Annville Township Lebanon County
City Zoning Code
City Zoning Code
PART 4
DISTRICT REGULATIONS
§ 27-400.1 Intent.
[Ord. 652, 12/5/2016]
The intent of the Town Center District is to preserve and enhance the character of Annville’s historic central business district by continuing to permit a mix of quality buildings, which invite reinvestment over time, and by supporting retail, business, professional, governmental, and urban residential uses which are in character with the downtown. Development should respect and promote pedestrians and bicyclists. Parking lots should not dominate the streetscape but be located behind principal buildings.
§ 27-400.2 Uses Permitted by Right.
[Ord. 652, 12/5/2016]
1.
Land, buildings and structures in a TC District shall be used for the following purposes and no others, unless a special exception as provided for in §27-902.
A.
Retail sales of goods within a building such as, but not limited to: antiques, appliances, auto parts, beer, wine, spirits, beverages, bicycles, books, cards, carpeting, clothing, confections, legal drugs, dry goods, electronic equipment, electronic media, flowers, food, furniture, hardware, jewelry, newspapers, notions, office equipment, paint, personal and household supplies, photographic equipment and supplies, sporting goods, stationery, toys, tobacco, and sales and services of computer hardware and software.
B.
Personal or household service establishments conducted within a building such as, but not limited to, barber shops; beauty shops; dog and cat grooming parlors, laundromats, laundry and dry cleaning shops (but not laundry or dry cleaning plants); tailor and seamstress shops; shops renting and repairing household goods, shoes, jewelry and appliances; medical equipment rental shops; electronic media rental shops; and information technology services.
C.
Standard, carryout or fast food restaurants, cafes, taverns or other places serving food and beverages. Drive-through or drive-in service is not permitted. Outdoor eating activity is permitted; provided, that:
(1)
Outdoor eating areas must have all trash containers screened and secured.
(2)
Outdoor eating activity shall not extend beyond 10:00 p.m.
(3)
Outdoor eating activity shall not block or impede a curb, sidewalk or thoroughfare commonly used by the public whether private or public.
(4)
Outdoor menus are permitted up to a maximum area of 10 square feet provided they are removed at the end of each business day.
D.
Drive-through service is permissible at banks and other financial institutions; provided, that:
(1)
It can be conducted with a safe and orderly traffic pattern with sufficient waiting areas for vehicles in line to conduct business, as demonstrated by traffic plans and studies submitted by the applicant and subject to approval by the Township. Access to drive-through facilities shall not be from Main Street.
(2)
A drive-through service window shall be located on an interior side of the lot. Drive-through service windows and traffic lanes are prohibited in the front of a building or a side yard that abuts a street.
(3)
A drive-through service window shall use an existing curb cut. A new curb cut may only be created if it will lead to the elimination of an existing curb cut and provide a safer and more attractive environment for pedestrians, bicyclists and cars than currently exists.
E.
Professional services.
F.
Professional, business or government offices.
G.
Rooming, boarding or lodging houses.
H.
Funeral homes.
I.
Municipal uses.
J.
Places of worship.
K.
Dwelling units on a story above a commercial use.
L.
Single-family detached dwellings or single-family semi-detached dwellings.
M.
Studios.
N.
Libraries, post offices, museums, or art galleries.
S.
Hotels.
T.
Indoor theaters.
U.
Taxi stands or bus stop shelters.
V.
Microbreweries.
W.
Microdistilleries.
X.
Accessory uses and structures to the above uses when on the same lot as and customarily incidental to the permitted use, subject to §27-527.
Y.
Adaptive reuse of an existing structure for more than one use.
§ 27-400.3 Uses Permitted by Special Exception.
[Ord. 652, 12/5/2016]
1.
The following use is permitted when the Zoning Hearing Board grants a special exception in accordance with §27-902:
2.
Commercial parking facilities, subject to the following conditions:
A.
Parking garages shall be designed, to the greatest extent possible, to appear as if they are inhabited by humans, not cars. Like other buildings, their façades shall be compatible with traditional Annville architecture. The first floor façade facing any street shall be used for retail or commercial uses. If in the judgment of the Zoning Hearing Board this is not feasible, retail show windows to give the appearance of a traditional downtown shall be placed in the façade.
B.
No single parking lot shall be more than 25,000 square feet.
C.
Social club; provided, that all club activities shall be conducted within buildings or structures.
§ 27-400.4 Area, Height and Yard Requirements (Except As Otherwise Noted in This Chapter).
[Ord. 652, 12/5/2016]
Maximum Permitted | |
Building Height | See §27-304. |
Building Coverage | 60% |
Total Lot Coverage | 75% |
Minimum Requirements | |
Lot Size | 4,000 Square Feet |
Lot Width at Street Line At Building Setback Line | 20 Feet 20 Feet |
Front Yard | See §27-304. |
Rear Yard | See §27-304. |
Side Yard | See §27-304. |
Between Principal Buildings on the Same Lot | 20 Feet |
§ 27-400.5 Performance Standards in Addition to Those in Part 5.
[Ord. 652, 12/5/2016]
1.
All allowable uses must be nonobjectionable in terms of smoke or dust emission, odors, noise, or glare, and shall not be injurious or have an adverse effect on adjacent areas of the Township. Should the Zoning Officer feel that there is any possibility of the above-mentioned dangers, the applicant must prove the contrary to the Zoning Hearing Board before a permit is issued.
§ 27-401.1 Specific Intent.
[Ord. 652, 12/5/2016]
The Gateway Commercial District will accommodate commercial facilities providing goods and services to the Township’s residential neighborhoods and surrounding communities. This District seeks to enhance safety and traffic movement along Main Street, and maintain the continued economic viability of the corridor.
§ 27-401.2 Uses Permitted by Right.
[Ord. 652, 12/5/2016]
1.
Land, buildings and structures in a GC District shall be used for the following purposes and no others, unless a conditional use as provided for in §27-810, or a special exception as provided for in §27-902 is granted.
A.
Retail sales of goods within a building such as, but not limited to, antiques, appliances, auto parts, beer, wine, spirits, beverages, bicycles, books, cards, carpeting, clothing, confections, legal drugs, dry goods, electronic equipment, electronic media, flowers, food, furniture, hardware, jewelry, newspapers, notions, office equipment, paint, personal and household supplies, photographic equipment and supplies, sporting goods, stationery, toys, tobacco, and sales and services of computer hardware and software. Adult bookstores and similar adult retail businesses are excluded.
B.
Personal or household service establishments conducted within a building such as, but not limited to, barber shops; beauty shops; laundromats, laundry and dry cleaning shops (but not laundry or dry cleaning plants); tailor and seamstress shops; shops renting and repairing household goods, shoes, jewelry and appliances; medical equipment rental shops; and video rental shops.
C.
Municipal use.
D.
Business, professional, or governmental offices or studios.
E.
Banks and other financial institutions. Drive-through service is permissible at these institutions provided it can be conducted with a safe and orderly traffic pattern with sufficient waiting areas for vehicles waiting to conduct business, as demonstrated by traffic plans and studies submitted by the applicant and subject to approval by the Township.
F.
Professional services.
G.
Places of worship.
H.
Social clubs.
I.
Commercial schools for the teaching of trades, arts, or skills; trade schools related to automotive or machinery repair are not permitted, however.
J.
Health and fitness centers or tanning salons.
K.
Restaurants, including fast food, carry-out, standard, and drive-in, cafe, tavern or other places serving food and beverages. Drive-through service is permissible only if it can be conducted with a safe and orderly traffic pattern with sufficient waiting areas for vehicles waiting to conduct business, as demonstrated by traffic plans and studies submitted by the applicant and subject to approval by the Township.
L.
Messenger, dispatch, express and courier services.
M.
Hotels or motels, provided the minimum lot size is 80,000 square feet.
N.
Dog or cat grooming parlors.
O.
Funeral homes and creamatoria.
P.
Commercial greenhouses or nurseries.
Q.
Wholesaling establishments.
R.
Taxi and bus passenger stations.
S.
Indoor theaters (except adult theaters), bowling alleys, skating rinks, tennis or racquetball courts, amusement rooms for the use of electronic and/or mechanical coin operated devices (amusement arcades), and other similar indoor places of amusement, recreation, or assembly, subject to:
(1)
Buildings shall be located a minimum of 80 feet from any exterior lot line or existing street right-of-way.
(2)
The maximum total building coverage shall be 25%.
(3)
All such uses shall comply with all applicable government regulations, including but not limited to State fire safety regulations.
(4)
An amusement arcade shall be located in a separate room, separated from other uses on the premises and from pedestrian circulation to and from such other uses.
(a)
Adequate space shall be provided for each machine so as to allow its use without overcrowding. A minimum width of two feet shall be provided per machine where the machine is designed for use by two players. The depth of the space in front of the machine shall be at least five feet, and there shall be a minimum aisle width beyond this five feet of an additional three feet.
(b)
Readily visible signs shall be installed, with their location, size and text shown in plans submitted to the Zoning Officer, stating that the use of machines by persons under 16 years of age shall be prohibited during normal school hours and, where the premises are used primarily for the serving or consumption of alcohol, that the use of video games by persons under the age of 21 is prohibited at all times.
U.
Libraries, post office, art galleries, museums, or fine arts studios.
V.
Lumber and building materials supply establishments; provided, that a fence a minimum of six feet in height shall enclose all materials stored outside of buildings.
W.
Shop of a carpenter, electrician, metal worker, cabinet maker, upholsterer, plumber, mason, painter, home builder, heating contractor, or similar skilled tradesman; provided, that there shall be no outdoor storage of materials used by the tradesman; nor shall any skills be performed outside a building.
X.
State-licensed day care centers.
Y.
Miniature golf courses, driving ranges, tennis courts, swimming pools and other similar outdoor place of amusement or recreation, subject to:
(1)
Lot area shall be a minimum of three acres.
(2)
All buildings shall be set back a minimum of 75 feet from any exterior property line.
(3)
Maximum building coverage shall be 10%.
(4)
Maximum impervious area shall be 25%.
(5)
Minimum lot width shall be 200 feet.
(6)
All other area, yard and height regulations of the zoning district shall apply.
(7)
Any outdoor swimming pool shall be entirely enclosed with a good quality chain-link or wooden fence with a minimum height of six feet.
Z.
Fire stations.
DD.
Medical office buildings. EE.Shopping centers.
FF.
Car washes subject to:
(1)
An impervious approach apron to accommodate a minimum of five cars per bay shall be constructed for the purpose of avoiding an accumulation of cars backing upon a public thoroughfare, except in the case of a facility where only one bay is provided. In such case, the approach drive or parking area shall be constructed to accommodate a minimum of 10 cars.
(2)
A traffic study shall be submitted which demonstrates that cars will not stack upon a public thoroughfare.
(3)
No building or vacuum shall be located less than 50 feet from any lot line. Such buildings or vacuums shall have planting screens or solid fences at least six feet high along all residential lot lines; such plantings or fences shall be no closer than 25 feet from a public street.
(4)
Car washes shall be limited to the service of cleaning or waxing of vehicles and shall carry out all activities only within an enclosed building.
(5)
The lot shall be so graded that process water shall not run off the lot or onto a public street.
(6)
Car washes shall be required to provide a grease trap within their sewer hookup designed to specifications provided by the plumbing inspector.
(7)
Lot area shall be sufficient to provide space for the building, required yards, drives and vehicle stacking area.
(8)
All vehicle storage shall be designed and located so as not to intrude into any required yards.
(9)
Hours of operation shall be limited so as not to inconvenience adjoining residential properties during normal sleeping hours.
GG.
Automobile service stations and automotive repair garages, subject to the following regulations:
(1)
All repair work shall be performed indoors.
(2)
All automotive parts, dismantled and derelict vehicles, and similar articles shall be stored only within an enclosed building.
(3)
All petroleum pumps and electric charging stations shall be located outside of buildings, no less than 35 feet from any road right-of-way line or lot line.
(4)
No part of a fuel, oil or similar combustible petroleum product storage tank shall be located less than 35 feet from any road right-of-way line or lot line.
(5)
Automotive vehicles without valid, current license plates or state inspection shall be restricted according to this Chapter or other Township ordinances.
(6)
Petroleum pumps and electric charging stations shall be permitted, covered by a canopy.
(7)
No part of a canopy shall be located less than 30 feet from any property line or street right-of-way.
(8)
The applicant shall submit a litter control plan as part of the application for approval.
HH.
Conference centers with professional meeting and training facilities, which may include related lodging and dining facilities. Recreational facilities, service stores and other similar facilities for use exclusively by conference participants and employees shall be permitted in conjunction with the conference center. Motor vehicle race tracks are not permitted.
II.
Microbreweries.
JJ.
Microdistilleries.
KK.
Accessory uses and structures to the above uses when on the same lot as and customarily incidental to the permitted use, in accordance with §27-527.
LL.
Adaptive reuse of an existing structure for more than one use.
§ 27-401.3 Uses Permitted by Special Exception.
[Ord. 652, 12/5/2016]
1.
The following uses are permitted when the Zoning Hearing Board, in accordance with § 27-902, grants special exceptions:
A.
Self-storage units, subject to:
(1)
Off-street parking spaces shall be provided at the rate of one space per each employee, plus four additional spaces if an office is provided.
(2)
In addition to the parking spaces required by subsection .A(1) of this Section, parking/driveway lanes adjacent to the buildings shall provide parking. These lanes shall be at least 24 feet wide.
(3)
Required parking spaces may not be rented as, or used for, vehicular storage. However, additional external storage area may be provided for the storage of privately owned travel trailers and/or boats, so long as such external storage area is screened from adjoining residentially zoned land, parcels on which a residence exists, and adjoining local roads, and is located behind the minimum yard setback lines. This provision shall not be interpreted to permit the storage of partially dismantled, wrecked, or inoperative vehicles.
(4)
All storage shall be kept within enclosed buildings. Storage of flammable, highly combustible, explosive, or hazardous chemicals shall be prohibited. Any fuel tanks or machinery or other apparatus relying upon such fuels shall only be stored in an external storage area as described above.
(5)
Because of the danger from fire or explosion caused by accumulation of vapors from gasoline, diesel fuel, paint, paint remover, and other flammable materials, the repair, construction, or reconstruction of any boat, engine, motor vehicle, or furniture is prohibited.
(6)
No door openings for any self-storage unit shall be constructed facing any adjoining residentially zoned property, or any adjoining property on which a residence exists, unless such door opening is screened from view of the adjoining residentially zoned property or adjoining property on which a residence exists. No such screen is required if the door openings will be a minimum of 200 feet from the property line of the adjoining residentially zoned property or adjoining property on which a residence exists.
(7)
Self-storage units shall be used solely for the storage of property. The following lists examples of uses expressly prohibited upon the site:
(a)
Auctions, wholesale or retail sales, or garage sales.
(b)
The servicing, repair, or fabrication of motor vehicles, boats, trailers, lawn mowers, appliances, or other similar equipment.
(c)
The operation of power tools, spray-painting equipment, table saws, lathes, compressors, welding equipment, kilns, or other similar equipment.
(d)
Commercial or industrial warehousing or distribution business permitted in an industrial district.
(e)
Any use which may be noxious or offensive because of odors, dust, noise, fumes, or vibrations.
The applicant shall adequately demonstrate that all self-storage unit rental or use contracts specifically prohibit these uses.
(8)
The minimum distance between buildings containing storage units shall be 24 feet.
(9)
Any refuse area shall be screened from adjoining properties.
(10)
All areas on the site not covered by paving or structures shall be planted with turf and with deciduous and/or coniferous plant materials. A landscaping plan, indicating the type and location of the proposed plantings, shall be included in the site development plan and shall be submitted to the Township for review. All plantings shall be maintained in good condition by the property owner.
§ 27-401.4 Uses Permitted by Condition.
[Ord. 652, 12/5/2016]
1.
The following use is permitted when authorized as a conditional use by the Township Commissioners in accordance with §27-810.
A.
Adult entertainment establishment, subject to:
(1)
A building containing such a use shall be located no less than 500 feet from the lot line of any school, place of worship or other religious use, recreation area operated by a public or private nonprofit agency, day care center or other child care facility, municipal use, library, residence, museum, hospital, group care facility, or personal care boarding home, an entertainment business oriented primarily toward children, minors, or family entertainment, or any establishment licensed to serve or sell alcoholic beverages.
The distance between an adult entertainment establishment and any of these uses shall be measured in a straight line without regard to intervening structures or objects from the nearest portion of the structure where an adult entertainment establishment is conducted to the nearest property line of the premises having the uses listed in this Section.
(2)
A building containing such a use shall be located no less than 500 feet from any property which is residentially zoned.
(3)
A building containing such a use shall be located no less than 1,000 feet from a building containing another such use.
(4)
No materials offered for sale, rent, lease, loan, use, or for view upon the premises shall be visible from any door, window, or exterior of the building.
(5)
No persons under the age of 18 years shall be permitted within an adult entertainment establishment.
(6)
There shall be no display of materials that are characterized by an emphasis on matter or activities relating to, depicting, describing or displaying sexual activity or conduct or exposed male or female genital areas that can be seen from the exterior of the building.
(7)
Any enclosed structure used as an adult entertainment establishment shall be windowless, or have an opaque covering over all windows or doors of any area in which adult business-related materials or merchandise are exhibited or displayed, nor shall such materials or merchandise be visible from outside of the enclosed structure.
(8)
Not more than one such use shall be permitted within any one building or lot.
(9)
The Township Commissioners shall review and approve all exterior signs for compatibility with adjacent uses. Such signs shall not be characterized by an emphasis on matter or activities relating to, depicting, describing or displaying sexual activity or conduct or exposed male or female genital areas.
(10)
No such business use may change to another type of such use, except upon application to and approval by the Township Commissioners of such change as a conditional use subject to the criteria set forth herein.
(11)
An adult entertainment establishment lawfully operating as a conforming use is not rendered a nonconforming use by the location of any school; place of worship; daycare or other child care facility; municipal use; library; residence; museum; hospital, group care facility or personal care boarding home; public park or playground; an entertainment business oriented primarily towards children or minors or for family entertainment; any other adult business, any establishment licensed to serve or sell alcoholic beverages, within 500 feet of the adult business.
§ 27-401.5 Area, Yard and Height Requirements (Except As Otherwise Required by This Chapter).
[Ord. 652, 12/5/2016]
Maximum Permitted | |
Building Height | 45 Feet (three Stories) |
Building Coverage | 35% |
Total Lot Coverage | 60% |
Minimum Requirements | |
Lot Size | 40,000 Square Feet |
Lot Width at Street Line At Building Setback Line | 200 Feet 200 Feet |
Front Yard | 30 Feet If Parking Is to Rear of Building 60 Feet If Parking Is to Front or Side of Building |
Rear Yard | 30 Feet |
Side Yard | 30 Feet |
Between Principal Buildings | 50 Feet |
§ 27-401.6 Performance Standards in Addition to Those in Part 5.
[Ord. 652, 12/5/2016]
1.
All allowable uses must be nonobjectionable in terms of smoke or dust emission, odors, noise, or glare, and shall not be injurious or have an adverse effect on adjacent areas of the Township.
Should the Zoning Officer feel that there is any possibility of the above-mentioned dangers, the applicant must prove the contrary to the Zoning Hearing Board before a permit is issued.
2.
Public sewage disposal and water supply shall be used.
3.
The regulations of §27-534, Roadway Access, will be enforced by the Township to minimize access points to Main Street and require shared access and connections between uses.
4.
All open parking areas and parking structures shall be buffered with mounded landscaping, grass, street trees, or evergreen shrubs of not more than three feet in height whenever such parking faces a street right-of-way. Clear sight triangles shall be provided at street and driveway intersections in accordance with Township regulations.
5.
Street trees shall be required along Main Street, planted at a minimum equivalent of 50 feet on center outside the road right-of-way, with a minimum diameter of three inches diameter at breast height (DBH) at time of planting. See Appendix I for a list of approved species.
6.
Parking lots shall be a minimum of 30 feet from the Main Street right-of-way line for all lots equal to or greater than 40,000 square feet. If the lot size is less than 40,000 square feet then the parking lot shall be a minimum of 10% of the lot depth, but never less than a minimum of 10 feet from the Main Street right-of-way line.
7.
When the side or rear yard of a commercial lot adjoins a residential district, a fifty-five-foot buffer area suitably landscaped to provide a screen, and in which no parking or structures are permitted, shall be provided in the side or rear yard adjoining a residential district. The buffer area and screen shall comply with §27-503.
8.
Loading facilities shall be provided through screened delivery courtyards, or in a similar screened fashion.
9.
Outside storage and display areas, if permitted by other provisions of this Chapter, shall not be visible from street rights-of-way.
10.
Developers shall not remove historic structures, but restore or adaptively reuse them.
11.
Dumpsters shall be screened from view from all streets and adjoining properties.
12.
Freestanding signs, including directory signs, shall be set back a minimum of 10 feet from the Main Street right-of-way line.
§ 27-402.1 Specific Intent.
[Ord. 652, 12/5/2016]
It is the purpose of this district to accommodate commercial facilities that provide goods and services to nearby residential neighborhoods and commercial activities based on local traffic.
§ 27-402.2 Uses Permitted by Right.
[Ord. 652, 12/5/2016]
1.
Land, buildings and structures in a C District shall be used for the following purposes and no others, unless a special exception as provided for in §27-902 is granted.
A.
Retail sales of goods within a building such as, but not limited to, antiques, appliances, auto parts, beer, wine, spirits, beverages, bicycles, books, cards, carpeting, clothing, confections, legal drugs, dry goods, electronic equipment, electronic media, flowers, food, furniture, hardware, jewelry, liquor, newspapers, notions, office equipment, paint, personal and household supplies, photographic equipment and supplies, sporting goods, stationery, toys, tobacco, and sales and services of computer hardware and software. Adult bookstores and similar adult retail businesses are excluded.
B.
Personal or household service establishments conducted within a building such as, but not limited to, barber shops; beauty shops; laundromats, laundry and dry cleaning shops (but not laundry or dry cleaning plants); tailor and seamstress shops; shops renting and repairing household goods, shoes, jewelry and appliances; medical equipment rental shops; and video rental shops.
C.
Municipal use.
D.
Business, professional, governmental offices, or studios.
E.
Banks and other financial institutions. Drive-through service is permissible at banks and savings and loan associations provided it can be conducted with a safe and orderly traffic pattern with sufficient waiting areas for vehicles waiting to conduct business, as demonstrated by traffic plans and studies submitted by the applicant and subject to approval by the Township.
F.
Places of worship.
G.
Social clubs.
H.
Commercial schools for the teaching of trades, arts, or skills subject to:
(1)
A trade school related to automotive or machinery repair may be permitted in a building existing at the time of the adoption of the ordinance codified in this Chapter; provided, that:
(2)
The use is confined to the rear of a building which is otherwise used exclusively for the use permitted by subsection .GG of this Section.
(3)
The total use area, including outdoor storage, is at least 20 feet back from the front of the building with all doors and other openings facing the side or rear of the building.
(4)
A solid fence a minimum of six feet high shall screen the outdoor area adjacent to the principal building, so no vehicles can be seen from Main Street. The fence shall be constructed of brick, stone, wood, vinyl designed to look like wood, or concrete-based stucco. At least three feet in front of the fence (facing Main Street) shall be dedicated to plantings, including one shade tree for every 20 feet of fence or fraction thereof.
I.
Health and fitness centers or tanning salons.
J.
Restaurants, including fast food, carry-out, standard, and drive-in, cafe, tavern or other places serving food and beverages. Drive-through service is permissible only if it can be conducted with a safe and orderly traffic pattern with sufficient waiting areas for vehicles waiting to conduct business, as demonstrated by traffic plans and studies submitted by the applicant and subject to approval by the Township.
K.
Microbreweries.
L.
Microdistilleries.
M.
Car, truck, manufactured home, or recreational vehicle sales agencies, with accessory service facilities; provided, that all items for sale and all parking areas shall be located a minimum of 25 feet from lot lines and street rights-of-way.
N.
Hotels or motels.
O.
Professional services offices.
P.
Dog or cat grooming parlors.
Q.
Funeral homes.
R.
Commercial greenhouses or nurseries.
S.
Wholesaling establishments.
T.
Messenger, dispatch, express, and courier services.
U.
Car washes, subject to:
(1)
An impervious approach apron to accommodate a minimum of five cars per bay shall be constructed for the purpose of avoiding an accumulation of cars backing upon a public thoroughfare, except in the case of a facility where only one bay is provided. In such case, the approach drive or parking area shall be constructed to accommodate a minimum of 10 cars.
(2)
A traffic study shall be submitted which demonstrates that cars will not stack upon a public thoroughfare.
(3)
No building or vacuum shall be located less than 50 feet from any lot line. Planting screens or fences shall be provided along all residential lot lines.
(4)
Car washes shall be limited to the service of cleaning or waxing of vehicles and shall carry out all activities only within an enclosed building.
(5)
The lot shall be so graded that process water shall not run off the lot or onto a public street or adjoining properties.
(6)
Car washes shall be required to provide a grease trap within their sewer hookup designed to specifications provided by the plumbing inspector.
(7)
Lot area shall be sufficient to provide space for the building, required yards, drives and vehicle stacking area.
(8)
All vehicle storage shall be designed and located so as not to intrude into any required yards.
(9)
Hours of operation shall be limited so as not to inconvenience adjoining residential properties during normal sleeping hours.
V.
Taxi and bus passenger stations.
X.
Libraries, post office, art galleries, museums, or fine arts studios.
Y.
Lumber and building materials supply establishments; provided, that a solid fence a minimum of six feet in height shall enclose all materials stored outside of buildings.
Z.
Shop of a carpenter, electrician, metal worker, cabinet maker, upholsterer, plumber, mason, painter, home builder, heating contractor, or similar skilled tradesman; provided, that there shall be no outdoor storage of materials used by the tradesman nor shall any skills be performed outside a building.
AA.
State-licensed day care centers.
BB.
Fire station.
FF.
Medical office buildings.
GG.
Shopping centers.
HH.
Automobile service stations and automotive repair garages subject to the following regulations:
(1)
All repair work shall be performed indoors.
(2)
All automotive parts, dismantled and derelict vehicles, and similar articles shall be stored only within an enclosed building.
(3)
All petroleum pumps and electric charging stations shall be located outside of buildings, no less than 35 feet from any road right-of-way line or lot line.
(4)
No part of a fuel, oil or similar combustible petroleum product storage tank shall be located less than 35 feet from any road right-of-way line or lot line.
(5)
Automotive vehicles without valid, current license plates or state inspection shall be restricted according to this or other Township ordinances.
(6)
Petroleum pumps and electric charging stations shall be permitted, covered by a canopy.
(7)
No part of a canopy shall be located less than 30 feet from any property line or street right-of-way.
(8)
The applicant shall submit a litter control plan as part of the application for approval.
II.
Accessory uses and structures to the above uses when on the same lot as and customarily incidental to the permitted use, in accordance with §27-527.
JJ.
Adaptive reuse of an existing structure for more than one use.
§ 27-402.3 Uses Permitted by Special Exception.
[Ord. 652, 12/5/2016]
1.
The following uses are permitted when the Zoning Hearing Board, pursuant to § 27-902, grants special exceptions.
A.
Automobile body shops; provided, that the following conditions are met:
(1)
All work shall be conducted indoors.
(2)
Paint booths shall be adequately filtered and vented to minimize exhaust of noxious fumes.
(3)
Flammable or combustible materials shall be stored within a fireproof enclosure within the principal structure or within an accessory building located no less than 50 feet from any lot line.
(4)
Outdoor storage of auto parts or equipment shall not be permitted at any time.
(5)
All yards shall be appropriately landscaped and well maintained as follows:
(a)
A dense planting screen shall be established along any property line which abuts a residentially zoned property. Said planting shall be located within 50 feet of said property line but shall not extend over the property line.
(b)
All other yards shall be appropriately landscaped and well maintained so as to improve air quality, control stormwater runoff, conserve energy, and reduce noise.
(c)
All areas of the lot not covered by structures or impervious surfaces shall be appropriately landscaped with grass, mulch, decorative stones, plants, or by other materials that do not exceed three feet in height.
§ 27-402.4 Area, Yard and Height Requirements (Except As Otherwise Required by This Chapter).
[Ord. 652, 12/5/2016]
Maximum Permitted | |
Building Height | 35 Feet (2.5 Stories) |
Building Coverage | 35% |
Total Lot Coverage | 60% |
Minimum Requirements | |
Lot Size | 25,000 Square Feet |
Lot Width at Street Line At Building Setback Line | 100 Feet 125 Feet |
Front Yard | 50 Feet |
Rear Yard | 30 Feet |
Side Yard | 30 Feet |
Between Principal Buildings | 50 Feet |
§ 27-402.5 Performance Standards in Addition to Those in Part 5.
[Ord. 652, 12/5/2016]
1.
All allowable uses must be nonobjectionable in terms of smoke or dust emission, odors, noise, or glare, and shall not be injurious or have an adverse effect on adjacent areas of the Township as a whole. Should the Zoning Officer feel that there is any possibility of the above-mentioned dangers, the applicant must prove the contrary to the Zoning Hearing Board before a permit is issued.
2.
Public sewage disposal and water supply facilities shall be used.
§ 27-403.1 Specific Intent.
[Ord. 652, 12/5/2016]
The intent of the Light Industrial District is to establish and preserve areas for industrial and related uses of such a nature that they require separation from other kinds of land uses in order to minimize the detrimental effects the allowed uses may have, and to make provision for commercial uses that are located most appropriately near industrial uses or that are necessary to service the immediate needs of people in these areas. The district will be free of encroachments from residential activities.
§ 27-403.2 Uses Permitted by Right.
[Ord. 652, 12/5/2016; as amended by Ord. No. 684, 3/7/2023]
1.
Land, buildings, or structures in an LI District may be used for the following purposes and no others, unless a special exception as provided for in §27-902 or a conditional use as provided for in §27-810 is granted.
A.
Business, professional, or government offices.
B.
Printing and publishing activities.
C.
Industrial production operations involving the processing of foods, goods and materials.
Any uses not otherwise prohibited by law of a manufacturing, fabricating, processing, compounding, or treatment nature which, in the opinion of the Zoning Officer, would be nonobjectionable in terms of smoke or dust emission, odors, noise, or glare, and will not otherwise be injurious to the public health, safety, and welfare and will not have an adverse effect on adjacent areas are permitted.
Should the Zoning Officer feel that there is any likelihood of the aforementioned dangers or nuisances, the applicant shall prove the contrary to the Zoning Hearing Board in an administrative review before a permit is issued. In such a case, the Township Planning Commission shall be notified of the hearing in order to provide the Zoning Hearing Board with a recommendation.
D.
Scientific or industrial research, testing or experimental laboratories or similar establishments for research or product development.
E.
Wholesaling, warehousing, and distributing activities.
G.
Metal processes, including metal treatment and processing.
H.
Shop of a carpenter, electrician, metalworker, cabinetmaker, upholsterer, plumber, mason, painter, homebuilder, heating contractor, or similar skilled tradesman.
I.
Automobile body shops, automotive repair garages, and automobile service stations; provided, that the following conditions are met:
(1)
All petroleum pumps and electric charging stations shall be located outside of buildings, no less than 35 feet from any road right-of-way line or lot line.
(2)
No part of a fuel, oil or similar combustible petroleum product storage tank shall be located less than 35 feet from any road right-of-way line or lot line.
(3)
All mechanical or auto body repair work shall be performed indoors.
(4)
All automotive parts, dismantled and derelict vehicles, and similar articles or parts thereof shall be stored only within an enclosed building.
(5)
Automotive vehicles without valid, current license plates and/or state inspection shall be restricted according to this and other Township ordinances.
(6)
Any structure housing an automobile body shop shall be a minimum of 50 feet from any lot line when located adjacent to any residential district.
(7)
Flammable or combustible materials associated with the automobile body shop use shall be stored within a fireproof enclosure within the principal structure or within an accessory building located no less than 50 feet from any lot line.
(8)
Petroleum pumps and electric charging stations shall be permitted, covered by a canopy.
(9)
No part of a canopy shall be located less than 30 feet from any property line or street right-of-way.
(10)
The applicant shall indicate how litter will be prevented and trash controlled as part of the application for approval.
J.
Conference centers with professional meeting and training facilities, which may include related lodging and dining facilities. Recreational facilities, service stores and other similar facilities for use exclusively by conference participants and employees shall be permitted in conjunction with the conference center. Motor vehicle racetracks are not permitted.
K.
Crematoria.
L.
Microbreweries.
M.
Microdistilleries.
N.
State-licensed day-care centers.
O.
Agriculture.
P.
Agriculturally oriented commercial establishments (e.g., farm implement dealers, feed mills, seed stores).
Q.
Accessory uses and structures to the above permitted uses when on the same lot as the permitted use and customarily incidental to such use, in accordance with § 27-527. Such accessory uses may include, but are not limited to, warehousing and storage in accessory structures; and cafeterias, child care centers, and recreational facilities for employees only.
R.
Self-storage units, subject to:
(1)
Off-street parking spaces shall be provided at the rate of one space per each employee, plus four additional spaces if an office is provided.
(2)
In addition to the parking spaces required by Subsection 1R(1) of this section, parking/driveway lanes adjacent to the buildings shall provide parking. These lanes shall be at least 24 feet wide.
(3)
Required parking spaces may not be rented as, or used for, vehicular storage. However, additional external storage area may be provided for the storage of privately owned travel trailers and/or boats, so long as such external storage area is screened from adjoining residentially zoned land, parcels on which a residence exists, and adjoining local roads, and is located behind the minimum yard setback lines. This provision shall not be interpreted to permit the storage of partially dismantled, wrecked, or inoperative vehicles.
(4)
All storage shall be kept within enclosed buildings. Storage of flammable, highly combustible, explosive, or hazardous chemicals shall be prohibited. Any fuel tanks or machinery or other apparatus relying upon such fuels shall only be stored in an external storage area as described above.
(5)
Because of the danger from fire or explosion caused by accumulation of vapors from gasoline, diesel fuel, paint, paint remover, and other flammable materials, the repair, construction, or reconstruction of any boat, engine, motor vehicle, or furniture is prohibited.
(6)
No door openings for any self-storage unit shall be constructed facing any adjoining residentially zoned property, or any adjoining property on which a residence exists, unless such door opening is screened from view of the adjoining residentially zoned property or adjoining property on which a residence exists.
(7)
Self-storage units shall be used solely for the storage of property. The following lists examples of uses expressly prohibited upon the site:
(a)
Auctions, wholesale or retail sales, or garage sales.
(b)
The servicing, repair or fabrication of motor vehicles, boats, trailers, lawn mowers, appliances, or other similar equipment.
(c)
The operation of power tools, spray-painting equipment, table saws, lathes, compressors, welding equipment, kilns, or other similar equipment.
(d)
Commercial or industrial warehousing or distribution business permitted in an industrial district.
(e)
Any use which may be noxious or offensive because of odors, dust, noise, fumes, or vibrations.
The applicant shall adequately demonstrate that all self-storage unit rental or use contracts specifically prohibit these uses. The applicant must submit a sample contract outlining the prohibited uses to the Township at the time an application is submitted for a zoning permit under this section. |
(8)
The minimum distance between buildings containing storage units shall be 24 feet.
(9)
Any refuse area shall be screened from adjoining properties.
(10)
All areas on the site not covered by paving or structures shall be planted with turf and with deciduous and/or coniferous plant materials. A landscaping plan, indicating the type and location of the proposed plantings, shall be included in the site development plan, and shall be submitted to the Township for review. All plantings shall be maintained in good condition by the property owner.
§ 27-403.3 Uses Permitted by Special Exception.
[Ord. 652, 12/5/2016]
1.
The following uses are permitted when the Zoning Hearing Board, pursuant to § 27-902, grants special exceptions.
A.
Junkyard, subject to:
(1)
All junkyards shall be enclosed with a fence a minimum of eight feet in height with gates. Gates shall be securely locked except during business hours when an adult attendant is on the premises.
(2)
All junk shall be stored and set back at least 50 feet from any adjoining premises and at least 100 feet from the right-of-way of any public road or highway and shall be appropriately screened from public view.
(3)
Burning or melting of any junk, rubbish, or refuse is prohibited.
(4)
All junk shall be stored and arranged so as to permit access by firefighting equipment and to prevent accumulation of stagnant water. Junk or scrapped automobiles shall not be piled to a height of more than six feet from the ground.
(5)
All gasoline shall be drained from any junked or scrapped automobiles into containers and removed from the premises within 12 hours from the arrival of a junked automobile on the premises.
(6)
No garbage or organic waste shall be permitted to be stored in any junkyard.
B.
Trash transfer station, subject to the following:
(1)
The facility must conform to the regulations of, and have a valid permit from, the Pennsylvania Department of Environmental Protection.
(2)
The entire operation must be carried out in an enclosed building.
(3)
No trash shall be stored on the premises overnight, unless it is stored in leak-proof, fly-proof, and rodent-proof containers.
(4)
The facility is to be used by trash haulers only, and shall not be open to the public.
(5)
Trash transfer stations shall handle only solid waste of a nonhazardous nature.
(6)
Minimum front, rear, and side yards shall be 100 feet.
C.
Recycling collection center, subject to the following conditions:
(1)
All materials shall be stored inside a building.
(2)
Gasoline, oil, or other flammable or toxic substances shall be removed from any recyclable materials, or other items stored in the premises. Such liquid shall be removed and disposed of in a proper manner and shall not be deposited on or into the ground.
(3)
No material shall be burned on the premises.
(4)
No garbage or other waste liable to give off a foul odor or attract vermin or insects shall be kept on the premises.
(5)
Minimum front, rear, and side yards shall be 100 feet.
D.
The collection, processing, bottling and distribution of surface water and groundwater, subject to the following:
(1)
A permit shall be obtained from the Pennsylvania Department of Environmental Protection.
(2)
A hydrologic study shall be submitted to the Township, which shall indicate the impact of water collection activities on surface water and groundwater supplies and quality in the general area of such activities.
(3)
Water collection activities shall not endanger surface water and groundwater levels and quality on nearby properties. Any person engaged in water collection activities under this Section who affects a public or private water supply by contamination or diminution shall restore or replace the affected water supply with an alternate source of water adequate in quantity and quality for the purposes served by the water supply.
(4)
Any person engaged in water collection activities shall post security with the Township in such form and amount as the Township Board of Commissioners may determine to be adequate to guarantee the restoration or replacement of any water supply or supplies which may be adversely affected by such water collection activities.
(5)
The operator shall post security with the Township to cover the cost to clean, repair, reconstruct or resurface any public roads and road shoulders maintained by the Township which are fouled, damaged or subjected to excessive wear resulting from the use of said roads and road shoulders by the operator or others in connection with the water collection operations. In lieu thereof the operator may enter into an agreement with the Township to make an annual contribution to be used in the maintenance of said roads and road shoulders.
(6)
The failure to post such security or to adequately protect the surface water and groundwater levels and quality on nearby properties shall be grounds for revocation of the operator’s certificate of occupancy by the Township Board of Commissioners and, in that event, an officer of the Township, in addition to other remedies, penalties and forfeitures provided in this Chapter, may institute in the name of the Township any appropriate action or proceeding to prevent, restrain, correct or abate any continuing violation, of the provisions of this Chapter by the operator.
E.
Animal hospitals, veterinary facilities, and kennels, subject to:
(1)
All buildings in which animals are housed shall be located at least 200 feet from all residential lot lines.
(2)
All kennels shall comply with all applicable State codes and regulations.
(3)
Buildings shall be adequately sound-proofed so that sound generated within the buildings cannot be perceived at the lot lines.
(5)
A plan meeting the requirements for landscaping and vegetative buffering per this Chapter is required.
(6)
Operations open after hours of darkness shall be lighted in compliance with this Chapter.
(7)
No animals shall be permitted outdoors between the hours of 8:00 p.m. and 8:00 a.m.
F.
Outdoor flea markets, subject to:
(1)
Flea markets are defined as businesses with short-term or daily rental of stalls, booths or selling spaces to individual persons for selling used and new consumer merchandise, antiques, art and craft items and collectibles at retail. Resale of merchandise is allowable, but not as a branch or outlet of a business with another location elsewhere outside the flea market. Such uses as junk sales, used car sales, thrift shops, and consignment shops are excluded from this definition.
(2)
Vendor spaces shall not be located within required front, side and rear yards.
(3)
A minimum of two off-street parking spaces shall be provided for each vendor space.
(4)
All vendor spaces, aisles and parking areas shall be mud-free, dust-free surfaces.
(5)
Overnight lodging is not permitted on the premises.
(6)
Flea markets may be operated only during daylight hours.
(7)
Goods for sale may be stored out of doors on the site overnight only between consecutive days of operation.
(8)
The stands shall be portable, shall be maintained in good condition and shall be removed during days when items are not being offered for sale.
(9)
When an outdoor flea market is located on a parking lot servicing another permitted use or uses, the vendor spaces and associated parking spaces shall not reduce the number of parking spaces required for the other uses below the minimum required by this Chapter.
(10)
Each vendor shall be provided with a minimum area of 400 square feet to allow for the display of items for sale and to provide a parking space for the vendor’s vehicle. The vendor spaces shall be arranged in such a manner to provide safe and convenient ingress and egress of the vendor’s vehicle without disturbing adjacent vendors. The vendor spaces shall be improved and maintained to a mud free condition.
H.
Indoor and outdoor shooting ranges subject to all State and Federal regulations and the National Rifle Association’s Design Source Guide.
§ 27-403.4 Uses Permitted by Condition.
§ 27-403.5 Area, Yard and Height Requirements.
[Ord. 652, 12/5/2016]
Maximum Permitted | |
Building Height | 60 Feet |
Building Coverage | 35% |
Total Lot Coverage | 60% |
Minimum Requirements | |
Lot Size | 2 Acres |
Lot Width at Street Line At Building Setback Line | 200 Feet 200 Feet |
Front Yard | 100 Feet |
Rear Yard | 30 Feet |
Side Yard | 20 Feet |
Between Principal Buildings | 50 Feet |
§ 27-403.6 Performance Standards in Addition to Those in Part 6.
[Ord. 652, 12/5/2016]
1.
In addition to the performance standards listed in Part 6, the following performance standards shall apply to the LI District:
A.
All office, warehousing and wholesaling, production, processing, research, cleaning, testing, printing and publishing activities shall be carried out in completely enclosed buildings.
B.
Public sewage collection and public water supply shall be used.
C.
Open burning is not permitted.
D.
No gases, vapors or particles which cause harm to persons, property, animals or vegetation shall be emitted beyond the lot lines of the lot on which such gases, vapors or particles originate.
E.
No toxic or hazardous substances shall be emitted, leached, deposited or detectable beyond the lot lines of the lot on which such substances originate.
F.
No use shall endanger ground water levels and quality in the area of the use, nor adversely affect ground water supplies of nearby properties. A hydrologic study that shall indicate no adverse impact of the use on ground water supplies and quality in the area of the use shall be submitted to the Township for approval as a condition to obtaining a zoning permit when ground water supply could be affected.
G.
No structure shall be located less than 150 feet from any property zoned residential.
H.
All yards shall be appropriately landscaped and well maintained as follows:
(1)
A planting screen shall be established along any property line that abuts a residentially zoned property. Said planting shall be located within 50 feet of said property line but shall not extend over the property line.
(2)
All other yards shall be appropriately landscaped and well maintained so as to improve air quality, control stormwater runoff, conserve energy, and reduce noise.
(3)
All areas of the lot not covered by structures or impervious surfaces shall be appropriately landscaped with grass, mulch, decorative stones, or plants.
§ 27-403.7 Process Information to Be Submitted to the Township for Review.
[Ord. 652, 12/5/2016]
1.
In addition to all other information required by this Chapter, the following information shall be submitted to the Township or its designee when an application for a zoning permit is filed with the Zoning Officer, unless the Township Commissioners have granted a waiver.
A.
A list of all hazardous materials that will be stored or used on the premises.
B.
A plan for containing on the premises all such materials during emergencies such as leakage, spills or flooding.
C.
A professionally prepared environmental assessment statement containing the following information:
(1)
Description of the proposal. Describe the proposed activity, its purpose, where it is to be located, when it is proposed to take place, and its interrelationship with other projects, including information and technical data sufficient to permit assessment of environmental impact by Township or its consultants.
(2)
Description of the environment. Include a comprehensive description of the existing environment without the activity and the probable future environment with the activity. This description should focus both on the environmental details most likely to be affected by the activity and on the broader regional aspects of the environment, including ecological interrelationships. Particular attention should be given to the potential effects of past and present use of the site as a repository for toxic or hazardous waste.
(3)
The environmental impact of the proposed activity. Describe the environmental impacts of the proposed activity. These impacts are defined as direct or indirect changes in the existing environment, both beneficial and detrimental. Whenever possible these impacts should be quantified. This discussion should include the impact not only upon the natural environment but upon land use as well. Provide separate discussions for such potential impacts as man-caused accidents and natural catastrophes and their probabilities and risks. Specific mention should also be made of unknown or partially understood impacts.
(4)
Mitigating measures included in the proposed activity. Include a discussion of measures which are proposed to be taken or which are required to be taken to enhance, protect or mitigate impacts upon the environment, including any associated research or monitoring.
(5)
Any adverse effects which cannot be avoided should the activity be implemented. Include a discussion of the unavoidable adverse impacts described in subsections .C.(3) and .C.(4) of this Section, the relative values placed upon those impacts, and an analysis of who or what is affected and to what degree affected.
(6)
The relationship between local short-term uses of the environment and the maintenance and enhancement of long-term productivity. Discuss the local short-term use of the environment involved in the proposed activity in relation to its cumulative and long-term impacts and give special attention to its relationship to trends of similar activities that would significantly affect ecological interrelationships or pose long-term risk to health or safety. Short-term and long-term do not refer to any fixed time periods, but should be viewed in terms of the various significant ecological and geophysical consequences of the proposed activity.
(7)
Any irreversible and irretrievable commitments of resources which would be involved in the proposed activity should it be implemented. Discuss and quantify, where possible, any irrevocable uses or resources, including such things as resource extraction, erosion, destruction of archaeological or historical sites, elimination of endangered species’ habitat and significant changes in land use.
(8)
Alternative to the proposed activity. Describe the environmental impacts, both beneficial and adverse, of the various alternatives considered.
§ 27-404.1 Specific Intent.
[Ord. 652, 12/5/2016]
The intent of the Institutional District is to permit the continued growth and development of the existing college facilities in appropriate areas of the Township and to encourage the design and development of these areas as an integrated campus. Special attention is given to the design of the campus, including the spacing of buildings and interior yards, pedestrian and nonmotorized vehicular access to and from buildings and parking lots, lighting of walkways and parking lots, landscaping, screening and buffering, directional signage for increasing mobility and accessibility and street layout and accessibility. Certain other compatible uses are permitted in the District.
§ 27-404.2 Uses Permitted by Right.
[Ord. 652, 12/5/2016]
1.
Land, buildings, or structures in an I District may be used for the following purposes and no others, unless a conditional use as provided for in §27-810 is granted.
A.
Single-family detached dwellings.
B.
Municipal uses.
E.
Places of worship.
F.
Cemeteries.
H.
State-licensed elementary schools, middle schools, junior high schools, or senior high schools.
I.
Woodland or game preserves, wildlife sanctuaries, or similar conservative uses.
J.
Accessory uses and structures to the above uses when on the same lot as and customarily incidental to the permitted use, subject to §27-527.
K.
Agriculture, including: seasonal roadside stands for the sale of homegrown or homemade products.
L.
Golf courses including driving ranges, chip and putt courses, miniature golf courses and country clubs; provided, that:
(1)
All buildings shall be set back a minimum of 100 feet from any exterior property line, except that buildings no larger than 625 square feet in area which do not generate a need for parking spaces do not have to be set back more than 50 feet from any property line.
(2)
All other area, yard and height regulations of this district shall apply.
(3)
A standard restaurant, food stand or clubhouse will be permitted as a clearly accessory use.
(a)
Customers, normally provided with an individual menu, are served their foods, frozen desserts or beverages by a restaurant employee at the same table or counter at which said items are consumed.
(b)
A cafeteria-type operation where foods, frozen desserts or beverages are consumed within the restaurant building.
(c)
All activities of a commercial nature shall be clearly accessory to and incidental to the permitted recreation use, such as the charging of admission, the sale of food and beverages, and the rental or sale of golf equipment. Such establishments shall present no visible evidence from any public street of their commercial character that would attract persons other than employees, patrons, members and guests.
(4)
Off-street parking will be required. For golf courses, 10 spaces per golf hole plus one space per employee (based upon the shift having the largest number of employees), plus 50% of spaces otherwise required for any accessory use. For driving ranges, chip and putt courses and miniature golf courses, two spaces per tee.
(5)
Unlighted practice fairway and unlighted putting green will be permitted as a clearly accessory use.
(6)
At the landing area (150 to 250 yards from the tee), the centerline of fairways shall be a minimum of 150 feet from lot lines and street cartway lines. The centerline of tee areas shall be a minimum of 75 feet from lot lines and street cartway lines. The Township Commissioners may allow the centerlines of fairways and tees to be lesser distances from lot lines and street cartway lines; provided, that the developer proposes compensating measures, such as landscaping, screening, buffers and barriers, which are deemed acceptable by the Township Commissioners.
(7)
A barrier to golf balls shall be placed along the right-of-way line of any public street. A plan for the barrier shall be submitted to the Township for review. Such barriers shall be no less than six feet in height when established and consist of a solid fence, mounding or landscaping which shall accomplish the intended purpose. The extent, height and design of the barrier are subject to approval by the Township.
M.
State accredited college or university, subject to:
(1)
Permitted uses:
(a)
Instructional facilities.
(b)
Dormitories on the college or university campus shall be a minimum of 100 feet from any property line of a lot not owned by said college or university.
(c)
Student group residences.
(d)
Stadiums, gymnasiums and athletic fields.
(e)
Parks and recreational facilities.
(f)
Administrative and faculty offices related to the college functions to include, but not be limited to, business office, data processing and student records.
(g)
Day care facilities.
(h)
Accessory college and university uses and buildings customarily incidental to the above uses, sized to meet only the needs of the college or university, including, but not limited to:
(2)
The following information shall be provided at the time a land development application is filed:
(a)
The location, use and ground area of each proposed building and other structure.
(b)
The location, dimensions, arrangement and proposed use of all open spaces, yards, access drives and interior roadways, entrances, exits, off-street parking facilities, loading and unloading facilities, multi-modal paths and buffer yards.
(c)
The capacity for all areas to be used for parking and loading.
(d)
The character of the buffer area and screening devices, including the dimensions and arrangements of all areas devoted to planting lawns or trees.
(e)
A plan for lighting, providing location and type of lighting for multimodal paths and parking lots.
(f)
A plan for directional signage to increase mobility and accessibility.
(g)
A statement regarding the traffic impact on the interior and exterior roadway network and the ability of the roadway systems to handle the traffic and a description of necessary improvements to roadway capacity or other roadway deficiencies, when additional parking facilities are proposed or required.
N.
Libraries, museums, art galleries or conservatories.
O.
Institutional headquarters for educational, fraternal, professional, religious and other nonprofit organizations of a similar nature.
P.
Medical and surgical offices, hospitals, centers, or clinics.
§ 27-404.3 Uses Permitted by Condition.
[Ord. 652, 12/5/2016]
1.
The following uses are permitted when authorized as a conditional use by the Township Commissioners in accordance with §27-810.
B.
Animal husbandry; provided, that:
(1)
Structures in which livestock or fowl are kept shall be no closer than 300 feet to any lot line or road right-of-way and 300 feet to any residentially zoned property.
(2)
No storage of manure or odor- or dust-producing substances or composting and other farm waste storage shall be permitted within 300 feet of any lot line or road right-of-way and 300 feet from any residentially zoned property.
(3)
All grazing and pasture areas shall be fenced.
(4)
A nutrient management plan shall be prepared and approved under the guidelines of the Commonwealth of Pennsylvania for all proposed intensive animal husbandry. The approved nutrient management plan shall be submitted with the conditional use application.
(5)
A stormwater management plan shall be prepared pursuant to the applicable Township ordinance and approved by the Township Engineer prior to approval for all proposed intensive animal husbandry.
(6)
A conservation plan shall be prepared and approved by the Soil Conservation District for all proposed intensive animal husbandry. The approved conservation plan shall be submitted with the conditional use application.
(7)
A landscaping plan shall be prepared for all proposed intensive animal husbandry, to include evergreen barriers that will aid in visibility, sound, and odor protection. The plan is to be submitted with the conditional use application.
(8)
A site plan for buildings, manure structures, etc., to include sizes of structures, prevailing winds, distance to neighbors’ buildings, boundaries, and vegetation shall be submitted for review with the conditional use application.
(9)
The applicant shall show that they can meet the standards as may be set forth in treatises recognized by agricultural authorities or as the same may be produced by the Pennsylvania Department of Agriculture, Department of Environmental Protection, Pennsylvania State University, College of Agricultural Sciences, or similar entity. These shall include The Environmental Standards of Production for Large Pork Producers in Pennsylvania and others as they are developed.
(10)
No discharges of liquid wastes and/or sewage shall be permitted into a reservoir, sewage or storm sewer disposal system, holding pond, stream or open body of water, or into the ground unless the discharges are in compliance with the standards approved by the local, State and Federal regulatory agencies.
(11)
The Lebanon County Conservation District shall review any and all proposals for intensive animal husbandry. An applicant must submit a review letter at the time of the conditional use application.
(12)
The applicant shall prepare and show the ability to comply with a malodor abatement plan. Recognition must be given that certain agricultural activities do produce malodors, but the applicant shall show that malodors can be reduced to a minimum or abated. The plan of the applicant shall show that such steps will be taken as may be necessary to abate malodors or to allow malodors at times that there would be minimal interference with neighbors.
(13)
The applicant shall dispose daily of solid and liquid waste in the manner that will avoid creating insect or rodent problems or public nuisance. A fly abatement and control plan shall be prepared and the applicant shall demonstrate the ability to fully comply with that plan.
(14)
The applicant shall show that the use of pesticides will be within standards as may be set by the Federal or State regulatory agencies.
(15)
No intensive animal husbandry buildings shall be built in the 100-year floodplain, wetlands, or areas of hydric soils.
(16)
The following standards shall apply to any agricultural operation utilizing or proposing to utilize food processing wastes:
(a)
All putrescible food processing wastes shall be fed to the animals on the premises or removed from the premises within 72 hours after the putrescible food processing wastes are delivered to the premises.
(b)
All food processing wastes shall be stored in enclosed buildings or sealed containers prior to being fed to the animals.
(c)
Only such amounts of putrescible food processing wastes as can reasonably be expected to be consumed by the animals on the premises shall be brought on the premises.
(d)
Food processing wastes shall be transported to and from the premises only in sealed containers and covered trucks.
(e)
The owner shall at all times maintain a current nutrient management plan.
(f)
The owner shall at all times comply with all applicable State and Federal laws and regulations governing the transportation, storage, use and disposal of food processing wastes.
C.
Riding stables and animal hospitals.
D.
Commercial recreation areas involving campgrounds, travel trailer campgrounds, and similar uses; provided, that the following conditions are met:
(1)
All campsites, permanent structures, storage areas, and accessory structures shall be located no closer than 200 feet to any adjoining lot line or road right-of-way so as to provide a buffer area for adjacent property owners.
(2)
All buffer yards shall be appropriately landscaped and well maintained. Side and rear yards may be developed for campground-related recreational uses (e.g., hiking trails, bicycle paths, passive recreation areas, etc.) to within 50 feet of the property line unless they connect to other multi-modal pathways.
(3)
Detailed development plans showing campsites, parking, recreation areas, utilities, sewage disposal facilities, etc., shall be submitted to the Township for approval.
(4)
No less than 15% of the gross site area shall be devoted to recreational areas, child play areas, swimming pools, etc.
(5)
There shall be no permanent structures or additions constructed and attached to any travel trailer, tent or other recreational dwelling unit which is located on an approved campsite.
(6)
Campsite areas shall contain no less than 3,000 square feet and shall be so designed that any travel trailer, tent or other camping structure shall be located no closer than 10 feet to the designated campsite lot lines.
(7)
Any campsite shall be rented by the day or week only and shall not be utilized as a permanent, year-round residence.
(8)
No part of any campground shall be used for nonresidential purposes, except such uses as are required for the direct servicing and well-being of camp residents and for the management and maintenance of the campgrounds.
E.
Mineral extraction, subject to:
(1)
Application requirements. A copy of all site plan information that will be required by the Pennsylvania Department of Environmental Protection shall also be submitted to the Township as part of the zoning application.
(2)
A detailed and appropriate land reclamation and reuse plan of the area to be excavated shall be submitted to the Zoning Officer.
(3)
After areas are used for mineral extraction, those areas shall be reclaimed in phases to a nonhazardous and environmentally sound state permitting some productive or beneficial future use.
(4)
A seventy-five-foot-wide yard covered by natural vegetative ground cover (except at approved driveway crossings) shall be required along all exterior lot lines that are within 250 feet of an area of excavation. This yard shall include an earthen berm with a minimum average height of six feet and an average of one shade tree for each 50 feet of distance along the lot lines. Such shade trees shall be planted outside of any berm and any fence.
(5)
The following minimum setbacks shall apply for the excavated area of a mineral extraction use from property that is not owned by the owner or operator of the mineral extraction use:
(a)
One hundred feet from the existing right-of-way of public streets and from all exterior lot lines of the property.
(b)
One hundred fifty feet from a commercial or industrial building.
(c)
Two hundred fifty feet from a residential lot line.
(d)
One hundred fifty feet from the lot line of a publicly owned recreation area that existed at time of the application for the use or expansion.
(6)
The excavated area of a mineral extraction use shall be set back 150 feet from the average waterline of a perennial stream or the edge of a natural wetland of more than one acre.
(7)
Truck access to the use shall be located to reasonably minimize hazards on public streets and dust and noise nuisances to residences.
(8)
Fencing. The Commissioners may require secure fencing in locations where needed to protect public safety. As an alternative, the Commissioners may approve the use of thorn vegetation to discourage public access. Also, warning signs shall be placed at intervals of not less than 100 feet around the outer edge of the use.
(9)
County Conservation District. A soil erosion and sedimentation plan shall be prepared by the applicant and found to be acceptable to the County Conservation District.
(10)
No mineral extraction operations of any sort shall be allowed earlier than 7:00 a.m. or later than 7:00 p.m. during each day of the week except Sunday, when no such activities shall be permitted.
(11)
The activities and residual effects shall not create conditions that are significantly hazardous to the health and safety of neighboring residents.
(12)
The lot or tract on which the use is located shall be no less than 10 acres in size with a width of no less than 200 feet.
(13)
The Commissioners, as a condition of approval, may further limit the hours of operation of the use and of related trucking and blasting operations to protect the character of adjacent residential areas.
§ 27-404.4 Area, Yard, and Height Regulations.
[Ord. 652, 12/5/2016]
The following regulations shall be met unless otherwise required by this Chapter. Public sewer and public water are required.
Maximum Permitted | Single-Family Detached Dwelling | Nonresidential Use |
Building Height | 35 Feet (2.5 Stories) | 45 Feet1 (3.5 Stories) |
Building Coverage | 15% | 40% |
Total Lot Coverage | 20% | 60% |
Minimum Requirements | ||
Lot Size | 1 Acre | 3 Acres2 |
Lot Width at Street Line At Building Setback Line | 100 Feet 150 Feet | 200 Feet 250 Feet |
Front Yard | 40 Feet | 75 Feet3 |
Rear Yard | 40 Feet | 75 Feet3 |
Side Yard | 20 Feet | 75 Feet3 |
Between Principal Buildings | 50 Feet | |
1Any application for a building over 35 feet or 2.5 stories in height shall be accompanied by a letter from the Fire Marshal indicating that there is sufficient capability to fight a fire in the building. |
2All contiguous lots under the same ownership may be considered in the calculation of lot area for purposes of meeting the three acre minimum. All lots so used must remain as part of this calculation and may not be used subsequently to satisfy the minimum lot size requirement of three acres for any other lots. |
3In the case of a State accredited college or university, the required setback may be reduced to the average setback of existing adjacent buildings. |
§ 27-405.1 Specific Intent.
[Ord. 652, 12/5/2016]
The intent of the Park District is to protect natural areas along the Quittapahilla Creek and promote active and passive recreation areas within the Township.
§ 27-405.2 Uses Permitted by Right.
[Ord. 652, 12/5/2016]
1.
Land, buildings and structures in a P District may be used for the following purposes and no others, unless the Zoning Hearing Board, pursuant to §27-902, grants a special exception.
A.
Municipal use.
C.
The following uses if operated by a recreation association, church, or similar private nonprofit agency: park, playground, picnic grove, swimming pool, baseball or softball field, soccer field, trail, or similar noncommercial recreation area. Motor vehicle tracks are not permitted.
D.
Woodland preserve, arboretum, wildlife sanctuary, or similar conservation use.
§ 27-405.3 Uses Permitted by Special Exception.
[Ord. 652, 12/5/2016]
1.
The following uses are permitted when the Zoning Hearing Board, pursuant to § 27-902, grants special exceptions.
A.
The following uses if not owned or operated by the Township, a recreation association, church, or similar private nonprofit agency: park, playground, picnic grove, swimming pool, baseball or softball field, soccer field, trail, or similar recreation areas, not including golf courses and driving ranges, subject to:
(1)
Lot area shall be a minimum of three acres.
(2)
All buildings, structures, and parking areas shall be set back a minimum of 100 feet from any exterior property line.
(3)
Maximum impervious area shall be 15%.
(4)
Minimum lot width shall be 200 feet.
(5)
All other area and bulk regulations of the P Zoning District shall apply.
(6)
Motor vehicle tracks are not permitted.
(7)
Swimming pools associated with these uses shall be completely enclosed with a continuous, impenetrable fence no less than six feet in height above the ground level, and the fence shall be equipped with a lockable gate.
§ 27-405.4 Area, Yard, and Height Regulations.
[Ord. 652, 12/5/2016]
The following regulations shall be met unless otherwise required by this Chapter. Permanent sanitary or kitchen facilities shall use public sewer and public water systems.
Maximum Permitted | |
Building Height | 20 Feet (1.5 Stories) |
Building Coverage | 10% |
Total Lot Coverage | 30% |
Minimum Requirements | |
Lot Size | 2 Acres |
Lot Width at Street Line At Building Setback Line | 100 Feet |
100 Feet | |
Front Yard | 50 Feet |
Rear Yard | 50 Feet |
Side Yard | 50 Feet |
Between Principal Buildings | 50 Feet |
§ 27-406.1 Specific Intent.
[Ord. 652, 12/5/2016]
The intent of the R1 Low Density Residential District is to accommodate and encourage low-density development, primarily residential in nature, consistent with the characteristics of the prevailing character of the Township. Development is restricted to singlefamily residential development and related compatible uses designed to serve the residential community.
§ 27-406.2 Uses Permitted by Right.
[Ord. 652, 12/5/2016]
1.
Land, buildings or structures in an R1 District shall be used for the following purposes and no others, unless a special exception as provided for in §27-902 is granted or a conditional use as provided for in §27-810 is granted.
A.
Single-family detached dwellings.
B.
Accessory dwelling units (ADUs).
(1)
The entrance of the ADU will be located to maintain the overall image of the primary structure as a single-family residence.
(2)
The ADU shall share sewage disposal, water supply and other utilities with the principal dwelling unit.
(4)
The ADU structure as well as any breezeways, additions or attachments shall be removed from the lot within one year of the date of the termination event.
C.
Municipal use.
F.
Places of worship and parish homes.
G.
Publicly owned, State-licensed nurseries, kindergartens, elementary, middle, junior high, or high schools.
§ 27-406.3 Uses Permitted by Special Exception.
[Ord. 652, 12/5/2016]
1.
The following uses are permitted when the Zoning Hearing Board, pursuant to § 27-902, grants special exceptions.
A.
Hospice care facilities for all ages or adult care residences such as, but not limited to, nursing homes, assisted living facilities, personal care facilities, retirement community, independent living facilities, senior citizen housing, subject to:
(1)
The minimum building setback from public streets shall be 50 feet.
(2)
All structures shall be located a minimum of 50 feet from the property lines of the lot.
(3)
Buildings shall not cover more than 20% of the total area of the lot.
(4)
No more than 20% of the total area of the lot shall be impervious surface such as streets, access drives, parking areas, sidewalks and courts.
(5)
Common parking areas and access drives shall be located a minimum of 25 feet from the property lines of the lot.
(6)
All buildings shall be set back a minimum of 20 feet from all common parking areas and access drives and streets, except for off-street loading areas and areas at entrances to buildings where residents will enter and leave vehicles.
(7)
All principal buildings shall be separated by a minimum horizontal distance of 50 feet from the nearest point of the buildings.
(8)
No less than 30% of the total area of the lot shall be permanently set aside for noncommercial common open space purposes, such as parks, recreation, or conservation of natural features. The common open space areas shall be suitable for the designated purposes and contain no structure or parking facility except as related to and incidental to open space uses.
(9)
Entrances to and exits from parking areas shall have a minimum width of 12 feet for each lane of traffic entering or leaving the areas.
(10)
No more than 15 parking spaces shall be permitted in a continuous row without being interrupted by landscaping, three feet wide at minimum.
(11)
An entrance to or exit from a common parking area shall be located a minimum of 50 feet from any intersection of the nearest access drive.
(12)
A system of impervious walkways a minimum of five feet in width shall be provided for access between buildings and common parking areas, open space areas, and other community facilities.
(13)
A landscaping plan for the facility prepared by a registered landscape architect shall be submitted to the Township, and is subject to approval by the Township. Provisions for the landscaping of the perimeter and interior of all common parking areas shall be included in such plan.
(14)
There shall be no architecturally unbroken building face of more than 160 linear feet. A building face shall be considered broken if there is a deflection in the building axis of at least 30°. Alternatively, an integral architectural feature of the building must project from the building face a minimum of 10 feet for a minimum distance of 10 feet along the building face. Such architectural feature shall extend the entire height of the building.
B.
Medical offices.
C.
Cemetery.
D.
Nonprofit and private recreation uses such as golf courses, country clubs, swimming and/or tennis clubs; provided, that no principal building, accessory structure, pool, tennis court, or parking area is located within 100 feet of any road right-of-way line or lot line. Additionally, swimming pools associated with these uses shall be completely enclosed with a continuous, impenetrable fence no less than six feet in height above the ground level and the fence shall be equipped with a lockable gate.
E.
Privately owned, State-licensed preschool nursery, kindergarten, elementary, middle, junior high, and high schools; provided, that the following conditions are met:
(1)
The architectural design of the structure shall be harmonious with other structures in the neighborhood.
(2)
A minimum lot area of three acres for the first 300 students or enrollees plus one acre for each additional 100 students or enrollees.
(3)
Off-street facilities shall be provided for the loading and unloading of students from buses, vans, private vehicles, etc.
(4)
All playground facilities and equipment, recreational fields, and any impervious surface associated with such facilities shall be located in a side or rear yard only and shall be at least 25 feet from any lot line. If deemed appropriate, the Zoning Hearing Board may require screen plantings in and around any such outdoor facilities.
F.
State-licensed family child day care homes in a single-family detached dwelling, subject to the following conditions:
(1)
All State licensing requirements shall be met.
(2)
In addition to a minimum of two off-street parking spaces for the dwelling, one off-street parking space shall be provided for each nonresident employee.
(3)
Provision shall be made for safe pickup and delivery of children, such that children do not have to cross traffic areas to reach the car waiting to pick them up.
(4)
No sign for the day care home shall be displayed.
(5)
There shall be no alteration to the outside of the dwelling that will alter the single-family character of the dwelling, be inconsistent with the basic architecture of the dwelling, or be incompatible with surrounding dwellings.
(6)
A minimum of 100 square feet of usable outdoor play space on the premises and 40 square feet of usable indoor space must be provided for each child present at the facility, including resident children.
(7)
Outside play shall be limited to the rear yard of such facility and shall be limited to the hours between 8:00 a.m. and 7:00 p.m.
(8)
A buffer area of no less than 10 feet in depth shall be established along rear and side lot lines in accordance with the special yard, lot, and screening requirements of this Chapter. Said buffer area shall be provided in addition to required side and rear yards and shall not be included in determining usable outdoor play area.
§ 27-406.4 Uses Permitted by Condition.
[Ord. 652, 12/5/2016]
1.
Upon approval by the Board of Commissioners, the following conditional uses are permitted provided the use complies with the conditions listed herein and the applicable requirements specified in §27-810.
A.
Group homes, subject to:
(1)
A plan showing the layout of the facility, specifically identifying all rooms or other areas of the property to be used and the uses to be made there, and all of the services to be provided.
(2)
The applicant shall meet all safety requirements for such facilities as required by any Federal, State or local law. The applicant shall provide a list of all licensing or approval agencies to the Board of Commissioners at the time of the hearing, including the name, address and telephone number of each agency and appropriate contact person. The applicant shall present temporary certification from the appropriate agencies. After Township approval, the applicant shall be required to provide evidence of permanent certification by the appropriate agencies by providing within 60 days after such permanent certification a copy of such certification to the Township Secretary. The applicant remains under a continuing duty to update and provide further approvals to the Township Secretary throughout the existence of the facility within Annville Township.
(3)
Traffic shall not exceed normal residential levels and ingress and egress must be from safe and proper locations.
(4)
The facility may be required to comply with applicable provisions of the Township Subdivision and Land Development Ordinance. If compliance is required by that Ordinance, such compliance is to be proven at the hearing.
(5)
Security lighting shall be done in a manner that will cause a minimum of inconvenience to neighboring property owners.
(6)
The applicant shall provide information necessary to establish that no group home shall be established within 750 feet of any other group home nor shall it be established within 750 feet of any alcoholic beverage dispensing center.
(7)
The Board of Commissioners shall require specific findings relating to the effects of changing from one type of group home to another type of such facility at a particular location where such change is requested and where such findings are warranted as a result of the application.
(8)
In reviewing the application for a conditional use, the Board of Commissioners shall consider any other relevant factors specified in other sections of this Chapter.
(9)
The applicant for a group home shall be required to submit such proposal to the Zoning Officer and to the Annville Township Planning Commission for review. Such proposal shall be presented to those bodies 60 days in advance of the public hearing herein described to allow for review and comment prior to the hearing before the Board of Commissioners.
(10)
The Board of Commissioners may attach certain conditions to approval in order to preserve and protect the character of the zoning district and health, safety and welfare of the public.
§ 27-406.5 Area, Yard, and Height Regulations.
[Ord. 652, 12/5/2016]
The following regulations shall be met unless otherwise required by this Chapter. Public sewage disposal and public water supply are required.
Maximum Permitted | Nonresidential Use | Single-Family Detached Dwelling |
Building Height | 35 Feet (2.5 Stories) | 35 Feet (2.5 Stories) |
Building Coverage | 20% | 30% |
Total Lot Coverage | 35% | 45% |
Minimum Requirements | ||
Lot Size | 3 Acres | 9,000 Square Feet |
Lot Width at Street Line At Building Setback Line | 200 Feet 250 Feet | 55 Feet |
Front Yard | 100 Feet | 25 Feet |
Rear Yard | 75 Feet | 25 Feet (or Average of Adjacent Properties) |
Side Yard | 20 Feet | 10 Feet |
§ 27-407 R2 Medium Density Residential District.
[Ord. 652, 12/5/2016]
§ 27-407.1 Specific Intent.
[Ord. 652, 12/5/2016]
It is the intent of the R2 Medium Density Residential District to preserve and enhance historic neighborhoods that are predominantly residential.
§ 27-407.2 Uses Permitted by Right.
[Ord. 652, 12/5/2016]
1.
Land, buildings or structures in an R2 District shall be used for the following purposes and no others, unless a conditional use as provided for in §27-810 is granted.
A.
Single-family detached dwellings.
B.
Single-family semi-detached dwellings.
C.
Municipal use.
F.
Places of worship and parish homes.
G.
Post offices, museums, libraries, or fire stations; provided, that they do not contain restaurants, cafes, membership clubs or other places offering food, beverages, dancing or entertainment.
H.
Publicly owned, State-licensed nurseries, kindergartens, elementary, middle, junior high, and high schools.
§ 27-407.3 Uses Permitted by Special Exception.
[Ord. 652, 12/5/2016]
1.
The following use is permitted when the Zoning Hearing Board, pursuant to §27-902, grants a special exception: State-licensed family child day care homes in a single-family detached dwelling, subject to the following conditions:
A.
All State licensing requirements shall be met.
B.
In addition to a minimum of two off-street parking spaces for the dwelling, one off-street parking space shall be provided for each nonresident employee.
C.
Provision shall be made for safe pickup and delivery of children, such that children do not have to cross traffic areas to reach the car waiting to pick them up.
D.
No sign for the day care home shall be displayed.
E.
There shall be no alteration to the outside of the dwelling that will alter the single-family character of the dwelling, be inconsistent with the basic architecture of the dwelling, or be incompatible with surrounding dwellings.
F.
A minimum of 100 square feet of usable outdoor play space on the premises and 40 square feet of usable indoor space must be provided for each child present at the facility, including resident children.
G.
Outside play shall be limited to the rear yard of such facility and shall be limited to the hours between 8:00 a.m. and 7:00 p.m.
H.
A buffer area of no less than 10 feet in depth shall be established along rear and side lot lines in accordance with the special yard, lot, and screening requirements of this Chapter. Said buffer area shall be provided in addition to required side and rear yards and shall not be included in determining usable outdoor play area.
§ 27-407.4 Uses Permitted by Condition.
[Ord. 652, 12/5/2016]
1.
Upon approval by the Board of Commissioners, the following conditional uses are permitted provided the use complies with the conditions listed herein and the applicable requirements specified in §27-810.
A.
Group homes, subject to:
(1)
A plan showing the layout of the facility, specifically identifying all rooms or other areas of the property to be used and the uses to be made there, and all of the services to be provided.
(2)
The applicant shall meet all safety requirements for such facilities as required by any Federal, State or local law. The applicant shall provide a list of all licensing or approval agencies to the Board of Commissioners at the time of the hearing, including the name, address and telephone number of each agency and appropriate contact person. The applicant shall present temporary certification from the appropriate agencies. After Township approval, the applicant shall be required to provide evidence of permanent certification by the appropriate agencies by providing within 60 days after such permanent certification a copy of such certification to the Township Secretary. The applicant remains under a continuing duty to update and provide further approvals to the Township Secretary throughout the existence of the facility within Annville Township.
(3)
Traffic shall not exceed normal residential levels and ingress and egress must be from safe and proper locations.
(4)
The facility may be required to comply with applicable provisions of the Township Subdivision and Land Development Ordinance. If compliance is required by that Ordinance, such compliance is to be proven at the hearing.
(5)
Security lighting shall be done in a manner that will cause a minimum of inconvenience to neighboring property owners.
(6)
The applicant shall provide information necessary to establish that no group home shall be established within 750 feet of any other group home nor shall it be established within 750 feet of any alcoholic beverage dispensing center.
(7)
The Board of Commissioners shall require specific findings relating to the effects of changing from one type of group home to another type of such facility at a particular location where such change is requested and where such findings are warranted as a result of the application.
(8)
In reviewing the application for a conditional use, the Board of Commissioners shall consider any other relevant factors specified in other sections of this Chapter.
(9)
The applicant for a group home shall be required to submit such proposal to the Zoning Officer and to the Annville Township Planning Commission for review. Such proposal shall be presented to those bodies a significant time in advance of the public hearing herein described to allow for review and comment prior to the hearing before the Board of Commissioners.
(10)
The Board of Commissioners may attach certain conditions to approval in order to preserve and protect the character of the zoning district and health, safety and welfare of the public.
§ 27-407.5 Area, Height and Yard Requirements.
[Ord. 652, 12/5/2016]
The following regulations shall be met unless otherwise required by this Chapter. Public sewer and public water service are required.
Maximum Permitted | Nonresidential | Single-Family Detached | Single-Family Semi-Detached |
Building Height | 35 Feet (2.5 Stories) | 35 Feet (2.5 Stories) | 35 Feet (2.5 Stories) |
Building Coverage | 30% | 40% | 40% |
Total Lot Coverage | 65% | 55% | 65% |
Minimum Requirements | |||
Lot Size | 20,000 Square Feet | 7,500 Square Feet | 6,000 Square Feet per Unit |
Lot Width at Street Line | 100 Feet | 50 Feet | 30 Feet per Unit |
At Building Setback Line | 100 Feet | 50 Feet | 30 Feet per Unit |
Front Yard | See §27-304. | See §27-304. | See §27-304. |
Rear Yard | See §27-304. | See §27-304. | See §27-304. |
Side Yard | See §27-304. | See §27-304. | See §27-304. |
§ 27-408.1 Specific Intent.
[Ord. 652, 12/5/2016]
The intent of the R3 High Density Residential District is to promote the development of a variety of higher density housing types in areas where necessary municipal services, commercial facilities and other community amenities are available.
§ 27-408.2 Uses Permitted by Right.
[Ord. 652, 12/5/2016]
1.
Land, buildings or structures in an R3 District shall be used for the following purposes and no others, unless a special exception as provided for in §27-902 is granted or a conditional use is approved by the Township Commissioners in accordance with §27-810.
A.
Single-family detached dwellings.
B.
Single-family semi-detached dwellings.
C.
Two-family detached dwellings.
D.
Two-family semi-detached dwellings.
E.
Municipal uses.
H.
Places of worship and parish homes.
I.
Post offices, museums, libraries, or fire stations.
J.
Publicly owned, State-licensed nursery, kindergarten, elementary, middle, junior high, and high schools.
K.
Townhouses; provided, that the following requirements are met:
(2)
No group of townhouses shall consist of more than six attached units, with no more than three continuous dwellings with the same front setback, each variation of the setback being at least four feet. Developers are encouraged to use variety in design and construction to enhance appearance.
(3)
Detached accessory buildings or structures shall be permitted on individual lots. Storage areas, garages, and other normal accessory structures may be attached to the principal structure on each individual lot provided all other requirements of this Chapter are met.
(4)
Detached accessory buildings and structures for common use by the entire development shall be permitted on common areas as per this Chapter.
L.
(1)
Apartments in cellars are prohibited.
(2)
Apartments in detached accessory buildings are prohibited.
(3)
Each apartment within an apartment building or residence shall be designed with a private entrance for each apartment, whether said entrance is from the exterior of the building or by way of a common entry or corridor.
(4)
Fire escapes and outside stairways shall be located on the side or rear of the building.
(5)
A certificate of occupancy shall be obtained from the Building Code Officer prior to occupancy of any apartment.
(6)
Determination of the total minimum lot area required for apartments or principal uses with apartments shall be the sum total of the lot area required for each apartment plus the lot area required for any principal use.
(7)
In addition to the requirements listed in subsections .L.1 through .6 of this Section, apartment buildings containing two or more apartments located above the first floor shall meet the following conditions:
(8)
Apartments may be established in single-family dwellings provided the following conditions are met in addition to those listed in subsections .L.1 through .6 of this Section:
(a)
An apartment established within a single-family dwelling shall be clearly accessory to the single-family dwelling use.
(b)
Only one apartment shall be permitted in any single-family dwelling.
(c)
The area of such an apartment shall not exceed 30% of the habitable floor area of the existing single-family dwelling before the apartment was established.
(9)
If apartments are established in conjunction with an existing nonconforming use, the following requirements shall be applied:
(a)
A structure containing a nonconforming use shall not be extended or enlarged to accommodate the addition of apartment uses. Only portions of the structure existing on the date of adoption of the ordinance codified in this Chapter may be converted for apartments.
(b)
The number of apartments established shall not exceed the maximum number of units allowed by lot area under §27-408.5 minus one apartment for each story of the structure remaining in nonconforming status. The minimum lot area requirement for the nonconforming nonresidential use shall not apply when calculating the number of apartments permitted.
(c)
The number of off-street parking spaces shall not be reduced and, in all cases, a minimum of the off-street parking spaces required by this Chapter for the nonconforming use plus the apartments shall be provided.
§ 27-408.3 Uses Permitted by Special Exception.
[Ord. 652, 12/5/2016]
1.
The following uses are permitted when the Zoning Hearing Board, pursuant to §27-902, grants a special exception.
B.
State-licensed family child day care homes in a single-family detached dwelling, subject to the following conditions:
(1)
All State licensing requirements shall be met.
(2)
In addition to a minimum of two off-street parking spaces for the dwelling, one off-street parking space shall be provided for each nonresident employee.
(3)
Provision shall be made for safe pickup and delivery of children, such that children do not have to cross traffic areas to reach the car waiting to pick them up.
(4)
No sign for the day care home shall be displayed.
(5)
There shall be no alteration to the outside of the dwelling that will alter the single-family character of the dwelling, be inconsistent with the basic architecture of the dwelling, or be incompatible with surrounding dwellings.
(6)
A minimum of 100 square feet of usable outdoor play space on the premises and 40 square feet of usable indoor space must be provided for each child present at the facility, including resident children.
(7)
Outside play shall be limited to the rear yard of such facility and shall be limited to the hours between 8:00 a.m. and 7:00 p.m.
(8)
A buffer area of no less than 10 feet in depth shall be established along rear and side lot lines in accordance with the special yard, lot, and screening requirements of this Chapter. Said buffer area shall be provided in addition to required side and rear yards and shall not be included in determining usable outdoor play area.
§ 27-408.4 Uses Permitted by Condition.
[Ord. 652, 12/5/2016]
1.
Upon approval by the Board of Commissioners, group homes are permitted under the applicable requirements specified in §27-810 and the following conditions:
A.
A plan showing the layout of the facility, specifically identifying all rooms or other areas of the property to be used and the uses to be made there, and all of the services to be provided.
B.
The applicant shall meet all safety requirements for such facilities as required by any Federal, State or local law.
C.
The applicant shall provide a list of all licensing or approval agencies to the Board of Commissioners at the time of the hearing, including the name, address and telephone number of each agency and appropriate contact person. The applicant shall present temporary certification from the appropriate agencies. After Township approval, the applicant shall be required to provide evidence of permanent certification by the appropriate agencies by providing within 60 days after such permanent certification a copy of such certification to the Township Secretary. The applicant remains under a continuing duty to update and provide further approvals to the Township Secretary throughout the existence of the facility within Annville Township.
D.
Traffic shall not exceed normal residential levels and ingress and egress must be from safe and proper locations.
E.
The facility may be required to comply with applicable provisions of the Township Subdivision and Land Development Ordinance. If compliance is required by that Ordinance, such compliance is to be proven at the hearing.
F.
Security lighting shall be done in a manner that will cause a minimum of inconvenience to neighboring property owners.
G.
The applicant shall provide information necessary to establish that no group home shall be established within 750 feet of any other group home nor shall it be established within 750 feet of any center dispensing alcoholic beverages.
H.
The Board of Commissioners shall make specific findings relating to the effects of changing from one type of group home to another type of such facility at a particular location where such change is requested and where such findings are warranted as a result of the application.
I.
In reviewing the application for a conditional use, the Board of Commissioners shall consider any other relevant factors specified in other sections of this Chapter.
J.
The applicant for a group home shall be required to submit such proposal to the Zoning Officer and to the Annville Township Planning Commission for review. Such proposal shall be presented to those bodies a significant time in advance of the public hearing herein described to allow for review and comment prior to the hearing before the Board of Commissioners.
K.
The Board of Commissioners may attach certain conditions to approval in order to preserve and protect the character of the zoning district and health, safety and welfare of the public.
§ 27-408.5 Area, Height, and Yard Requirements.
A lot area, lot width, lot coverage, yard depths, and building height satisfying the requirements of the following table, unless otherwise specified in this Chapter, shall be provided for every dwelling unit and/or principal nonresidential building or use hereafter erected, altered, or established in this district. Additionally, public water and public sewer facilities shall be provided for all such uses within this district.
Minimum Requirements | Lot Area | Lot Width | Front Yard | One Side Yard | Total Side Yards | Rear Yard |
|---|---|---|---|---|---|---|
Nonresidential Uses | 20,000 Square Feet1 | 100 Feet1 | 25 Feet | 10 Feet | 20 Feet | 25 Feet |
Single-Family Detached | 7,500 Square Feet | 75 Feet | 25 Feet | 10 Feet | 20 Feet | 25 Feet |
Single-Family Semi-Detached | 6,000 Square Feet | 65 Feet | 25 Feet | 10 Feet2 | n/a | 25 Feet |
Two-Family Detached | 8,000 Square Feet | 80 Feet | 25 Feet | 10 Feet | 20 Feet | 25 Feet |
Two-Family Semi-Detached | 8,000 Square Feet | 80 Feet | 25 Feet | 10 Feet2 | n/a | 25 Feet |
Townhouse | 3,000 Square Feet/Dwelling Unit | 20 Feet | 25 Feet | 15 Feet2 | n/a | 25 Feet |
Apartment Unit | 3,000 Square Feet/Dwelling Unit | 60 Feet | 25 Feet | 10 Feet | 20 Feet | 25 Feet |
1For purposes of meeting the listed minimums, contiguous lots under the same ownership must be merged into a single lot. |
2Yard requirements apply to unattached sides of buildings. |
No building shall exceed 2.5 stories or 35 feet in height, except that in the case of a State accredited college or university, the building height may be increased to three stories and 45 feet provided any application for a building over 2.5 stories or 35 feet shall be accompanied by a letter from the Fire Marshal indicating it has sufficient capability to fight a fire in the building. |
Building and lot coverage requirements shall be as follows:
Use | Nonresidential | Residential |
|---|---|---|
Maximum Building Coverage | 30% | 40% |
Maximum Lot Coverage | 65% | 60% |
§ 27-408.6 Supplemental Townhouse and Apartment Standards.
[Ord. 652, 12/5/2016]
1.
The following design criteria shall apply as additional requirements for townhouse and apartment building development:
A.
The site shall be served by public water and public sewer facilities, and shall be designed for individual service where townhouse lots are to be sold.
B.
Planting screens shall be provided where side and rear yards of multiple dwelling unit land developments abut any nonresidential use or where such developments abut any single-family residential or other zoning district. Planting screens shall be designed, located and maintained in accordance with the requirements of this Chapter.
C.
All open space, green areas, patios, courts, and buffer yards shall be landscaped and maintained to insure the safety, privacy, and comfort of townhouse and apartment residents.
D.
Exterior storage areas for trash and rubbish shall be well screened on three sides and contained in covered, vermin-proof containers.
E.
Off-street parking, as required by this Chapter, shall be located within 100 feet of the dwelling to be served.
§ 27-409.1 Specific Intent.
[Ord. 652, 12/5/2016]
The regulations of this district are designed to provide reasonable standards for the development of manufactured home parks and manufactured home subdivisions within a residential area since these uses are recognized as a special form of housing requiring special specific standards.
§ 27-409.2 Uses Permitted by Right.
[Ord. 652, 12/5/2016]
1.
Land, buildings or structures in an R4 District shall be used for the following purposes and no others.
A.
All uses permitted by right in the R3 High Density Residential District, subject to all applicable regulations of the R3 District.
B.
Manufactured home park, subject to:
(1)
Scope. All manufactured home parks hereafter established and all expansions to existing manufactured home parks are subject to all applicable regulations of this Section.
(2)
Use of Terms. A development subject to these regulations shall be known as a park in this Section unless specified differently in the text.
(3)
Park Size. Each park hereafter designed shall be at least 10 acres. The park shall not be divided by any public street or alley but may contact any street or alley. Hereafter, any street or alley so contacted shall be known as a perimeter street or alley.
(4)
Density. Each park shall have a maximum density of six manufactured homes per gross acre, and no individual manufactured home lot in a manufactured home subdivision shall be less than 5,000 square feet.
(5)
Yard Requirements, Manufactured Homes. No manufactured home shall be located at less than the following:
(a)
Fifty feet from any perimeter street line or perimeter lot line. Said fifty-foot buffer area shall contain a dense planting screen. The screen shall be a year-round screen which shall be maintained permanently. Plant material which does not live shall be replaced within six months. The distance between trees shall be such that a full screen will be provided. The permissible distance between plants will vary with the species of planting;
(b)
Twenty feet from the edge of a park street;
(c)
Twenty feet from any other manufactured home;
(d)
Ten feet from interior lot lines.
(7)
Park Street. A street installed exclusively for park residents’ use shall be constructed to Township specifications and conform to the following regulations:
(a)
A park street shall be at least 12 feet wide for one-way and at least 24 feet wide for two-way traffic when all parking is provided off street. A traffic pattern in the park shall allow for efficient access to all points;
(b)
Each manufactured home site shall be accessible from a park street; however, designated parking for a site may be provided off the site as provided herein;
(c)
Each park shall be provided with at least two points of ingress/egress for vehicular traffic from public streets;
(d)
No more than two park streets shall intersect at any one point;
(e)
Park streets designated to provide parking for sites shall be widened by eight feet on each side to be used for parking.
(9)
Off-Street Parking.
(a)
Each manufactured home site shall be provided with at least two parking spaces that comply with the requirements of this Chapter;
(b)
Parking spaces for a given site shall be adjacent to each other;
(c)
Parking spaces which are provided in a common parking lot shall be appropriately marked for a specific site and shall not be farther than 150 feet from the site to be served;
(d)
Parking spaces shall be accessible from a park street only.
(10)
Utility Services.
(a)
Each manufactured home site shall be served by a public water system;
(b)
Each manufactured home site shall be served by a connection to the public sewer system;
(c)
Each manufactured home site shall be served by a connection to an electrical distribution system;
(d)
Any transmission line within the limits of the park for telephone service, electricity, or centralized television reception shall be underground.
(11)
Common Open Space Areas.
(a)
The park shall be provided with common open space areas, not less than 15% of the gross park area, which are for the enjoyment of all park residents. The areas may include, but are not limited to, such facilities as playgrounds, swimming pools, field and courts for various organized team sports, and landscaped areas for passive recreation;
(b)
The park shall have at least half of its common area at one continuous location, and not more than half of its common area may be in the buffer area;
(c)
An interior play area for children shall be more than 1,000 square feet and follow playground standards established by the Consumer Product Safety Commission.
(d)
Provision shall be made by the owner of the park for the development, installation and maintenance of such common open areas.
(e)
Areas reserved for common open space purposes shall meet the following standards:
1)
The land shall be readily accessible to residents of the manufactured home park.
2)
Provision shall be made for access to the land by maintenance equipment, where such access will be necessary.
3)
The size, surface conditions, shape, topography and location of the parcels shall be suitable for the intended recreational purpose, and be such that recreation use is feasible. Designated purposes are subject to Township approval.
4)
Recreation areas shall be improved and equipped to a usable state in accordance with plans to be approved by the Township. Such improvement and equipping shall be guaranteed through the municipal improvements agreement.
(12)
Manufactured Home Site Improvements.
(a)
Each manufactured home site shall be provided with a patio at least 50 square feet in size. Said patio shall adjoin the manufactured home in such a manner as to provide direct access from an entrance/exit of the manufactured home to the patio;
(b)
The patio shall be properly drained and shall have a durable surface such as concrete or wood;
(c)
Each manufactured home shall be provided with a skirting of durable material that shall entirely enclose the area beneath the manufactured home.