Dallas Township City Zoning Code
ARTICLE V
Zoning District Regulations
§ 95-37 C-1 Conservation District.
[Amended 10-24-2011 by Ord. No. 2011-2; 12-4-2018 by Ord. No. 2018-6; 12-3-2024 by Ord. No. 2024-8; 1-6-2025 by Ord. No. 2025-1]
A.
Permitted uses.
(1)
Agriculture (as defined in Article II), but excluding concentrated animal feeding operations as defined and regulated under the Pennsylvania Nutrient Management Act, as amended.
(2)
Commercial greenhouses, nurseries and garden shops.
(3)
Communication antennas mounted on an existing public utility transmission tower, building or other structure.
(5)
Public recreational facilities.
(7)
No-impact home-based business.
(8)
Single-family dwellings, including mobile homes on permanent foundations.
(9)
Stables (private) in association with a single-family dwelling (limited to properties of not less than two acres and limited to not more than two equines).
(10)
State gamelands.
(11)
Wildlife refuge.
(12)
Accessory uses to the above.
B.
Uses permitted by special exception.
(1)
Cemeteries.
(2)
Home occupations.
(3)
Outdoor fuel-burning furnace.
(4)
Private recreational facilities.
(5)
Campgrounds and recreational vehicle parks.
(6)
Commercial communication tower and related facilities.
(7)
Excavation and extraction of minerals.
(8)
Golf courses.
(9)
Small wind energy conversion system.
(10)
Any nonresidential use permitted by right or by special exception, excluding agricultural uses, shall be deemed a special exception use if it involves either of the following:
(11)
Accessory uses to the above.
(12)
Student home.
E.
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of the Dallas Township Subdivision and Land Development Ordinance.[2]
§ 95-38 A-1 Agricultural District.
[Amended 10-24-2011 by Ord. No. 2011-2; 12-4-2018 by Ord. No. 2018-6; 12-3-2024 by Ord. No. 2024-8; 1-6-2025 by Ord. No. 2025-1]
A.
Permitted uses.
(1)
Agriculture (as defined in Article II), but excluding concentrated animal feeding operations as defined and regulated under the Pennsylvania Nutrient Management Act, as amended.
(2)
Communication antennas mounted on an existing public utility transmission tower, building or other structure.
(3)
Commercial greenhouses, nurseries and garden shops.
(5)
Public recreational facilities.
(7)
No-impact home-based business.
(8)
Retail sales of agricultural and/or forestry products including those produced and/or processed upon the premises, not to exceed 5,000 square feet of gross floor area and/or land area.
(9)
Single-family dwellings, including mobile homes on permanent foundations.
(10)
Stables (private) in association with a single-family dwelling (limited to properties of not less than two acres and limited to not more than two equines).
(11)
Accessory uses to the above.
B.
Uses permitted by special exception.
(1)
Animal hospitals.
(2)
Animal kennels.
(3)
Bed-and-breakfast establishments.
(4)
Cemeteries.
(5)
Group residences.
(6)
Home occupations.
(7)
Nursing homes.
(8)
Outdoor fuel-burning furnace.
(9)
Place of worship.
(10)
Private recreational facilities.
(11)
Public uses.
(12)
Public utilities facilities.
(13)
Stables (commercial).
(14)
Warehouse (self-storage).
(16)
Commercial communication tower and related facilities.
(17)
Planned residential development.
(19)
Small wind energy conversion system.
(20)
Any nonresidential use permitted by right or by special exception, excluding agricultural uses, shall be deemed a special exception use if it involves either of the following:
(21)
Accessory uses to the above.
(23)
Student home.
E.
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of the Dallas Township Subdivision and Land Development Ordinance.[2]
§ 95-38.1 A-2 Rural Agricultural District.
[Added 12-4-2018 by Ord. No. 2018-6; 12-3-2024 by Ord. No. 2024-8; 1-6-2025 by Ord. No. 2025-1]
A.
Permitted uses.
(1)
Agriculture (as defined in Article II) but excluding concentrated animal-feeding operations as defined and regulated under the Pennsylvania Nutrient Management Act, as amended.
(2)
Commercial greenhouses, nurseries and garden shops.
(3)
Communication antennas mounted on an existing public utility transmission tower, building or other structure.
(4)
Compressors.
(5)
Forestry (as defined in Article II; also see § 95-70A(18).
(6)
Public recreational facilities.
(8)
Retail sales of agricultural and/or forestry products, including those produced and/or processed upon the premises, not to exceed 5,000 square feet of gross floor area and/or land area.
(9)
Single-family dwellings, including mobile homes on permanent foundations.
(10)
Stables (private) in association with a single-family dwelling (limited to properties of not less than two acres and limited to not more than two equines).
(11)
Accessory uses to the above.
B.
Uses permitted by special exception.
(1)
Animal hospitals.
(2)
Animal kennels.
(3)
Bed-and-breakfast establishments.
(4)
Cemeteries.
(5)
Commercial communication towers and related facilities.
(6)
Excavation and extraction of minerals.
(7)
Group residences.
(8)
Home occupations.
(9)
Nursing homes.
(10)
No-impact home-based businesses.
(11)
Oil and gas activities and/or uses, that may be regulated by PA Act 13 of 2012, as amended, and any ancillary facilities related to oil and gas activities or uses, including but not limited to:
(b)
Compressor stations.
(c)
Hydraulic fracturing.
(d)
Hydraulic fracturing water treatment facilities.
(e)
Hydraulic fracturing water withdrawal facilities.
(f)
Oil or gas pipelines (when not superseded by regulations of the Federal Energy Regulatory Commission).
(g)
Oil or gas staging facilities.
(h)
Oil or gas water reuse storage facilities.
(i)
Oil or gas well sites.
(j)
Metering stations.
(k)
Storage areas.
(l)
Wastewater impoundment.
(12)
Outdoor fuel-burning furnaces.
(13)
Places of worship.
(14)
Planned residential developments.
(15)
Private recreational facilities.
(16)
Public uses.
(17)
Public utilities facilities.
(19)
Stables (commercial).
(20)
Warehouses (self-storage).
(22)
Any nonresidential use permitted by right, excluding agricultural uses, shall be deemed a special exception use if it involves either of the following:
(23)
Accessory uses to the above.
(25)
Student home.
C.
Prohibited uses. Any use which utilities and/or stores any hazardous substances as defined in Article II of this chapter.
D.
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of the Dallas Township Subdivision and Land Development Ordinance.[1]
§ 95-39 R-1 Single Family Residential District.
[Amended 10-24-2011 by Ord. No. 2011-2; 12-4-2018 by Ord. No. 2018-6; 12-3-2024 by Ord. No. 2024-8; 1-6-2025 by Ord. No. 2025-1]
A.
B.
Uses permitted by special exception.
(1)
Day-care home.
(2)
Home occupations.
(3)
Nursing homes.
(4)
Group residence.
(5)
Place of worship.
(6)
Public recreational facilities.
(7)
Public uses (except storage yards).
(8)
Public utilities facilities.
(9)
Schools.
(10)
Small wind energy conversion system.
(11)
Any nonresidential use permitted by right or by special exception shall be deemed a special exception use if it involves either of the following:
(12)
Accessory uses to the above.
(13)
Student home.
E.
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of the Dallas Township Subdivision and Land Development Ordinance.[2]
§ 95-40 R-2 Multifamily Residential District.
[Amended 10-24-2011 by Ord. No. 2011-2; 12-4-2018 by Ord. No. 2018-6; 12-3-2024 by Ord. No. 2024-8; 1-6-2025 by Ord. No. 2025-1]
A.
Permitted uses.
(1)
Single-family detached dwellings (including mobile homes on permanent foundations).
(2)
Two-family dwellings.
(3)
Townhouses.
(4)
No-impact home-based business.
(6)
Essential public utility facilities as defined in Article II of this chapter (excluding storage yards).
(7)
Accessory uses to the above.
B.
Uses permitted by special exception.
(1)
Bed-and-breakfast.
(2)
Day-care center.
(3)
Group residence.
(4)
Home occupations.
(5)
Multiple-family dwellings.
(6)
Nursing home.
(7)
Outdoor fuel-burning furnace.
(8)
Personal care home.
(9)
Place of worship.
(10)
Public recreational facilities.
(11)
Public uses.
(12)
Public utilities facilities.
(13)
Mobile home parks (homes on permanent foundations).
(14)
Small wind energy conversion system.
(15)
Any nonresidential use permitted by right or by special exception shall be deemed a special exception use if it involves either of the following:
(16)
Accessory uses to the above.
(17)
Student home.
E.
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of the Dallas Township Subdivision and Land Development Ordinance.[2]
§ 95-40.1 R-MHP Residential Manufactured Home Park.
[Added 12-4-2018 by Ord. No. 2018-6; 12-3-2024 by Ord. No. 2024-8; 1-6-2025 by Ord. No. 2025-1]
A.
B.
Prohibited uses. Any use which utilizes and/or stores any hazardous substances as defined in Article II of this chapter.
C.
D.
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of the Dallas Township Subdivision and Land Development Ordinance.[2]
§ 95-41 S-1 Suburban Residential District.
[Amended 10-24-2011 by Ord. No. 2011-2; 12-4-2018 by Ord. No. 2018-6; 12-3-2024 by Ord. No. 2024-8; 1-6-2025 by Ord. No. 2025-1]
A.
Permitted uses.
(1)
Single-family detached dwellings (including mobile homes on permanent foundations).
(2)
Two-family dwellings.
(3)
Agriculture (as defined in Article II), but excluding concentrated animal feeding operations as defined and regulated under the Pennsylvania Nutrient Management Act, as amended.
(4)
Communication antennas mounted on an existing public utility transmission tower, building or other structure.
(6)
No-impact home-based business.
(8)
Accessory uses to the above.
B.
Uses permitted by special exception.
(1)
Day-care home.
(2)
Home occupations.
(3)
Nursing homes.
(4)
Group residence.
(5)
Outdoor fuel-burning furnace.
(6)
Place of worship.
(7)
Public recreational facilities.
(8)
Public uses (except storage yards).
(9)
Public utilities facilities.
(10)
Schools.
(11)
Small wind energy conversion system.
(12)
Any nonresidential use permitted by right or by special exception shall be deemed a special exception use if it involves either of the following:
(13)
Accessory uses to the above.
(14)
Student home.
E.
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of the Dallas Township Subdivision and Land Development Ordinance.[2]
§ 95-42 B-1 Neighborhood Business District.
[Amended 10-24-2011 by Ord. No. 2011-2; 12-4-2018 by Ord. No. 2018-6; 12-3-2024 by Ord. No. 2024-8]
A.
Permitted uses.
(1)
Retail businesses which do not exceed 1,500 square feet of gross floor area, including or similar to the following:
(2)
Service-oriented business including or similar to the following:
(a)
Day-care centers.
(b)
Essential public utility facilities as defined in Article II of this chapter (excluding storage yards).
(c)
Personal services.
(d)
Professional offices.
(e)
Restaurants without live entertainment and not exceeding 1,500 square feet of gross floor area.
(f)
Taverns without live entertainment and not exceeding 1,500 square feet of gross floor area.
(g)
Accessory uses to the above.
B.
Uses permitted by special exception.
(1)
Commercial recreational facilities without live entertainment and not exceeding 1,500 square feet of gross floor area.
(2)
Entertainment facilities without live entertainment and not exceeding 1,500 square feet of gross floor area.
(3)
Outdoor fuel-burning furnace.
(4)
Place of worship.
(5)
Public uses.
(6)
Public utilities facilities.
(7)
Small wind energy conversion system.
(8)
Any nonresidential use permitted by right or by special exception shall be deemed a special exception use if it involves either of the following:
(9)
Accessory uses to the above.
E.
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of the Dallas Township Subdivision and Land Development Ordinance.[2]
§ 95-43 B-2 Highway Business District.
[Amended 10-24-2011 by Ord. No. 2011-2; 12-4-2018 by Ord. No. 2018-6; 12-3-2024 by Ord. No. 2024-8]
A.
Permitted uses.
(1)
Retail businesses area including or similar to the following:
(a)
Artist, music and hobby supplies.
(b)
Automotive supplies.
(c)
Clothing and clothing accessories.
(d)
Commercial greenhouses, nurseries and garden shops.
(e)
Convenience stores.
(f)
Convenience stores with gas sales.
(g)
Equipment sales and repair.
(h)
Florist shops.
(i)
Food/grocery.
(k)
Greeting cards, books and stationery.
(l)
Hardware.
(m)
Household goods and appliances.
(n)
Lumber yards.
(o)
Office equipment and supplies.
(p)
Pharmaceutical products.
(q)
Sporting goods.
(r)
Variety goods.
(s)
Accessory uses to the above.
(2)
Service-oriented business including or similar to:
(a)
Animal hospital.
(b)
Automotive sales.
(c)
Automotive services, including reconditioning, detailing, polishing, air conditioning, and similar services.
(d)
Banks.
(e)
Day-care centers.
(f)
Electronic equipment and products (sales, service and repair).
(g)
Entertainment facilities.
(h)
Funeral homes.
(i)
Gasoline service stations.
(j)
Health/recreation facility.
(k)
Hospital.
(l)
Medical clinics.
(m)
Nursing homes.
(n)
Personal services.
(o)
Private garage (storage of commercial vehicles).
(p)
Professional/business offices.
(r)
Repair garage.
(s)
Restaurant, fast food.
(t)
Restaurants.
(u)
Taverns.
(v)
Warehouse facilities, including self-storage.
(w)
Accessory uses to the above.
B.
Uses permitted by special exception.
(1)
Boarding or rooming homes.
(2)
Contractor yards.
(3)
Car wash.
(4)
Hotels/motels.
(6)
Outdoor fuel-burning furnace.
(7)
Outdoor storage (commercial).
(8)
Public uses.
(9)
Public utilities facilities.
(10)
Shopping center.
(11)
Small wind energy conversion system.
(12)
Any nonresidential use permitted by right or by special exception shall be deemed a special exception use if it involves either of the following:
(a)
The initial or cumulative earth disturbance activity which equals or exceeds 80,000 square feet of surface area.
(b)
The initial or cumulative construction, placement or installation which equals or exceeds 25,000 square feet of buildings, structures and/or other impervious surface area.[1]
[1]
Editor’s Note: Former Subsection D(4), Oil or gas pipelines, added 10-24-2011 by Ord. No. 2011-2, and which immediately followed this subsection, was repealed 12-4-2018 by Ord. No. 2018-6.
(13)
Accessory uses to the above.
E.
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of the Dallas Township Subdivision and Land Development Ordinance.[3]
§ 95-43.1 IN-1 Institutional District.
[Added 12-4-2018 by Ord. No. 2018-6; 12-3-2024 by Ord. No. 2024-8]
A.
Permitted uses.
(1)
Colleges/universities.
(2)
Continuing-care facilities.
(3)
Continuing-care retirement communities.
(4)
Health-care campuses.
(5)
Home occupations.
(6)
Hospice-care facilities.
(7)
Hospitals.
(8)
Multiple-family dwellings.
(9)
Municipal-owned property.
(10)
No-impact home-based businesses.
(11)
Places of worship.
(12)
Public and quasi-public uses.
(13)
Public utility facilities (excluding storage yards).
(14)
Schools.
(15)
Single-family detached dwellings.
(16)
Student residence halls.
(17)
Substance-abuse treatment facilities.
(18)
Townhouses.
(19)
Two-family dwellings.
(20)
Accessory uses to the above.
B.
Prohibited uses. Any use which utilizes and/or stores any hazardous substances as defined in Article II of this chapter.
C.
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of the Dallas Township Subdivision and Land Development Ordinance.[1]
§ 95-44 I-1 General Industrial District.
[Amended 10-24-2011 by Ord. No. 2011-2; 12-4-2018 by Ord. No. 2018-6; 12-3-2024 by Ord. No. 2024-8]
A.
Permitted uses.
(1)
Automotive sales.
(2)
Contractors' offices, shops and storage yards (for commercial uses which sell products such as lumber, building, heating, plumbing, electrical, masonry, fencing and related material).
(3)
Electronic equipment and products (sales, service and repair).
(4)
Equipment sales and repairs.
(6)
Gasoline service stations.
(8)
Lumberyards outdoor storage (commercial).
(9)
Print shops.
(10)
Public uses.
(11)
Public utilities facilities.
(12)
Repair garages.
(13)
Stone or monument works.
(14)
Warehouse and distribution facilities.
(15)
Warehousing, including self-storage facilities.
(16)
Accessory uses to the above.
B.
Uses permitted by special exception.
(1)
Commercial communication tower and related facilities.
(2)
Outdoor fuel-burning furnace.
(3)
Recycling facilities.
(4)
Junkyards and/or automotive wrecking yards.
(5)
Bulk fuel storage.
(6)
Detention facility.
(9)
Methadone treatment facility.
(10)
Sewage treatment plants.
(12)
Small wind energy conversion system.
(13)
Solid waste facilities.
(14)
Staging areas.
(15)
Transfer stations.
(16)
Trucking facilities and terminals. Any nonresidential use permitted by right or by special exception shall be deemed a conditional use if it involves either of the following:
(a)
The initial or cumulative earth disturbance activity which equals or exceeds 100,000 square feet of surface area.
(b)
The initial or cumulative construction, placement or installation which equals or exceeds 30,000 square feet of buildings, structures and/or other impervious surface area.
(c)
Any use which utilizes and/or stores any hazardous substances as so defined in Article II of this chapter.[1]
[1]
Editor’s Note: Former Subsection C(14), Oil or gas pipelines, added 10-24-2011 by Ord. No. 2011-2, and which immediately followed this subsection, was repealed 12-4-2018 by Ord. No. 2018-6.
D.
Noise. Any nonresidential use located within the I-1 District shall be subject to the following regulations:
(1)
At no point on the boundary of a residential district, or property line other than a residential district boundary, shall the sound pressure level of any individual operation or plant (other than background noises produced by sources not under their control of this section, such as the operation of motor vehicles or other transportation facilities) exceed the decibel levels in the designated octave bands shown below for the districts indicated:
Table A Maximum Permissible Sound Pressure Levels Maximum Sound Pressure Levels in Decibels (1.0002 dynes per square centimeter) | ||
|---|---|---|
Octave Bank in Cycles Per Second | Decibels Along Residential District Boundaries | Decibels Along Property Lines Other Than Residential District Boundaries |
0 to 75 | 72 | 79 |
76 to 150 | 67 | 74 |
151 to 300 | 59 | 66 |
301 to 600 | 52 | 59 |
601 to 1,200 | 46 | 53 |
1,201 to 2,400 | 40 | 47 |
2,401 to 4,800 | 34 | 41 |
Above 4,800 | 32 | 39 |
(a)
Objectionable noises due to intermittence, beat, frequency or shrillness shall be muffled so as not to become a nuisance to adjacent uses.
(b)
At the specified points of measurement, the sound pressure level of noise radiated continuously from a facility shall not exceed the values given in Table A in any octave band of frequency. The sound pressure level shall be measured with a sound level meter and an octave band analyzer that conform to specifications published by the American Standards Association. (American standard sound level meters for measurement of noise and other sound, 224-19, American Standards Association, Inc. New York, New York, and American Standard Specification for an octave-band filter, set for the analysis of noise and other sounds, 224.10-1953, American Standards Association, Inc., New York, New York, shall be used.)
E.
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of the Dallas Township Subdivision and Land Development Ordinance.[3]
§ 95-44.1 PRD Planned Residential Development District. [1]
§ 95-45 Area, bulk, density and height regulations.
The schedule of area, bulk, density and height regulations is included at the end of this chapter.
§ 95-45.1 Permitted and prohibited zoning districts for wireless communications facilities.
[Added 12-3-2024 by Ord. No. 2024-7]
Table 3.1.a Permitted Zoning Districts | |||
|---|---|---|---|
WCF Type | Permitted Zoning Districts | Permitted Use, Conditional Use ("CU"), or Special Exception ("SE") | |
A | Tower-based WCF located in the ROW | Non-residential zoning districts | Permitted Use |
Residential zoning districts (subject to Table 3.1.b below) | CU or SE | ||
B | Tower-based WCF where the tower is 40' or less in height, located out of the ROW | Non-residential lots or properties in residential zoning districts (subject to Table 3.1.b below) | Permitted Use |
Non-residential zoning districts | |||
Municipal owned property in all zoning districts | |||
C | Tower-based WCF where the tower is more than 40' in height, located out of the ROW | Non-residential districts | Permitted Use |
Church, school, public or semi-public or other institutional lots or properties in residential zoning districts | CU or SE | ||
D | WCF on existing structures | All zoning districts | Permitted Use |
E | Eligible facilities request | ||
Table 3.1.b Prohibited Zoning | ||
|---|---|---|
WCF Type | Prohibited Zoning Districts | |
A | Tower-based WCF located out of the ROW | Residential lots or properties in residential zoning districts |
B | Tower-based WCF located in the ROW | Residential zoning districts where all public service utilities are primarily located underground within 100 feet of the proposed tower or base station |