Caernarvon Township
City Zoning Code
City Zoning Code
ARTICLE V
District Regulations
§ 500-10 R-1 Rural Conservation District.
[Amended 4-14-2009 by Ord. No. 249; 1-10-2024 by Ord. No. 319; 3-13-2024 by Ord. No. 321; 6-25-2025 by Ord. No. 327; 6-25-2025 by Ord. No. 328; 6-25-2025 by Ord. No. 329]
A.
Specific intent. It is the purpose of this district to encourage the preservation of certain rural areas within the Township in order to conserve such natural features as watercourses, watersheds, and forest areas, and the most suitable farmland within the Township. It is also the purpose of this district to discourage development in areas in which on-site disposal of sewage effluent may be hazardous.
B.
Uses permitted by right. Land and buildings in an R-1 District may be used for the following purposes and no others, unless a special exception, as provided in § 500-10C, is granted:
(1)
Farm dwelling.
(2)
Residential accessory use, subject to residential accessory use regulations, § 500-30 of this chapter, including animal shelters housing animals which are not used during the conduct of and are not raised as a product of a commercial agricultural operation.
(3)
Agricultural use, subject to:
(a)
The minimum size of a farm shall be three acres.
(b)
All grazing or pasture areas utilized for this purpose shall be fenced.
(c)
No farm or any other outbuilding other than a dwelling shall be constructed closer than 75 feet to any property line.
(d)
No slaughter or manure storage area shall be established closer than 200 feet to any property line.
(e)
No structure designed for the cultivation of mushrooms or for the raising of pigs or poultry shall be located within 200 feet of any property line.
(4)
Display and sale of farm products, provided that:
(a)
At least 50% of the products for sale have been produced on the property on which they are offered for sale.
(b)
The off-street parking regulations for a farmstand are met.
(c)
The sale of farm products shall be conducted within a structure or from a stand which shall be no closer than 50 feet from any street right-of-way line.
(5)
Processing of farm products, where such use is accessory to the raising or growing of such products and is located on the property on which the products are grown or raised.
(6)
Woodland or game preserve, wildlife sanctuary or similar conservation use.
(7)
Communications antennas mounted on a lawfully existing public utility transmission tower, lawfully existing building or other structure which is or is part of another lawfully existing principal use on the lot, and communications equipment buildings.
(8)
No impact home-based business.
(9)
Family day-care homes.
(10)
Group day-care homes.
(11)
Logging.
(12)
Accessory Solar Energy Systems.
C.
Uses permitted by special exception. The following uses are permitted when special exceptions are granted by the Zoning Hearing Board. Standards to be used in determining whether a special exception should be granted are found in § 500-85 of this chapter.
(1)
Park, playground, or similar noncommercial recreational purposes.
(2)
Lodge or club for hunting, fishing, or other similar recreational purposes.
(3)
Municipal use.
(4)
Outdoor recreational area for use by the general public. Permissible uses shall be parks, picnic grounds, riding trails or academy, hiking trails, boating, fishing, hunting, or nature center and swimming areas. These uses are subject to:
(a)
The lot on which any such use is conducted shall not be less than three acres in size.
(b)
The use shall include only necessary accessory structures and no commercial activity shall be permitted except for charging of admission, sale of refreshments, rental of athletic equipment or such other purpose as is clearly incidental to the permitted outdoor recreational use.
(c)
The maximum paved area shall be 10% of the lot.
(6)
Cemeteries.
(7)
Communications towers and communications equipment buildings.
(9)
Accessory Dwelling Units.
D.
The Table of Area, Yard and Height Regulations in the R-1 District is included as an attachment to this chapter. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
E.
§ 500-11 R-2 Rural Conservation District.
[Amended 4-14-2009 by Ord. No. 249; 6-25-2025 by Ord. No. 328; 6-25-2025 by Ord. No. 329]
A.
Specific intent. It is the purpose of this district to encourage the preservation of certain rural areas within the Township, in order to conserve such natural features as watercourses, watersheds, and forest areas, and the most suitable farmland within the Township. It is also the purpose of this district to discourage development in areas which provide severe limitations to development, areas of steep slope, high water table and in which on-site disposal of sewage effluent may be hazardous.
B.
Uses permitted by right. Land and buildings in an R-2 District may be used for the following purposes and no others, unless a special exception, as provided in § 500-11C, is granted:
(1)
Single-family detached dwelling.
(2)
Residential accessory use, subject to residential accessory use regulations, § 500-30 of this chapter, including animal shelters housing animals which are not used during the conduct of and are not raised as a product of a commercial agricultural operation.
(3)
Agricultural use, subject to:
(a)
The minimum size of a farm shall be three acres.
(b)
All grazing or pasture areas utilized for this purpose shall be fenced.
(c)
No farm or any other outbuilding other than a dwelling shall be constructed closer than 75 feet to any property line.
(d)
No slaughter or manure storage area shall be established closer than 200 feet to any property line.
(e)
No structure designed for the cultivation of mushrooms or for the raising of pigs or poultry shall be located within 200 feet of any property line.
(4)
Display and sale of farm products, provided that:
(a)
At least 50% of the products for sale have been produced on the property on which they are offered for sale.
(b)
The off-street parking regulations for a farmstand are met.
(c)
The sale of farm products shall be conducted within a structure or from a stand which shall be no closer than 50 feet from any street right-of-way line.
(5)
Processing of farm products, where such use is accessory to the raising or growing of such products, and is located on the property on which the products are grown or raised.
(6)
Woodland or game preserve, wildlife sanctuary or similar conservation use.
(7)
Schools licensed by the Pennsylvania Department of Education.
(9)
Communications antennas mounted on a lawfully existing public utility transmission tower, lawfully existing building or other structure which is or is part of another lawfully existing principal use on the lot, and communications equipment buildings.
(10)
No impact home-based business.
(11)
Family day-care homes.
(12)
Group day-care homes.
(13)
Logging.
(14)
Accessory Solar Energy Systems.
C.
Uses permitted by special exception. The following uses are permitted when special exceptions are granted by the Zoning Hearing Board. Standards to be used in determining whether a special exception should be granted are found in § 500-85 of this chapter.
(1)
Park, playground, or similar noncommercial recreational area owned and operated by a public or private nonprofit agency.
(2)
Lodge or club for hunting, fishing, or other similar recreational purposes.
(3)
Municipal use.
(4)
Outdoor recreational area for use by the general public. Permissible uses are parks, picnic grounds, riding trails or academies, hiking trails, boating, fishing, hunting, or nature center, swimming area and ski area. These uses are subject to:
(a)
The lot on which any such use is conducted shall not be less than three acres in size.
(b)
The use shall include only necessary accessory structures and no commercial activity shall be permitted except for charging of admission, sale of refreshments, rental of athletic equipment or such other purpose as is clearly incidental to the permitted outdoor recreational use.
(c)
The maximum paved area shall be 10% of the lot.
(5)
Communications towers and communications equipment buildings.
(7)
Mining, quarrying, extraction, or underground storage of gas, oil, or other mineral resources, including the reclamation of existing spoil material and/or processing facilities, subject to the following requirements:
(a)
The minimum lot size shall be 50 acres.
(b)
Quarrying or mining activities, stone storage buildings or stockpiles, and stone crushing machinery and equipment pertaining to stone crushing machinery shall be located a minimum of 250 feet from any adjoining property lines, and 250 feet from any right-of-way line of a public road.
(c)
All quarrying and mining operations shall be enclosed by a fence with a minimum height of six feet. Gates, which shall be locked except during business hours, shall be located at all entrances to quarrying and mining areas.
(d)
The filing with the Township of three copies of a complete and detailed plan depicting the entire outer boundary of the property, and showing the proposed reclamation of the land affected, which has been filed by the operator with, and has received approval of, any and all Commonwealth of Pennsylvania and federal government agencies having regulatory jurisdiction over such matters. All copies of amendments and supplements thereto shall thereafter be filed with the Township.
(e)
Periodic filing with the Township of copies of all reports which set forth the current status of reclamation work performed and activities undertaken to implement stormwater management and erosion and sedimentation control plans which the operator is required to file with the aforesaid governmental agencies.
(f)
A plan, indicating the location and proposed construction materials used on roadways within the property lines of the mining operation, which will be used by vehicles entering and leaving the site. The plan shall be submitted to the Township Supervisors and shall state:
[1]
All such roadways shall be maintained and constructed by the operator so that vehicular travel on them will not result in the spread of dust beyond the property lines of the mining operation.
[2]
All such roadways shall be maintained and constructed by the mining operator so that vehicles leaving the mining operation will not deposit excessive or accumulative amounts of mining products, dirt, mud, and other such substances on public roads. The cost for repairs of damages to any public road caused by the movement of machinery or other damages caused by the mining operations will be the responsibility of the mining operator.
(g)
All blasting operations shall conform with the regulations enforced by the appropriate state and federal agencies. Blasting shall not be permitted between 7:00 p.m. and 7:00 a.m., and on Sundays and legal holidays.
(h)
When a license is required from a state, a copy of such license shall be filed with the Township, along with evidence of any bond required for completion of the reclamation plan.
(i)
A certificate of the applicant's general liability insurance shall be filed with the Township.
(j)
A copy of the lease or permit from the owner or owners of the surface and underground mineral rights should be filed with the Township.
(8)
Dog kennel, subject to:
(a)
No structures housing dogs shall be located within 100 feet of any lot line.
(9)
Cemeteries.
(10)
Accessory Dwelling Units.
D.
The Table of Area, Yard and Height Regulations in the R-1 District is included as an attachment to this chapter. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
E.
§ 500-12 R-3 Rural Residential District.
[Amended 4-14-2009 by Ord. No. 249; 6-25-2025 by Ord. No. 327; 6-25-2025 by Ord. No. 328; 6-25-2025 by Ord. No. 329]
A.
Specific intent. It is the purpose of this district to provide areas for low-density residential development and for limited farming activity and other nonresidential uses. Lots will be of sufficient size to provide for both on-site sewage disposal and water supply, but provision is made for smaller lot sizes if public or community sewage disposal systems are provided.
B.
Uses permitted by right. Land and buildings in an R-3 District may be used for the following purposes, and no others, unless a special exception, as provided for in § 500-12C, is granted:
(1)
Single-family detached dwelling.
(2)
Residential accessory use, subject to residential accessory use regulations, § 500-30 of this chapter, including animal shelters housing animals which are not used during the conduct of and are not raised as a product of a commercial agricultural operation.
(3)
Agricultural use, subject to:
(a)
The minimum size of a farm shall be three acres.
(b)
All grazing or pasture areas utilized for this purpose shall be fenced.
(c)
No farm or any other outbuilding other than a dwelling shall be constructed closer than 75 feet to any property line.
(d)
No slaughter or manure storage area shall be established closer than 200 feet to any property line.
(e)
Mushroom houses and piggeries are prohibited. No structure designated for the raising of poultry shall be located within 200 feet of any property line.
(4)
Display and sale of farm products, provided that:
(a)
At least 50% of the products for sale have been produced on the property on which they are offered for sale.
(b)
The off-street parking regulations for a farmstand are met.
(c)
The sale of farm products shall be conducted within a structure or from a stand which shall be no closer than 50 feet from any street right-of-way.
(5)
Processing of farm products, where such use is accessory to the raising or growing of such products and is located on the property on which the products are grown or raised.
(6)
Woodland or game preserve, wildlife sanctuary or similar conservation use.
(7)
Municipal use.
(8)
Park, playground, or similar noncommercial recreation area owned and operated by a public or private nonprofit agency.
(10)
Communications antennas mounted on a lawfully existing public utility transmission tower, lawfully existing building or other structure which is or is part of another lawfully existing principal use on the lot, and communications equipment buildings.
(11)
No impact home-based business.
(12)
Family day-care homes.
(13)
Group day-care homes.
(14)
Logging.
(15)
Accessory Solar Energy Systems.
C.
Uses permitted by special exception. The following uses are permitted after special exceptions are granted by the Zoning Hearing Board. Standards to be used in determining whether a special exception should be granted are found in § 500-85 of this chapter.
(1)
School licensed by the Pennsylvania Department of Education.
(2)
Place of worship.
(3)
Hospital, medical clinic, convalescent home, retirement home, or similar institution.
(4)
Club or lodge for fraternal or social purposes, provided that the chief activity of such use shall not be one which is customarily carried on as a business, and provided that the buildings and services shall be primarily for the use of members and their guests only.
(6)
Cemeteries.
(7)
Communications towers and communication equipment buildings.
(9)
Accessory Dwelling Units.
D.
The Table of Area, Yard and Height Regulations in the R-1 District is included as an attachment to this chapter. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
E.
§ 500-13 R-4 Suburban Residential District.
[Amended 4-14-2009 by Ord. No. 249; 1-10-2024 by Ord. No. 319; 6-25-2025 by Ord. No. 328; 6-25-2025 by Ord. No. 329]
A.
Specific intent. It is the purpose of this district to maintain existing residential areas and to permit expansion of these areas at low to medium densities. Lots must be of sufficient size to provide for both on-site sewage disposal and water supply unless off-site facilities are provided. Off-site facilities are encouraged by permitting reduced lot sizes and planned developments when these facilities are provided. Mobile home parks and certain nonresidential uses are permitted in this district.
B.
Uses permitted by right. Land and buildings in an R-4 District may be used for the following purposes, and no others, unless a special exception, as provided in § 500-13C, is granted:
(1)
Single-family detached dwelling.
(2)
Two-family detached dwelling.
(3)
Residential accessory use, subject to residential accessory use regulations, § 500-30 of this chapter.
(4)
Park, playground, or similar noncommercial recreational area owned and operated by a public or private nonprofit agency.
(5)
Municipal use.
(6)
Schools licensed by the Pennsylvania Department of Education.
(7)
Agricultural use, subject to:
(a)
The minimum size of a farm shall be three acres.
(b)
All grazing or pasture areas utilized for this purpose shall be fenced.
(c)
No farm or any other outbuilding other than a dwelling shall be constructed closer than 75 feet to any property line.
(d)
No slaughter or manure storage area shall be established closer than 200 feet to any property line.
(e)
Mushroom houses and piggeries are prohibited. No structure designated for the raising of poultry shall be located within 200 feet of any property line.
(8)
Display and sale of farm products, provided that:
(a)
At least 50% of the products for sale have been produced on the property on which they are offered for sale.
(b)
The off-street parking regulations for a farmstand are met.
(c)
The sale of farm products shall be conducted within a structure, or from a farmstand, which shall be no closer than 50 feet from any street right-of-way line.
(9)
Processing of farm products, where such use is accessory to the raising or growing of such products and is located on the property on which the products are grown or raised.
(11)
Communications antennas mounted on a lawfully existing public utility transmission tower, lawfully existing building or other structure which is or is part of another lawfully existing principal use on the lot, and communications equipment buildings.
(12)
No impact home-based business.
(13)
Family day-care homes.
(14)
Group day-care homes.
(15)
Logging.
(16)
Accessory Solar Energy Systems.
C.
Uses permitted by special exception. The following uses are permitted after special exceptions are granted by the Zoning Hearing Board. Standards to be used in determining whether a special exception should be granted are found in § 500-85 of this chapter.
(1)
Place of worship.
(2)
Hospital, medical clinic, convalescent home, retirement home, or similar institution.
(4)
Mobile home park, subject to:
(a)
The minimum area of a mobile home park for which a certification of use and occupancy may be issued shall be 10 acres.
(b)
All mobile home parks shall be served by either a public or community sewage disposal system, and by either a public or community water supply system. Both the sewage disposal system and water supply systems shall be approved by the Pennsylvania Department of Environmental Protection.
(c)
The maximum gross density of any mobile home park shall be five dwelling units per acre.
(d)
Not less than 10% of the total area of the mobile home park shall be devoted to recreation areas for the use of all residents of the park. Provisions shall be made by the owner of the mobile home park for the development, installation, and perpetual maintenance of such recreation areas.
(e)
The minimum area of a mobile home lot shall be 6000 square feet. The minimum width of a mobile home lot shall be 30 feet at the street right-of-way line, and 50 feet at the building setback line.
(f)
Two off-street parking spaces shall be provided for each mobile home lot.
(g)
The minimum allowable distance between any mobile home, service, or accessory building, or parking facility, and a boundary line of the mobile home park shall be 50 feet, provided that no mobile home shall be located closer than 25 feet to any street located outside the boundary lines of the park. No mobile home shall be located closer than 25 feet to any street located within the boundary lines of the mobile home park. The minimum allowable distance between any mobile home and another mobile home, service or accessory building not within the same lot, or common parking facility, shall be 20 feet. Minimum side and rear yards of 10 feet shall be provided on each mobile home lot.
(h)
An evergreen planting screen a minimum of four feet in height at planting shall be placed along all boundary lines of the mobile home park, separating the mobile home park from adjacent properties and/or streets. The screen shall be a year-round screen which shall be maintained permanently. Plant material which does not live shall be replaced within one year. The distance between trees shall be such that a full screen will be provided within three years of planting. The permissible distance between plants will vary with the species of planting.
(i)
Each mobile home shall be placed on a lot which has frontage on and direct access to an approved street within the mobile home park, and shall be located to provide safe and convenient access for servicing and fire protection.
(j)
The limits on each mobile home lot shall be clearly marked on the ground by permanent markers.
(k)
Each mobile home space shall be provided with a permanent foundation that will not heave, shift, settle, or move due to frost action, inadequate drainage, vibration or other forces acting on the foundation. The foundation shall be of adequate size, material, and construction so as to be durable and adequate for the support of the maximum anticipated loads during the seasons of the year. Each mobile home space shall be equipped with utility connections. Any open spaces between a mobile home floor and a mobile home foundation shall be permanently enclosed within 30 days to prevent unauthorized entry and to conceal supports and utility connections. Every mobile home shall be anchored to the foundation to prevent overturning or uplift. The application for placement of the mobile home shall be accompanied by specifications for the foundation and anchoring, and calculations indicating that the foundation and anchoring are adequate to meet the standards of this section.
(l)
All mobile home parks shall comply with the requirements for mobile home parks established by the Pennsylvania Department of Environmental Protection and by Chapter 280, Floodplain Management, of the Code of Caernarvon Township.
(m)
Mobile home parks shall comply with the applicable requirements of Chapter 425, Subdivision and Land Development, of the Code of Caernarvon Township and, where applicable, Caernarvon Township Floodplain District building regulations.
(n)
All mobile home parks shall contain a pedestrian circulation system which shall be designed, constructed and maintained for safe and convenient movement from all mobile home spaces to principal destinations within the park and, if appropriate, shall provide safe and convenient access to pedestrian ways leading to destinations outside the park. Principal destinations include such uses as recreation areas, service buildings, storage areas, common parking areas, and management offices.
(o)
All pedestrian walks shall have a minimum width of four feet.
(p)
All pedestrian walks shall be paved.
(q)
All pedestrian walks must be provided with lighting units spaced, equipped, and installed to allow safe movement of pedestrians at night.
(r)
All service and accessory buildings, including management offices, storage areas, laundry buildings, and indoor recreation areas, shall conform to the requirements of Township ordinances. Attachments to mobile homes in the form of sheds and lean-to's are prohibited.
(s)
The mobile home park shall have a structure designed and clearly identified as the office of the mobile home park manager.
(t)
Service and accessory buildings located in a mobile home park shall be used only by the occupants of the park and their guests.
(u)
Ground surfaces in all parts of the mobile home park must be paved or covered with grass or other suitable vegetation capable of preventing soil erosion and the elimination of dust.
(v)
Park grounds must be kept free of vegetation growth which is poisonous or which may produce pollen or harbor rodents, insects, or other pests harmful to man.
(w)
The storage, collection, and disposal of solid waste from the mobile home park shall be the responsibility of the mobile home park operator.
(x)
The storage, collection, and disposal of solid waste must be conducted so as to prevent insect and rodent problems.
(y)
All solid waste must be stored in approved flytight, rodentproof, and watertight containers, and these containers shall be maintained in a clean condition.
(z)
Solid waste containers must be distributed throughout the mobile home park in adequate numbers and be readily accessible to the mobile home spaces in use.
(aa)
Exterior storage areas for solid waste must be completely screened on three sides with evergreen plantings.
(bb)
Adequate measures must be taken by the operator of the mobile home park to prevent an infestation of insects and rodents.
(cc)
Every mobile home park shall be provided with an electrical distribution system to which every mobile home and service building shall be connected. Such system and connections shall be installed, inspected, and maintain in accordance with the specifications and rules of the appropriate utility company, the Township, and the state. The appropriate electric utility shall inspect all transformers and underground connections to all mobile homes located within the mobile home park, and shall attach its date tag of approval to each mobile home at a visible location before any mobile home is occupied.
(dd)
Underground electric, telephone, and television distribution lines are to be installed in all mobile home parks.
(ee)
It shall be unlawful for any reason to maintain, construct, alter, or extend any mobile home park within the Township unless it holds a valid certificate of registration from the Pennsylvania Department of Environmental Protection and a valid occupancy permit issued by the Township Zoning Officer.
(ff)
Proof that a valid certificate of registration from the Pennsylvania Department of Environmental Protection is held shall be submitted to the Township Secretary each year.
(gg)
Each person holding a certificate of registration shall file notice in writing to the Pennsylvania Department of Environmental Protection and the Township Zoning Officer within 10 days after having sold, transferred, given away, or otherwise having disposed of interest in or control of any mobile home park.
(hh)
Mobile home parks in existence upon the effective date of this chapter shall be required to meet the standards of the Pennsylvania Department of Environmental Protection, this chapter, and other applicable Township ordinances, as a prerequisite to the issuing of an occupancy permit by the Township. In addition, the standards prescribed in this chapter shall be met before an occupancy permit is issued by the Township for a mobile home park constructed or expanded after the effective date of this chapter.
(ii)
A representative of the Township may inspect a mobile home park at reasonable intervals and at reasonable times to determine compliance with this chapter.
(jj)
A copy of the occupancy permit for a mobile home park issued by the Township shall, at all times, be posted in the office of the mobile home park manager.
(kk)
Applications for occupancy permits for mobile home parks shall be filed with the Township Zoning Officer, using application forms available from the Township.
(ll)
Accompanying all applications for occupancy permits shall be three copies of all information which was submitted to the Pennsylvania Department of Environmental Protection when an application for a certification of registration from that body was filed.
(mm)
An application for an occupancy permit for a mobile home park shall be accompanied by three copies of plans for the mobile home park, and three copies of any supplemental drawings which shall contain all information necessary to allow the Township Zoning Officer to determine that all the requirements of this chapter have been met.
(nn)
The Township Zoning Officer shall act on each application for an occupancy permit for a mobile home park, and shall issue an occupancy permit if the application is approved; proof that the Pennsylvania Department of Environmental Protection has issued a certificate of registration is submitted to the Township; and a permit fee is paid to the Township. The occupancy permit shall be valid for a period of one year from the date issued.
(oo)
An annual permit shall be required for each mobile home park. An occupancy permit shall be renewed each year, and will not be renewed by the Township unless the annual permit fee is paid to the Township and the Township determines that all the standards of the Pennsylvania Department of Environmental Protection and the applicable Township regulations are met.
(pp)
After the effective date of this chapter, before the area, number of mobile home spaces, road system, service facilities, sewer facilities, water facilities, or any other aspect of a mobile home park which is regulated in this chapter may be altered or expanded, this alteration or expansion must be approved by the Township Supervisors. Plans which indicate all proposed modifications shall be filed with the Township Zoning Officer and the Township Secretary.
(qq)
The person to whom an occupancy permit for a mobile home park has been issued shall operate the park in compliance with this chapter, and shall provide adequate supervision to maintain the park, its facilities, and equipment in good repair and in a clean and sanitary condition.
(rr)
A register containing the names of all park occupants, the make, model, and serial number of each mobile home, the date of arrival of each mobile home in the park, the lot number upon which the mobile home is parked, and the date of departure from the park, shall be maintained by the person to whom an occupancy permit was issued. The register shall be available to any person whom the Township Supervisors authorize to inspect the park and shall be kept within the office of the mobile home park manager.
(ss)
No space within a mobile home park shall be rented for residential use of a mobile home except for periods of 180 days or more.
(tt)
Whenever, after inspection of any mobile home park, it is determined by the Board of Supervisors that conditions or practices exist which are in violation of any provision of this chapter, the Township Secretary shall give notice in writing to the person to whom an occupancy permit for a mobile home park was issued, advising such person that, unless such conditions or practices are corrected within a reasonable period of time specified within the notice, the permit to operate a mobile home park in the Township shall be suspended. At the end of the specified period of time, the mobile home park will be reinspected by the Township Supervisors and, if the conditions or practices in violation of this chapter have not been corrected, the Township Supervisors shall suspend the occupancy permit and give notice in writing of such suspension to the person to whom the permit was issued.
(uu)
The written notice advising that conditions or practices exist which are in violation of this chapter and that these conditions or practices may result in the suspension of an occupancy permit for a mobile home park shall:
[1]
Be in writing;
[2]
Include a statement of the reasons for its issuance;
[3]
Allow a reasonable time for the performance of any act it requires;
[4]
Contain an outline of remedial action which, if taken, will effect compliance with the provisions of this chapter; and
[5]
Be served upon the person to whom an occupancy permit for a mobile home park was issued.
(vv)
Any person affected by any notice which has been issued in connection with the enforcement of any provision of this chapter, or of any regulation adopted pursuant thereto, may request, and shall be granted, a hearing on the matter before the Board of Supervisors, provided that such person shall file with the Township Secretary a written petition requesting such hearing, and setting forth a brief statement of the grounds for the request for the hearing within 10 days after the notice was served.
(ww)
Upon receipt of such petition, the Board of Supervisors shall set a place and time for the hearing, and shall give the petitioner written notice thereof. At the hearing, the petitioner will be given an opportunity to show why the notice which was issued should be modified or withdrawn. The hearing shall be hold not later than 30 days after the date on which the petition was filed. Upon written application by the petitioner, the Board of Supervisors may waive this thirty-day requirement when, in their judgment, the petitioner has submitted sufficient reasons for such a postponement.
(xx)
After the hearing has been held, the Board of Supervisors shall make findings as to the compliance with the provisions of this chapter, and shall issue an order in writing sustaining, modifying, or withdrawing the notice. If the holder of the occupancy permit for a mobile home park does not comply with the conditions of the sustained or modified notice, the Township Supervisors shall suspend the occupancy permit in question, and give notice in writing of such suspension to the person to whom the permit was issued.
(yy)
Any person aggrieved by the decision of the Township Supervisors may seek relief in any court of competent jurisdiction, as provided by the laws of the Commonwealth of Pennsylvania.
(5)
Communications towers and communications equipment buildings.
(6)
Accessory Dwelling Units.
D.
The Table of Area, Yard and Height Regulations in the R-1 District is included as an attachment to this chapter. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
E.
General regulations. The following general regulations found in this chapter shall apply to the R-4 District:
§ 500-14 R-5 Suburban Residential District.
[Amended 4-14-2009 by Ord. No. 249; 1-10-2024 by Ord. No. 319; 6-25-2025 by Ord. No. 328; 6-25-2025 by Ord. No. 329]
A.
Specific intent. It is the purpose of this district to maintain existing residential areas and to permit expansion of these areas at low to medium densities. Lots must be of sufficient size to provide for both on-site sewage disposal and water supply unless off-site facilities are provided. Off-site facilities are encouraged by permitting reduced lot sizes and planned developments when these facilities are provided.
B.
Uses permitted by right. Land and buildings in an R-5 District may be used for the following purposes and no others, unless a special exception as provided for in § 500-14C, is granted.
(1)
Single-family detached dwelling.
(2)
Two family detached dwelling.
(3)
Residential accessory use, subject to residential accessory use regulations, § 500-30 of this chapter.
(4)
Park, playground, or similar noncommercial recreational area owned and operated by a public or private nonprofit agency.
(5)
Municipal use.
(7)
No impact home-based business.
(8)
Family day-care homes.
(9)
Logging.
(10)
Accessory Solar Energy Systems.
C.
Uses permitted by special exception. The following uses are permitted after a special exception is granted by the Zoning Hearing Board. Standards to be used in determining whether a special exception should be granted are found in § 500-85 of this chapter.
D.
The Table of Area, Yard and Height Regulations in the R-1 District is included as an attachment to this chapter. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
§ 500-15 R-6 Suburban Residential District.
[Amended 4-14-2009 by Ord. No. 249; 6-25-2025 by Ord. No. 328; 6-25-2025 by Ord. No. 329]
A.
Specific intent. It is the purpose of this district to maintain existing residential areas to permit expansion of these areas at low to medium densities. Lots must be of sufficient size to provide for both on-site sewage disposal and water supply systems unless off-site facilities are provided. Off-site facilities are encouraged by permitting reduced lot sizes when these facilities are provided.
B.
Uses permitted by right. Land and buildings in the R-6 District may be used for the following purposes and no others, unless a special exception, as provided for in § 500-15C, is granted:
(1)
Single-family detached dwelling.
(2)
Residential accessory use, subject to residential accessory use regulations, § 500-30 of this chapter.
(3)
Park, playground, or similar noncommercial recreational area owned and operated by a public or private nonprofit agency.
(4)
Municipal use.
(6)
No impact home-based business.
(7)
Family day-care homes.
(8)
Logging.
(9)
Accessory Solar Energy Systems.
C.
Uses permitted by special exception. The following uses are permitted after special exceptions are granted by the Zoning Hearing Board. Standards to be used in determining whether a special exception should be granted are found in § 500-85 of this chapter.
D.
The Table of Area, Yard and Height Regulations in the R-1 District is included as an attachment to this chapter. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
§ 500-16 EAP Effective Agricultural Preservation District.
[Amended 4-14-2009 by Ord. No. 249; 3-13-2024 by Ord. No. 321; 6-25-2025 by Ord. No. 327; 6-25-2025 by Ord. No. 328; 6-25-2025 by Ord. No. 329; 7-28-2025 by Ord. No. 333]
A.
Specific intent. The purposes of the Effective Agricultural Preservation District are:
(1)
To protect and promote the continuation of agriculture in areas with primary agricultural lands, per the Governor's Executive Order of October 14, 1997. Those areas being preserved farmland, farmland in agricultural security areas, farmland enrolled in Act 319 of 1974 (Clean and Green) or Act 515 of 1996, as amended,[1] and land capability Classes I, II, III and IV.
[1]
Editor's Note: See 72 P.S. § 5490.1 et seq.
(2)
To support the Governor's Executive Order regarding the irreversible conversion of primary agricultural land to uses that result in its loss as an environmental and essential food and fiber resource across the State of Pennsylvania.
(3)
To strengthen and preserve strong agricultural activity where farming is a viable component of the local economy.
(4)
To promote agricultural land uses and activities and uses which act in direct support of agriculture.
(5)
To protect and stabilize the essential characteristics of these areas, to minimize conflicting land uses detrimental to agriculture enterprises, to limit development which requires highways and other public facilities in excess of those required by agricultural uses and to maintain large contiguous agriculture parcels.
(6)
To maintain the land resource base, that is, agricultural parcels or farms in sizes which will permit efficient, profitable agricultural operations.
(7)
To keep separate agricultural land use and activities from incompatible residential, commercial, and industrial development, and public facilities.
(8)
The regulations set forth in this section seek to achieve the protection of land for agricultural purposes which is a legitimate zoning objective under the state planning statutes.
(9)
To achieve compliance with Sections 603(b)(5) and 604(3) of the Municipalities Planning Code,[2] which directs that zoning ordinances contain provisions designed to "preserve prime agriculture and farmland considering topography, soil type and classification, and present use."
[2]
Editor's Note: See 53 P.S. §§ 10603(b)(5) and 10604(3), respectively.
(10)
To put into action the goals of the Caernarvon Township Comprehensive Plan, which contains the goal of preserving agriculture and farmlands and promoting them as a part of the local economy.
(11)
To support the goals and land use plan of the Berks County Comprehensive Plan which, determined that Caernarvon Township is an area which needs to be preserved for agricultural uses.
B.
Uses permitted by right. The following, as a principal use, their accessory uses and no other, are permitted in the Effective Agricultural Preservation District, provided that the use, type, dimensional, and all other applicable requirements of this chapter are satisfied.
(2)
Woodland or game preserve, wildlife sanctuary or similar conservation use.
(5)
Accessory uses and structures to the above permitted used when on the same lot as the permitted use.
(8)
Communications antennas mounted on a lawfully existing public utility transmission tower, lawfully existing building or other structure which is or is part of another lawfully existing principal use on the lot, and communications equipment buildings.
(9)
Logging.
(10)
Accessory Solar Energy Systems.
C.
Uses permitted by conditional use. The following, as a principal use, their accessory uses and no other, are permitted in the Effective Agricultural Preservation District when a conditional use is granted by the Board of Supervisors subject to and in accordance with Article VIII, Administration, § 500-85 of this chapter.
D.
Area, yard and height regulations. The maximum and minimum dimensional requirements in the Table of Area, Yard, and Height Regulations in the EAP District, which is included as an attachment to this chapter, shall apply to each permitted use in the Effective Agricultural Preservation District, except as specifically provided for in this chapter. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
E.
Additional land requirements for new intensive agricultural uses. The following special requirements shall apply to areas where residential and EAP zones are in close proximity: any intensive agricultural uses not actually pursued prior to the effective date of the creation of the EAP District must be at least 300 feet from the boundary of any residential zoning district.
F.
General regulations. The following sections under Article VI of this chapter shall apply as supplementary guidelines and specifications for the Effective Agricultural Preservation District:
§ 500-17 C-1 Mixed Commercial District.
[Amended 4-14-2009 by Ord. No. 249; 6-25-2025 by Ord. No. 327; 6-25-2025 by Ord. No. 328]
A.
Specific intent. It is the purpose of this district to permit smaller commercial establishments and several types of dwellings to locate in an area which, at the present time, contains a mixture of residential and commercial uses. The types of commercial uses which may locate in the C-1 District are limited, and performance standards are applied to provide sufficient protection for residential properties. Off-street parking requirements for commercial uses must be adhered to.
B.
Uses permitted by right. Land and buildings in a C-1 District shall be used for the following purposes, and no others, unless a special exception, as provided for in § 500-17C, is granted:
(1)
Single-family detached dwelling.
(2)
Single-family semidetached dwelling.
(3)
Two -family detached dwelling.
(4)
School.
(5)
Place of worship.
(6)
Municipal use.
(8)
Playground or similar noncommercial recreation area, owned and operated by a public or private nonprofit agency.
(9)
Club or lodge.
(10)
Boarding and lodging homes.
(11)
Retail business established for the sale of goods, such as, but not limited to, appliances, clothing, drugs, food, furniture, hardware, household supplies, liquor, newspapers, stationary, and tobacco.
(12)
Service establishments, such as, but not limited to, barbershops, beauty shops, restaurants, taverns, laundry, and dry-cleaning shops.
(13)
Business or professional office or studio.
(14)
Banks and fiduciary institutions.
(16)
Funeral home.
(17)
Accessory buildings and uses customarily incidental to the above uses.
(18)
Family day-care homes.
(19)
Group day-care homes.
(20)
Logging.
(21)
Accessory Solar Energy Systems.
C.
Uses permitted by special exception. The following uses are permitted when special exceptions are granted by the Zoning Hearing Board. Standards to be used in determining whether a special exception should be granted are found in § 500-85 of this chapter.
(1)
Apartments and townhouses, subject to the following:
(a)
All dwelling units shall be served by public sewage disposal and public water supply facilities.
(b)
The minimum lot size shall be 20,000 square feet.
(c)
The overall density of the development shall not exceed 10 dwelling units per acre.
(d)
The number of townhouse units within a continuous grouping shall not exceed six.
(e)
The maximum length of an apartment building shall not exceed 160 feet.
(f)
The minimum building setback line shall be 25 feet.
(g)
The minimum rear yard shall be 25 feet.
(h)
Each side yard shall be a minimum of 20 feet.
(i)
The minimum distance between buildings shall be 40 feet.
(j)
No building shall have a height exceeding 35 feet.
(k)
Parking areas shall not be designed or located to require cars to back into streets in order to leave the parking areas.
(l)
No parking area shall be located within any required front or side yard.
(m)
The minimum lot width at the street line and the building setback line shall be 80 feet.
(2)
Commercial recreational area, limited to the following:
(a)
In all cases, the minimum lot size shall be 20,000 square feet per use except in areas of on-site sewage disposal and on-site water supply where the minimum lot size shall be one acre.
(3)
Child day-care centers.
D.
The Table of Area, Yard and Height Regulations in the C-1 District is included as an attachment to this chapter. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
E.
Performance standards.
(1)
No potentially dangerous effluent from operations shall be discharged.
(2)
No waste materials shall be stored on the lot.
(3)
No heat or glare shall be produced which is perceptible at or beyond the lot boundaries.
(4)
No goods shall be displayed in an open area.
(5)
No odors shall be perceptible at lot boundaries.
(6)
No unpackaged goods shall be sold outside a building for consumption on the premises.
(7)
A stormwater management plan prepared by a professional engineer or registered professional land surveyor must be prepared for all new construction location in this district. Post-development runoff shall not exceed predevelopment runoff based upon calculations utilizing a twenty-five-year storm frequency; however, an applicant may utilize existing stormwater infrastructure if calculations show the facility is capable of handling the increase. The Zoning Officer will forward the plan and calculations to the Township Engineer for review prior to the issuance of the permit, notwithstanding all other provisions of this chapter.
(8)
In all areas of on-site sewage disposal and on-site water supply, the maximum impervious area coverage shall be 40%.
F.
§ 500-18 C-2 Neighborhood Commercial District.
[Amended 4-14-2009 by Ord. No. 249; 3-13-2024 by Ord. No. 321; 6-25-2025 by Ord. No. 327; 6-25-2025 by Ord. No. 328]
A.
Specific intent. It is the purpose of this district to provide an area for commercial facilities which provide goods and services to the surrounding residential area. The commercial establishments which as permitted are limited to those which serve the daily needs of nearby residents.
B.
Uses permitted by right. Land and buildings in a C-2 District may be used for the following purposes and no others.
(1)
Retail business establishments for the sale of goods, such as but not limited to appliances, clothing, drugs, food, furniture, hardware, household supplies, jewelry, liquor, newspapers, stationary, and tobacco.
(2)
Repair and maintenance service of the type of goods to be found in the above-mentioned retail trade establishments.
(3)
Personal or household service establishments, such as, but not limited to, barbershops, beauty shops, restaurants, taverns, and laundry and dry-cleaning shops (self-service and non-self-service).
(4)
Professional services.
(5)
Business and professional office or studios.
(6)
Banks and fiduciary institutions.
(7)
Municipal use.
(8)
Rooming houses and boardinghouses.
(9)
Place of worship.
(10)
Club or lodge for fraternal or social purposes.
(11)
Funeral home.
(12)
Accessory building or use on the same lot with and customarily incidental to any of the above permitted uses.
(13)
Logging.
(14)
Accessory Solar Energy Systems.
C.
Uses permitted by special exception.
(1)
Motor vehicle service station, subject to:
(a)
Fuel pumps shall be at least 20 feet from any street line.
(b)
All activities, except those required to be performed at the fuel pump, shall be performed within a completely enclosed building.
(c)
All automobile parts, dismantled vehicles, and similar articles shall be stored within the primary structure.
(d)
All oil and similar substances, except those displayed at the fuel pumps, shall be stored within a building.
(e)
All fuel shall be stored in approved and licensed underground tanks. All tanks shall be installed at least 50 feet from any street or lot line.
(f)
In all instances, the minimum lot size shall be one acre.
(2)
Car washing facility, subject to:
(a)
Minimum lot size, in all instances, shall be one acre.
(b)
No structures shall be located less than 75 feet from any lot line.
(c)
Any approach drive or parking area of four 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 accommodate a minimum of eight cars.
(d)
All facilities shall be served by public water and sewage disposal.
D.
The Table of Area, Yard and Height Regulations in the C-2 District is included as an attachment to this chapter. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
E.
Special procedural requirements.
(1)
More than one structure housing a permitted or permissible principal use may be erected on a single lot, provided that yard and other requirements of this chapter shall be met for each structure as though it were on an individual lot. More than one principal use may be located within a single building, as in the case of a shopping center.
(2)
When more than one structure housing a principal use is to be erected on a single lot, or more than one principal use is to be located within a single building, a plan of the development must be submitted to the Township Planning Commission for review and be approved by the Township Supervisors. This plan shall include:
(a)
The location, boundaries, dimensions, and ownership of the land to be included within the development.
(b)
The location, dimensions, arrangement, and proposed use of all buildings, open spaces, yards, accessways, entrances, exits, off-street parking facilities, loading and unloading facilities, buffer areas and screening devices.
(c)
A description of the provisions made for sewage, solid waste disposal, and water supply shall be provided. A stormwater management plan prepared by a professional engineer or registered professional land surveyor must be prepared for all new construction located in this district. Post-development runoff shall no exceed predevelopment runoff based upon calculations utilizing a twenty-five-year storm frequency; however, an applicant may utilize stormwater infrastructure if calculations show the facility is capable of handling the increase. The Zoning Officer will forward the plan and calculations to the Township Engineer for review prior to the issuance of the permit notwithstanding all other provisions of this chapter.
(d)
Sufficient data to enable the Township to judge the effectiveness of the design and the character of the proposed use, its compliance with the requirements of this chapter, and to consider properly such things as its relationship to surrounding areas, anticipated traffic and the public health, safety, and welfare.
F.
Performance standards.
(1)
No potentially dangerous effluent from operations shall be discharged.
(2)
If there is more than one principal building constructed on a lot, the proposed development shall be designed as part of a single architectural and landscaping scheme.
(3)
When the side and/or rear yard of a commercial lot adjoins a residential district, a fifteen-foot buffer strip suitably landscaped to provide a screen, and in which no parking or structures are permitted, shall be provided in the side and/or rear yard adjoining a residential district.
(4)
A stormwater management plan prepared by a professional engineer or registered professional surveyor must be prepared for all new construction location in this district. Post-development runoff shall not exceed predevelopment runoff based on calculations utilizing a twenty-five-year old storm frequency; however, an applicant may utilize existing stormwater infrastructure if calculations show the facility is capable of handling the increase. The Zoning Officer will forward the plan and calculations to the Township Engineer for review prior to the issuance of the permit, notwithstanding all other provisions of this chapter.
§ 500-19 C-3 Highway Commercial District.
[Amended 4-14-2009 by Ord. No. 249; 4-25-2017 by Ord. No. 285; 10-23-2018 by Ord. No. 297; 3-9-2021 by Ord. No. 302; 6-25-2025 by Ord. No. 328]
A.
Specific intent. It is the purpose of this district to accommodate commercial activities which are principally based on automobile use and traffic, as well as to accommodate commercial facilities which provide goods and services to nearby residential neighborhoods.
B.
Uses permitted by right. Land and buildings in a C-3 District may be used for the following purposes and no others, unless special exceptions are granted, in accordance with § 500-19C.
(1)
Any use permitted by right in the C-2 District.
(2)
Motor vehicle service station, subject to:
(a)
Fuel pumps shall be at least 20 feet from any street line.
(b)
All activities, except those required to be performed at the fuel pumps, shall be performed within a completely enclosed building.
(c)
All automobile parts, dismantled vehicles and similar articles shall be stored within a building.
(d)
All fuel, oil, or similar substance, except that stored at the fuel pumps, shall be stored at least 35 feet from any street or lot line.
(e)
In all instances, the minimum lot size shall be one acre.
(3)
Car washing facility, subject to:
(a)
Minimum lot size, in all instances, shall be one acre.
(b)
No structure shall be located less than 75 feet from any lot line.
(c)
An approach drive or parking area to accommodate a minimum of four 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 eight cars.
(d)
Adequate provisions shall be made for the disposition of the water generated by the car washing facility. The Zoning Officer shall forward this information to the Township Engineer and, in the case of subsurface disposal, to the Township Sewage Enforcement Officer for his review prior to issuance of a permit, notwithstanding other provisions of this chapter.
(4)
Repair garage facility, subject to:
(a)
Minimum lot size, in all instances, shall be one acre.
(b)
No building shall be closer than 25 feet to any lot line.
(c)
All repair activities shall be performed within a completely enclosed building.
(d)
All outdoor storage of dismantled vehicles, automobile parts, and similar items shall be adequately screened from view by a fence constructed of such material and in such manner that the outdoor storage of materials is not visible from adjoining properties.
(5)
Motor vehicle or vehicle dwelling sales agency.
(6)
Hotel or motel, provided the minimum lot size, in all cases, is 80,000 square feet.
(7)
Distributing or trucking establishment.
(8)
Funeral home.
(9)
Indoor or outdoor place of amusement, recreation, or assembly.
(10)
Lumber and building materials supply establishment.
(11)
Wholesale establishment.
(12)
Accessory buildings and use customarily incidental to the above permitted uses when on the same lot.
(13)
Communications antennas mounted on a lawfully existing public utility transmission tower, lawfully existing building or other structure which is or is part of another lawfully existing principal use on the lot, and communications equipment buildings.
(14)
Logging.
(15)
Casinos and gambling facilities in accordance with § 500-69, performance standards for casinos and gambling facilities and casino/hotels.
(16)
Casino/hotels in accordance with § 500-69, performance standards for casinos and gambling facilities and casino/hotels.
(17)
Accessory Solar Energy Systems.
C.
Uses permitted by special exception. The following uses are permitted after special exceptions are granted by the Zoning Hearing Board. The standards to be used in determining whether a special exception should be granted are found in § 500-85 of this chapter.
E.
The Table of Area, Yard and Height Regulations in the C-3 District is included as an attachment to this chapter. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
F.
Building height exceptions as a conditional use. The maximum building height limitation for a building used as a principal use of a property within the C-3 Highway Commercial Zoning District may be increased by conditional use pursuant to § 500-79, subject to the following standards:
(1)
The minimum lot size shall be 30 acres (gross) or larger in area;
(2)
The property must be connected to public water and applicant shall establish to the satisfaction of the Township that a fire hydrant or other means of access to a water source is available to allow for emergency response;
(3)
The property must have highway frontage to the Pennsylvania Turnpike;
(4)
The property must be within 200 feet to any state highway right-of-way;
(5)
No artificial lighting of the building shall be permitted at a height greater than 50 feet (including light cast from any windows or other sources greater than 50 feet in height);
(6)
The portion(s) of the building exceeding 40 feet in height shall be setback an additional distance beyond the base zoning district's building setback equivalent to a distance 1/2 foot for each one foot of height greater than 40 feet in height, except that this provision shall not serve to increase any setback along highway frontage to the Pennsylvania Turnpike. For example, if a building is proposed to be 100 feet in height in the C-3 Zoning District, it shall be setback an aggregate of 80 feet. However, the additional setback shall not be required along any highway frontage to the Pennsylvania Turnpike;
(7)
Applicant shall establish to the Township's satisfaction that the Township's emergency response personnel have sufficient equipment and capabilities to address an emergency response to the site and that the building complies with all applicable building and fire codes;[1]
(8)
The maximum building height permissible under this section shall be 150 feet as measured from the highest point of the roof to the average grade elevation along any building wall.
G.
Special procedural requirements.
(1)
More than one structure housing a permitted or permissible principal use may be erected on a single lot, provided that yard and other requirements of this chapter shall be met for each structure as though it were on an individual lot. More than one principal use may be located within a single building, as in the case of a shopping center.
(2)
When more than one structure housing a principal use is to be erected on a single lot, or more than one principal use is to be located within a single building, a plan of the development must be submitted to the Township Planning Commission for review and be approved by the Township Supervisors. This plan shall include:
(a)
The location, boundaries, dimensions, and ownership of the land to be included within the development.
(b)
The location, dimensions, arrangement, and proposed use of all buildings, open spaces, yards, accessways, entrances, exits, off-street parking facilities, loading and unloading facilities, buffer areas and screening devices.
(c)
A description of the provisions made for sewage, solid waste disposal, and water supply shall be provided. A stormwater management plan prepared by a professional engineer or registered professional land surveyor must be prepared for all new construction located in this district. Post-development runoff shall not exceed predevelopment runoff based upon calculations utilizing a twenty-five-year storm frequency; however, an applicant may utilize existing stormwater infrastructure if calculations show the facility is capable of handling the increase. The Zoning Officer shall forward the plan and calculations to the Township Engineer for review prior to the issuance of the permit, notwithstanding all other provisions of this chapter.
(d)
Sufficient data to enable the Township to judge the effectiveness of the design and the character of the proposed use, its compliance with the requirements of this chapter, and to consider properly such things as its relationship to surrounding areas, anticipated traffic and the public health, safety, and welfare.
H.
Performance standards.
(1)
No potentially dangerous effluent from operations shall be discharged.
(2)
If there is more than one principal building constructed on a lot, the proposed development shall be designed as part of a single architectural and landscaping scheme.
(3)
When the side and/or rear yard of a commercial lot, adjoins a residential district, a fifteen-foot buffer strip suitably landscaped to provide a screen, and in which no parking or structures are permitted, shall be provided in the side and/or rear yard adjoining a residential district.
(4)
A stormwater management plan prepared by a professional engineer or registered professional land surveyor must be prepared for all new construction located within this district. Post-development runoff shall not exceed predevelopment runoff based upon calculations utilizing a twenty-five-year storm frequency; however, an applicant may utilize existing stormwater infrastructure if calculations show the facility is capable of handling the increase. The Zoning Officer shall forward the plan and calculations to the Township Engineer for review prior to the issuance of the permit, notwithstanding all other provisions of this chapter.
§ 500-20 IOP Industrial Office Park.
[Amended 4-14-2009 by Ord. No. 249; 11-28-2017 by Ord. No. 289; 6-27-2018 by Ord. No. 292; 3-9-2021 by Ord. No. 302; 3-8-2022 by Ord. No. 312; 1-10-2024 by Ord. No. 319; 1-22-2025 by Ord. No. 325; 6-25-2025 by Ord. No. 328; 6-25-2025 by Ord. No. 329]
A.
Specific intent. It is the purpose of this district to provide an area in which a variety of office, commercial and related uses may locate. When proposed with a non-residential use and as a means of further facilitating non-residential uses to better serve the community, residential uses shall be permitted in this district when proposed as part of a mixed-use development.
B.
Uses permitted by right. Land and building in the IOP District shall be used for the following purposes, and no others, unless special exceptions are granted:
(1)
Office building, offices.
(2)
Conference, training, or cultural center.
(3)
Bank, financial establishment.
(4)
Office support services intended primarily to serve the employees within the Industrial Office Park, including but not limited to:
(a)
Restaurant.
(b)
Child day-care center.
(c)
Retail business establishments primarily serving the surrounding office park, such as but not limited to clothing, flowers, dry cleaning/laundry dropoff, food, newspapers, periodicals, pharmaceuticals, stationary, office equipment and supplies, clothing, doctors office, duplicating services.
(5)
Compounding of pharmaceuticals products.
(6)
Manufacture of precision instruments, optical goods, electrical appliances, computers, jewelry, and similar goods, provided such manufacturing is contained within the office structure.
(7)
Municipal use.
(8)
Airport, airpark, heliport.
(9)
Public or private outdoor recreation, including golf courses.
(10)
Place of worship (outside of the airport hazard zone).
(11)
Communications antennas mounted on a lawfully existing public utility transmission tower, lawfully existing building or other structure which is or is part of another lawfully existing principal use on the lot, and communications equipment buildings.
(12)
Retail establishments, inclusive of wholesale retail centers, for the sale of dry goods, general merchandise, food, drugs, household supplies, jewelry, books, or garden center.
(13)
Indoor theater, bowling alley, billiard room or other place of indoor amusement or recreation, excluding adult-oriented uses.
(14)
Personal service, including tailor, barber, beauty salon, shoe repair or dressmaking.
(15)
Restaurant (including fast food), confectionery, or bakery.
(16)
Animal hospital or pet shop.
(17)
Hand or automatic self-service laundry.
(18)
Retail sale of building materials.
(19)
Fuel pumps, as part of a shopping center, subject to the following:
(a)
Fuel pumps shall only be permitted as part of a shopping center containing a minimum of 150,000 square feet of gross leasable area;
(b)
Fuel pumps shall only be permitted adjacent to a major street, where access is directly provided from the major street to the fuel pumps;
(c)
Fuel pumps shall only be permitted where access is also provided through the interior shopping center driveways to facilitate the use of the fuel pumps by the patrons of the shopping center;
(d)
All fuel pumps shall be at least 20 feet from any street line;
(e)
All customer activities, except those customarily performed at a fuel pump, shall be performed within a completely enclosed building;
(f)
All fuel shall be stored in approved and licensed underground tanks. All tanks shall be installed at least 50 feet from any street or lot line.
(20)
Logging.
(21)
Storage, provided that:
(a)
Any principal structure containing a storage use shall not exceed 50,000 square feet in gross floor area;
(b)
There shall not be more than eight loading docks;
(c)
The structure containing a storage use shall be designed in a manner consistent with the existing character of the zoning district;
(d)
There shall be no outside storage on the premises;
(e)
The premises shall not be utilized for purposes of distribution or as a trucking center ("distribution" being defined as the action of supplying third-party-owned goods or wares to a business or directly to consumers).
(f)
Any noise and light pollution created by the storage use shall be mitigated to avoid any adverse impact on adjacent residential uses through the effective placement of any required outdoor equipment (generators, HVAC units, etc.), and screening and buffer strips placement in a manner and scope satisfactory to the Board of Supervisors.
(g)
Light assembly of prefabricated products shall be permitted as an accessory use to the principal storage use.
(h)
Goods or wares may be stored in a structure or building on the lot only if the goods or wares are manufactured by the occupant of the structure or building.
(22)
Accessory Solar Energy Systems.
C.
Uses permitted by condition use. The following uses are permitted when the Board of Supervisors grants a conditional use. Standards to be used in determining whether a conditional use should be granted are found in § 500-79, Conditional Use Procedures.
E.
Area, yard, and height requirements in the IOP Industrial Office Park District. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
Dimension | Requirement |
Building height: | 45 feet* |
Maximum lot area covered by building: | 50% |
Maximum impervious surface: | 65% |
Minimum regulations | |
Lot size (per development): | 25 acres |
Lot size (individual): | 1 acre |
Lot width: | |
At street line: | 150 feet |
At building setback line: | 150 feet |
Rear yard: | 30 feet |
Side yard (one side): | 30 feet |
Building setback line: | 60 feet |
Improvement setback line: | 15 feet |
Buffer zone where adjoining | |
Residential areas: | 15 feet |
* | Building height, structures, fences, and landscaping in the vicinity of airports limited by the guidelines of the FAA for safe aircraft approaches and departures. |
F.
Performance standards.
(2)
The noise abatement procedures of the Federal Aviation Administration shall be followed for all aircraft uses.
(3)
The Zoning Hearing Board may require safeguards to assure compliance with the following performance standards. The applicant shall demonstrate that adequate provisions will be made to reduce and minimize any objectionable elements when required by the Zoning Hearing Board.
(4)
A traffic study is required if the proposal generates 75 peak hour trips or 1,500 total trips per day based on the guidelines of the Institute of Transportation Engineers.
G.
Special procedural requirements.
(1)
More than one structure housing a permitted or permissible principal use may be erected on a single lot, provided that yard and other requirements of this chapter shall be met for each structure as though it were on an individual lot. More than one principal use may be located within a single building.
(2)
When more than one structure housing a principal use is to be erected on a single lot or more than one principal use is to be located within a single building, a plan of the development prepared in accordance with Chapter 425, Subdivision and Land Development, of the Code of Caernarvon Township, must be submitted to the Township Planning Commission for review and be approved by the Township Supervisors.
H.
General regulations. The following general regulations found in this chapter shall apply to the IOP District:
§ 500-21 I-1 Limited Industrial District.
[Amended 4-14-2009 by Ord. No. 249; 3-9-2021 by Ord. No. 302; 6-25-2025 by Ord. No. 328; 6-25-2025 by Ord. No. 329]
A.
Specific intent. It is the purpose of this district to provide an area in which a variety of limited industrial uses and some commercial uses may locate. Residential uses are excluded.
B.
Uses permitted by right. Land and buildings in the I-1 District shall be used for the following purposes, and no others, unless special exceptions are granted:
(1)
Laboratory for research or testing.
(2)
Office building.
(3)
Manufacture of jewelry, precision instruments, optical goods, and similar products.
(4)
Manufacture and assembly of electrical appliances, supplies and equipment.
(5)
Warehouse or similar storage building.
(6)
Wholesale and distribution business, when carried on in an enclosed building.
(7)
Printing or publishing establishment.
(8)
Laundry and dry-cleaning establishment.
(9)
Trucking establishment.
(10)
Compounding of pharmaceutical products.
(11)
Packaging and bottling establishment.
(12)
Light metal processing, including finishing, grinding, polishing, heat treating, and stamping.
(13)
Manufacture of products from previously prepared materials, such as bone, canvas, cellophane, cork, felt, glass, hair, leather, or plastic.
(14)
Manufacture of beverages, clothing and other textile products, cosmetics, luggage, perfume, plastic products, rubber products, toys, sporting equipment, wood and paper products.
(15)
Contractor or general service shop.
(16)
Retail sale of goods produced as a permitted use, provided the goods are sold on the same lot on which they are produced.
(17)
Accessory use, customarily incidental to any of the above permitted uses when on the same lot.
(18)
Communications antennas mounted on a lawfully existing public utility transmission tower, lawfully existing building or other structure which is or is part of another lawfully existing principal use on the lot, and communications equipment buildings.
(19)
Child day-care center.
(20)
Logging.
(21)
Accessory Solar Energy Systems.
C.
Uses permitted by special exception. The following uses are permitted when special exceptions are granted by the Zoning Hearing Board. Standards to be used in determining whether a special exception should be granted are found in § 500-85 of this chapter.
(1)
Assembly and fabrication of steel and metal products.
(2)
Manufacture of building materials, heavy electrical equipment, machinery, and machine tools.
(3)
Chemical and chemical products manufacture.
(4)
Processing of food products.
(5)
Metal processes, including metal treatment and processing.
(6)
Any use of the same general character as any of the above permitted uses, subject to such additional reasonable safeguards as the Zoning Hearing Board may determine.
(7)
Communications towers and communications equipment buildings.
(8)
Adult entertainment business, provided that in addition to any other criteria for the grant of a special exception contained within this chapter, the use shall not be located any closer than 1,000 feet from any school, day-care/preschool care facility, place of worship, recreational area, residential zoning district, or residential dwelling.
E.
Area, yard, and height requirements in the I-1 Industrial District (except as noted in § 500-21B).
(1)
Maximum regulations:
(a)
Building height: 40 feet. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
(b)
Lot area covered by building: 40%.
(c)
Floor area ratio: 0.8.
(d)
Maximum impervious surface: 75%.
(2)
Minimum regulations:
(a)
Lot size: one acre.
(b)
Lot width at street line: 150 feet.
(c)
Lot width at building setback line: 150 feet.
(d)
Rear yard: 30 feet (50 feet if property borders a residential district).
(e)
Side yard one side: 30 feet (50 feet if borders a residential district).
(f)
Side yard total: 60 feet.
(g)
Building setback line on minor, collector or local access road: 40 feet (50 feet if property is opposite residential district)
(h)
Building setback line on major connector or arterial road: 50 feet.
(i)
Improvement setback line: 15 feet (25 feet if property is opposite residential property)
(j)
Distance between highway access points: 75 feet.
F.
Performance standards. The Zoning Hearing Board may require safeguards to assure compliance with the following performance standards. The applicant shall demonstrate that adequate provisions will be made to reduce and minimize any objectionable elements when required by the Zoning Hearing Board.
(1)
No toxic or corrosive fumes or gases shall be produced.
(2)
No lighting shall be utilized in a manner which produces glare perceptible at or beyond the lot boundaries.
(3)
No noise, except for periodic irregular traffic noises, shall exceed the level of ordinary conversations at the lot boundaries between 8:00 p.m. and 7:00 a.m. Between 7:00 a.m. and 8:00 p.m., the following standards must be met:
Octave Band (cycles per second) | Maximum Permitted Sound Level at Property Boundary Line (decibels) |
|---|---|
0 to 75 | 72 |
75 to 150 | 67 |
150 to 300 | 59 |
300 to 600 | 52 |
600 to 1,200 | 46 |
1,200 to 2,400 | 40 |
2,400 to 4,800 | 34 |
above 4,800 | 32 |
(4)
No electromagnetic radiation or injurious radioactive emission shall be produced.
(5)
No potentially dangerous effluent from plant operations shall be discharged.
(6)
No storage of waste materials on the lot, other than a product or by-product of the operation, shall be permitted.
(7)
The emission of gray smoke at a density greater than No. 1 on the Ringelmann Smoke Chart, as published by the U.S. Bureau of Mines, shall not be permitted.
(8)
All materials stored outdoors shall be enclosed by a fence or other suitable means adequate to conceal the materials from all adjacent properties.
(9)
No odors produced on the lot shall be perceptible at the lot boundaries.
(10)
No physical vibration shall be perceptible at or beyond the lot boundaries.
(11)
Along each side and rear property line which abuts a residential district boundary line, a buffer yard of not less than 50 feet in width shall be provided. The buffer yard shall be used as a planting strip on which shall be placed suitable plantings sufficient to constitute an effective screen.
(12)
The emission of particles from any flue or smokestack shall not exceed 0.2 grains per cubic foot in flue gas at a stack temperature of 500° F. and 50% excess air.
(13)
A stormwater management plan prepared by a professional engineer or registered professional land surveyor must be prepared for all new construction located in this district. Post-development runoff shall not exceed predevelopment runoff based upon calculations utilizing a twenty-five-year storm frequency; however, an applicant may utilize existing stormwater infrastructure if calculations show the facility is capable of handling the increase. The Zoning Officer shall forward the plan and calculations to the Township Engineer for review prior to the issuance of the permit, notwithstanding all other provisions of this chapter.
G.
Special procedural requirements.
(1)
More than one structure housing a permitted or permissible principal use may be erected on a single lot, provided that yard and other requirements of this chapter shall be met for each structure as though it were on an individual lot. More than one principal use may be located within a single building.
(2)
When more than one structure housing a principal use is to be erected on a single lot, or more than one principal use is to be located within a single building, a plan of the development must be submitted to the Township Planning Commission for review and be approved by the Township Supervisors. This plan shall include:
(a)
The location, boundaries, dimensions, and ownership of the land to be included within the development.
(b)
The location, dimensions, arrangement and proposed use of all buildings, open spaces, yards, accessways, entrances, exits, off-street parking facilities, loading and unloading facilities, buffer areas, and screening devices.
(c)
A description of the provisions made for sewage, solid waste disposal and water supply shall be provided. A stormwater management plan prepared by a professional engineer or registered professional land surveyor must be prepared for all new construction located in this district. Post-development runoff shall not exceed predevelopment runoff based on calculations utilizing a twenty-five-year storm frequency; however, an applicant may utilize existing stormwater infrastructure if calculations show the facility is capable of handling the increase. The Zoning Officer will forward the plan and calculations to the Township Engineer for review prior to the issuance of the permit, notwithstanding all other provisions of this chapter.
(d)
Sufficient data to enable the Township to judge the effectiveness of the design and the character of the proposed use, its compliance with the requirements of this chapter, and to consider properly such things as its relationship to surrounding areas, anticipated traffic, and the public health, safety, and welfare.
§ 500-22 I-2 General Industrial District.
[Amended 4-14-2009 by Ord. No. 249; 3-9-2021 by Ord. No. 302; 6-25-2025 by Ord. No. 328; 6-25-2025 by Ord. No. 329; 7-28-2025 by Ord. No. 332]
A.
Specific intent. It is the purpose of this district to provide a large area in which a variety of industrial uses and some commercial uses may locate. Integrated industrial parks are encouraged. Residential uses are excluded.
B.
Uses permitted by right. Land and buildings in the I-2 District shall be used for the following purposes and no others, unless special exceptions are granted:
(1)
Laboratory for research or testing.
(2)
Office building.
(3)
Manufacture of jewelry, precision instruments, optical goods, and similar goods.
(4)
Manufacture and assembly of electrical appliances, supplies and equipment.
(5)
Warehouse or similar storage building.
(6)
Wholesale and distribution business, when carried on in an enclosed building.
(7)
Printing and publishing establishment.
(8)
Laundry and dry-cleaning plant.
(9)
(Intentionally omitted.)
(10)
Compounding of pharmaceutical products.
(11)
Packaging and bottling establishment.
(12)
Light metal processes, including finishing, grinding, polishing, heat treating, and stamping.
(13)
Manufacture of products from previously prepared materials, such as bone, canvas, cellophane, cork, felt, glass, hair, leather or plastic.
(14)
Manufacture of beverages, clothing and other textile products, cosmetics, luggage, perfume, plastic products, rubber products, toys, sporting equipment, wood and paper products.
(15)
Contractor or general service shop.
(16)
Retail sale of goods produced as permitted use, provided the goods are sold on the same lot on which they are produced.
(17)
Agriculture.
(18)
Assembly and fabrication of steel and metal products.
(19)
Manufacture of building materials, heavy electrical equipment, machinery and machine tools.
(20)
Chemical and chemical products manufacture.
(21)
Processing of food products.
(22)
Metal processes, including metal treatment and processing.
(23)
Accessory buildings and uses customarily incidental to the above permitted uses when on the same lot.
(24)
Communications antennas mounted on a lawfully existing public utility transmission tower, lawfully existing building or other structure which is or is part of another lawfully existing principal use on the lot, and communications equipment buildings.
(25)
Child day-care center.
(26)
Logging.
(27)
Accessory Solar Energy Systems.
C.
Uses permitted by special exception. The following uses are permitted when special exceptions are granted by the Zoning Hearing Board. Standards to be used in determining whether a special exception should be granted are found in § 500-85 of this chapter.
(1)
Outdoor storage, provided that such storage is enclosed by a satisfactory fence or planting and is not visible from the property line.
(2)
Junkyard, subject to:
(a)
No junk shall be stored less than 100 feet from any street outside the property on which the junkyard is located, and 100 feet from any adjoining property lines.
(b)
No junk shall be stored less than 200 feet from any residential district boundary line.
(c)
All junkyards shall be completely enclosed by an evergreen screen planting, which shall be backed by a fence which shall contain gates which are locked except during business hours.
(d)
No materials stored within the junkyard shall be visible beyond the lot boundaries.
(e)
No garbage or organic waste shall be permitted to be stored on any junkyard.
(f)
Burning or melting of any junk, rubbish, or refuse is prohibited.
(3)
Landfills, sanitary or otherwise, when operated by a municipality, subject to:
(a)
A fence shall be maintained along all property lines and shall have a minimum height of six feet.
(b)
Gates, which shall be locked except during business hours, shall be located at all entrances.
(c)
Landfill activities shall be located a minimum of 100 feet from any street not located on the lot and 100 feet from any adjoining property lines.
(d)
Landfill activities shall be located a minimum of 200 feet from any residential district boundary lines.
(e)
All areas where landfill operations are conducted shall be screened from view from the lot boundaries by means of a planted screen.
(f)
Minimum lot size shall be 50 acres.
(g)
Any applicant for a landfill shall be in compliance with the requirements of the Pennsylvania Department of Environmental Protection and, prior to the onset of operation of such landfill, a permit must be obtained from the Pennsylvania Department of Environmental Protection for said operations.
(h)
A certified copy of all reports, data, plans and other material or information required to be submitted to the Pennsylvania Department of Environmental Protection shall be submitted to the Board of Supervisors.
(4)
Firefighting training school.
(5)
Mining, quarrying, extraction, or underground storage of gas, oil, or other mineral resources, including the reclamation of existing spoil materials and/or processing facilities, subject to the following requirements:
(a)
The minimum lot size shall be 50 acres.
(b)
Quarrying or mining activities, stone storage buildings or stockpiles, stone crushing machinery and equipment pertaining to stone crushing machinery shall be located a minimum of 250 feet from any adjoining property lines and 250 feet from any right-of-way line of a public road.
(c)
All quarrying and mining operations shall be enclosed by a fence with a minimum height of six feet. Gates, which shall be locked except during regular business hours, shall be located at all entrances to quarrying and mining areas.
(d)
The filing with the Township of three copies of a complete and detailed plan depicting the entire outer boundary of the property, and showing the proposed reclamation of the land affected, which has been filed by the operator with, and has received approval of, any and all Commonwealth of Pennsylvania and federal government agencies having regulatory jurisdiction over such matters. All copies of amendments and supplements thereto shall thereafter be filed with the Township.
(e)
Periodic filing with the Township of copies of all reports which set forth the current status of reclamation work performed, and activities undertaken to implement stormwater management and erosion and sedimentation control plans, which the operator is required to file with the aforesaid governmental agencies.
(f)
A plan indicating the location and proposed construction materials used on roadways within the property lines of the mining operation, which will be used by vehicles entering and leaving the site. The plan shall be submitted to the Township Supervisors and shall state:
[1]
All such roadways shall be maintained and constructed by the mining operator so that vehicular travel on them will not result in the spread of dust beyond the property lines of the mining operation.
[2]
All such roadways shall be maintained and constructed by the mining operator so that vehicles leaving the mining operation will not deposit excessive or accumulating amounts of mining products, dirt, mud, or other such substances on public roads. The cost for repair of damages to any public road caused by the movement of machinery or other damages caused by the mining operation will be the responsibility of the mining operator.
(g)
All blasting operations shall conform with regulations enforced by the appropriate state and federal agencies. Blasting shall not be permitted between 7:00 p.m. and 7:00 a.m. and on Sundays and legal holidays.
(h)
When a license is required from the state, a copy of such license shall be filed with the Township, along with evidence of any bond required for completion of the reclamation plan.
(i)
A certificate of the applicant's general liability insurance should be filed with the Township.
(j)
A copy of the lease or permit from the owner or owners of the surface and underground mineral rights should be filed with the Township.
(6)
Any use of the same general character as any of the above permitted uses, subject to such additional reasonable safeguards as the Zoning Hearing Board may determine.
(7)
Communications towers and communications equipment buildings.
(8)
Adult entertainment business provided that in addition to any other criteria for the grant of a special exception contained within this chapter, the use shall not be located any closer than 1,000 feet from any school, day-care/preschool care facility, place of worship, recreational area, residential zoning district, or residential dwelling.
D.
Uses permitted by conditional use.
(1)
Medical marijuana grower/processor facilities.
(2)
Medical marijuana delivery vehicle offices.
(3)
Academic clinical research centers.
(4)
Principal Solar Energy Systems.
(5)
Gas compression station, provided that none shall be located closer than 2,500 feet from the property line of a property with a structure utilized as a dwelling, school, daycare, nursing home or retirement center, or hospital.
(6)
Trucking establishment.
E.
Area, yard, and height requirements in the I-2 industrial district (except as noted in § 500-22C):
(1)
Maximum regulations.
(a)
Building height: 40 feet. The total height of a building with an Accessory Solar Energy System or roof and wall mounted Principal Solar Energy System shall not exceed by more than 3 feet above the maximum building height specified for principal or accessory buildings in the Table of Area, Yard and Height Regulations per §§ 500-68A(2)(b) and 500-68B(3)(b).
(b)
Lot area covered by building: 40%.
(c)
Floor area ratio: 1.0.
(d)
Maximum impervious surface: 80%.
F.
Performance standards. The Zoning Hearing Board may required safeguards to assure compliance with the following performance standards. The applicant shall demonstrate that adequate provisions will be made to reduce and minimize any objectionable elements when required by the Zoning Hearing Board.
(1)
No toxic or corrosive fumes or gases shall be produced.
(2)
No lighting shall be utilized in a manner which produces glare perceptible at or beyond the lot boundaries.
(3)
No noise except for periodic irregular traffic noises shall exceed the level of ordinary conversation at the lot boundaries between 8:00 p.m. and 7:00 a.m. Between 7:00 a.m. and 8:00 p.m., the following standards must be met:
Octave Band (cycles per second) | Maximum Permitted Sound Level Property Boundary Line (decibels) |
|---|---|
0 to 75 | 72 |
75 to 150 | 67 |
150 to 300 | 59 |
300 to 600 | 52 |
600 to 1,200 | 46 |
1,200 to 2,400 | 40 |
2,400 to 4,800 | 34 |
above 4,800 | 32 |
(4)
No electromagnetic radiation or injurious emission shall be produced.
(5)
No potentially dangerous effluent from plant operations shall be discharged.
(6)
No storage of waste materials on the lot, other than a product or by-product of the operation, shall be permitted.
(7)
The emission of gray smoke at a density greater than No. 1 on the Ringelmann Smoke Chart, as published by the U.S. Bureau of Mines, shall not be permitted.
(8)
All materials stored outdoors shall be enclosed by a fence or other suitable means adequate to conceal the materials from all adjacent properties.
(9)
No odors produced on the lot shall be perceptible at the lot boundaries.
(10)
No physical vibration shall be perceptible at or beyond the lot boundaries.
(11)
Along each side and rear property lines which abuts a residential district boundary line, a buffer strip of not less than 50 feet in width shall be provided. The buffer yard shall be used as a planting strip on which shall be placed suitable plantings sufficient to constitute an effective screen.
(12)
The emission of particles from any flue or smokestack shall not exceed 0.2 grains per cubic foot in flue gas at a stack temperature of 500° F. and 50% excess air.
(13)
A stormwater management plan prepared by a professional engineer or registered professional land surveyor must be prepared for all new construction located in this district. Post-development runoff shall not exceed predevelopment runoff based on calculations utilizing a twenty-five-year storm frequency; however, an applicant may utilize existing stormwater infrastructure if calculations show the facility is capable of handling the increase. The Zoning Officer will forward the plan and calculations to the Township Engineer for review prior to the issuance of the permit, notwithstanding all other provisions of this chapter.
G.
Special procedural requirements.
(1)
More than one structure housing a permitted or permissible principal use may be erected on a single lot, provided that yard and other requirements of this chapter shall be met for each structure as though it were on an individual lot. More than one principal use may be located within a single building.
(2)
When more than one structure housing a principal use is to be erected on a single lot or more than one principal use is to be located within a single building, a plan of the development must be submitted to the Township Planning Commission for review and be approved by the Township Supervisors. This plan shall include:
(a)
The location, boundaries, dimensions, and ownership of the land to be included within the development.
(b)
The location, dimensions, arrangement, and proposed use of all buildings, open spaces, yards, accessways, entrances, exits, off-street parking facilities, loading and unloading facilities, buffer areas, and screening devices.
(c)
A description of the provisions made for sewage, solid waste disposal, and water supply shall be provided. A stormwater management plan prepared by a professional engineer or registered professional land surveyor must be prepared for all new construction located in this district. Post-development runoff shall not exceed predevelopment runoff based on calculations utilizing a twenty-five-year storm frequency; however, an applicant may utilize existing stormwater infrastructure if calculations show the facility is capable of handling the increase. The Zoning Officer will forward the plan and calculations to the Township Engineer for review prior to the issuance of the permit, notwithstanding all other provisions of this chapter.
(d)
Sufficient data to enable the Township to judge the effectiveness of the design and the character of the proposed use, its compliance with the requirements of this chapter, and to consider properly such things as its relationship to surrounding areas, anticipated traffic, and the public health, safety, and welfare.
§ 500-23 (RESERVED) [1] [2]
[1]
Editor's Note: Former § 500-23, Airport District Overlay, added 1-10-2012 by Ord. No. 267, was repealed 6-25-2025 by Ord. No. 329.
[2]
Original Sec. 598, Industrial Office Park Mixed Use Residential Housing Overlay District, added 3-22-2022 by Ord. No. 313, which immediately followed this section, was repealed 10-11-2023 by Ord. No. 317.