Adams Township Butler County
City Zoning Code
City Zoning Code
ARTICLE V
Overlay Zoning Districts
§ 192-30 General provisions.
A.
Overlay zoning district boundaries shall be identified on the Official Overlay Zoning Map which is hereby adopted by reference as Appendix B and declared to be a part of this chapter.[1]
[1]
Editor's Note: Appendix B, Adams Township Official Overlay Zoning Map, is included as an attachment to this chapter.
B.
Determination as to whether a property is situated within one of the designated overlay zoning districts shall be made by the Code Enforcement Officer as per the rules established in Subsection C.
C.
Where a recorded parcel situated within one of the designated overlay zones abuts in whole or in part the State Route 228 right-of-way line and is divided by an overlay zone boundary line, the following is applicable.
[Amended 2-12-2018 by Ord. No. 164]
(1)
A land use or uses permitted in the overlay zone or zones wherein the property is situated may be developed on that portion of the recorded parcel which extends beyond the overlay zone boundary line, provided that:
(2)
The provisions of this section shall dictate where the owner/applicant chooses the overlay district use option.
§ 192-31 Route 228 Overlay District.
[Added 2-12-2018 by Ord. No. 164[1]]
A.
Location and district boundaries. The Route 228 Overlay District is situated within the State Route 228 Corridor specifically identified on the Overlay Zoning Map, incorporated as Appendix B to this chapter.[2]
[2]
Editor's Note: Appendix B is included as an attachment to this chapter.
B.
Planning objective. The establishment of the Route 228 Overlay District is to provide for a variety of commercial land use options with direct or indirect access to the State Route 228 Corridor at a scale and with structural elements which are in concert with the existing residential and nonresidential development in that area of Adams Township.
E.
Accessory uses.
(1)
No accessory structure occupied by a permitted accessory use shall exceed the square footage of the footprint of a permitted principal use on the same lot.
(2)
No accessory structure shall be permitted in the front yard and all accessory structures shall be set back in conformance with setbacks established for principal uses and structures, except as otherwise specified.
(3)
Uses of land or of a building or portion thereof customarily incidental and subordinate to the principal permitted use of the land or building and located on the same lot with the principal use.
F.
Minimum dimensional standards: see the Table of Minimum Dimensional and Site Design Standards, § 192-39.
[1]
Editor's Note: This ordinance also repealed former § 192-31, T-1 Transition Overlay District.
§ 192-32 through § 192-35. (Reserved) [1]
[1]
Editor's Note: Former §§ 192-32, P-1 Preservation Overlay District, 192-33, T-2 Transition Overlay District, 192-34, T-3 Transition Overlay District, and 192-35, P-2 Preservation Overlay District, were repealed 2-12-2018 by Ord. No. 164.
§ 192-36 Personal Services Overlay District.
[Added 2-12-2018 by Ord. No. 164[1]]
A.
Location and district boundaries. The Personal Services Overlay District is situated within the State Route 228 Corridor specifically identified on the Overlay Zoning Map, incorporated as Appendix B to this chapter.[2]
[2]
Editor's Note: Appendix B is included as an attachment to this chapter.
B.
Planning objective. The establishment of the Personal Services Overlay District is to provide for a variety of commercial land use options with predominantly indirect access to the State Route 228 Corridor at or near specific intersections. The scale and structural elements shall be in concert with the existing residential and nonresidential development in those areas of Adams Township.
E.
Accessory uses.
(1)
No accessory structure occupied by a permitted accessory use shall exceed the square footage of the footprint of a permitted principal use on the same lot.
(2)
No accessory structure shall be permitted in the front yard and all accessory structures shall be set back in conformance with setbacks established for principal uses and structures, except as otherwise specified.
(3)
Uses of land or of a building or portion thereof customarily incidental and subordinate to the principal permitted use of the land or building and located on the same lot with the principal use.
F.
Minimum dimensional standards: see the Table of Minimum Dimensional and Site Design Standards, § 192-39.
[1]
Editor's Note: This ordinance also repealed former § 192-36, T-4 Transition Overlay District.
§ 192-37 Overlay district use option.
A.
Applicability. All undeveloped parcels, whether previously recorded or created through the subdivision review and approval process, as outlined in the Adams Township Subdivision and Land Development Ordinance,[1] which are situated in whole or in part in one of the State Route 228 Overlay Zoning Districts shall be developed in conformance with the provisions of Article V, § 192-39 of this chapter, where the property owner chooses to develop a land use listed in § 192-38 in one of the State Route 228 Overlay Zoning Districts.
[Amended 2-12-2018 by Ord. No. 164]
B.
Review and approval procedures.
(1)
A property owner/developer who chooses to develop land situated in one of the State Route 228 Overlay Zoning Districts shall submit to the Township Code Enforcement Officer at least three copies of a development narrative and all information required by this section. Said development narrative shall be accompanied by the following information:
(a)
Name, address and telephone number of the owner of the property proposed for development.
(b)
Parcel identification number, size of parcel and parcel dimensions.
(c)
Overlay zoning district(s) within which the subject parcel is situated.
(d)
Abutting road rights-of-way and intended location of primary access.
(e)
Use or uses proposed to be developed.
(f)
Location of closest public utilities (water and sanitary sewerage) to subject parcel.
(g)
Planning objectives to be achieved with the proposed development.
(h)
Areas identified as a public right-of-way on the Official Map adopted by Adams Township.
(2)
Prior to formal submission of a land development plan application, the owner/developer shall attend an informal work session with the Township Code Enforcement Officer, select members of the Planning Commission, representatives of the Pennsylvania Department of Transportation and other parties as deemed appropriate by the Township. At this work session the requirements of the land development review and approval process, dimensional and site design standards enumerated in this article, owner/developer responsibilities as outlined in the overlay participation development agreement (Appendix C), and the rights-of-way dedication, development bonus intersection participation fee (Appendix D) and public access road funding mechanism shall be discussed.[2]
[2]
Editor's Note: Appendix D is included as attachments to this chapter. Former Appendix C, Overlay Participation Development Agreement, was repealed 11-8-2021 by Ord. No. 180.
(3)
Formal submission of a land development plan application for land situated in one of the State Route 228 Overlay Zoning Districts shall be in conformance with the provisions of the Adams Township Subdivision and Land Development Ordinance of 1990,[3] as amended. All required information, including application and fees, shall be submitted a minimum of 28 days prior to the next regularly scheduled Planning Commission meeting. Incomplete or otherwise deficient land development applications shall be returned to the applicant.
[Amended 2-12-2018 by Ord. No. 164]
(4)
The Township Engineer shall, as a part of the required review of an application for land development approval, specifically identify and locate the rights-of-way generally located on the Adams Township Official Map, where such right-of-way occur, in whole or in part, on the subject property. The presence of such right-of-way on the property proposed for development shall dictate the options available to the owner/developer for the development bonus.
(5)
The final land development plan recommended for approval by the Adams Township Planning Commission shall be in compliance with all provisions of the applicable sections of this article, specifically applicable sections of this chapter generally, and all provisions of the Adams Township Subdivision and Land Development Ordinance, where applicable, including all referenced tables, charts, and appendices. Any request for a deviation, revision, deletion or addition to the specific provisions identified herein shall be treated as a variance to this chapter and shall be referred to the Adams Township Zoning Hearing Board for public hearing, as per the provisions of § 192-74H.
(6)
Where a request for a modification of the design standards for required public improvements on a land development plan is made, the procedure for recommendation and approval of such modification shall conform to the provisions of § 167-49, Modifications, of the Adams Township Subdivision and Land Development Ordinance of 1990, as amended.[4]
C.
Administration. Following final approval of a land development plan application by the Adams Township Supervisors and prior to the issuance of any Township zoning/building permits, the following documents shall be prepared and submitted by the owner/developer:
(1)
Two signed and notarized copies of the overlay participation development agreement for recording by Adams Township with the approved final land development plan.
(2)
A projected development schedule with approximate dates for the installation of all public and private improvements, including public water and sanitary sewerage, access driveways, parking, lighting, landscaping and stormwater management facilities.
(3)
A copy of the escrow fund account, where applicable, established by the owner/developer at a lending institution of his or her choice for participation in the future funding of costs associated with the design and construction of the public access roads identified on the Adams Township Official Map.
(4)
An affidavit signed by the owner/developer acknowledging agreement in general with all conditions of approval as expressed by the Adams Township Board of Supervisors in its motion to approve the land development plan application, and provisions in particular relating to the abandonment of the temporary access driveway providing primary access to the subject land development and to the owner/developers' participation in the funding of the engineering and construction costs related to the installation of the public access road as identified on the Adams Township Official Map, and the improvement of certain intersections within the State Route 228 Corridor, including a closed loop system.
D.
Adaptive reuse. For the purposes of implementing the provisions of this article, the use and occupancy of nonconforming and conforming structures within the State Route 228 Corridor on land in part of or in whole within one of the overlay zoning districts shall be permitted as follows:
[Amended 2-28-2011 by Ord. No. 141; 2-12-2018 by Ord. No. 164]
(1)
Said use shall be listed as a permitted use as per the table in § 192-38, Permitted Uses by District.
(2)
All applicants and/or property owners shall submit three copies of a narrative and required information as specified, for review and approval as a land development.
(4)
The applicant and/or property owner shall provide Adams Township with all required documentation as per this article.
(5)
The occupancy load shall not exceed that of a residential use, and no expansion of the private, on-lot septic disposal system or additional wells shall be necessitated by the reuse of the property.
(6)
The overlay participation agreement shall be signed and executed by the applicant and/or property owner.
E.
Existing roadways. Existing Township roadways which have not been improved for increased capacity and safety, or which function primarily as residential collector roadways, shall not be used as direct or indirect conduits to developing areas within the overlay zoning districts.
[Amended 2-12-2018 by Ord. No. 164]
§ 192-38 Permitted uses by district.
[Amended 9-29-2008 by Ord. No. 125; 7-11-2016 by Ord. No. 158; 2-12-2018 by Ord. No. 164; 2-10-2025 by Ord. No. 186]
The Table of Permitted Uses by District is as follows:
Route 228 Overlay District Uses | ||
|---|---|---|
Use | Permitted Use | Conditional Use |
Automotive service including collision repair and auto painting only if conducted entirely within an enclosed building, with discarded parts or junk vehicles stored within an enclosed building; no exterior storage or parking of vehicles or parts | X | |
Automotive sales, including new and used cars, motorcycles, recreation vehicles, mobile homes, trucks or farm equipment, without service facilities | X | |
Bakery with baking limited only to goods for daily retail sales on the premises, maximum seating for 20 persons | X | |
Bank or savings and loan office, including drive-through and automated facilities | X | |
Banquet hall and/or catering services | X | |
Beverage distributor | X | |
Boarding kennel | X | |
Business services | X | |
Clubs, lodges, or fraternal or social organizations | X | |
Convenience store, including automotive service for the sale of gasoline, oil, tires, batteries, and accessories and car washing | X | |
Conversion structure | ||
Dairy store or delicatessen, maximum seating for 20 persons | X | |
Dance, art, self-defense or exercise instruction studios | X | |
Day-care center | X | |
Drive-in/fast-food restaurant | X | |
Factory outlet sales | X | |
Food market or supermarket | X | |
Funeral home | X | |
Gardening materials sales and/or nursery | X | |
General retail (25,000 square feet and less) | X | |
Government facilities or services, including but not limited to police or fire stations, emergency medical services facilities, post office, library, or similar uses | X | |
Hospitals, outpatient medical facilities | X | |
Hotel or motel, full service, including restaurant, meeting room and lounge | X | |
Indoor recreation facilities, including but not limited to video arcades, ice rinks, soccer, archery, bowling alleys | X | |
Laundry, coin-operated, and/or dry-cleaning pickup and delivery outlet | X | |
Liquor store | X | |
Mixed use, general or specialty retail, or office on first floor, residential or office on 2nd floor, residential only above | X | |
Museums | X | |
Office park, no manufacturing or warehousing on the premises | X | |
Office, business or professional | X | |
Outpatient medical facility | X | |
Personal services | X | |
Public utility facilities | X | |
Restaurant, excluding drive-through | X | |
Specialty retail | X | |
Studios and art galleries for photography, graphic arts, instruction or exhibition | X | |
Transient dwelling use of single-family dwelling (TDU) | X | |
Veterinary services | X | |
PRDs, single-family residential | X | |
PRDs, single and multifamily residential | X | |
Park and ride commuter lots, bus stations | X | |
Other commercial uses | X | |
Personal Services Overlay District Uses | ||
|---|---|---|
Use | Permitted Use | Conditional Use |
Automotive service including collision repair and auto painting only if conducted entirely within an enclosed building, with discarded parts or junk vehicles stored within an enclosed building; no exterior storage or parking of vehicles or parts | ||
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 | ||
Bakery with baking limited only to goods for daily retail sales on the premises, maximum seating for 20 persons | X | |
Bank or savings and loan office, including drive-through and automated facilities | X | |
Banquet hall and/or catering services | X | |
Beverage distributor | X | |
Business services | X | |
Clubs, lodges, or fraternal or social organizations | X | |
Convenience store, including automotive service for the sale of gasoline, oil, tires, batteries, and accessories and car washing | ||
Conversion structure | X | |
Dairy store or delicatessen, maximum seating for 20 persons | X | |
Dance, art, self-defense or exercise instruction studios | X | |
Day-care center | X | |
Drive-in/fast-food restaurant | ||
Factory outlet sales | ||
Food market or supermarket | ||
Funeral home | X | |
Gardening materials sales and/or nursery | X | |
General retail (5,000 square feet and less) | X | |
Government facilities or services, including but not limited to police or fire stations, emergency medical services facilities, post office, library, or similar uses | X | |
Hospitals, outpatient medical facilities | ||
Hotel or motel, full service, including restaurant, meeting room and lounge | ||
Indoor recreation facilities, including but not limited to video arcades, ice rinks, soccer, archery, bowling alleys | X | |
Laundry, coin-operated, and/or dry-cleaning pickup and delivery outlet | X | |
Liquor store | X | |
Mixed use, general or specialty retail, or office on first floor, residential or office on 2nd floor, residential only above, totalling 5,000 square feet and less | X | |
Museums | X | |
Office park, no manufacturing or warehousing on the premises | X | |
Office, business or professional | X | |
Outpatient medical facility | X | |
Personal services | X | |
Public utility facilities | X | |
Restaurant, excluding drive-through, totalling 2,500 square feet and less | X | |
Specialty retail | X | |
Studios and art galleries for photography, graphic arts, instruction or exhibition | X | |
Transient dwelling use of single-family dwelling (TDU) | X | |
Park and ride commuter lots | ||
§ 192-39 Minimum dimensional and site design standards.
[Amended 7-23-2001 by Ord. No. 96; 3-7-2005 by Ord. No. 109; 9-29-2008 by Ord. No. 125; 2-28-2011 by Ord. No. 141; 2-12-2018 by Ord. No. 164]
The Table of Minimum Dimensional and Site Design Standards is as follows:
Overlay Zoning Districts | |||
|---|---|---|---|
Table of Minimum Dimensional and Site Design Standards | |||
Route 228 Overlay | Personal Service Overlay | ||
Primary access | Public access road | Public access road | |
Minimum lot area | No minimum | No minimum | |
Minimum lot width | No minimum | No minimum | |
Minimum right-of-way dedication | 40 feet along Route 228; 20 feet along arterial connections | 20 feet along primary corridor | |
Minimum building setbacks | |||
Building setback from property line parallel with Route 228 right-of-way or arterial connection (feet) | 10 | 10 | |
Side yard setback (feet) | 20 | 20 | |
Rear setback from access right-of-way (feet) | 25 | 25 | |
Rear setback from rear property line (feet) | 15 | 15 | |
Edge of paved surface to property line (side and rear yards) (feet) | 10 | 10 | |
Maximum impervious coverage | 70% | 70% | |
Buffer landscaping | |||
Abutting Route 228 (Bufferyard F) (feet) | 25 planted area; 15 within 40 feet right-of-way | 25 planted area; 15 within 40 feet right-of-way | |
Abutting rear and side property line (Bufferyard G) (feet) | 15 planted area | 15 planted area | |
Interior landscaping | |||
Perimeter of parking area | 1 tree/10 spaces | 1 tree/10 spaces | |
Abutting access road | 10-foot planting strip | 10-foot planting strip | |
Building area | No minimum | No minimum | |
Building appearance | |||
Plain concrete block, composition board siding prohibited | |||
Wall materials | Stone, wood, brick, metal, glass | Stone, wood, brick, metal, glass | |
Roofline | Gable, hipped, gambrel, mansard | Gable, hipped, gambrel, mansard | |
Building height | 5 stories | 3 stories | |
Wall delineation, maximum continuous material | Less than 6,000 square feet; one material | Less than 6,000 square feet; one material | |
Wall delineation, maximum continuous material | 6,000 square feet or greater - two materials; 20% minimum of lesser | 6,000 square feet or greater - two materials; 20% minimum of lesser | |
Structural layouts, general (see § 192-47A) | All structures, regardless of size | All structures, regardless of size | |
Lighting | |||
Parking areas | Sharp cutoff luminaire: 20-foot maximum height | Sharp cutoff luminaire: 20-foot maximum height | |
Building area | Optional | Optional | |
Wall washers (security lighting) | Indirect, one per 50 linear feet | Indirect, one per 50 linear feet | |
Signage | |||
Wall-mounted, interior lit, maximum signage per principal structure | 1/10 wall surface, 10% to 75 square feet | 1/20 wall surface, 5% to 50 square feet | |
Monument | 32 square feet | 32 square feet | |
Collective freestanding | 60 square feet | 60 square feet | |
Single-use recorded parcel | 32 square feet | 32 square feet | |
§ 192-39.1 Standards for apartments.
[Added 7-11-2016 by Ord. No. 158]
A.
The Table of Minimum Dimensional and Site Design Standards for apartments in all overlay districts is as follows:
Primary access | Public access road | |
Minimum lot area | 5 acres | |
Minimum lot width | No minimum | |
Minimum building setbacks | ||
Building setback from property line parallel with Route 228 right-of-way (feet) | 35 | |
Side yard setback (feet) | 25 | |
Rear yard setback (feet) | 25 | |
Distance between structures | The greater of 20 feet or 1/2 the height of the taller of the two adjacent structures | |
Maximum lot coverage | 70% | |
B.
Building requirements:
(1)
The maximum height of apartments is to be no more than five stories, or 75 feet, whichever is lesser.
(2)
The maximum height of garden apartments is to be no more than two stories.
(3)
The maximum number of units per building in a garden apartment is eight.
(4)
The minimum unit size in garden apartments and apartments is 600 square feet.
(5)
No dwelling units shall be built totally below-ground; units on slopes may be partially underground.
C.
Other requirements:
(1)
Public water and sewage are required.
(2)
Garden apartments shall have a common open space of not less than 10%.
(3)
All walkways are to be ADA compliant.
(4)
Trash shall be stored in the interior, exterior side, or rear yard. Any trash storage outside shall be screened.
(5)
For buildings with 24 or fewer units, one access driveway is required. For buildings with 25 or more units, a minimum of two access driveways are required.