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Carroll Township City Zoning Code

ARTICLE 2

Zone Regulations

§ 450-201 Agricultural-Conservation Zone (AC).

A. 
Purpose. The primary purpose of the Agricultural-Conservation Zone is to preserve rural resource areas of the Township by providing for very-low-density development. Development in this zone shall follow the PA DEP and Township 537 Plan regarding sanitary sewer and water supply.
B. 
Permitted uses. See Table of Land Uses by District for Permitted, Special Exception and Conditional Uses[1] (subject to the requirements listed in Articles 3 and 4 of this chapter).
[1]
Editor's Note: See § 450-212.
C. 
Maximum permitted height.
(1) 
Principal structure: 35 feet.
(2) 
Accessory buildings and structures: 25 feet.
(3) 
Municipal uses are exempt from height requirements.
(4) 
For additional height exemptions, see § 450-411.
D. 
Agricultural nuisance disclaimer. All lands within or abutting the Agricultural-Conservation Zone are located within an area where land may be used for commercial agricultural production. Owners, residents, and other users of this property may be subjected to inconvenience, discomfort, and the possibility of injury to property and health arising from normal and accepted agricultural practices and operations, including, but not limited to, noise, odors, dust, the operation of machinery of any kind, including aircraft, the storage and disposal of manure, the application of fertilizers, soil amendments, herbicides, and pesticides. Owners, occupants, and users of this property should be prepared to accept such inconveniences, discomfort, and possibility of injury from normal agricultural operations and are hereby put on official notice that Section 4 of the Pennsylvania Act 133 of 1982, the Right to Farm Law,[2] may bar them from obtaining a legal judgment against such normal agricultural operations.
[2]
Editor's Note: See 3 P.S. § 951 et seq.
E. 
Agricultural setback requirement. In addition to such buffering and screening required elsewhere in this chapter, no residential structures shall be placed within 100 feet of any land used for the commercial raising and keeping of animals, and no structures shall be erected or used for the commercial raising and keeping of animals within 100 feet of a residential lot.
F. 
Stormwater. All agricultural, horticultural, and forestry uses shall be conducted so as to minimize the conveyance of stormwater off the site and shall include conservation measures to minimize sediment leaving the site.
G. 
Minimum dimensional requirements. Unless otherwise specified, all uses within this zone shall comply with the following table:
Table of Dimensional Requirements - Agricultural-Conservation Zone
Building Type
Minimum Lot Width
Required Setbacks
Minimum Lot Area
(acres)
At Minimum Required Building Line
(feet)
At Street Right-of-Way
(feet)
Maximum Lot Coverage
Front Setback3
(feet)
Each Side Setback
(feet)
Rear Setback
(feet)
Single-family detached dwelling
21
200
110
15%
50
30
50
Accessory buildings and structures4
N/A
N/A
N/A
Included in above
1002
10
10
NOTES:
1
The minimum required lot size may be required to be increased to accommodate an on-lot sewage disposal site as determined by the PA DEP, as well as an alternate site as required by Article 4 of this chapter.
2
No accessory building and structure (except a permitted sign) shall be located within the front yard, unless it is set back at least 100 feet from the street right-of-way. In the event this setback would apply to more than one street (or access) right-of-way, the requirement shall be limited to one street (or access) right-of-way, with the other street (or access) right-of-way setbacks considered rear setbacks.
3
Buildings (including residential and nonresidential buildings) along major thoroughfares must be set back at least 50 feet from the right-of-way line of such thoroughfare. Major thoroughfares shall be any arterial, major collector, or minor collector street as specified in the Northern York County Regional Comprehensive Plan or other Township ordinance.
4
Up to 200 square feet. Over 200 square feet must meet the principal building setback.

§ 450-202 Residential Agricultural Zone (RA).

A. 
Purpose. The primary purpose of the Residential Agricultural Zone is to preserve the rural characteristics of the Township, by providing for low-density development and preservation of open space. Development in this zone shall follow the PA DEP and Township 537 Plan regarding sanitary sewer and water supply.
B. 
Permitted uses. See Table of Land Uses by District for Permitted, Special Exception and Conditional Uses[1] (subject to the requirements listed in Articles 3 and 4 of this chapter).
[1]
Editor's Note: See § 450-212.
C. 
Maximum permitted height.
(1) 
Principal structure: 35 feet.
(2) 
Accessory buildings and structures: 25 feet.
(3) 
Municipal uses are exempt from height requirements.
(4) 
For additional height exemptions, see § 450-411.
D. 
Agricultural nuisance disclaimer. All lands within or abutting the Residential Agricultural Zone are located within an area where land may be used for commercial agricultural production. Owners, residents, and other users of this property may be subjected to inconvenience, discomfort, and the possibility of injury to property and health arising from normal and accepted agricultural practices and operations, including, but not limited to, noise, odors, dust, the operation of machinery of any kind, including aircraft, the storage and disposal of manure, the application of fertilizers, soil amendments, herbicides, and pesticides. Owners, occupants, and users of this property should be prepared to accept such inconveniences, discomfort, and possibility of injury from normal agricultural operations and are hereby put on official notice that Section 4 of the Pennsylvania Act 133 of 1982, the Right to Farm Law,[2] may bar them from obtaining a legal judgment against such normal agricultural operations.
[2]
Editor's Note: See 3 P.S. § 951 et seq.
E. 
Agricultural setback requirement. In addition to such buffering and screening required elsewhere in this chapter, no residential structures shall be placed within 100 feet of any land used for the commercial raising and keeping of animals, and no structures shall be erected or used for the commercial raising and keeping of animals within 100 feet of a residential lot.
F. 
Stormwater. All agricultural, horticultural, and forestry uses shall be conducted so as to minimize the conveyance of stormwater off the site and shall include conservation measures to minimize sediment leaving the site.
G. 
Minimum dimensional requirements. Unless otherwise specified, all uses within this zone shall comply with the following table:
Table of Dimensional Requirements - Residential Agricultural Zone
Building Type
Minimum Lot Width
Required Setbacks
Minimum Lot Area
(acres)
At Minimum Required Building Line
(feet)
At Street Right-of-Way
(feet)
Maximum Lot Coverage
Front Setback3
(feet)
Each Side Setback
(feet)
Rear Setback
(feet)
Single-family detached dwelling
11
150
100
30%
30
15
30
Accessory buildings and structures4
N/A
N/A
N/A
Included in above
1002
10
10
NOTES:
1
The minimum required lot size may be required to be increased to accommodate an on-lot sewage disposal site as determined by the PA DEP, as well as an alternate site as required by Article 4 of this chapter.
2
No accessory building and structure (except a permitted sign) shall be located between the principal structure and the street (or access) right-of-way, unless it is set back at least 100 feet from the street (or access) right-of-way. In the event this setback would apply to more than one street (or access) right-of-way, the requirement shall be limited to one street (or access) right-of-way, with the other street (or access) right-of-way setbacks considered rear setbacks.
3
Buildings (including residential and nonresidential buildings) along major thoroughfares must be set back at least 50 feet from the right-of-way line of such thoroughfare. Major thoroughfares shall be any arterial, major collector, or minor collector street as specified in the Northern York County Regional Comprehensive Plan or other Township ordinance.
4
Up to 200 square feet. Over 200 square feet must meet the principal building setback.

§ 450-203 Residential Suburban-1 Zone (RS-1).

A. 
Purpose. The purpose of the Residential Suburban-1 Zone is to provide residential environments which can create good living qualities and which will be in harmony with existing development while being the least detrimental to natural features and resources. This zone is intended to help form a transition between denser uses within the growth boundary and less dense areas outside the growth boundary. Development in this zone shall follow the PA DEP and Township 537 Plan regarding sanitary sewer and water supply.
B. 
Permitted uses. See Table of Land Uses by District for Permitted, Special Exception and Conditional Uses[1] (subject to the requirements listed in Article 3 and 4 of this chapter).
[1]
Editor's Note: See § 450-212.
C. 
Agricultural setback requirements. In addition to such buffering and screening required elsewhere in this chapter, no residential structures shall be placed within 100 feet of any land used for the commercial raising and keeping of animals and no structures shall be erected or used for the commercial raising and keeping of animals within 100 feet of a residential lot.
D. 
Maximum permitted height.
(1) 
Principal structure: 35 feet.
(2) 
Accessory buildings and structures: 25 feet.
(3) 
For height exemptions, see § 450-411.
E. 
Required utilities. All proposed residential building lots shall be served by public sewer and public water when proposed lot areas are less than the minimum required by PA DEP. All nonresidential uses permitted within the RS-1 Zone shall be served by public water and public sewer.
F. 
Minimum dimensional requirements. Unless otherwise specified, all uses within this zone shall comply with the following table:
Table of Dimensional Requirements - Residential Suburban-1 Zone.
Building Type
Minimum Lot Width
Required Setbacks
Minimum Lot Area
(square feet)
At Minimum Required Building Line
(feet)
At Street Right-of-Way
(feet)
Maximum Lot Coverage
Front Setback2
(feet)
Each Side Setback
(feet)
Rear Setback
(feet)
Single-family detached dwelling
14,000
100
85
35%
30
15
30
Accessory buildings and structures3
N/A
N/A
N/A
Included in above
1001
10
10
NOTES:
1
No accessory building and structure (except a permitted sign) shall be located between the principal structure and the street (or access) right-of-way, unless it is set back at least 100 feet from the street (or access) right-of-way In the event this setback would apply to more than one street (or access) right-of-way, the requirement shall be limited to one street (or access) right-of-way, with the other street (or access) right-of-way setbacks considered rear setbacks.
2
Buildings (including residential and nonresidential buildings) along major thoroughfares must be set back at least 50 feet from the right-of-way line of such thoroughfare. Major thoroughfares shall be any arterial, major collector, or minor collector street as specified in the Northern York County Regional Comprehensive Plan or other Township ordinance.
3
Up to 200 square feet. Over 200 square feet must meet the principal building setback.

§ 450-204 Residential Suburban-2 Zone (RS-2).

A. 
Purpose. The purpose of the Residential Suburban-2 Zone is to provide residential environments which can create good living qualities and which will be in harmony with existing development while being the least detrimental to natural features and resources. This zone is intended to help form a transition between denser uses within the growth boundary and the low-density residential zone, RS-1. Development within this zone will require the use of public water and public sewer.
B. 
Permitted uses. See Table of Land Uses by District for Permitted, Special Exception and Conditional Uses[1] (subject to the requirements listed in Articles 3 and 4 of this chapter).
[1]
Editor's Note: See § 450-212.
C. 
Agricultural setback requirements. In addition to such buffering and screening required elsewhere in this chapter, no residential structures shall be placed within 100 feet of any land used for the commercial raising and keeping of animals, and no structures shall be erected or used for the commercial raising and keeping of animals within 100 feet of a residential lot.
D. 
Maximum permitted height.
(1) 
Principal structure: 35 feet.
(2) 
Accessory buildings and structures: 25 feet.
(3) 
For height exemptions, see § 450-411.
E. 
Required utilities. All proposed residential building lots and all commercial, industrial, or office-related uses permitted within the RS-2 Zone shall be served by public water and public sewer.
F. 
Minimum dimensional requirements. Unless otherwise specified, all uses within this zone shall comply with the following table:
Table of Dimensional Requirements - Residential Suburban-2 Zone
Minimum Lot Width
Required Setbacks2
Building Type
Minimum Lot Size (per d.u.)
(square feet)
Maximum Density
(d.u./acre)
At Minimum Required Building Line
(feet)
At Right-of-Way Line
(feet)
Maximum Impervious Coverage
Front Setback4
(feet)
Each Side Setback
(feet)
Rear Setback
(feet)
Single-family detached
10,000
2.5
90
70
35%
25
15
20
Single-family semidetached dwelling
9,000
3.0
45 per unit
45 per unit
40%
25
15 (one side)
20
Single-family attached (townhouse)
3,500 per end unit; 2,500 interior
5
20 per interior unit; 35 per end unit
40%
40%
25
15 end units
30
Accessory buildings and structures5
N/A
N/A
N/A
N/A
Included in above
N/A2
103
103
NOTES:
1
Density calculated on total gross acreage of tract, including land intended for public, civic and open space use.
2
No accessory building and structure (except a permitted sign) shall be located between the principal structure and the street (or access) right-of-way, unless it is set back at least 100 feet from the street (or access) right-of-way. In the event this setback would apply to more than one street (or access) right-of-way, the requirement shall be limited to one street (or access) right-of-way, with the other street (or access) right-of-way setbacks considered rear setbacks.
3
Ten feet on each side, except that each accessory structure (excluding fences) shall be set back a distance at least equal to its height from each side and rear lot line.
4
Buildings (including residential and nonresidential buildings) along major thoroughfares must be set back at least 50 feet from the right-of-way line of such thoroughfare. Major thoroughfares shall be any arterial, major collector, or minor collector street as specified in the Northern York Regional Comprehensive Plan or other Township Ordinance.
5
Up to 200 square feet. Over 200 square feet must meet the principal building setback.

§ 450-205 Residential Suburban-3 Zone (RS-3).

A. 
Purpose. The purpose of the Residential Suburban-3 Zone is to provide residential environments which can create good living qualities and which will be in harmony with existing development while being the least detrimental to natural features and resources. This zone is intended to compliment the relatively dense uses within the Township and the medium-density residential zone, RS-2. Development within this zone will require the use of public water and public sewer.
B. 
Permitted uses. See Table of Land Uses by District for Permitted, Special Exception and Conditional Uses[1] (subject to the requirements listed in Articles 3 and 4 of this chapter).
[1]
Editor's Note: See § 450-212.
C. 
Maximum permitted height.
(1) 
Principal structure: 50 feet.
(2) 
Accessory buildings and structures: 35 feet.
(3) 
For height exemptions, see § 450-411.
D. 
Required utilities. All uses permitted within the Residential Suburban-3 Zone shall be served by public water and public sewer.
E. 
Minimum dimensional requirements. Unless otherwise specified, all uses within this zone shall comply with the following table:
Table of Dimensional Requirements - Residential Suburban-3 Zone
Minimum Lot Width
Required Setbacks
Minimum Lot Size
(square feet)
Maximum Density
(d.u./acre)
At Minimum Building Line
(feet)
Right-of-Way
(feet)
Maximum Impervious Coverage
Front Setback6
(feet)
Each Side Setback
(feet)
Rear Setback
(feet)
Single-family detached
10,000
2.5
100
60
35%
25
15
20
Single-family semi-detached dwelling
9,000
3.0
45 per unit
45 per unit
40%
25
15 per unit
20
Multiple-family dwellings
3,500 per unit
6
200
150
40%
50
50
50
Single-family attached (townhouse)
2,500 per interior unit; 3,500 per end unit
6
20 per interior unit; 35 per end unit
20 per interior unit; 35 per end unit
40%
40
15 end units
30
Accessory buildings and structures7
N/A
N/A
N/A
N/A
Included in above
1003
104
105
NOTES:
1
Density calculated on total gross acreage of tract, including land intended for public, civic and open space use.
2
Maximum lot coverage requirements shall not apply to porches located within the front yard.
3
No accessory building or structure (except a permitted sign) shall be located between any front building face (the part of the building wall facing the street right-of-way as determined by the Zoning Officer) and the street right-of-way line. In the event this setback would apply to more than one street (or access) right-of-way, the requirement shall be limited to one street (or access) right-of-way, with the other street (or access) right-of-way setbacks considered rear setbacks.
4
Ten feet on each side, except that each accessory structure (excluding fences) shall be set back a distance at least equal to its height from each side and rear lot line.
5
Ten feet, except that each accessory structure (excluding fences) shall be set back a distance at least equal to its height from each side and rear lot line.
6
Buildings (including residential and nonresidential buildings) along major thoroughfares must be set back at least 50 feet from the right-of-way line of such thoroughfare. Major thoroughfares shall be any arterial, major collector, or minor collector street as specified in the Northern York Regional Comprehensive Plan or other Township ordinance.
7
Up to 200 square feet. Over 200 square feet must meet the principal building setback.

§ 450-206 Mixed-Use 1 Zone (MU-1).

A. 
Purpose. The purpose of the Mixed-Use 1 (MU-1) Zone is intended to provide for the development of compatible residential and commercial uses in areas where such uses already exist and where the development of such uses is feasible and appropriate. Development within this Zone will require the use of public water and public sewer.
B. 
Permitted uses. See Table of Land Uses by District for Permitted, Special Exception and Conditional Uses[1] (subject to the requirements listed in Articles 3 and 4 of this chapter).
[1]
Editor's Note: See § 450-212.
C. 
Agricultural setback requirements. On any separate nonfarm parcel, no shrub shall be planted, and no accessory residential structures or fences shall be placed within 10 feet of any land used for agricultural purposes. Similarly, no tree shall be planted within 30 feet of any land within any agricultural zone. Nothing in this section shall be construed to relieve the applicant from meeting the landscaping requirements contained in this chapter.
D. 
Maximum permitted height.
(1) 
Principal structure: 35 feet.
(2) 
Accessory buildings and structures: 25 feet.
(3) 
For height exemptions, see § 450-411.
E. 
Required utilities. All uses permitted within the Mixed-Use 1 (MU-1) Zone shall be served by public water and public sewer.
F. 
Outdoor storage. Outdoor storage, where permitted, shall be screened from adjoining roads and properties, and comply with all of the setbacks of this section.
G. 
Off-street loading. Off-street loading shall be provided as specified in Article 3 of this chapter. In addition, no off-street loading area shall be permitted on any side of a building facing an existing adjoining residential use, nor any side of a building facing an adjoining street.
H. 
Landscaping and screening. A minimum fifteen-foot wide landscape buffer shall be provided along all property lines, including the street frontage. Such landscape buffer can be waived for that portion of the site occupied by a joint parking lot and/or loading area shared by adjoining uses. Any portion of the site not used for buildings, structures, parking compounds, loading areas, outdoor storage areas and walkways shall be maintained with a vegetative ground cover and other ornamental plantings. A visual landscape screen must be provided along any adjoining lands within the RS-1, RS-2, RS-3, RA, and AC Zones, or where adjoining an existing residential use. Landscaping and screening requirements are set forth in Article 4 of this chapter.
I. 
Waste products. All trash dumpsters shall be located within a side or rear yard, set back at least 50 feet from any adjoining lands within the residential or residential-agricultural zones or where adjoining an existing residential use, and at least 15 feet from all other adjoining property lines. All trash dumpsters shall comply with the screening requirements of Article 4 of this chapter.
J. 
Minimum dimensional requirements. Unless otherwise specified, all uses within this zone shall comply with the following table:
[Amended 1-9-2023 by Ord. No. 2022-252]
Table of Dimensional Requirements - Mixed-Use 1 Zone
Minimum Lot Width
Required Setbacks2
Building Type
Minimum Lot Size
Maximum Permitted Density1 Without DIs
At Building Line
(feet)
At Street Right-of-Way
(feet)
Maximum Lot Coverage Without DIs
Front Setback4
(feet)
Each Side Setback
(feet)
Rear Setback
(feet)
Single-family detached
8,000 square feet2
2.5
100
60
30%
25
10
25
Non-residential uses
30,000 square feet2
N/A
100
60
50%
40
15
30
Accessory buildings and structures
N/A
N/A
N/A
N/A
Included in above
1005
103
103
Multiple-family dwellings
3,500 square feet per unit
6
200
150
30%
50
50
50
NOTES:
1
Density calculated on total gross acreage of tract, including land intended for public, civic and open space use. Maximum and base densities apply without and with the use of development incentives, respectively.
2
Subject to modification as per Article 3
3
Ten feet on each side, except that each accessory structure (excluding fences) shall be set back a distance at least equal to its height from each side and rear lot line
4
Buildings (including residential and nonresidential buildings) along major thoroughfares must be set back at least 50 feet from the right-of-way line of such thoroughfare. Major thoroughfares shall be any arterial, major collector, or minor collector street as specified in the Northern York Regional Comprehensive Plan or other ordinances of the Township.
5
No accessory building or structure (except a permitted sign) shall be located between any front building face (the part of the building wall facing the street right-of-way as determined by the Zoning Officer) and the street right-of-way line. In the event this setback would apply to more than one street (or access) right-of-way, the requirement shall be limited to one street (or access) right-of-way with other street (or access) right-of-way setbacks considered rear setbacks.
K. 
Tracts of land five acres or larger in size existing on the effective date of this subsection. The subdivision or land development of tracts that are five acres or larger in size shall be limited to the following:
[Added 1-9-2023 by Ord. No. 2022-252]
(1) 
A mix on single-family, multifamily residential and nonresidential uses, as permitted in this district, if subdivided or developed under a preliminary or final subdivision or land development plan. A minimum of 30% of the developed land shall be devoted to nonresidential uses;
(2) 
A single nonresidential use; or
(3) 
A mix of nonresidential uses on one or more lots as permitted in this district.

§ 450-207 Mixed-Use 2 Zone (MU-2).

A. 
Purpose. The purpose of the Mixed-Use 2 (MU-2) Zone is to provide for the development of compatible residential, commercial, and light industrial uses in areas where such uses already exist and where the development of such uses is feasible and appropriate. Development within this zone will require the use of public water and public sewer.
B. 
Permitted uses. See Table of Land Uses by District for Permitted, Special Exception and Conditional Uses[1] (subject to the requirements listed in Articles 3 and 4 of this chapter).
[1]
Editor's Note: See § 450-212.
C. 
Required public utilities. All uses shall be served by public sewer and public water.
D. 
Maximum permitted height.
(1) 
Principal structure: 35 feet.
(2) 
Accessory buildings and structures: 35 feet.
(3) 
For height exemptions, see § 450-411.
E. 
Outdoor storage. Outdoor storage, where permitted, shall be screened from adjoining roads and properties and comply with all of the setbacks of this section.
F. 
Off-street loading. Off-street loading shall be provided as specified in Article 4 of this chapter. In addition, no off-street loading area shall be permitted on any side of a building facing adjoining lands within the residential zone, nor any side of a building facing an adjoining street.
G. 
Landscaping and screening. A minimum fifteen-foot wide landscape buffer shall be provided along all property lines, including the street frontage. Such landscape buffer can be waived for that portion of the site occupied by a joint parking lot and/or loading area shared by adjoining uses. Any portion of the site not used for buildings, structures, parking compounds, loading areas, outdoor storage areas and walkways shall be maintained with a vegetative ground cover and other ornamental plantings. A visual landscape screen must be provided along any adjoining lands within the RS-1, RS-2, RS-3, RA, and AC Zones, or where adjoining an existing residential use. Landscaping and screening requirements are set forth in this chapter.
H. 
Waste products. All trash and recycling dumpsters shall be located within a side or rear yard, set back at least 50 feet from any adjoining lands within the residential or rural agricultural zones or where adjoining an existing residential use. All trash dumpsters shall comply with the screening requirements of Article 4 of this chapter.
I. 
Minimum dimensional requirements. Unless otherwise specified, all uses within this zone shall comply with the following table:
Table of Dimensional Requirements - Mixed-Use 2 Zone
Minimum Lot Width
Required Setbacks2
Building Type
Minimum Lot Size
(square feet)
At Building Line
(feet)
At Street Right-of-Way
(feet)
Maximum Lot Coverage Without DIs
Front Setback4
(feet)
Each Side Setback
(feet)
Rear Setback
(feet)
Single-family detached
30,000
100
60
30%
252
10
25
Non-residential uses
30,000
100
60
50%
402
15
30
Accessory buildings and structures
N/A
N/A
N/A
Included in above
Not permitted
103
103
NOTES:
1
Not used.
2
Subject to modification as per Article 3.
3
Ten feet on each side, except that each accessory structure (excluding fences) shall be set back a distance at least equal to its height from each side and rear lot line.
4
Buildings (including residential and nonresidential buildings) along major thoroughfares must be set back at least 50 feet from the right-of-way line of such thoroughfare. Major thoroughfares shall be any arterial, major collector, or minor collector street as specified in the Northern York Regional Comprehensive Plan or other ordinances of the Township.

§ 450-208 Commercial Zone (C).

A. 
Purpose. The purpose of the Commercial Zone is to provide for a wide variety of community and highway-oriented commercial uses at suitable locations. Lands zoned commercial are to have major road access and be served with public water and sewer.
B. 
Permitted uses. See Table of Land Uses by District for Permitted, Special Exception and Conditional Uses[1] (subject to the requirements listed in Articles 3 and 4 of this chapter).
[1]
Editor's Note: See § 450-212.
C. 
Required public utilities. All uses shall be served by public sewer and public water.
D. 
Maximum permitted height.
(1) 
Maximum permitted height is 45 feet.
(2) 
For height exemptions, see § 450-411.
E. 
Outdoor storage. Outdoor storage, where permitted, shall be screened from adjoining roads and properties and comply with all of the setbacks of this section. Outdoor storage areas for automobile, boat, motorcycle, farm machinery, manufactured home and outdoor furniture sales need not be screened from adjoining roads.
F. 
Off-street loading. Off-street loading shall be provided as specified in Article 4 of this chapter. No off-street loading area shall be permitted on any side of a building facing an adjoining street, unless the lot fronts on more than two existing or proposed streets. No off-street loading area shall be permitted on any side of a building facing and within 300 feet of an adjoining and existing residential zone or use. A thirty-foot landscape screen shall be placed between any off-street loading area otherwise visible from an adjoining street and the adjoining street. A thirty-foot landscape screen shall be placed between any off-street loading area and an existing and adjacent residential zone or use (not required if a proposed building is between the off-street loading area and an adjacent residential zone or use).
G. 
Landscaping and screening. A minimum twenty-foot wide landscape buffer shall be provided along all property lines, except the street frontage. Said landscape buffer can be waived for that portion of the site adjacent to a side or rear lot line and occupied by a joint parking lot and/or loading area shared by adjoining uses. Property line(s) bounded by a street right-of-way shall be provided with a minimum thirty-foot wide landscape buffer at the right-of-way line. Any portion of the site not used for buildings, structures, parking compounds, loading areas, outdoor storage areas and walkways shall be maintained with a vegetative ground cover, trees, and other ornamental plantings. A landscape screen must be provided along any adjoining lands within the RS-1, RS-2, RS-3, RA, and AC Zones, or where adjoining an existing residential use. Landscaping and screening requirements are set forth in this chapter.
H. 
Waste products. All trash or recycling dumpsters shall be located within a side or rear yard, set back at least 50 feet from any adjoining lands within the residential or rural-agricultural zones or where adjoining an existing residential use, and at least 15 feet from all other adjoining property lines. All trash dumpsters shall comply with the screening requirements of Article 4 of this chapter.
I. 
Minimum dimensional requirements. Unless otherwise specified, all uses within this zone shall comply with the following table:
Table of Dimensional Requirements - Commercial Zone
Minimum Lot Width
Maximum Lot Coverage1
Required Setbacks
Building Type
Minimum Lot Area
(square feet)
At Building Line
(feet)
At Street Right-of-Way
(feet)
Without ADIs
With ADIs
Front Setback2
(feet)
Each Side Setback
(feet)
Rear Setback
(feet)
All uses
20,000
120
100
50%
65%
50
15
30
NOTES:
1
Maximum and base lot coverages apply without and with the use of the voluntary architectural development incentive (ADI) program (refer to Article 4), respectively.
2
Buildings (including residential and nonresidential buildings) along major thoroughfares must be set back at least 50 feet from the right-of-way line of such thoroughfare. Major thoroughfares shall be any arterial, major collector, or minor collector street as specified in the Comprehensive Plan or other Township ordinance.
J. 
Transportable containers. Within the Commercial (C) Zone, outdoor storage areas for transportable containers shall be provided as follows:
(1) 
One outdoor storage space designated for transportable containers shall be provided for buildings with a floor area of between 50,000 square feet and 75,000 square feet. One additional space shall be provided for each additional 6,000 square feet, or fraction thereof, of floor area beyond 75,000 square feet. The number of transportable container storage spaces shall be calculated independently from the required number of loading spaces.
(2) 
Transportable container storage spaces shall be 10 feet by 40 feet.
(3) 
Each transportable container storage space shall be paved to the same standards as parking facilities, delineated with concrete curbing at the perimeter, and delineated with permanent pavement markings at the interior.
(4) 
Vehicular parking spaces, access aisles, access drives or other areas not specifically designed and designated on the land development plan as transportable container storage spaces shall not be used for transportable container storage spaces.
(5) 
A fifty-foot landscape screen shall be provided along all transportable container storage spaces. The landscape screen shall not be provided between the building and the transportable container storage spaces, and the screen shall not be subject to reduction as provided in the architectural design incentive program of this chapter.
(6) 
Transportable container storage spaces shall be located at the rear of the building, between the rear wall of the building and the rear property line. In the event there is no clearly defined rear property line, then the transportable container storage spaces shall be located on the opposite side of the building from the main customer ingress/egress.

§ 450-209 Industrial Zone (I).

A. 
Purpose. The purpose of the Industrial Zone is to accommodate larger-scale high-quality economic development. Other industrial uses are also permitted. The areas designated for this zone have superior vehicular access and proximity to public utilities so as to stimulate their development and use. Landscaping and buffer requirements are imposed to protect adjoining residential areas.
B. 
Permitted uses. See Table of Land Uses by District for Permitted, Special Exception and Conditional Uses[1] (subject to the requirements listed in Articles 3 and 4 of this chapter).
[1]
Editor's Note: See § 450-212.
C. 
Required public utilities. All uses shall be served by public sewer and public water.
D. 
Maximum permitted height.
(1) 
Sixty feet, provided that any building over 35 feet in height must be set back a distance equal to or greater than its height.
(2) 
For height exemptions, see § 450-411.
E. 
Maximum lot coverage. maximum lot coverage is 70%.
F. 
Outdoor storage. No outdoor storage is permitted.
G. 
Off-street loading. Off-street loading shall be provided as specified in Article 4 of this chapter. In addition, no off-street loading area shall be permitted on any side of a building facing an existing adjoining residential use, nor any side of a building facing an adjoining street.
H. 
Landscaping and screening. A minimum fifteen-foot wide landscape buffer shall be provided along all property lines, including the street frontage. Such landscape buffer can be waived for that portion of the site occupied by a joint parking lot and/or loading area shared by adjoining uses. Any portion of the site not used for buildings, structures, parking compounds, loading areas, outdoor storage areas and walkways shall be maintained with a vegetative ground cover and other ornamental plantings. A visual landscape screen must be provided along any adjoining lands within the RS-1, RS-2, RS-3, RA, and AC Zones, or where adjoining an existing residential use. Landscaping and screening requirements are set forth in Article 4 of this chapter.
I. 
Waste products. All trash and or recycling dumpsters shall be located within a side or rear yard, set back at least 50 feet from any adjoining lands within the residential or rural-agricultural zones or where adjoining an existing residential use, and at least 15 feet from all other adjoining property lines. All trash dumpsters shall comply with the screening requirements of Article 4 of this chapter.
J. 
Minimum dimensional requirements. Unless otherwise specified, all uses within this zone shall comply with the following table:
[Amended 1-9-2023 by Ord. No. 2022-252]
Table of Dimensional Requirements - Industrial Zone
Minimum Lot Width
Maximum Lot Coverage
Required Setbacks
Building Type
Minimum Lot Area
(acres)
At Building Line
(feet)
At Street Right-of-Way
(feet)
Without ADIs
With ADIs
Front Setback1
(feet)
Each Side Setback2
(feet)
Rear Setback3
(feet)
All uses
1
200
175
55%
70%
50
25
25
NOTES:
1
All off-street parking lots shall be set back a minimum of 25 feet from the street right-of-way line.
2
Off-street parking lots and loading areas shall be set back at least 15 feet from the side lot lines. Where joint parking facilities, loading areas and/or access drives are shared by adjoining uses, or where two buildings sharing such joint uses adjoin, the applicable side yard setback may be waived. In such instances, one of the side yard setbacks can be waived solely for parking facilities.
3
Off-street parking lots and loading areas shall be set back at least 20 feet from the rear lot line.

§ 450-210 Floodplain regulations.

All floodplain areas shall be subject to the requirements set forth in Chapter 400, Floodplain Management.

§ 450-211 Conservation Subdivision Overlay District.

A. 
Specific intent. In addition to the objectives established in Article 1 herein and in conformance with the Pennsylvania Municipalities Planning Code[1] (Act of 1968, P.L. 805, No. 247 as reenacted and amended), it is the specific intent of the Conservation Overlay district to:
(1) 
Conserve open land, including those areas containing unique and sensitive natural features such as woodlands, steep slopes, streams, floodplains and wetlands, by setting them aside from development.
(2) 
Provide greater design flexibility and efficiency in the siting of services and infrastructure, including the opportunity to reduce length of roads, utility runs, and the amount of paving required for residential development.
(3) 
Reduce erosion and sedimentation by the retention of existing vegetation, and the minimization of development on steep slopes.
(4) 
Protect areas of the Township with productive agricultural soils for continued or future agricultural use; by conserving blocks of land large enough to allow for efficient farm operations.
(5) 
Conserve a variety of irreplaceable and environmentally sensitive resource lands, including provisions for reasonable incentives to create an open space system for the benefit of present and future residents.
(6) 
Create neighborhoods with direct visual access to open land, with amenities in the form of neighborhood open space, and with a strong neighborhood identity.
(7) 
Provide for the conservation and maintenance of open land within the municipality to achieve the above-mentioned goals and for active or passive recreational use by residents.
(8) 
Provide multiple options for landowners in order to minimize impacts on environmental resources (sensitive lands such as wetlands, floodplain, and steep slopes) and disturbance of natural or cultural features such as mature woodlands, hedgerows and tree lines, critical wildlife habitats, historic buildings, and fieldstone walls.
(9) 
Conserve scenic views and elements of the municipality's rural character by minimizing views of new development from existing roads.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B. 
Applicability. Shall apply as outlined in § 450-212, Table of land uses by district.
C. 
Open space requirements.
(1) 
The total open space required equals the primary conservation area, plus the minimum percentage of adjusted tract area set forth for the development option chosen below.
(2) 
Required open space shall comply with the open space or common open space land use and design standards in § 450-354.
D. 
Density determination. Applicants shall have the choice of two methods of determining the maximum permitted residential building density on their properties. They are as follows:
(1) 
Adjusted tract area approach. Determination of the maximum number of permitted dwelling units on any given property shall be based upon the adjusted tract area of the site divided by the density factor set forth below. The adjusted tract area equals the gross tract area minus the constrained land (see Exhibit A[2] for calculation worksheet).
(a) 
Constrained land equals the sum of the following:
[1] 
All land within the rights-of-way of existing public streets or highways, or within the rights-of-way for existing or proposed overhead rights-of-way of utility lines;
[2] 
All land under existing private streets;
[3] 
Wetlands: multiply the acreage of designated wetlands by 1.0;
[4] 
Floodway: multiply the acreage within the floodway by 1.0;
[5] 
Floodplains: multiply the nonwetland portion of the 100-year floodplain by 1.0;
[6] 
Steep slopes: multiply the acreage of land with natural ground slopes exceeding 25% by 0.80;
[7] 
Extensive rock outcroppings: multiply the total area of rock outcrops and boulder fields more than 1,000 square feet by 0.90; and
[8] 
Moderately steep slopes: multiply the acreage of land with natural ground slopes of between 15% and 25% by 0.25.
(b) 
If a portion of the tract is underlain by more than one natural feature subject to a resource protection factor, that acreage shall be subject to the most restrictive resource protection factor.
(c) 
Since acreage that is contained within the public or private rights-of-way, access easements or access strips are excluded from developable lot area, any portion of these items that also contains a natural feature subject to a deduction from the total tract acreage should not be included when calculating the adjusted tract area.
(d) 
Permitted dwelling units. The maximum number of permitted dwelling units equals the adjusted tract area divided by the density factor set forth below.
[2]
Editor's Note: See § 450-211H(3).
(2) 
Yield plan approach. Determination of density, or maximum number of permitted dwelling units, shall be based upon an actual layout using the minimum lot size of the underlying zone, as demonstrated by an actual yield plan. Yield plans shall meet the following requirements:
(a) 
Yield plans must be prepared as conceptual layout plans in accordance with the standards of Chapter 435, Subdivision and Land Development, containing proposed lots, streets, rights-of-way, and other pertinent features. Yield plans must be drawn to scale and be based on a field survey. It must be a realistic layout reflecting a development pattern that could reasonably be expected to be implemented, taking into account the presence of wetlands, floodplains, steep slopes, existing easements or encumbrances and, if unsewered, the suitability of soils for subsurface sewage disposal.
(b) 
The yield plan must identify the site's primary resources, as identified in the existing resources/site analysis plan, and demonstrate that the primary resources could be successfully absorbed in the development process without disturbance, by allocating this area to proposed single-family dwelling lots which conform to the density factory of the chosen option.
(c) 
On sites not served by central sewage disposal, density shall be further determined by evaluating the number of homes that could be supported by individual septic systems on conventional lots. Based on the primary resources, identified as part of the inventory and analysis, and observations made during an on-site visit of the property, the Township shall select a 10% sample of the lots considered to be marginal for on-lot sewage disposal. The applicant is required to provide evidence that these lots meet the standards for an individual septic system. The applicant shall be granted the full density determined by the yield plan. Should any of the lots in a sample fail to meet the standard for individual septic system, those lots shall be deducted from the yield plan and a second 10% sample shall be selected by the Municipal Planning Commission and tested for compliance. This process shall be repeated until all lots in a given sample meet the standard for an individual septic system.
(d) 
Yield plan dimensional standards. The dimensional standards of the underlying zone shall be used in the development of yield plans for conservation subdivisions. These minimum area dimensions are exclusive of all wetlands, slopes greater than 25%, and land under high-tension electrical transmission lines (69kV or greater). No more than 25% of the minimum required lot area might consist of land within the 100-year floodplain, and only then if it is free of wetlands.
E. 
Subdivision options. In order to achieve these purposes, this article provides for flexibility in designing new residential subdivisions by allowing four forms of by-right development referred to as "options", as summarized below:
(1) 
Option 1: Neutral density and basic conservation permits residential uses at the density permitted by the underlying zone and reductions in lot area and dimensional standards, in exchange for a given percentage of the tract to remain in open space.
(2) 
Option 2: enhanced density with greater conservation permits a higher density of residential uses and further reductions in lot area and dimensional standards, in exchange for a larger open space percentage than Option 1.
(3) 
Option 3: estate lots permit rural residential uses using conventional subdivision design at densities lower than permitted in Option 1 with no minimum required open space.
(4) 
Combining the design options. In the AC and RA Zones, Options 1 or 2 may be combined with the neutral density option at the discretion of the Board, based upon demonstration by the applicant that such a combination would better fulfill the intent of this chapter, in particular the stated specific intent of this article, as compared with applying a single option to the property.
F. 
Density, area and bulk regulations.
(1) 
Conservation subdivisions shall meet the standards for Options 1 and 2 in the AC, RA, RS-1, and RS-2 Zones set forth in the tables below.
(a) 
The minimum lot size applies to residential uses only. Nonresidential uses shall meet the minimum requirements of the underlying zone.
(b) 
Under Options 1 and 2, the maximum number of permitted dwelling units shall be determined by either the adjusted tract area method or yield plan method.
(c) 
Open space requirements in the subdivision must include the minimum percentage of open space land as specified in the following sections. If the acreage of constrained land on the tract is greater than 35% of the total tract acreage, then the requirement for open space may be reduced by 10%.
(2) 
Density, area and bulk regulations tables:
(a) 
Agricultural-Conservation Underlying Zone.
Standards
Option 1
Option 2
Density factor (square feet/dwelling unit)
80,000
70,000
Minimum lot size (square feet)1
40,000
25,000
Minimum lot width2
125 feet (110 feet at street ROW)
110 feet (90 feet at street ROW)
Percent adjusted tract acreage required for open space
50%
60%
Maximum impervious cover
25% on each lot
30% on each lot
Minimum setbacks
Front yard (feet)
40
30
Side yard
40 feet combined with no side yard less than 15 feet
25 feet combined with no side yard less than 10 feet
Rear yard (feet)
40
30
NOTES:
1
Lot size, plus soil conditions, shall be the determining factor for the need for public water, public sewer or an approved community water and/or wastewater treatment system. The final approval of the community system shall be by the Board of Supervisors based on concurrence from the Pennsylvania Department of Environmental Protection.
2
Minimum lot width at minimum required building setback line.
(b) 
Residential-Agricultural Underlying Zone.
Standards
Option 1
Option 2
Density factor (square feet/dwelling unit)
70,000
50,000
Minimum lot area (square feet)1
25,000
15,000
Minimum lot width2
110 feet (90 feet at Street ROW)
95 feet (75 feet at Street ROW)
Percent adjusted tract acreage required for open space
50%
60%
Maximum impervious cover
30%
35%
Minimum setbacks
Front yard (feet)
30
20
Side yard
25 feet combined with no side yard less than 15 feet
25 feet combined with no side yard less than 10 feet
Rear yard (feet)
30
30
NOTES:
1
Lot size plus soil conditions shall be the determining factor for the need for public water, public sewer or an approved community water and/or wastewater treatment system. The final approval of the community system shall be by the Board of Supervisors based on concurrence from the Pennsylvania Department of Environmental Protection.
2
Minimum lot width at the minimum required building setback line.
(c) 
Residential Suburban-1 Underlying Zone.
Standards
Option 1
Option 2
Density factor (square feet/dwelling unit)
20,000
18,000
Minimum lot area single-family (square feet)
10,000
8,000
Minimum lot width1 single-family
85 feet (75 feet at street ROW)
80 feet (75 feet at street ROW)
Percent adjusted tract acreage required for open space
30%
40%
Maximum impervious cover
40% on each lot
50% on each lot
Minimum setbacks
Front yard (feet)
20
20
Side yard
20 feet combined with no side yard less than 7 feet
20 feet combined with no side yard less than 5 feet
Rear yard principal building (feet)
20
15
Accessory building/along alley (feet)
15
15
NOTES:
1
Minimum Lot width at the minimum required building setback line.
(d) 
Residential Suburban-2 Underlying Zone
Standards
Option 1
Option 2
Density factor (square feet/dwelling unit)
Single-family
Single-family attached
16,000
8,500
15,000
7,500
Minimum lot area (square feet)
Single-family [square feet (end unit)]
Single-family attached [square feet (interior unit)]
8,000
2,800
1,800
6,500
2,800
1,800
Minimum lot width1
Single-family
Single-family2 attached
80 feet
(75 feet at street ROW)
28 feet (end unit)
18 feet (interior unit)
70 feet
(65 feet at street ROW)
28 feet (end unit)
18 feet (interior unit)
Percent adjusted tract acreage required for open space
40%
(50% for single-family attached)
50%
(60% for single-family attached)
Maximum impervious cover
50% on each lot
(55% for single-family attached)
50% on each lot (60% for single-family attached)
Minimum setbacks
Front yard (feet)
20
20
Side yard
20 feet combined with no side yard less than 5 feet
15 feet combined with no side yard less than 5 feet
Rear yard principal building (feet)
20
15
Accessory building/along alley (feet)
15
15
NOTES:
1
Minimum lot width at the minimum required building setback line.
2
Minimums also apply to street ROW.
G. 
Design standards for Option 1 and 2 subdivisions.
(1) 
Residential lots shall not encroach upon primary conservation areas as identified in Exhibit A.[3]
[3]
Editor's Note: See § 450-211H(3).
(2) 
All new dwellings shall be set back the minimum distances from the following features:
(a) 
External road ultimate right-of-way: 100 feet.
(b) 
Tract boundaries: 50 feet.
(c) 
Cropland or pasture land: 100 feet.
(d) 
Buildings or barnyards housing livestock: 300 feet.
(e) 
Active recreation areas such as courts or playing fields (not including tot-lots): 150 feet.
(3) 
Views of residential lots from exterior roads and abutting properties shall be minimized by the use of changes in topography, existing vegetation, or additional landscaping which meets the landscaping requirements of Chapter 435, Subdivision and Land Development.
(4) 
For subdivisions of five lots or more, driveways shall be accessed from interior streets, rather than from roads bordering the tract.
(5) 
The majority of the lots shall directly abut or face open space land across a street.
(6) 
In the RS-1 Zone where the requirement for open space is less than 35% of the adjusted tract acreage, a minimum of 15% of the required open space shall be in the form of greens, commons and squares.
(7) 
Standards pertaining to the quantity, quality, configuration, ownership, and maintenance of the open space land specified in this chapter and Article XII of Chapter 435, Subdivision and Land Development shall apply.
(8) 
Lots may front on a park or green, provided vehicular access to lot is provided via a lane, and provided there is no other building between the lot and the street right-of-way, and provided the lot is within 100 feet of the street right-of-way.
H. 
Discretionary density bonuses. Additional density may be allowed by the Board of Supervisors when one of the following public benefits is proposed:
(1) 
Public usage of open space land.
(a) 
The Board of Supervisors may encourage the dedication of land for public use for active and passive recreation areas according to the following standards:
[1] 
A density bonus for greater public usage of open space land in new subdivisions shall be computed on the basis of a maximum of one dwelling unit per five acres of open space land or per 2,500 feet of trail that becomes publicly accessible.
[2] 
The decision whether to accept an applicant's offer to dedicate open space land to public usage within a proposed subdivision shall be at the discretion of the Board of Supervisors, which shall be guided by the recommendations contained in the Carroll Township Recreation and Open Space Plan (when adopted), particularly those sections dealing with active recreational facilities and passive trail networks.
(2) 
Conservation land endowment. A density bonus of 10% of the maximum density, or a reduction in the minimum lot area and lot width requirements of 10%, may be granted to endow a permanent fund for offsetting continuing maintenance costs if the open space land is donated to a land trust for public use.
(a) 
Spending from the fund shall be restricted to expenditure of interest so that the principal may be preserved.
(b) 
Assuming an annual average interest rate of 5%, the amount designated for the Endowment Fund shall be at least 20 times the estimated annual maintenance costs. The estimate of annual maintenance costs shall be prepared by an agency, firm, or organization with experience in managing conservation land and recreational facilities and reviewed by the Township Engineer. If agreement on the amount cannot be reached, then the procedures for dispute resolution outlined in the MPC for cost opinions shall be followed.
(c) 
The additional dwellings in this bonus are allowed beyond the maximum permitted for the purpose of endowing the maintenance fund; therefore, a minimum of 5% of the gross selling price of the endowment lots shall be donated by the applicant to the Open Space Maintenance Endowment Fund for the open space lands of the subdivision. The developer shall transfer this fund to the designated entity with ownership and maintenance responsibilities at the time this entity is created.
(d) 
That portion of the open space to be transferred to the land trust shall be clearly delineated. The Conservation Land Endowment Fund shall only apply to the transferred land.
(3) 
Implementation. For each of the above categories of public purposes, density bonuses may be implemented by reducing the amount of required open space land by up to 10%, reducing the minimum lot area requirements by up to 10%, or by a combination of these approaches.
Exhibit A
Adjusted Tract Area Calculation Worksheet
A
B
C
D
Description of Constraint
Area of Site Constraint
(acres)
Multiplier (resource protection factor)
Constrained Lands
(acres)
Rights-of-way of existing public streets
1.00
Overhead utility rights-of-way existing or proposed
1.00
Land under existing private streets
1.00
Floodways
1.00
100-year floodplain (excluding floodways or wetlands within floodplains)
1.00
Wetlands
0.80
Steep slopes greater than 25%
0.80
Moderately steep slopes from 15% to 25%
0.25
Rock outcroppings
0.90
Totals
To calculate total constrained land:
Insert site acreage for each factor in Column B (area of site constraint).
Take factor acreage in Column B and multiply by Column C (resource protection factor) to find Column D (constrained land).
Add all constrained lands in Column D to find total constrained land.

§ 450-212 Table of Land Uses by District.

Revised: January 9, 2023. For the purposes of this section, the following abbreviations shall have the following meanings in the Table of Land Uses by District:
P: Permitted by right (zoning decision by Zoning Officer)
SE: Special exception use (zoning decision by Zoning Hearing Board)
C: Conditional use (zoning decision by Board of Supervisors)
No mark indicates not permitted
P: Permitted by right (zoning decision by Zoning Officer)
SE: Special exception use (zoning decision by Zoning Hearing Board)
C: Conditional use (zoning decision by Board of Supervisors)
No mark indicates not permitted
P: Permitted by right (zoning decision by Zoning Officer)
SE: Special exception use (zoning decision by Zoning Hearing Board)
C: Conditional use (zoning decision by Board of Supervisors)
No mark indicates not permitted