lots accommodating multifamily structures, the minimum side yard depth shall be set at zero.
(e)
Minimum rear yard depth: 20 feet.
(f)
Minimum yard depth adjacent to a public road: 35 feet.
(2)
Design standards.
(b)
Utilities. Private wells and on-lot septic systems shall be permitted for single-family detached and duplex dwellings where the lot was recorded prior to enactment of this chapter. All other uses shall be connected to public sanitary sewerage and water systems.
(c)
Sidewalks. Within development models where the gross residential density equals or exceeds three dwelling units per acre, sidewalks, designed and constructed as per the provisions of the Subdivision and Land Development Ordinance, shall be required. However, nothing in this provision is intended to prohibit sidewalks within the building envelope of any proposed lot for recording.
(d)
Accessory structures and buildings. Accessory structures or buildings shall be located not less than 10 feet from the side or rear lot line.
G.
Site standards for permitted use in Subsection B(10):
(1)
Dimensional standards:
(a)
Minimum site size: 20 contiguous acres.
(b)
Buffer options within the development site and abutting site boundaries:
[1]
Single-family detached dwelling lots with no dwelling less than 50 feet from the site boundary;
[2]
Double or multiple dwelling lots with no part of any building less than 100 feet from the site boundary; or
[3]
A planted buffer of lesser depth or a naturally wooded area, or a combination of a planted buffer and naturally occurring plantings, may be accepted if reviewed by the Planning Commission and approved by the Board of Supervisors.
[4]
Bufferyards may be established within individual building lots or along the perimeter of the abutting tract boundaries.
(c)
Distribution of dwelling types:
[1]
At least 50% of the total number of units shall be devoted to one or more styles of single-family detached dwellings;
[2]
Not more than 50% of the total number of units shall be devoted to double and multiple dwellings;
[3]
At least 33% of the total number of units devoted to single-family detached dwellings shall be lots of a minimum 21,780 square feet in area;
[4]
Not more than 33% of the total number of units devoted to single-family dwelling shall be lots of a minimum 10,890 square feet in area;
[5]
Not more than 33% of the total number of single-family detached building lots proposed may be provided with alternate front loaded building envelopes which result in reduced front yard dimensions and increased rear yard dimensions. Alternate lots shall be situated contiguously;
[6]
Where no double or multiple dwellings or a lesser percentage than permitted (50% of total) are proposed, that portion of the total dwelling units assigned to double and multiple dwellings may be developed as single-family detached dwellings with 50% of the additional single-family detached dwellings on lots a minimum of 21,780 square feet, and 50% of the additional single-family detached dwellings on lots a minimum area of 10,890 square feet.
(d)
Minimum individual property dimensions:
Single- Family Detached | Single- Family Detached | Double Dwelling | Single- Family Detached (Alternate) | Multiple Dwellings (Maximum 4 DU per Structure) | |
|---|---|---|---|---|---|
Minimum square footage of land | 21,780 | 10,890 | 10,890 per unit | 10,890 | 5,445 per unit |
Lot width (feet) | 90 | 80 | 80 | 90 | 100 |
Front yard depth (feet) | 35 | 35 | 35 | 25 | 35 |
Side yard depth (feet) | 10 | 10 | 10 | 10 | 10 |
Rear yard depth (feet) | 25 | 25 | 25 | 25 | 25 |
NOTE: When multiple-family dwelling lots are proposed for resubdivision, the minimum required lot widths and side yards may be reduced to accommodate individual dwelling units. | |||||
(e)
Maximum dwelling unit density and coverage:
[1]
Not more than 50% of the total site area shall be covered by buildings, or roads, parking lots or other paved surfaces.
(f)
Common open space: minimum 10% of gross site area.
[1]
Common open space, including land in conservation easements, or land donated to public agencies, may include land whose slope exceeds 25%, rock outcrops, floodplains as indicated on the Flood Hazard Boundary Maps of the Township, areas of mature woods, stormwater management facilities, parks or playgrounds.
[2]
To the extent possible within the plan, open space areas should be connected.
[3]
Such areas shall be identified and designated "common open space."
[4]
Where applicable, such areas shall be deeded in perpetuity to a homeowners' association made up of all the property owners in the plan, or an organization to operate under bylaws approved by the Township Solicitor.
[5]
The open space shall be provided with access points which shall also be considered open space and shall be a minimum of 10 feet in width extending from the public streets to each such area designated "open space."
(g)
Connection to public utilities. All lots containing buildings shall be connected to public sewer and water supplies operated by a public authority or by a public utility company.
§ 192-18 R-1 Residential District.
[Amended 7-23-2001 by Ord. No. 96; 2-10-2025 by Ord. No. 186]
A.
Purpose. The R-1 Residential District is established to provide areas for low-intensity residential uses where the provision of public utilities is not expected until the anticipated build-out of the residential districts with available public water and sanitary sewerage.
B.
Principal permitted uses. The following uses shall be permitted by right in the R-1 District subject to meeting all applicable requirements set forth in this section and chapter relative to lot dimensions, development and performance standards and other regulations:
C.
Accessory uses.
(1)
Private garages and parking areas.
(2)
Outbuildings for the storage of garden or farm equipment, and housing of farm or domestic animals.
(3)
Private recreation facilities for the use of the residents of the property and their guests.
(4)
Roadside stands for the sale of agricultural produce grown on land located within the Township.
(5)
Private kennel, maximum of six dogs regardless of age, or stable for the noncommercial use of the residents of the property only. No horses may be kept on lots smaller than two acres. On a lot of two acres, only one horse may be kept. On lots between two and 10 acres, one horse may be kept, plus one additional horse per each acre after the second acre, fractions of acres excluded, with no limits on properties over 10 acres.
(7)
Watershed and water impoundments, including stormwater management structures and ponds.
D.
Conditional uses.
(1)
Development models. Development proposed in the R-1 Residential District may conform to the following development model as a conditional use, more specifically set forth in Appendix E attached to this chapter:[1]
(a)
Large lot rural subdivision.
[1]
Editor's Note: Appendix E is included at the end of this chapter.
(2)
Transient dwelling use of single-family dwelling (TDU).
F.
Site standards for permitted uses in Subsection B(1) through (5) and uses by special exception, except as otherwise specified:
(1)
Dimensional standards.
(a)
Minimum lot area: 43,560 square feet (one acre) or minimum as required for on-lot septic disposal.
(b)
Minimum lot width: 125 feet at front setback line.
(c)
Minimum front yard depth: 50 feet.
(d)
Minimum side yard depth: 15 feet (two required).
(e)
Minimum rear yard depth: 25 feet.
(f)
Minimum yard depth adjacent to a public road: 50 feet.
(2)
Design standards.
(b)
Sidewalks. Within development models where the gross residential density equals or exceeds two dwelling units per acre, sidewalks, designed and constructed as per the provisions of the Subdivision and Land Development Ordinance, shall be required. However, nothing in this provision is intended to prohibit sidewalks within the building envelope of any proposed lot for recording.
(c)
Accessory structures and buildings. Accessory structures or buildings shall be located not less than 10 feet from the side or rear lot line.
§ 192-19 R-2 Residential District
[Amended 7-23-2001 by Ord. No. 96; 2-28-2011 by Ord. No. 141; ]2-10-2025 by Ord. No. 186
A.
Purpose. The purpose of the R-2 Residential District is to provide areas in which primarily single-family and two-family dwellings may be accommodated in a rural setting.
C.
Accessory uses.
(1)
Private garages and parking areas.
(2)
Outbuildings for storage of garden and leisure equipment and housing domestic pets.
(3)
Recreation facilities for the use of the residents of the property and their guests only.
(4)
Private kennel, maximum six dogs regardless of age, or stable for the noncommercial use of the residents of the property only, on a lot of at least two acres, provided that, on such a lot, only one horse may be kept, plus one additional horse for each additional acre up to 10 acres, fractions of acres excluded, with no limits on properties over 10 acres.
D.
Conditional uses.
(1)
Development models. Development proposed in the R-2 Residential District may conform to one of the following development models as conditional uses, more specifically set forth in Appendix E attached to this chapter:[1]
[1]
Editor's Note: Appendix E is included at the end of this chapter.
(2)
Transient dwelling use of single-family dwelling (TDU).
F.
Site standards for permitted uses in Subsection B(1) through (5) and uses by special exception except as otherwise specified.
(2)
Design standards.
(b)
Sidewalks. Within permitted development models where the gross residential density equals or exceeds two dwelling units per acre, sidewalks, designed and constructed as per the provisions of the Subdivision and Land Development Ordinance, shall be required. However, nothing in this provision is intended to prohibit sidewalks within the building envelope of any proposed lot for recording.
(c)
Accessory structures and buildings. Accessory structures or buildings shall be located not less than 10 feet from the side or rear lot line.
§ 192-20 R-3M Multifamily Residential District.
[Amended 7-23-2001 by Ord. No. 96; 7-23-2001 by Ord. No. 96; 9-29-2008 by Ord. No. 124; 9-29-2008 by Ord. No. 125; 7-23-2019 by Ord. No. 171; 2-10-2025 by Ord. No. 186]
A.
Purpose. The purpose of the R-3M Multifamily Residential District is to provide areas convenient to major traffic arteries and accessible to public utilities for multifamily planned residential developments where the characteristics of such development will have a minimum impact on the rural character of the Township and on Township roads and services. A planned residential development includes minimum disturbance of existing land surface, forest and drainage patterns on the site, and substantial areas of permanent open space.
B.
C.
Accessory uses.
D.
Conditional uses.
(1)
General agricultural operations on at least three acres of land if commenced after the adoption of this chapter or at least 1 1/2 acres if not involving the raising of domestic animals or fowl.
(a)
No animal shelter shall be located within 100 feet of the closest property line.
(b)
Field crops or gardens shall be located in side and rear yards only.
(c)
Parcel or tracts registered under the Agricultural Security Act prior to the adoption of this chapter shall enjoy the protection afforded to agricultural uses provided by said Act.
(2)
Transient dwelling use of single-family dwelling (TDU).
E.
Uses by special exception. There are no special exceptions in the R-3M Multifamily Residential District.
F.
Site standards for permitted uses in Subsection B, except as otherwise specified.
(1)
Dimensional standards.
(a)
Minimum site size: 20 contiguous acres.
(b)
Site buffer options within the site and abutting site boundaries:
[1]
Single-family detached dwelling lots meeting the requirements in the R-1 Zoning District;
[2]
Single-family detached dwelling lots with no dwelling less than 50 feet from the site boundary;
[3]
Multifamily dwelling development with no part of any building less than 125 feet from the site boundary; or
[4]
A buffer of less depth, recommended by the Planning Commission and approved by the Board of Supervisors, at its option, where slopes exceeding 25% or dense woods will create a visual barrier for adjacent properties outside the site, provided such barrier is made a part of the open space in the plan and is maintained as a visual barrier.
(c)
Minimum individual property dimensions.
[1]
Single-family detached dwelling lots:
Size of Lot (in square feet) | Separate Lots | |||
|---|---|---|---|---|
15,000 | 10,000 | 6,000 | 43,560 | |
Lot width (feet) | 80 | 60 | 60 | 125 |
Front yard depth (feet) | 40 | 20 | 20 | 50 |
Side yard depth (feet) | 10 | 10 | 10 | 15 |
Rear yard depth (feet) | 25 | 25 | 25 | 25 |
NOTE: Lot width is measured at front setback line; side yard depth abutting a road shall be not less than the front yard depth on the same lot. | ||||
[2]
Single-family detached dwelling lots outside of a planned residential development: 43,560 square feet (one acre).
[5]
Lot width at front building line: 100 feet.
[6]
Front yard depth: 20 feet.
[7]
Side yard depth: 15 feet.
[8]
Side yard depth adjacent to a street: 20 feet.
[9]
Side yard depth adjacent to a single-family or two-family lot: 25 feet.
(2)
Design standards.
(a)
Distribution of dwelling types:
[1]
Not more than 35% of the total site area shall be devoted to multiple-family dwellings.
[2]
Not more than 15% of the total site area shall be devoted to double dwellings.
[3]
At least 50% of the total site area shall be devoted to single-family detached dwellings.
[4]
At least 40% of the site area devoted to single-family dwellings shall be lots not less than 10,000 square feet in area.
[5]
Thirty percent of the site area devoted to single-family dwellings may be lots greater than 8,000 square feet in area, but less than 10,000 square feet in area.
[6]
Thirty percent of the site area devoted to single-family detached dwellings may be lots not less than 6,000 square feet in area.
[7]
Two lots not less than 6,000 feet each in area may be substituted for any double dwelling lot.
(b)
Minimum distance between buildings on the same lot:
[1]
Front or rear long walls of two buildings face each other: 50 feet.
[2]
Front or rear wall of one building faces end wall of a second building: 35 feet.
[3]
End walls of two buildings face each other: 25 feet.
[4]
Walls shall be considered as facing one another if they are parallel or form an angle of not more than 45º.
[5]
In no case shall two buildings be closer together at any point than 25 feet.
[6]
Where building walls are not parallel to each other, the average distance between the nearest end corners of each building and between the more remote end corners of each building on the walls that face each other shall be used to meet the minimum separations requirements.
(c)
Open space: minimum of 10% of gross site area:
[1]
Open space, including land in conservation easements, or land donated to public agencies, may include land whose slope exceeds 25%, rock outcrops, floodplains as indicated on the Flood Hazard Boundary Maps of the Township, areas of mature woods, stormwater management facilities, parks or playgrounds.
[2]
To the extent possible within the plan, open space areas should be connected.
[3]
Such areas shall be identified and designated as "open space."
[4]
Where applicable, such areas shall be deeded in perpetuity to a homeowners' association made up of all the property owners in the plan, or an organization formed to operate under bylaws approved by the Township Solicitor.
[5]
Such areas shall be provided with access points and also considered open space, a minimum of 10% in width, from public streets to each such area designated "open space."
G.
Development densities.
§ 192-21 R-4 PRD Residential District.
(Reserved for future use)
§ 192-22 R-5B Residential Business District.
[Amended 7-23-2001 by Ord. No. 96; 9-29-2008 by Ord. No. 125; 2-10-2025 by Ord. No. 186]
A.
Purpose. The purpose of the R-5B Residential Mixed-Use District is to allow for large planned developments which include residential, business, recreational uses and open space in a plan with public sanitary sewer and water service and significant bufferyards.
B.
Principal permitted uses.
(1)
Single-family detached dwellings but not including mobile homes.
(2)
Double dwellings.
(3)
Quadraplex.
(4)
Corporate offices but not including any manufacturing, assembly, distribution, sales or warehousing.
(5)
Recreational facilities, including but not limited to golf course, court game complex or swimming pool, none of which shall include a restaurant, bar, or meeting rooms.
(6)
Adams Township facilities and services.
(7)
Forestry.
D.
Conditional uses.
(1)
Planned residential development, which shall include single-family and double dwellings, but not including manufactured housing, on a minimum forty-acre lot. See Article VI for specific design criteria and required submittal information.
(2)
Transient dwelling use of single-family dwelling (TDU).
E.
Uses by special exception.
(1)
Convenience retail, limited to food market, bakery, dairy store, pharmacy, banking machine, and temporary real estate office limited to sales within the development plan where the office is located and in operation only until the last property in the plan is sold.
(3)
Conference centers for planned business meetings, including housing, restaurant, meeting rooms and recreation facilities, available only to conference attendees and their guests.
(4)
Membership club centered on a recreation facility, but may include restaurant, bar, health club, meeting and/or banquet facilities.
F.
Site standards for permitted uses in Subsection B and uses by special exception, except as otherwise specified.
(1)
Dimensional requirements.
(a)
Minimum area of tract to be developed: 100 acres.
(c)
Minimum separate property dimensions.
[1]
Single-family detached dwellings:
[a]
Lot area: not more than 25% of the lots at least 15,000 square feet and remainder of lots at least 20,000 square feet.
[b]
Lot width at front setback line: 80 feet.
[c]
Setback from street: 50 feet.
[d]
Setback from street: 30 feet when the following standards are met:
[i]
Ninety-foot minimum building lot width.
[ii]
Finished first floor elevation of residential structure does not exceed four feet above or below final street grade.
[iii]
Garages and parking areas are in side yards and screened by a planted buffer or four-foot opaque fence of material consistent with residential structure.
[iv]
Rear yard is at five-percent slope or less, and less than 30 feet from rear setback line to top or bottom of a slope greater than 3 to 1.
[e]
Setback from side lot line: 10 feet.
[f]
Setback from rear lot line: 25 feet.
(2)
Design standards.
(b)
Connection to public utilities. All lots containing a building shall be connected to public sewer and water supplies operated by a public authority or by a public utility company.
(c)
Access to lots within a mixed-use plan. Principal vehicular access to corporate offices, recreation areas and/or conference centers shall not include streets to which residential lots have direct access.
(d)
Open space areas shall be kept in their natural state, but may be used for trail systems, and shall be separately recorded as separate properties. Open space areas shall be administered by an association of all property owners in the plan or by one or more owners of property in the plan, but access to the open space shall not be denied to any residents of the plan or any property owner. The developer of the plan shall maintain the open space areas until the formation of the association, and he shall be a member of the association as long as he has an interest in property in the plan.
G.
Development densities.
(1)
Single-family detached dwellings: 1 1/2 dwellings per acre.
(2)
Double dwellings: three dwelling units per acre.
(3)
Single-family attached dwellings: six dwelling units per acre.
(4)
Overall density of all housing areas combined: 2 1/2 dwelling units per acre.
(5)
Nonresidential (offices, conference center and uses enumerated): densities based on size of tract to maximum of 10% of total site area.
§ 192-23 C Commercial District.
[Amended 7-23-2001 by Ord. No. 96; 2-10-2025 by Ord. No. 186]
A.
Purpose. The purpose of the C Commercial District is to provide strategically located areas for retail sales and personal service businesses to satisfy the needs of local residents for basic commodities.
B.
Principal permitted uses.
(1)
Antique sales.
(2)
Bakery with on-site retail sales.
(3)
Beauty or barber shop.
(4)
Branch bank or savings and loan office.
(5)
Day-care center.
(6)
Dairy store or delicatessen.
(7)
Dry cleaning pickup and delivery outlet.
(8)
Pharmacy.
(9)
Florist shop.
(10)
Funeral home.
(11)
Laundry, coin-operated.
(12)
Medical or dental office or clinic.
(13)
Professional services offices.
(14)
Real estate sales office.
(15)
Restaurant without drive-through service.
(16)
Studios for photography, graphic arts, instruction or exhibition.
(17)
Audio/video tape rental.
(18)
Public utility service buildings, structures and facilities.
(19)
Municipal facilities and services.
(20)
Forestry.
(21)
Transient dwelling use of single-family dwelling (TDU).
C.
Accessory uses.
(1)
Parking areas and business service areas.
(2)
Apartments on the second floor of a building, the first floor of which is occupied by a permitted use, but not more than one such apartment for each acre of land on the property, fractions of acres excluded.
(3)
Outbuilding for the storage of garbage and/or property maintenance equipment.
E.
F.
Site standards for permitted uses in Subsection B(1) through (19), conditional uses and uses by special exception, except as otherwise specified.
(1)
Dimensional standards.
(a)
Lot area: 21,780 square feet where the lot is connected to public sewers, or 43,560 square feet where sewers are not available.
(b)
Lot width: 100 feet at front setback line.
(c)
Front yard depth: 50 feet.
(d)
Side yard depth: 15 feet (two required).
(e)
Rear yard depth: 25 feet.
(f)
Yard depth adjacent to a public road: 50 feet.
§ 192-24 B Business District.
[Amended 7-23-2001 by Ord. No. 96; 2-10-2025 by Ord. No. 186]
A.
Purpose. The purpose of the B Business District is to provide areas for employment opportunities and business development, including retail, office, and related activities, with direct access to high-volume roadways.
B.
Principal permitted uses.
(1)
Automotive sales, including new and used cars, motorcycles, recreation vehicles, mobile homes, trucks or farm equipment, with or without service facilities, but if provided, service facilities shall be in an enclosed structure with no outdoor storage of discarded vehicles or parts.
(2)
Automobile service station for the sale of gasoline, oil, tires, batteries, and accessories and car washing only.
(3)
Bakery with on-site retail sales.
(4)
Bank or savings and loan office, including drive-through and automated facilities.
(5)
Beverage distributor.
(6)
Bowling alley and similar indoor recreation facilities.
(7)
Building materials sales.
(8)
Catering services.
(9)
Clothing or footwear sales or repair.
(10)
Clubs, lodges, or fraternal or social organizations.
(11)
Copying services.
(12)
Dance, art, self-defense or exercise instruction studio.
(13)
Dairy store or delicatessen.
(14)
Drug store or pharmacy.
(15)
Factory outlet sales.
(16)
Food market or supermarket.
(17)
Gardening materials sales and/or nursery.
(18)
Hardware store.
(19)
Hobby or arts and crafts sales.
(20)
Hotel or motel.
(21)
Household appliance and furniture sales and service.
(22)
Laundry, coin-operated, and/or dry cleaning pickup and delivery outlets.
(23)
Jewelry, watch, china, and silverware sales and repair.
(24)
Medical or dental office or clinic.
(25)
Offices, business or professional.
(26)
Office park development including no manufacturing or warehousing on the premises and with a coverage of buildings on the land not to exceed 25%.
(27)
Office supplies and equipment sales and service.
(28)
Personal services, such as beauty or barber shop.
(29)
Pet shop and supplies.
(30)
Quick stop sales, including gasoline sales.
(31)
Recording, radio, or TV studios.
(32)
Restaurants, with or without drive-through service.
(33)
Sporting and outdoor goods sales.
(34)
Veterinarian office.
(35)
Audio/video tape rental.
(36)
Wholesale sales.
(37)
Several principal permitted or approved special exception uses in the same or nearby buildings on the same lot with shared parking.
(38)
Public utility service buildings, structures and facilities.
(39)
Municipal facilities and services.
(40)
Forestry.
(41)
Transient dwelling use of single-family dwelling (TDU).
E.
Uses by special exception.
F.
Site standards for permitted uses in Subsection B, conditional uses and uses by special exception, except as otherwise specified.
(1)
Lot area: 21,780 square feet where the lot is connected to public sanitary sewers or 43,560 square feet where sewers are not available.
(2)
Lot width: 100 feet at front setback line.
(3)
Front yard depth: 50 feet.
(4)
Side yard depth: 15 feet (two required).
(5)
Rear yard depth: 25 feet.
(6)
Yard depth adjacent to a public road: 50 feet.
§ 192-25 I Industrial District.
[7-23-2001 by Ord. No. 96; 9-29-2008 by Ord. No. 125; 1-11-2016 by Ord. No. 155; 12-11-2017 by Ord. No. 163; 4-24-2023 by Ord. No. 181; 2-10-2025 by Ord. No. 186]
A.
Purpose. The purpose of the I Industrial District is to provide areas without severe topographic constraints, and with adequate road and rail access, which is isolated from residential neighborhoods, for manufacturing, nonretail commercial activities and similar operations.
B.
Principal permitted uses.
(1)
Sales of new and/or used automobiles, motorcycles, recreation vehicles, mobile homes, trucks or farm equipment, with or without service facilities, but if provided, service facilities shall be in an enclosed structure with no outdoor storage of discarded vehicles or parts thereof.
(2)
Auto service and repair, auto detailing and car washing only if conducted within an enclosed building, with vehicle parts, frames and bodies stored either within an enclosed structure or completely surrounded by an opaque fence at least six feet in height.
(3)
Beverage distributors.
(4)
Bakery.
(5)
Bottling works.
(6)
Bowling alley and similar indoor recreation facilities.
(7)
Building materials and hardware sales and storage.
(8)
Catering service limited to the provision of food on the customer's premises.
(9)
Clothing manufacture.
(10)
Cold storage, locker food storage, or self-service storage facility.
(11)
Contractors' storage yard and office.
(12)
Cosmetics and legal drug manufacture.
(13)
Dance, art, self-defense or exercise instruction studios.
(14)
Electrical components manufacture.
(15)
Factory outlet sales.
(16)
Furniture and hardware manufacture.
(17)
Gardening materials sales and/or nursery.
(18)
Hotel or motel.
(19)
Laundry or dry-cleaning plant.
(20)
Machinery manufacture and fabrication with or without offices.
(21)
General business offices.
(22)
Office supplies and equipment sales and service.
(23)
Precision instrument manufacture.
(24)
Printing, publishing and bookbinding.
(25)
Pet shop and supplies.
(26)
Recording, radio, or TV studios.
(27)
Research laboratories.
(28)
Specialty machinery manufacture not involving drop forgings.
(29)
Tool, die and pattern manufacture.
(30)
Truck terminals, including offices, dormitories, transfer depots, truck servicing and repair facilities.
(31)
Veterinarian office.
(32)
Wholesale business.
(33)
Forestry.
(34)
Transient dwelling use of single-family dwelling (TDU).
C.
Accessory uses.
D.
Conditional uses.
(4)
Indoor firing ranges. The minimum site standards for an indoor firing range shall be as set forth in § 192-25F(1)(a) to (f). In addition, the decibel level for indoor firing range shall not exceed 60 dBa at all property lines, without the express written consent of the adjacent property owner(s).
E.
Uses by special exception.
(1)
Where such use is not specifically listed under principal permitted uses, manufacturing of finished products from previously prepared materials made of wood, glass, textiles, cork, leather, horn, shell, fur, feathers, hair, rubber, paper, plastics or metal (see § 192-51B).
(4)
Single-family detached dwellings.
(5)
Double dwellings.
§ 192-26 GT Gateway Transition District.
A.
Purpose. The purpose of the GT Gateway Transition District is to provide an area linking Mars Borough with the SR 228 corridor where a mix of neighborhood-scale retail, office, service and residential uses can be accommodated.
B.
Principal permitted uses.
D.
Conditional uses.
E.
Uses by special exception. There are not uses by special exception in the GT Gateway Transition District.
F.
Site standards for permitted uses in Subsection B and conditional uses, except as otherwise specified:
(1)
Lot area: 14,520 square feet where the lot is connected to public sanitary sewers or 21,780 square feet where sewers are not available.
(2)
Lot width: 100 feet at front setback line.
(3)
Front yard depth: 30 feet.
(4)
Side yard depth: 15 feet (two required).
(5)
Rear yard depth: 25 feet.
(6)
Yard depth adjacent to a public road right-of-way: 40 feet.
§ 192-27 Permitted residential and nonresidential uses by district.
The Schedule of Permitted Residential Uses by District (which does not include development models) and the Schedule of Permitted Nonresidential Uses by District are included at the end of this chapter.
§ 192-28 Dimensional standards.
The Schedule of Dimensional Standards is included at the end of this chapter.
§ 192-29 Development densities.
The Schedule of Development Densities is included at the end of this chapter.