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Lower Paxton Township
City Zoning Code

ARTICLE III

District Regulations

§ 203-301 Official Zoning Map.

A. 
A map entitled "Lower Paxton Township Official Zoning Map" is hereby adopted as part of this chapter. The Official Zoning Map[1] shall be kept on file available for examination at the office of the Township Manager.
[1]
Editor’s Note: The Zoning Map is included as an attachment to this chapter.

§ 203-302 Zoning districts.

A. 
The Township is divided into a series of zoning districts stated in this chapter and as shown by the district boundaries on the Official Zoning Map.
(1) 
Zoning Districts.
CO - Conservation
AR - Agricultural Residential
R-1 - Residential
R-2 - Residential
R-3 - Residential
V - Village
CN - Commercial - Neighborhood
ON - Office - Neighborhood
CG - Commercial - General
BC - Business Campus
LI - Light Industrial
GI - General Industrial
IN - Institutional
NDD - Neighborhood Design Overlay District
TC - Towne Centre

§ 203-303 Purpose of districts.

A. 
CO - Conservation. The purpose of this district is to conserve important natural features, such as wetlands, flood-prone lands, steeply sloped areas, and Blue Mountain. To vary density based upon the natural features of the land, protect the water quality and habitats along creeks and around lakes, and to promote groundwater recharge. To provide incentives and a certain amount of flexibility in lot layout through conservation-oriented development so that development can be clustered on the most suitable portions of a tract of land, while avoiding overly intense development.
B. 
AR - Agricultural Residential. This district is to provide areas for rural types of development at a lower overall density, in a manner that protects natural features and avoids conflicts with agricultural uses. This District promotes the use of open space development option.
C. 
R-1 - Residential. The purpose of this district is to provide low density residential neighborhoods that are primarily composed of single-family detached dwellings, and protect these areas from incompatible uses. To provide incentives and a certain amount of flexibility in lot layout through open space development and traditional neighborhood development options, to enable development to be place on the most suitable portions of the tract of land, while still avoiding overly intense development.
D. 
R-2 - Residential. The purpose of this district is to accommodate for medium density residential neighborhoods with a mix of housing types while meeting state law requirements to provide opportunities for various housing types, and protect these areas from incompatible uses.
E. 
R-3 - Residential. The purpose of this district is to provide opportunities for a mix of housing types at a medium to high density, and protect these areas from incompatible uses.
F. 
V - Village District. The purpose of this district is to provide business opportunities while seeking to develop a central community focus for the Township, while promoting a pedestrian-friendly and bicycle-friendly environment. This District shall promote an appropriate mix of retail, service, office, public, institutional and residential uses. This District shall avoid the development of heavy commercial uses that differ from the historic and scenic character. These districts should provide a smaller-scale uses that will not be obstructive in the landscape and that will not overload the road system.
G. 
ON Office-Neighborhood. To provide for lighter types of commercial uses that will be compatible with nearby homes.
H. 
CN - Neighborhood Commercial. The purpose of this district is to provide an area for lighter types of commercial and office uses that are compatible with nearby homes.
I. 
CG - General Commercial. The purpose of this district is to provide a variety of commercial uses along major highways where a variety of commercial uses area already present. These areas are to provide for a wider range of commercial uses than the CN and V Districts.
J. 
LI - Light Industrial. The purpose of this district is to provide an areas for certain types of industrial and commercial development in a manner that is compatible with nearby residential districts and the surrounding environment, and to control the types of industrial operations to avoid nuisances and potential environmental hazards, while encouraging coordinated development, particularly in regard to traffic access.
K. 
GI - General Industrial. The purpose of this district is to provide an area for certain types of industrial and commercial development in a manner that is compatible with nearby residential districts and the surrounding environment, and to control the types of industrial operations to avoid nuisances and potential environmental hazards, while encouraging coordinated development, particularly in regard to traffic access. This district provides a greater number of industrial uses than the LI District.
L. 
BC - Business Campus District. The purpose of this district is to provide an area that allows sufficient space, appropriate locations and to meet the needs for offices and complementary business types. The District is intended to control intensities of uses to avoid nuisances and hazards, while providing an area for development that will generate additional tax revenue and wider employment opportunities. The District shall promote an attractive, well-landscaped, campus-type business park development that uses deed restrictions imposed by the subdivider, as well as interior road systems.
M. 
IN - Institutional District. The purpose of this district is to provide for a variety of institutional uses and related uses, such as medical offices.
N. 
NDD - The primary goal of this section shall be to make permitted densities attainable in order to ensure the residential "highest and best use" of Lower Paxton Township's valuable and diminishing commodity of developable land, as well as to permit and provide for appropriate conventional neighborhood planning and design.
O. 
TC - The primary purpose of the Towne Centre Zone is to create walkable, liveable, and attractive mixed-use development centers of a sustainable density to create a sense of place. Specifically, the Towne Centre Zone is intended to blend residential, commercial, cultural, institutional, and/or entertainment uses, where those functions are physically and functionally integrated.

§ 203-304 District boundaries.

A. 
District boundaries shown within the lines of roads, streams, and transportation ROWs shall be deemed to follow the centerline and lot lines as they existed on a recorded deed or plan of record in the County Recorder of Deeds' office at the time of adoption of this chapter, unless such district boundary lines are fixed by dimensions as shown on the Official Zoning Map.[1] The vacation of roads shall not affect the location of such district boundaries.
[1]
Editor’s Note: The Zoning Map is included as an attachment to this chapter.
B. 
When the Zoning Officer cannot definitively determine the location of a district boundary by such centerline, by the scale or dimension stated on the Official Zoning Map, or by the fact that it clearly coincides with a lot line, he shall refuse action, and the ZHB upon appeal shall interpret the location of the district boundary with reference to the scale of the Official Zoning Map and the purposes set forth in all relevant provisions of this chapter.
C. 
Where a municipal boundary divides a lot, the minimum lot area shall be regulated by the municipality in which the principal use(s) are located, unless otherwise provided by applicable case law. The land area within each municipality shall be regulated by the use regulations and other applicable regulations of each municipality.

§ 203-305 District regulations overview.

A. 
Introduction. These general regulations shall apply in all zoning districts:
(1) 
Unless specifically defined, general provisions outlined in this chapter shall apply to all zoning districts.
(2) 
Any use not expressly listed for a zoning district is not permitted in that district, unless authorized as a conditional use or a use by special exception in accordance with the provisions of Article VII of this chapter, and only in those districts where "uses not specifically listed" are expressly listed as a conditional use shall such uses be considered for development.
(3) 
On farms, principal farm buildings and structures may occupy the same lot as a single-family dwelling. However, two or more single-family dwellings shall not occupy the same lot.
(4) 
In addition to the basic zoning requirements defined by this chapter, all conditional uses shall conform to all the applicable requirements and provisions defined by Article VI of this chapter. All uses by special exception shall conform to all applicable requirements and provisions defined by Article VII of this chapter.
(5) 
Development shall be pursued, at a minimum, in accordance with the provisions outlined in the Township Construction Standards.[1]
[1]
Editor’s Note: See Ch. 90, Construction Standards.
(6) 
Unless a process for development is otherwise outlined in this chapter, a landowner and/or developer submitting an application for subdivision and/or land development shall abide by the approval procedure outlined in the SALDO.[2]
[2]
Editor’s Note: See Ch. 180, Subdivision and Land Development.
B. 
Permitted uses, conditional uses, and uses by special exception.
(1) 
The permitted uses, conditional uses, and uses by special exception for each zoning district are set forth in Table 1, "Table of Authorized Principal Uses" of this chapter.
(2) 
As used in Table 1 of this chapter:
(a) 
The letter "P" denotes a permitted use by right, subject to the requirements specified by this chapter and provided a zoning certificate has been issued in accordance with Article XII of this chapter.
(b) 
The letter "C" denotes a use that is conditional, subject to the requirements specified by this chapter and provided that the Board of Supervisors grants the conditional use pursuant to Article VI of this chapter.
(c) 
The letter "SE" denotes a use that is a special exception subject to the requirements specified by this chapter and provided that the ZHB grants the special exception pursuant to Article VII of this chapter.
Table 1: Table of Authorized Principal Uses
Conservation
Ag. Res.
Low Den.
Med. Den.
Med./High
Institution
Village
Office Neighborhood
Neighborhood Commercial
Commercial
Light/
Gen. Industrial
Business Campus
Neighborhood Design District
Towne Centre
Adult-oriented businesses
C
Agricultural operations
SE
P
Airport
C
Ambulance station
P
SE
SE
SE
SE
Amphitheater
C
C
C
C
P
P
P
Amusement arcade
P
P
P
Amusement park
P
P
Animal day care
C
C
P
P
P
P
P
Animal grooming facility
P
P
P
P
P
Animal hospitals and veterinarian services
P
P
P
P
P
Aquarium/zoo
P
P
Art gallery
C
C
P
P
P
P
P
P
P
Arts and craft studio
C
C
P
P
P
P
P
P
P
Asphalt/concrete plant
SE
Auditorium
C
P
P
Bank/financial institution
P
P
P
P
P
P
P
Bed and breakfast inn
P
P
P
P
P
P
P
Beverage distributor
P
P
P
P
Billboards
P
P
Boarding house
SE
Brewery
P
P
P
P
Bus or truck maintenance facility
P
P
Campground
P
P
SE
P
P
Car wash
SE
P
Care facilities and senior housing:
Assisted living facility
P
P
P
P
P
P
P
Independent living facility
C
P
Life care community
P
P
P
Nursing home
P
P
P
P
P
P
P
Retirement housing facility
C
P
Catering (kitchen/food preparation only)
P
P
P
P
P
P
Catering/event venue
P
P
P
Cemetery and mausoleums
P
P
P
P
P
P
P
P
P
P
P
Clubs/lodges (not including commercial recreation uses)
P
P
College/university
P
P
P
P
P
P
P
Commercial motor vehicle repair
P
P
Commercial school
P
P
P
P
P
P
P
P
Community center
SE
P
P
P
P
P
P
P
P
P
P
P
Conference center
P
P
P
P
P
P
Construction-related business
SE
SE
P
P
P
SE
Convenience store
SE
P
P
Correctional facility
SE
Crop farming
P
P
P
P
P
P
P
Day care, adult
SE
P
P
P
P
P
P
P
Day care, child
SE
P
P
P
P
P
P
P
P
Distillery
P
C
C
Distribution center
P
Dormitories
SE
Drive-through facilities
SE
P
Dwelling types:
Carriage houses
P
Conversion dwellings
SE
P
SE
SE
SE
Duplex
P
P
P
P
Apartment, garden
P
Apartment, high-rise
P
P
Flex flats
P
Manufactured home park
C
C
Multifamily dwellings
P
P
Quadruplex
P
Single-family dwellings
P
P
P
P
P
P
P
SE
P
Tiny house
P
P
P
P
Townhomes
P
P
P
C
Educational institution
P
P
P
P
P
P
P
P
P
P
Emergency operation center
SE
SE
SE
P
SE
SE
SE
SE
Emergency services facility
SE
SE
SE
P
SE
SE
SE
SE
Emergency shelter
SE
SE
SE
P
SE
SE
SE
SE
Farmers market
P
P
P
P
P
P
P
P
P
P
P
Fire station
C
C
C
C
C
Fitness center
P
P
P
P
P
P
Flea market
P
P
P
P
Flex space
Food and grocery store
C
C
C
Forestry
P
P
P
P
P
P
P
P
P
P
P
Freight and truck terminal
C
Funeral home/crematorium
SE
P
P
P
Garden center
C
P
P
P
P
Gas/fuel station
P
P
Golf course
C
P
P
P
P
P
P
P
P
P
P
P
Golf driving range
P
P
P
Grain silos
P
P
Greenhouse/nursery
P
P
Ground-mounted solar
P
System
Group care facility
P
P
P
P
P
Group home
P
P
P
P
P
Hazardous waste recycling facility
C
Heavy equipment repair
P
P
Heliport
SE
SE
Hobby farm
P
P
P
Home-based business, (no-impact)
P
P
P
P
P
P
P
P
P
Home occupation
SE
SE
SE
SE
SE
SE
P
SE
P
Hospital
P
SE
SE
P
P
P
Hotel
P
P
P
P
P
Hunting and fishing club
P
P
P
P
P
P
P
P
Kennel
SE
SE
Laboratory
P
P
P
Landscaping service center (retail)
P
Landscaping service center (wholesale)
SE
P
Laundromat
P
P
P
P
Library
SE
P
P
P
P
P
Live-work units
P
P
P
P
Magistrate office and court
P
P
P
P
Manufactured home sales
P
Manufacturing facility, light
P
Manufacturing facility, heavy
SE
Massage therapy establishment
P
P
P
Medical clinic
P
P
P
P
Medical marijuana dispensary
C
Medical marijuana grower/processor
P
Medical offices (low intensity)
P
P
P
P
P
P
Medical offices (high intensity)
P
P
P
P
P
P
Membership club
P
P
P
P
P
Micro-brewery
P
P
P
P
Micro-distillery
P
P
P
P
Mineral development
C
C
Motel
P
P
P
P
Municipal building
P
P
P
P
P
P
P
P
P
P
P
P
Museum/cultural center
SE
P
P
P
P
P
P
P
P
Nature preserve
P
P
P
P
P
P
Night club
C
C
Nursery
P
P
P
P
P
P
P
P
P
P
P
Offices, business professional
P
P
P
P
P
P
P
Park and ride facility
P
P
Parking lot, commercial
P
P
C
C
C
C
Parking structure, commercial
P
P
C
C
P
Pawn shop
P
Personal services
P
P
P
P
P
P
P
Pet boarding
P
P
Pharmacy
P
P
P
P
P
Pilot manufacturing
P
Place of worship
SE
SE
SE
SE
P
P
P
P
P
P
P
Police station
P
P
P
P
P
Post office
P
P
P
P
P
P
Public utility building and public utility transmission facility
SE
SE
SE
SE
SE
SE
SE
C
C
Railroad facility
C
Railroad freight transloading and distribution terminal
C
Recreation facility
SE
P
P
P
P
P
P
P
P
P
P
Recreation - indoor
SE
P
P
P
P
SE
SE
P
P
P
P
Recreation - outdoor
SE
P
P
P
P
P
SE
P
P
P
P
Recycling business
SE
P
Repossession business
C
Research and development
P
P
P
Restaurant
P
P
P
Restaurant, take-out only
P
P
Restaurant, with drive through
SE
P
P
P
Retail store (<5,000 sf)
P
P
P
P
Retail store (5,000 to 20,0000 sf)
P
P
P
P
P
P
Retail store (>20,000 sf)
SE
P
P
Roadside stand, principal
P
Salt storage facility
P
P
Salvage/junk yard
SE
School
P
P
P
P
P
P
P
P
P
P
P
P
Self-storage facility
P
P
Service station
SE
P
P
Shopping center
SE
SE
P
Short-term rental, principal
SE
SE
SE
Skilled nursing facility
C
C
C
Solar energy facility, large
C
Solid waste combustor or incinerator
C
Solid waste landfill facility
C
Solid waste transfer station
C
Stable, commercial
P
P
SE
Storage yard
P
Supply yard
P
Tattoo parlor
P
Tavern or bar
P
P
P
SE
Taxi and limousine service
P
P
Transit facilities
C
Tree farm
P
P
P
P
P
P
Theater
P
P
P
P
P
Theater, drive-in
P
Towing or other road services
P
P
Vehicle rental facility
P
P
Vehicle repair garage
SE
P
P
Vehicle sales
P
Vineyard
C
Warehouse and storage services
P
Wastewater treatment plant
C
C
C
C
C
C
Water storage
C
C
C
C
C
C
Wholesale business
P
P
Windmills
Winery
C
P
C
C
Wireless communications facilities
SE
SE
Uses not listed
C. 
Lot requirements.
(1) 
The minimum dimensional requirements for lots in each district shall be provided as shown in Table 2.
(2) 
Corner lots shall provide front yards on each street frontage. The remaining two yards shall be considered side yards.
(3) 
For corner lots that have three frontages, the front and/or side yards shall be determined depending on where the front door faces. The primary front yard is where the front door is oriented toward the street.
(4) 
Any lot of record existing at the effective date of this chapter may be used for the erection of a building or structure conforming to the use regulations of the district in which it is located, even though its area and/or width are less than the minimum requirements of this chapter provided that all other requirements of the district in which it is located can be met.
(5) 
Any development of a lot shall conform to the dimensional requirements of the zoning district in which it is located as well as, if applicable to the lot, any additional overlay provisions as identified in Article IV of this chapter.
(6) 
Flag lots shall not be permitted unless a minimum width of 30 feet is met and the lot is on a minimum of five acres. There is a limit to one flag lot.
Table 1: Table of Authorized Principal Uses
Conservation
Ag. Res.
Low Den.
Med. Den.
Med./High
Institution
Village
Office Neighborhood
Neighborhood Commercial
Commercial
Light/
Gen. Industrial
Business Campus
Neighborhood Design District
Towne Centre
Adult-oriented businesses
C
Agricultural operations
SE
P
Airport
C
Ambulance station
P
SE
SE
SE
SE
Amphitheater
C
C
C
C
P
P
P
Amusement arcade
P
P
P
Amusement park
P
P
Animal day care
C
C
P
P
P
P
P
Animal grooming facility
P
P
P
P
P
Animal hospitals and veterinarian services
P
P
P
P
P
Aquarium/zoo
P
P
Art gallery
C
C
P
P
P
P
P
P
P
Arts and craft studio
C
C
P
P
P
P
P
P
P
Asphalt/concrete plant
SE
Auditorium
C
P
P
Bank/financial institution
P
P
P
P
P
P
P
Bed and breakfast inn
P
P
P
P
P
P
P
Beverage distributor
P
P
P
P
Billboards
P
P
Boarding house
SE
Brewery
P
P
P
P
Bus or truck maintenance facility
P
P
Campground
P
P
SE
P
P
Car wash
SE
P
Care facilities and senior housing:
Assisted living facility
P
P
P
P
P
P
P
Independent living facility
C
P
Life care community
P
P
P
Nursing home
P
P
P
P
P
P
P
Retirement housing facility
C
P
Catering (kitchen/food preparation only)
P
P
P
P
P
P
Catering/event venue
P
P
P
Cemetery and mausoleums
P
P
P
P
P
P
P
P
P
P
P
Clubs/lodges (not including commercial recreation uses)
P
P
College/university
P
P
P
P
P
P
P
Commercial motor vehicle repair
P
P
Commercial school
P
P
P
P
P
P
P
P
Community center
SE
P
P
P
P
P
P
P
P
P
P
P
Conference center
P
P
P
P
P
P
Construction-related business
SE
SE
P
P
P
SE
Convenience store
SE
P
P
Correctional facility
SE
Crop farming
P
P
P
P
P
P
P
Day care, adult
SE
P
P
P
P
P
P
P
Day care, child
SE
P
P
P
P
P
P
P
P
Distillery
P
C
C
Distribution center
P
Dormitories
SE
Drive-through facilities
SE
P
Dwelling types:
Carriage houses
P
Conversion dwellings
SE
P
SE
SE
SE
Duplex
P
P
P
P
Apartment, garden
P
Apartment, high-rise
P
P
Flex flats
P
Manufactured home park
C
C
Multifamily dwellings
P
P
Quadruplex
P
Single-family dwellings
P
P
P
P
P
P
P
SE
P
Tiny house
P
P
P
P
Townhomes
P
P
P
C
Educational institution
P
P
P
P
P
P
P
P
P
P
Emergency operation center
SE
SE
SE
P
SE
SE
SE
SE
Emergency services facility
SE
SE
SE
P
SE
SE
SE
SE
Emergency shelter
SE
SE
SE
P
SE
SE
SE
SE
Farmers market
P
P
P
P
P
P
P
P
P
P
P
Fire station
C
C
C
C
C
Fitness center
P
P
P
P
P
P
Flea market
P
P
P
P
Flex space
Food and grocery store
C
C
C
Forestry
P
P
P
P
P
P
P
P
P
P
P
Freight and truck terminal
C
Funeral home/crematorium
SE
P
P
P
Garden center
C
P
P
P
P
Gas/fuel station
P
P
Golf course
C
P
P
P
P
P
P
P
P
P
P
P
Golf driving range
P
P
P
Grain silos
P
P
Greenhouse/nursery
P
P
Ground-mounted solar
P
System
Group care facility
P
P
P
P
P
Group home
P
P
P
P
P
Hazardous waste recycling facility
C
Heavy equipment repair
P
P
Heliport
SE
SE
Hobby farm
P
P
P
Home-based business, (no-impact)
P
P
P
P
P
P
P
P
P
Home occupation
SE
SE
SE
SE
SE
SE
P
SE
P
Hospital
P
SE
SE
P
P
P
Hotel
P
P
P
P
P
Hunting and fishing club
P
P
P
P
P
P
P
P
Kennel
SE
SE
Laboratory
P
P
P
Landscaping service center (retail)
P
Landscaping service center (wholesale)
SE
P
Laundromat
P
P
P
P
Library
SE
P
P
P
P
P
Live-work units
P
P
P
P
Magistrate office and court
P
P
P
P
Manufactured home sales
P
Manufacturing facility, light
P
Manufacturing facility, heavy
SE
Massage therapy establishment
P
P
P
Medical clinic
P
P
P
P
Medical marijuana dispensary
C
Medical marijuana grower/processor
P
Medical offices (low intensity)
P
P
P
P
P
P
Medical offices (high intensity)
P
P
P
P
P
P
Membership club
P
P
P
P
P
Micro-brewery
P
P
P
P
Micro-distillery
P
P
P
P
Mineral development
C
C
Motel
P
P
P
P
Municipal building
P
P
P
P
P
P
P
P
P
P
P
P
Museum/cultural center
SE
P
P
P
P
P
P
P
P
Nature preserve
P
P
P
P
P
P
Night club
C
C
Nursery
P
P
P
P
P
P
P
P
P
P
P
Offices, business professional
P
P
P
P
P
P
P
Park and ride facility
P
P
Parking lot, commercial
P
P
C
C
C
C
Parking structure, commercial
P
P
C
C
P
Pawn shop
P
Personal services
P
P
P
P
P
P
P
Pet boarding
P
P
Pharmacy
P
P
P
P
P
Pilot manufacturing
P
Place of worship
SE
SE
SE
SE
P
P
P
P
P
P
P
Police station
P
P
P
P
P
Post office
P
P
P
P
P
P
Public utility building and public utility transmission facility
SE
SE
SE
SE
SE
SE
SE
C
C
Railroad facility
C
Railroad freight transloading and distribution terminal
C
Recreation facility
SE
P
P
P
P
P
P
P
P
P
P
Recreation - indoor
SE
P
P
P
P
SE
SE
P
P
P
P
Recreation - outdoor
SE
P
P
P
P
P
SE
P
P
P
P
Recycling business
SE
P
Repossession business
C
Research and development
P
P
P
Restaurant
P
P
P
Restaurant, take-out only
P
P
Restaurant, with drive through
SE
P
P
P
Retail store (<5,000 sf)
P
P
P
P
Retail store (5,000 to 20,0000 sf)
P
P
P
P
P
P
Retail store (>20,000 sf)
SE
P
P
Roadside stand, principal
P
Salt storage facility
P
P
Salvage/junk yard
SE
School
P
P
P
P
P
P
P
P
P
P
P
P
Self-storage facility
P
P
Service station
SE
P
P
Shopping center
SE
SE
P
Short-term rental, principal
SE
SE
SE
Skilled nursing facility
C
C
C
Solar energy facility, large
C
Solid waste combustor or incinerator
C
Solid waste landfill facility
C
Solid waste transfer station
C
Stable, commercial
P
P
SE
Storage yard
P
Supply yard
P
Tattoo parlor
P
Tavern or bar
P
P
P
SE
Taxi and limousine service
P
P
Transit facilities
C
Tree farm
P
P
P
P
P
P
Theater
P
P
P
P
P
Theater, drive-in
P
Towing or other road services
P
P
Vehicle rental facility
P
P
Vehicle repair garage
SE
P
P
Vehicle sales
P
Vineyard
C
Warehouse and storage services
P
Wastewater treatment plant
C
C
C
C
C
C
Water storage
C
C
C
C
C
C
Wholesale business
P
P
Windmills
Winery
C
P
C
C
Wireless communications facilities
SE
SE
Uses not listed
[3]
Editor’s Note: See Ch. 90, Construction Standards.

§ 203-306 Historic buildings.

A. 
Purposes. In addition to serving the overall purposes of this chapter, this section is intended to:
(1) 
Promote the retention of community character through preservation of the local heritage by recognition of historic and architectural resources.
(2) 
Establish a clear process to review and approve demolition of designated historic buildings.
(3) 
Encourage continued use, appropriate rehabilitation and adaptive reuse of historic buildings.
(4) 
Implement Sections 603(b), 603(g), 604(1) and 605(2) of the Pennsylvania Municipalities Planning Code which address protecting and facilitating the preservation of historic values through zoning and using zoning to regulate uses and structures at or near places having unique historic, architectural or patriotic interest or value.
(5) 
Strengthen the local economy by improving property values and increasing investment in older buildings.
(6) 
Carry out recommendations of the Township Comprehensive Plan.
B. 
Applicability.
(1) 
This section shall apply to any principal building within a V Village District, except for a building or building addition for which the Zoning Officer has knowledge that it was built after 1945. The applicant may provide evidence to the Zoning Officer that a building was built after 1945. This section shall also apply to any principal building identified on the Historic Structure Map[1] as an historic building.
[1]
Editor’s Note: Said map is on file in the Township offices.
(2) 
Any partial or complete demolition of a principal building regulated by this section shall only occur in compliance with this section.
(3) 
Demolition shall be defined as "the dismantling, tearing down, removal or razing of the exterior of a building, in whole or in part. This term shall not include changes to the interior of a building, provided such changes do not alter the structural integrity of the building." A partial demolition shall include, but not be limited to: removal of an attached porch roof, removal of porch columns and removal of exterior architectural features.
C. 
Historic structure map. An Historic Buildings Map[2] may be adopted as part of this chapter, or a later amendment of this chapter.
[2]
Editor’s Note: Said map is on file in the Township offices.
D. 
Approval of demolition.
(1) 
A building regulated by this section shall not be demolished, in whole or in part, unless the applicant proves to the satisfaction of the Board of Supervisors as a conditional use that one or more of the following conditions exists:
(a) 
The existing building cannot feasibly and reasonably be reused, and that such situation is not the result of intentional neglect or demolition by neglect by the owner; or
(b) 
The denial of the demolition would result in unreasonable economic hardship to the owner, and the hardship was not self-created; or
(c) 
The demolition is necessary to allow a project to occur that will have substantial, special and unusual public benefit that would greatly outweigh the loss of the building regulated by Section. For example, a demolition may be needed for a necessary expansion of an existing public building or to allow a street improvement that is necessary to alleviate a public safety hazard; or
(d) 
The existing building has no historical or architectural significance and the demolition will not adversely impact upon the streetscape. To meet this condition, the applicant may present information concerning the proposed design of any replacement building or use to show that the proposed building or use will result in a net improvement to the streetscape.
(2) 
For approval of a demolition, the standards of this section shall apply in place of the general conditional use standards. In reviewing the application, the Board of Supervisors shall consider the following:
(a) 
The effect of the demolition on the historical significance, streetscape and architectural integrity of neighboring historic buildings and on the historic character of the surrounding neighborhood.
(b) 
The feasibility of other alternatives to demolition.
(3) 
A complete application for the demolition shall be submitted by the applicant in writing. This application shall include the following:
(a) 
The name, address and daytime telephone number of the owner of record and the applicant for the demolition.
(b) 
Recent exterior photographs of the building proposed for demolition. If the applicant is alleging that the building cannot be reused or rehabilitated, then interior photos and floor plans shall be provided as needed to support the applicant's claim.
(c) 
A site plan drawn to scale showing existing buildings and the proposed demolition.
(d) 
A written statement of the reasons for the demolition.
(e) 
The proposed use of the site, and a proposed timeline for development of that proposed use.
(4) 
Evidence. The applicant shall provide sufficient credible evidence to justify any claims that a building cannot feasibly be repaired or reused.
(5) 
Emergency. The Zoning Officer may issue a permit for the demolition without compliance with this section if the Building Inspector certifies in writing that the building represents a clear and immediate hazard to public safety, and that no other reasonable alternatives exist to demolition.
(6) 
In the V District where new construction or vehicle parking is proposed in place of the demolished building, information about the proposed use shall be provided prior to approval of the demolition.
(7) 
If a principal building is to be demolished, a performance bonding shall be required to be posted to ensure that the site is adequately cleared after the demolition, with proper disposal of debris.
(8) 
A separate demolition permit shall also be required under the Township Construction Codes, and the applicant shall prove compliance with State Department of Environmental Protection requirements for disposal of the debris.
E. 
Exceptions. Conditional use approval shall not be needed for the following:
(1) 
Demolition of accessory buildings or structures. Additional requirements for the BC District.
(2) 
Interior renovations or removal of features (such as a rear porch) that do not harm the structural stability of the building and that are not visible from a public street (not including an alley).
(3) 
Removal of features that were added after 1945, such as a modern porch or aluminum siding or carport.
(4) 
Relocation of a building within the Township, provided that the relocation does not result in a partial or complete demolition that is regulated by this section.

§ 203-307 Additional requirements for BC District.

A. 
Impervious coverage. The maximum impervious coverage may be modified as follows, if the flexibility is used to provide a substantial buffer adjacent to existing dwellings:
(1) 
Within a subdivision or land development, the maximum impervious coverages of certain individual lots may be approved to be a maximum of 70%, provided that deed restrictions are put into place to restrict the maximum impervious coverage of other lots to a lower percentage, so as to ensure that a maximum impervious coverage of 60% is maintained for the total land area of all lots. This provision is intended to allow for substantial buffer areas adjacent to dwellings or for common recreation areas.
(a) 
For example, by deed restrictions, one lot of two acres might have a maximum impervious coverage of 75%, while another two acre lot is approved with a maximum impervious coverage of 55%, resulting in an average impervious coverage of 65%.
B. 
Height. A maximum height of 60 feet or six stories, whichever is more restrictive, shall apply if a BC District includes more than 10 contiguous acres. If a BC District includes less than 10 contiguous acres, then a maximum height of 40 feet or three stories, whichever is more restrictive, shall apply. Also, a maximum height of 40 feet or three stories, whichever is more restrictive, shall apply for any portion of a building that is within 100 feet from the lot line of an existing residential use.
(1) 
Customary extensions of a building that are not occupied by persons may exceed this height limit, such as elevator equipment, skylights, water towers, chimneys, smokestacks, parapet walls used to screen mechanical equipment, and similar features.
C. 
Landscaping and screening.
(1) 
Planting strips shall be provided adjacent to each public street. The planting strip shall have a minimum width of 30 feet adjacent to the curbline of an arterial street and 15 feet adjacent to the curbline to any other street. If curbing is not provided, then such width shall be measured from the street right-of-way. A sidewalk of approved width and approximately perpendicular driveways of approved width may be placed within this planting strip. The planting strip shall be maintained in deciduous shade trees, shrubs and an attractive vegetative ground cover.
(2) 
As part of land development review for each new principal building, a landscaping plan shall be submitted to the Township. A minimum of 20% of each lot shall be landscaped, which shall include grass or other vegetative ground cover and an appropriate distribution of trees and shrubs.
D. 
Utilities. All new electric and telephone service lines within the development shall be placed underground.
E. 
Pedestrian access and amenities.
(1) 
See the provisions of the Subdivision and Land Development Ordinance[1] regarding sidewalks along streets. An applicant may apply for a modification under such ordinance to allow a bituminous asphalt bicycle/walking trail in place of concrete sidewalks.
[1]
Editor’s Note: See Ch. 180, Subdivision and Land Development.
(2) 
Consideration should be given to providing pedestrian routes (such as crushed stone paths in areas that are not along a public street) and outdoor lunch areas with picnic tables and trees within a subdivision for the use of employees of businesses within the subdivision.
F. 
Additional BC provisions.
(1) 
Facade materials. It is strongly encouraged that a minimum of 75% of the facades of buildings facing onto streets consist of glass, brick or other decorative masonry. This provision is intended to avoid metal or cinder block construction, at least as visible from a street. Subdividers are strongly encouraged to place such a requirement on each lot through deed restrictions.
(2) 
Landscaped front yards. Parking in the front yard should primarily be used for visitor parking and handicapped parking. Other vehicle parking should primarily be placed to the side or rear of buildings.
(3) 
Loading docks. An applicant shall prove to the satisfaction of the Township that loading docks have been located within reason to seek to minimize their visibility from dwellings, public streets and expressways. No loading dock routinely served by tractor-trailer trucks shall be located within 75 feet of the existing right-of-way of a public street.
(4) 
Access. The Board of Supervisors may require that vehicle access be provided using an alternative other than direct access from lots onto Linglestown Road or another arterial street. These alternatives may include, but are not limited to, access onto a street that is perpendicular to Linglestown Road, access by multiple lots onto a new interior street, use of a cross-easement from an adjacent nonresidential lot, or another method that is not in conflict with minimum sight distance requirements of the state. The Board of Supervisors may require that a new lot, use or land development include a cross-easement and an appropriate driveway design or a stub right-of-way to allow adjacent lots to access an arterial street at an appropriate and coordinated access point.

§ 203-308 Neighborhood Design Overlay District (NDD).

A. 
Purpose and intent. This zone is established pursuant to the authority granted to Lower Paxton Township by Article VII-A of the Pennsylvania Municipalities Code (MPC), 53 P.S. § 10701-A et seq., and provides for a traditional neighborhood development with no commercial or mixed uses. This zone seeks to promote conventional neighborhood planning and design principles for new residential communities. The primary goal of this section shall be to make permitted densities attainable in order to ensure the residential "highest and best use" of Lower Paxton Township's valuable and diminishing commodity of developable land, as well as to permit and provide for appropriate conventional neighborhood planning and design. The provisions of this section seek to balance the benefit and attraction of being able to achieve permitted densities with an increased emphasis on outstanding architectural design; creation of neighborhoods with a unique identity and a "sense of place" with green open space public "squares," and establishment of scale, massing and architecturally consistent streetscapes which are of appropriate conventional neighborhood design proportions. Any property developed within the parameters of this section must be designed in accordance with the design guidelines, hereinafter referred to as the "Neighborhood Design Guidelines (NDG)." Some of the specific development objectives of this section include the design and construction of neighborhoods that:
(1) 
Reflect, preserve and enhance one selected consistent traditional building style currently existing within the region.
(2) 
Provide for an architecturally consistent and seamless diversity of housing sizes appropriate for a mix of market segments of Lower Paxton Township's population and do so by intermixing the range of housing choices together (as opposed to grouping similar housing types together and separating from other housing types).
(3) 
Make efficient use of local infrastructure and services, provide for convenient vehicular access to the neighborhood's edges, but also place an emphasis on pedestrian-friendly movements within the neighborhood's boundaries.
(4) 
Incorporate an efficient pattern of streets modified to produce outstanding and attractive streetscapes.
(5) 
Reserve and feature upkept green open spaces as community focal points.
(6) 
Provide safe, efficient and compatible linkages with existing nearby land uses, by providing appropriate linkage of streets, sidewalks, walking/bicycle trails and open spaces.
(7) 
Foster social interaction among the neighborhood's residents accomplished by targeting the spatial relationship between open spaces, walking/bicycle trails, sidewalks, streets, front porches, and the residential buildings.
(8) 
Blend these above-described features in a manner that promotes community identification, a "sense of belonging" and a "sense of place" for the neighborhood's residents.
These development objectives will be used as the guidelines to measure conformance of proposed development under the parameters of this section, as well as to judge the merit and validity of any requested waivers from the neighborhood design guidelines (NDG).
B. 
Minimum area requirements. Applications for development of new neighborhood design communities under this section shall require that the subject property contain no less than 20 contiguous acres, whether comprised of one parcel or multiple contiguous parcels. However, applications that expand a previously approved development under this section shall have no minimum area requirements.
C. 
Required ratios of housing type mix based on percentage of open space.
(1) 
The following table sets forth permitted residential structure types and densities within neighborhood design communities based upon the extent of proposed common open space. No neighborhood design community may have less than 20% of gross buildable acreage as common open space.
Proposed Common Open Space (as a percentage of gross buildable area1)
Dwelling Unit Type
Single-Family Detached Dwelling Units
Duplex Dwelling Units
Townhouse Dwelling Units
More than 20%, but less than 30%
More than 65%, but less than 75%
Less than 20%
Less than 20%
30% or more, but less than 40%
More than 55%, but less than 65%
Less than 25%
Less than 25%
40% or more, but less than 55%
More than 45%, but less than 55%
Less than 30%
Less than 30%
55% or more
More than 25%, but less than 45%
More than 25%, but less than 30%
More than 25%, but less than 30%
Notes:
1
Gross buildable area shall be calculated from the required master plan existing features map.
2
Residential structure types must vary throughout the neighborhood design community.
(2) 
The following table sets forth permitted residential structure types and densities within neighborhood design communities based upon the extent of proposed common open space. No neighborhood design community may have less than 20% of gross buildable acreage as common open space.
(3) 
Ownership and maintenance of common open space. The ownership and maintenance of common open space shall be by a legally binding homeowners association or lawful owner if no homeowners' association is yet created. Lower Paxton Township shall not be responsible for any expense associated with owning or maintaining the common open space.
(4) 
SALDO. This open space requirement shall be in place of any recreation land or fee requirements in the Subdivision and Land Development Ordinance.[1]
[1]
Editor’s Note: See Ch. 180, Subdivision and Land Development.
D. 
Lot standards. Neighborhood design communities shall have a maximum permitted density of five units per buildable acre. The following table and its footnotes set forth applicable lot size, lot width and lot coverage standards to be applied to the various dwelling types and their respective lots:
Use
Minimum Lot Area
(square feet)
Maximum Lot Area1
(square feet)
Minimum Lot Width at Building Setback Line (frontage)
(feet)
Maximum Lot Coverage2
Single-family detached dwelling lot with attached garage
6,000
10,000
55 (45)
65%
Single-family detached dwelling lot with carriage house
4,500
8,000
40 (35)
65%
Duplex dwelling lot with attached garage
4,500
7,500
40 (35)
70%
Duplex dwelling lot with carriage house
3,500
6,500
30 (25)
70%
Townhouse dwelling with attached garage (or front yard parking)
2,000 per unit
3,500
22 (22)
75%
Townhouse dwelling with carriage house (or rear yard parking)
1,750 per unit
3,000
22 (22)
75%
Notes:
1
5% of the total number of lots may exceed their respective maximum lot size provisions.
2
Maximum-lot-coverage percentage refers to the area of the lot covered by impervious surfaces or structures as a percentage of the total building lot area.
E. 
Minimum yard setbacks for principal structures. The following table sets forth permitted minimum yard setbacks for principal structures.
Use
Minimum Front
(feet)
Maximum Front
(feet)
Minimum Side
(feet)
Minimum total Sides
(feet)
Minimum Rear1
(feet)
Single-family detached dwelling lot
10
25
5
10
25
Duplex dwelling lot
10
25
5
N/A
25
Townhouse dwelling lot
10
25
5 (end units)
N/A
25
Single-family detached dwelling lot fronting a community green
5
10
5
10
25
Notes:
1
Minimum rear yard setback can be less than 25 feet for the purposes of locating attached garages, carriage houses or other accessory structures.
F. 
Minimum yard setback requirements for attached garages and carriage houses. The following table sets forth permitted minimum yard setbacks for attached garages and carriage houses.
Required Attached Garage or Carriage House Yard Setbacks4
Garage Type
Type of Street Driveway Accesses From
Minimum Front
(feet)
Minimum1 Side5
(feet)
Minimum2 Sides
(feet)
Minimum Rear
(feet)
Attached garage
(front load1)
Public right-of-way
20
5
10
25
Attached garage
(side load2)
Public right-of-way
20
5
10
25
Carriage house
(front load1)
Public right-of-way
50
3
8
5
Carriage house
(side load2)
Public right-of-way
50
3
10
5
Carriage house
(alley load3)
Private alley
50
5
10
5
Attached garage
(alley load)
Private alley
25
5
10
10
Notes:
1
A front-load garage is defined to be a garage which has door facing the public right-of-way (street).
2
A side-load garage is defined to be a garage which has doors not facing the public right-of-way (street) but not facing a private alley.
3
An alley-load garage is defined to be a garage which has doors facing a private alley.
4
Yard setbacks shall always be oriented based on the front, side and rear yards as defined by the principal structure.
5
The "minimum one side setback" may be decreased to zero in the instance of constructing attached carriage houses. Also, the "minimum one side setback" automatically shall increase to 20 feet in instances where a lot is a corner lot and the garage is either a side-load or alley-load garage.
G. 
Minimum yard setback requirements for accessory structures other than garages.
(1) 
Front yard: No accessory structures (except permitted signs) are permitted within the front yard.
(2) 
Side yard: five feet.
(3) 
Rear yard: five feet.
H. 
Structure heights.
(1) 
Principal buildings and structures shall have a maximum height of 40 feet.
(2) 
Carriage houses shall have a maximum height of 30 feet.
(3) 
All other accessory buildings and structures shall have a maximum height of 25 feet.
(4) 
A minimum of 75% of all principal residential dwelling units shall be a minimum of two stories aboveground and a minimum of 90% of all principal residential dwelling units that front a community green shall be two stories aboveground.
I. 
Public utility and service requirements. All neighborhood design communities must comply with the following:
(1) 
Mail delivery. Mail and boxes shall either be attached to each unit's front facade, be located on posts on the street in front of each respective unit or be cluster mailboxes. All mailbox posts and mailboxes shall be the same product throughout the neighborhood design community. All cluster mailboxes shall be within an open-air pavilion type structure constructed in the same architectural style as set forth in the housing architectural design book. Different types of mail delivery may be utilized for different housing types within any given single neighborhood design community project. The mail delivery plan is subject to approval by the local postmaster.
(2) 
Water and sewer. All proposed dwellings shall be connected to and served by both public water and public sewer utilities.
(3) 
Underground utilities. All utility lines within neighborhood design communities shall be located underground and within public streets or other public rights-of-way or, preferably, private alleys. Existing utility lines (including extensions, upgrades or improvements to utility lines) which are located on the border/perimeter of the neighborhood design communities shall not be required to be located underground. Any required utility structures, buildings, pump stations or other similar devices shall be screened from adjoining properties and roads as appropriate.
(4) 
Utility meters. Utility meters larger than 100 square inches each shall not be attached to the front of a dwelling in a manner that makes them visible from a street. If utility meters are attached to the front of the dwelling, they should have colors like adjacent building materials and/or should be screened by landscaping.
(5) 
Public transportation. Bus stops, if available, shall be placed at appropriate location(s) along major roads serving the proposed development as coordinated with local mass transit providers.
(6) 
Snow removal. Applicants must develop and map and plan for the removal of snow from private streets (alleys), sidewalks and common pedestrian paths and courtyards. Such plan must identify snowplow drop locations during snow emergency periods.
J. 
Neighborhood design guidelines (NDG). The following design guidelines are hereby promulgated pursuant to the authority granted to Lower Paxton Township by Section 708-A of the Pennsylvania Municipalities Planning Code (MPC), 53 P.S. § 10708-A.
(1) 
Streets. All streets shall be designed in accordance with the following requirements:
(a) 
Any street within the Neighborhood Design Overlay District, whether public or private, shall meet the same minimum construction material requirements and construction specifications as any new street intended to be dedicated to the Township under Township ordinances.
(b) 
A street within the Neighborhood Design Overlay District, whether public or private, shall be two-way and have a cartway width of 30 feet.
(c) 
All streets within the Neighborhood Design Overlay District shall have a minimum right-of-way width extending 10 feet on either side of the curb line.
(d) 
Cul-de-sacs are prohibited in the Neighborhood Design Overlay District.
(e) 
Dead-end streets are prohibited unless designed for future access to adjoining properties that are likely to be developed within five years as evidenced by a separate land development plan or a letter of intent from the adjoining property owner. If such a temporary dead-end street is permitted, then a sufficiently large temporary tum-around shall be constructed at the end of said street to allow for the largest Township fire apparatus to properly egress the street.
(f) 
All streets within the Neighborhood Design Overlay District shall have vertical curbing.
(g) 
The applicant shall prove that the neighborhood design community involves a fully coordinated interior traffic access system that minimizes the number of streets and driveways entering onto a state highway.
(2) 
Alleys. All alleys shall be designed in accordance with the following requirements:
(a) 
Any alley within the Neighborhood Design Overlay District, whether public or private, shall meet the same minimum construction material requirements and construction specifications as any new street intended to be dedicated to the Township under Township ordinances.
(b) 
Alleys shall be designed to discourage through traffic.
(c) 
Alleys shall have a minimum paved width of 14 feet if limited to one-way traffic and 18 feet if allowing two-way traffic. Additional width shall be required if any parallel parking is provided. The right-of-way for an alley shall be at least four feet wider than the cartway (two feet on each side of the cartway).
(d) 
All alleys shall have adequate sight distance at all corners and intersections with streets or other alleys.
(e) 
All alleys shall be maintained by a legally binding homeowners association, at no expense to the Township.
(f) 
Alleys are not required to have curbing. If curbing is installed in an alley it shall be horizontal curbing.
(g) 
All alleys shall be designed to provide adequate snow storage areas.
(3) 
Intersections. All street intersections shall be designed in accordance with the following requirements:
(a) 
No more than two streets shall intersect at the same point.
(b) 
Street intersections should be designed in a manner, so the intersecting roads are directly opposite from each other.
(c) 
The centerlines of streets shall intersect at right angles unless existing conditions dictate otherwise. No street shall intersect another street at an angle of less than 70° nor more than 120°.
(d) 
The minimum separation distance between street intersections shall be based upon the functional classification of the road to which the proposed street intersection is planned. When in the best interest of the health, safety or general welfare of the community, Lower Paxton Township may require greater isolation distances and curb radii to overcome obstacles such as, but not limited to, centerline street grades, street alignments, functional speed limits, existing land uses and proposed land development activities.
(e) 
Clear sight triangles shall be provided at all street intersections. Within such triangles, nothing, except permitted street signs, traffic lights or signs, and mailboxes, which impedes vision between a height of 2 1/2 feet and 10 feet above the center line grades of the intersecting streets shall be erected, placed, planted, or allowed to grow.
(f) 
All proposed intersections shall have sufficient horizontal and vertical sight distance to provide a safe and convenient point of ingress and egress.
(g) 
All proposed four-way intersections shall have a four-foot bulb-out on each side of each intersecting street extending back each street to a point that is 50 feet from the intersection center point. The transition from full cartway width into each bulb-out shall be an arc.
(h) 
All proposed three-way or "T" intersections shall have a four-foot bulb-out on each side of the terminating street extending back the terminating street to a point that is 50 feet from the intersection center point and a four-foot bulb-out 100 feet long on the opposite side of the through street centered on the midpoint of the intersection. The transition from full cartway width into each bulb-out and back again shall be an arc.
(4) 
SALDO and street standards.
(a) 
As authorized by the traditional neighborhood provisions of the State Municipalities Planning Code,[2] the Township Board of Supervisors shall have the authority to modify specific street and other requirements of the Subdivision and Land Development Ordinance,[3] without proof of hardship, in order to result in a development that is pedestrian-oriented and that promotes low-speed traffic.
[2]
Editor’s Note: See 53 P.S. § 10101 et seq.
[3]
Editor’s Note: See Ch. 180, Subdivision and Land Development.
(5) 
Street trees.
(a) 
A minimum of one deciduous tree shall be required for every 50 feet of street frontage on each side of each existing or proposed street. The street trees shall be located within the tree lawn except for the side of a street segment enclosing a community green (See design guidelines for community green).[4] Tree wells may be used.
[4]
Editor’s Note: See § 203-308J(10).
(b) 
A uniform separation is required between street trees unless a given placement would interfere with a driveway or walkway placement. In which case the separation shall be calculated to result in the most uniform separation possible on that street while still producing a total number of street trees equal to one tree per 50 feet of the length of the street.
(c) 
Street trees, except for trees of a community green (See design guidelines for community green) shall have a minimum trunk width when planted of two inches, measured five inches above the ground level. The species shall be approved by the Township Shade Tree Commission.
(d) 
The site design of a Neighborhood Design Community shall carefully consider and maximize the preservation of existing healthy attractive trees with a trunk width of six inches or more, measured at a height of 3.5 feet above the ground level.
(e) 
Dead or destroyed street trees shall be replaced.
(6) 
Landscaping.
(a) 
Areas that are between the dwelling and the street curb and that are not used for approved sidewalks or tree lawn shall be maintained in a vegetative ground cover and landscaping.
(b) 
A landscape planting plan shall be prepared by a registered landscape architect. Such plan may specify a range of species in various locations and may include typical planting locations without specifying the exact location of each plant. Such plan shall state the minimum initial sizes of landscaping. Such landscaping plan shall be offered for review by the Township Planning Commission and Shade Tree Commission and shall be approved by the Supervisors as part of the subdivision plan.
(7) 
Sidewalks.
(a) 
Five-foot-wide sidewalks shall be provided along both sides of each street. The sidewalk shall begin five feet from the curb to allow for the tree lawn.
(b) 
Pedestrian crosswalks shall be provided at each intersection internal to the neighborhood design development using materials and colors that visually distinguish the crosswalk from the street surface and that include some form of texture. The use of pavers, patterned concrete or stamped textured asphalt is encouraged.
(c) 
The materials, depths and cross-sections of the sidewalks and crosswalks shall be subject to approval by the Township, after review by the Township Engineer.
(8) 
Walking/bicycle paths.
(a) 
All walking/bicycle paths shall be all-weather materials, hard durable surface and be a minimum of 5.5 feet wide. Where such paths intersect streets, they shall include aprons for access by disabled persons according to standards contained in the latest version of the Pennsylvania Universal Accessibility Standards.
(b) 
The path crossing the cartway shall be of distinct materials (e.g., cobblestone, pressed concrete or macadam) and color to present a visual and tire rumble indication that the pathway is present.
(c) 
All the pathways shall be ADA-accessible.
(d) 
Every neighborhood design community is encouraged to provide a minimum of 50 linear feet of walking path per buildable acre.
(9) 
Street lighting.
(a) 
All intersections shall have at least one decorative streetlight placed within the tree lawn next to the curb.
(b) 
Streetlights shall be on either a fluted or straight pole no more than 20 feet high and be either black or Brunswick green in color.
(c) 
Street light fixtures shall be either frosted glass globe, "coach" or "gaslight" style and allow access to the light source for maintenance. If the coach or gaslight style fixture is used, then its color should match that of the pole. All fixtures shall be "full-cutoff' to keep the light from exiting the fixture greater than parallel to the ground.
(d) 
A minimum of 25% of the residential units shall have lamppost lighting placed between the sidewalk and the residential unit. Lampposts shall be white in color. Lamppost lighting shall be switchable from within the residential unit. Lamppost fixtures shall be architecturally compatible with the street light fixtures.
(e) 
The entire neighborhood design development shall use the same streetlights, street light fixtures, lampposts and lamppost fixtures.
(f) 
In all other respects, Neighborhood Design Overlay District lighting shall comply with the Lower Paxton Township Lighting Ordinance.
(g) 
Lighting plan. A lighting plan shall be prepared and shall specify the locations, types, and styles of all streetlights and lamp post lights in addition to all other required specifications required by the Lower Paxton Township Lighting Ordinance. Such lighting plan shall be offered for review by the Township Planning Commission and shall be approved by the Lower Paxton Township Supervisors as part of the subdivision plan.
(10) 
Community open space - community greens.
(a) 
The total area of community green(s) shall be a minimum of 875 square feet per dwelling unit of the neighborhood design development.
(b) 
The minimum size of a community green is 1.25 acres with a minimum length or width of 150 feet. The maximum size of a community green shall be 2.5 acres.
(c) 
A community green shall be internal to the neighborhood design development and shall comprise its own block (i.e., bordered on all four sides by a street) with residential units across each street fronting the community green.
(d) 
Community greens shall be of level topography to the greatest extent possible.
(e) 
Community greens may be used for subsurface stormwater management.
(f) 
Community greens shall consist of upkept lawn with perimeter trees and perimeter bench seating.
(g) 
Community greens shall be enclosed with sidewalk set back five feet from the curb.
(h) 
Community greens shall be planted with perimeter trees every 50 feet, set back 20 feet from the curb. The perimeter trees shall be of the same deciduous large hardwood variety such as Sycamore, White Oak, or Sugar Maple.
(i) 
Community greens shall have benches of durable construction and hard surface access a minimum of every 100 feet around the perimeter of the community green set back between 10 feet and 15 feet from the curb; however, each side of a community green shall have a minimum of two benches. Benches shall be secured to a concrete pad or concrete foundation/pilings for durability. The benches shall face into the community green.
(11) 
Ponds or other non-moving bodies of water.
(a) 
Any ponds or other non-moving bodies of water within a neighborhood design community, whether used for stormwater management or not, shall contain a fountain that jets water to a minimum height of the apothem of the waterbody as measured to the furthest shore or 50 feet, whichever is lower.
(12) 
Architecture.
(a) 
As a component part of any preliminary plan submission to the Township an applicant for neighborhood design land development approval shall also submit an architectural design book showing that the exteriors of all residential units and carriage houses in the development are of a consistent, recognized, architectural style that will honor the intent of this section to have a unified and consistent architectural style. British Colonial Georgian and Mid-Atlantic, Neoclassical, Federal, and Modern Farmhouse styles are preferred. The architectural design Book shall be subject to approval by the Lower Paxton Township Board of Supervisors, after review by the Lower Paxton Township Planning Commission, as a condition of final subdivision and land development approval. A Preliminary Plan submission without an architectural design book shall be deemed deficient and rejected.
(b) 
The applicant shall establish legally enforceable provisions controlling the style of architecture, porches, the general types of exterior materials, and other architectural items as set forth in the architectural design book.
(c) 
Upon final land development plan approval, the architectural design book shall become enforceable by Lower Paxton Township. Additionally, the Township may require that some or all of the architectural provisions be recorded and/or be included in a development agreement with the Township. The Township shall have the authority to ensure that a system continues to be in place to enforce the architectural provisions that were required by the Township. However, the Township shall accept no responsibility to directly enforce private deed restrictions upon individual properties.
(13) 
Unit height design.
(a) 
A minimum of 75% of the residential units within a neighborhood design community shall be at least two stories above grade, subject to the overall height requirements.
(14) 
Porches.
(a) 
A minimum of 95% of the principal dwelling units in a neighborhood design community shall be constructed with an unenclosed front porch with a covered roof structure that shall be a visual extension of the architectural style of the dwelling.
(b) 
A maximum of 5% of the non-single-family dwelling units may have a covered front stoop. The stoop shall be constructed of brick, stone, concrete or a synthetic composite.
(c) 
A maximum of 10% of single-family dwelling units may be constructed with a double gallery porch that encompasses both the 1st and 2nd stories and each shall be limited in length to 1/2 the front facade.
(d) 
Every porch shall have three or more steps from grade to porch. Steps shall not be less than 36 inches in width at all points, but not more than 10 feet in width. Steps shall be centered on the front door. Porch steps shall be composite wood with white colored risers, brick tread with natural stone facade on front of the risers, or brick tread with brick risers.
(e) 
Porch floor surfaces may be standard or stamped concrete flooring with brick inlay trim around the sides, all brick, composite wood, flagstone, travertine, granite, or bluestone.
(f) 
Porch columns.
[1] 
Porch columns or posts shall be clad in a synthetic material, white in color, and be round, square or rectangular in shape.
[2] 
A minimum of 15% of single-family dwelling units shall be constructed with tapered white columns/posts as the upper section set on a brick or natural stone pier as the bottom of the structure. This shall be utilized only with a minimum porch length of at least 25 feet.
[3] 
Column bases shall be aligned slightly inside of the face of the porch foundation walls or piers.
[4] 
Columns shall not be placed directly in front of windows.
[5] 
A minimum of 85% of SFD dwelling units shall be constructed incorporating white columns or posts on both the front and the wrap-around porches (if any).
(g) 
Piers or chain walls beneath the porch, if present, shall be, or appear to have, a brick, natural stone, dark colored stucco, or tan/beige synthetic fiber cement facade.
(h) 
Porch roofing shall be either the same as the principal dwelling or metal.
(i) 
All porches shall have a minimum ceiling height of 8 1/2 feet and a minimum roof overhang of a one foot.
(j) 
Minimum porch specifications.
Percent of Units
Dwelling Type
Minimum Depth
Minimum Length
90%
Single-family
6 ft.
8 ft.
55%
Single-family
8 ft.
20 ft. or 1/2 the width of the front facade, whichever is greater
90%
Duplex
4 ft
6 ft.
90%
Townhouse
4 ft.
6 ft.
50%
Townhouse
6 ft.
8 ft.
Notes:
*
Higher unit percentages incorporate the lesser unit percentages for the same dwelling type.
**
The percentages listed in this table does not decrease the overall porch percentage set forth in Subsection J(14)(a).
***
See additional specifications for wrap-around porches.
(k) 
Wrap-around porches.
[1] 
A minimum of 50% of single-family dwelling units at the intersection of two streets shall be constructed with a wrap-around porch that extends from the front to the second street side of the dwelling.
[2] 
A minimum of 75% of the duplex or multi-family dwelling units at the intersection of two streets shall have a wrap-around porch that extends from the front to the second street side of the dwelling.
[3] 
A minimum of 35% of the duplex dwelling units shall have an extended wrap-around porch with a minimum depth of six feet and a minimum length of eight feet.
[4] 
A minimum of 80% of the townhouse dwelling end units at the intersection of two streets shall have a wrap-around porch with a minimum depth of 6' and a minimum length of 8'.
[5] 
If a wrap-around porch is present, then the entire porch shall be contiguous and visually flow from front to side and be constructed of the same materials.
[6] 
Where a wrap-around porch is used, the side porch sq/ft area shall be a minimum of 50% of the sq/ft area of the front section or 16 feet long at the same depth as the front section, whichever is smaller.
(l) 
Prohibitions. Exterior roll-down sunscreens, roller shades or similar elements shall not be permitted on front porches. Raised planters shall not block the front porch. Space beneath the porch may not be occupied for any purpose. Porches shall not be enclosed.
(15) 
Garages.
(a) 
It is the intent of this subsection that neighborhood design developments shall minimize the visual presentation of garages of each dwelling unit to the principal street and be of sufficient capacity to minimize on-street parking.
(b) 
Of the total number of dwelling units in a neighborhood design development, more dwelling units shall have garages that alley load than side load, and more garages that side load than front load.
(c) 
Every garage shall be able to accommodate a minimum of two vehicles.
(d) 
All garages, whether attached or detached, shall be of the same architecture as the principal structure. The architecture of detached garages and carriage houses with garages shall be detailed in the architectural design book required by this section.
(16) 
Driveways.
(a) 
It is the intent of this subsection that neighborhood design developments shall minimize the visual presentation of driveways of each dwelling unit to the principal street.
(b) 
Driveways may be constructed of asphalt, concrete, pavers, pervious pavers, or brick. Brick driveways shall be of the same brick as on the principal structure, if any.
(c) 
Each duplex and multi-family building shall have driveways constructed of the same material.
(d) 
The material of each driveway shall be detailed in the architectural design book required by this section.
(e) 
Driveways shall be 10 feet wide until such location as needed to allow for passable ingress and egress of a two or more-car garage.
(17) 
Solar panels.
(a) 
Solar panels may only be installed on the roof of principal dwellings to either not be visible from the street (or streets if a comer lot) upon which the principal dwelling fronts or be of an architectural grade indistinguishable from traditional roof shingles. Ground base solar panels are prohibited in the Neighborhood Design Overlay District.
K. 
Modification of neighborhood design standards.
(1) 
The Lower Paxton Township Board of Supervisors may permit the modification of the provisions of this section to encourage the use of innovative design as long as the proposed modification(s) is/are in keeping with the spirit of the purpose and intent of this section. A landowner/developer desiring to obtain such approval shall, when making application for approval for a development under this section, also make application for modification. The Lower Paxton Township Board of Supervisors shall consider both the by-right development application under this section and the modification of design standards simultaneously. Any modification of the design guidelines shall be subject to the following standards:
(a) 
Such modifications of design guidelines better serve the intended purposes of this section as expressed in the purpose and intent.
(b) 
Such modifications of design guidelines would not result in adverse impact to adjoining properties nor to future inhabitants of the neighborhood design community.
(c) 
Such modifications will not result in an increase in residential densities permitted for the site.
(d) 
The extent of modification provides the minimum amount of relief necessary to ensure compliance with the preceding criteria.
L. 
Master plan.
(1) 
Before any use is approved or lot is subdivided for a neighborhood design, the applicant shall submit and have approved an overall "master plan." Such master plan shall be submitted as part of or prior to a preliminary plan submission for a neighborhood design development.
(2) 
The master plan shall address coordinated vehicle access from all adjacent land owned, equitably owned or otherwise controlled by the applicant. If the applicant's land extends into an adjacent municipality or zoning district, then the master plan shall also show such area to plan for a coordinated road and infrastructure system.
(3) 
The master plan shall be fully coordinated with any existing, proposed or approved development on adjacent land, including providing for pedestrian and bicycle access to adjacent tracts.
(4) 
The master plan shall contain an existing features map that accurately shows the locations of wetlands, 100-year floodplains, areas of woodland, existing topography, existing buildings with a description of any buildings over 70 years old, highlighting of 15% to 25% slopes and 25% and greater slopes, and any major scenic views from within the tract. The existing features map shall be reviewed by the Township Zoning Officer and Township Engineer, and then determined by the Planning Commission as to whether it represents a reasonably accurate estimate of the number of dwelling units possible on the site for purposes of establishing the buildable area of the site. If such estimates are determined to not be accurate, the applicant shall be required by the Zoning Officer to revise the existing features map until it is accurate.
(5) 
The overall master plan shall show proposed streets, alleys, cartway widths, approximate lot lines and dimensions, common open spaces, recreation areas, major pedestrian and bicycle pathways, parking areas, major detention basins and proposed types of housing and nonresidential uses.
(6) 
The master plan and application for the Neighborhood Design development shall be reviewed by the Township Planning Commission and the Board of Supervisors. After any modifications, the master plan shall become part of the approved preliminary plan under the Subdivision and Land Development Ordinance.[5] Once preliminary plan approval is granted for the neighborhood design development, then individual lots may be submitted for final plan approval under the
[5]
Editor’s Note: See Ch. 180, Subdivision and Land Development.
(7) 
Subdivision and Land Development Ordinance and uses allowed by this section may occur as permitted by right uses.
(8) 
The master plan is not required to include the same level of engineering detail as a preliminary subdivision plan. Stormwater calculations, construction details, erosion and sedimentation control plans, profiles and similar engineering details are not required at the master plan stage. The master plan shall include sufficient information to accurately show existing conditions and the proposed layout of the homes, lots, open space, streets and alleys.
(9) 
Changes to the master plan may occur, provided there is compliance with Township ordinances. The Township may require that a revised preliminary subdivision or land development plan be submitted and approved if there are substantial changes from the previously approved preliminary plan.
(10) 
Consistent with final plan approvals, individual portions of the neighborhood design development may be owned and constructed by different entities, provided there is compliance with the overall master plan.
M. 
Additional requirements and miscellaneous provisions.
(1) 
Deed restrictions/covenants. The applicant shall submit a written statement of the proposed substance of deed restrictions or similar controls that would affect matters addressed in this chapter.
(2) 
Association provisions. A draft set of homeowner association or condominium association provisions shall be submitted for legal acceptance by the Township Solicitor prior to recording of the final subdivision plan.
(3) 
Emergency vehicles and equipment. The neighborhood design development shall be subject to review by Township public safety and fire officials to assist the Township in determining whether sufficient access points, cartway widths and turning radii will be provided for access by emergency vehicles and equipment.
(4) 
Phasing. If the neighborhood design development will be constructed in phases, then a phasing plan shall be submitted with the preliminary plan and be shown on the master plan. The applicant shall demonstrate by clear and convincing evidence that each phase of the neighborhood design development would be able to function properly and meet Township requirements if later phases of the neighborhood design development are not completed.
N. 
Neighborhood design transitional development.
(1) 
Purposes. Neighborhood design transitional developments are intended to provide a form of development that serves as a transitional but compatible extension of an existing neighborhood design development that incorporates some but not all of the design elements of the neighborhood design development.
(2) 
A neighborhood design development for which preliminary land development plan approval has been granted shall be permitted to be extended as a neighborhood design transitional development onto one or more tracts in: (i) the R-2 and R-3 Districts; and (ii) in the R-1 District if such tract or tracts have a combined area of at least 50 acres and the density yielded in the neighborhood design development is less than 60% of the maximum permitted density for neighborhood design development, subject to the standards of this section. Under no circumstance shall an existing neighborhood design transitional development be permitted to extended across any arterial street.
(3) 
All lands that are to be included as part of a neighborhood design transitional development shall be identified and designated on a preliminary land development plan that is submitted for the entirety of the neighborhood design transitional development and the standards of this section shall be applied to the entirety of such lands as one neighborhood design transitional development. Any lands that are not included as part of such preliminary land development plan when approved shall not thereafter be permitted to be included as part of a neighborhood design transitional development and the design of such entirety of the neighborhood design transitional development complies with the standards of this section as if all such lands were included as part of one preliminary plan submission.
(4) 
Incorporation of neighborhood design standards. Neighborhood design transitional developments shall comply with the standards of Neighborhood Design Zone set forth in § 203-308, except as follows:
(a) 
Minimum area requirement. The minimum area requirement under § 203-308 shall be 50 acres.
(b) 
Minimum percentage of common open space. The minimum percentage of common open space (as a percentage of gross buildable area) shall be as follows: 55% in the R-1 District; 35% in the R-2 District; and 30% in the R-3 District. Utility easements greater than 100 feet in width shall be incorporated as common open space but shall not count towards the minimum required common open space.
(c) 
Required ratios of housing types. The ratio of housing type mix shall be as follows: Single-family detached dwelling units – more than 25% but less than 45%; duplex dwelling units – more than 5% but less than 20%; and townhouse dwelling units – more than 25% but less than 30% (or 50% if the density yielded in a neighborhood design development is less than 60% of the maximum permitted density for neighborhood design development).
(d) 
Maximum density. The maximum permitted density shall be two units per acre in the R-1 District, three units per acre in the R-2 District, and four units per acre in the R-3 District.
(e) 
Structure heights. A maximum of 75% of the principal residential dwelling units shall be a minimum of two stories aboveground.
(f) 
Neighborhood design guidelines.
[1] 
Streets. Cul-de-sac streets shall be permitted in accordance with the Chapter 180 (Subdivision and Land Development). Curbing shall be regulated by Chapter 180 (Subdivision and Land Development).
[2] 
Common open space. Community greens shall not be required. A minimum of 50% of the required common open space shall be in one contiguous lot, except that the preserved open space may be separated by creeks, lakes, and a maximum of one street. The Board of Supervisors may approve the following, if the applicant proves to the satisfaction of the Board of Supervisors that such configuration would serve the purposes of this section and be in the best interests of the Township, considering the unique circumstances of the tract: (i) a reduction of the percentage of the preserved open space that is in one lot; or (ii) the crossing of the preserved open space by two or more streets. The Board of Supervisors may require that the majority of the required preserved open space be placed: adjacent to an existing or planned public or homeowner association-owned recreation area; adjacent to existing farmland; at the edge of a neighboring undeveloped lot, where the common open space could be connected in the future to open space on that neighboring lot; or adjacent to an arterial street or expressway where the open space will serve to buffer homes from the traffic.
[3] 
Unit height design. A minimum of 75% of the residential units shall be at least two stories above grade, subject to the overall height requirements of § 203-308.
[4] 
Garages. Alley loaded garages shall not be required for single-family detached and duplex dwellings. There shall be no limitation on the maximum number of front loaded garages for single-family detached and duplex dwellings. A minimum of 50% of townhouse dwellings shall be alley loaded.
[5] 
Driveways. The visual presentation of driveways of each dwelling unit to the principal street shall be permitted.

§ 203-309 Towne Centre District.

A. 
Intent. The primary purpose of the Towne Centre (TC) Zone is to create walkable, livable, and attractive mixed-use development centers of a sustainable density to create a sense of place. Specifically, the Towne Centre Zone is intended to blend residential, commercial, cultural, institutional, and/or entertainment uses, where those functions are physically and functionally integrated and:
(1) 
Allow market-driven growth in places that are most conducive to accommodating additional activity.
(2) 
Encourage economic development through the creation of a mix of uses within existing commercial centers.
(3) 
Provide housing development.
(4) 
Promote a walkable community with pedestrian-oriented buildings and open space.
(5) 
Promote street-level activity with attractive first-floor retail, dining and personal service and other compatible uses to support the needs of local employees and residents.
(6) 
Create and support lively, human-scaled activity areas and gathering places for the community by encouraging civic uses, plazas, and a mix of uses.
(7) 
Ensure that new development is consistent with and enhances the internal and external streetscapes.
(8) 
Promote the adaptive reuse of existing buildings.
(9) 
Encourage the redevelopment of underutilized or obsolete industrial or commercial property.
(10) 
Encourage a high level of architectural detail, aesthetically pleasing signage and functional site design through the utilization of design guidelines.
B. 
Uses.
(1) 
Permitted uses. A lot and/or building may be used for one or more of the following by-right permitted uses:
(a) 
Office, entertainment, institutional and related uses, as listed below:
[1] 
Professional, administrative, and business offices.
[2] 
Financial institutions, excluding drive-through facilities.
[3] 
Hotels, provided the building or part of a building so used is a minimum of five stories in height, convention centers, meeting space, and banquet facilities.
[4] 
Galleries and museums.
[5] 
Theaters.
[6] 
Schools and day care centers.
[7] 
Government administrative uses, post offices, community centers, and libraries.
(b) 
Retail, restaurant, and related uses, as listed below:
[1] 
Retail commercial sales, excluding drive-through facilities.
[2] 
Personal service businesses.
[3] 
Restaurants and other food or beverage establishments, including those that offer entertainment experiences, but excluding drivethrough facilities.
[4] 
Studios for dance, music, fitness, art, or photography.
[5] 
Indoor sports facilities, racquet sports, and health clubs.
(c) 
Apartment and condominium units, provided all dwelling units are located on the second floor and above except as conditionally permitted in Subsection B(2), and further provided that the building or part of a building so used is a minimum of four stories in height.
(d) 
Parks, open space uses, and plazas.
(e) 
Structured parking, in accordance with Subsection E(3)(b). Multistory parking decks are encouraged.
(f) 
Accessory uses to a principal use, including surface parking lots.
(2) 
Conditional uses. A lot and/or building may be used for one or more of the following conditional uses, in conjunction with a permitted use, provided conditional use approval is received in accordance with the requirements of this section of this chapter and all standards of the TC District are met:
(a) 
Apartment and condominium dwelling units on the first floor, provided:
[1] 
The units are not located on a block or across the street from a block that is primarily comprised of existing or proposed retail and related uses, as listed in Subsection B(1)(b), on the first floor.
[2] 
Townhouses, provided:
[a] 
They are not located on a block or across the street from a block that is primarily comprised of existing or proposed retail and related uses, as listed in Subsection B(1)(b), on the first floor.
[b] 
The townhouses are not located on a collector or higher classification street.
[c] 
Transit facilities, provided buildings over 1,000 square feet in size incorporate ground floor retail and related uses, as listed in Subsection B(1)(a) and (b) along at least 50% of the front facade(s) of the building.
[d] 
Temporary surface parking lots as a principal use, provided the parking lot is not located on the principal retail street of the development and an alternative permitted use is shown on the approved master plan for the development.
[3] 
Prohibited uses. The following uses, as well as any use not specifically permitted, are prohibited:
[a] 
Drive-through window or facilities.
[b] 
Automobile or other vehicle sales, service, or repair establishments.
[c] 
Gasoline service station and filling station.
[d] 
Self-service storage facilities.
[e] 
Adult entertainment uses.
[f] 
Single-family detached homes.
[g] 
Tattoo parlors.
[h] 
Medical marijuana facilities.
[i] 
Bowling alleys unless a part of an adult amusement arcade.
C. 
Mixed use, master plan, and general requirements.
(1) 
Mix requirements.
(a) 
Developments shall meet the following mix of use requirements, depending on the size of the property at the time the property was zoned TC:
Land Use Group
Tracts Greater Than 10 Acres in Size
Tracts of 1 to 10 Acres in Size
Tracts of Less Than 1 Acre in Size
Minimum Percent of Building Floor Area
Maximum Percent of Building Floor Area
Group 1: Office, entertainment, institutional, and related uses, as listed in § 203-309B(1)(a)
5%
70%
Developments shall include at least 2 of the land use groups listed in the first column of this table, with each of the required groups comprising at least 10% of the development's total building floor area. In addition, retail, restaurant, and related uses (Group 2 uses) may not comprise more than 35% of the development's total building floor area.
No mixing requirement. Developments can consist of 1 or many uses
Group 2: Retail, restaurant, and related uses, as listed in § 203-309B(1)(b)
5%
70%
Group 3: Residential, as listed in § 203-309B(1)(c) or § 203-309B(2)(a) and (b)
20%
70%
(b) 
Usable open space and plaza uses shall comprise at least 5% of the net tract area of all TC developments.
Illustration of Mix of Uses
(2) 
Master plan. Before any use is approved or any lot is subdivided or developed, all properties proposed for TC development shall be developed in accordance with an overall single master plan that has been approved by the Township Board of Supervisors after review and recommendation of the Township Planning Commission. master plans shall be submitted as part of or prior to a preliminary plan submission for a TC development. Consistent with final plan approvals, individual portions of the TC may be owned and constructed by different entities, provided there is compliance with the overall master plan and any phasing plan.
(a) 
Master plans shall meet the following requirements:
[1] 
Master plans shall be prepared when any property, existing at the time of adoption of this section, is initially proposed for subdivision or land development. Subdivided properties that are intended to be developed at a later date shall be subject to this initial master plan.
[2] 
Master plans shall show land uses, proposed buildings, existing buildings that will remain post-development, proposed streets, existing streets that will remain post-development, cartway widths, approximate lot lines and dimensions, common open spaces, plaza areas, major pedestrian and bicycle pathways, parking areas, major detention basins and proposed types of housing and commercial uses. master plans are not required to include the same level of engineering detail as a preliminary subdivision plan.
[3] 
Master plans must show coordinated vehicle access from all adjacent land owned, equitably owned or otherwise controlled by the applicant and be fully coordinated with any existing, proposed or approved development on adjacent land, including providing for pedestrian and bicycle access to adjacent tracts.
[4] 
Landscaped open space and plaza areas shall be strategically placed within the TC.
[5] 
Pedestrian and motor vehicle routes shall be laid out to create a sense of place and a main streetscape.
[6] 
Master plans shall include sufficient information to accurately show existing conditions and the proposed layout of the mixed uses, open spaces, plazas and streets. master plans shall demonstrate that the mix requirements of Subsection C(1)(a) have been met.
(b) 
The Board of Supervisors may require changes in the master plan in order to meet the legislative intent and other standards of the TC District. Development of property may be done in phases; however, any proposed subdivision or land development of a property or portion of a property must be consistent with the master plan. If a proposed subdivision or land development is not consistent with the master plan, the master plan as a whole may be revised, provided the following requirements are met:
[1] 
The master plan complies with all TC requirements, including the mix requirements of Subsection C(1)(a).
[2] 
All owners of land within the original master plan development area, whose property is affected by the revised master plan, approve the revisions to the master plan that affect their properties.
[3] 
The revised master plan is approved by the Township Board of Supervisors after review and recommendation of the Township Planning Commission.
(c) 
After any modifications, the master plan shall become part of the approved preliminary plan under the Subdivision and Land Development Ordinance.[1] Once preliminary plan approval is granted for the TC development, then submission may be made for final plan approval under the Subdivision and Land Development Ordinance, and uses allowed by this section may occur as permitted-by-right uses. Changes to the master plan may occur, provided there is compliance with Township ordinances. The Township may require that a revised preliminary subdivision or land development plan be submitted and approved if there are substantial changes from the previously approved preliminary plan.
[1]
Editor’s Note: See Ch. 180, Subdivision and Land Development.
(d) 
Stormwater calculations, construction details, erosion and sedimentation control plans, profiles and similar engineering details are not required at the master plan stage.
(3) 
Other plan requirements. Applicants submitting preliminary and final plans shall also submit architectural drawings, such as elevations, perspective drawings, axonometrics, and cross-sections, that demonstrate compliance with the standards in the TC District.
(4) 
Utilities. All development in the TC District shall be served by public sewer and public water. All utilities, including cable, telephone, and FIOS, unless separate regulation by the Pennsylvania Public Utility requires otherwise, shall be underground.
(5) 
Ownership. Any land area proposed for development shall be in one ownership or shall be subject to a joint application filed by every owner of the land area proposed for development, under single direction, using one overall master plan and complying with all requirements of the TC District.
(6) 
Ownership and perpetual maintenance of common open space, plaza areas, and other facilities. The proposed ownership and perpetual maintenance of common open space, plaza areas and other common facilities shall be described in the final land development plan and approved by the Township Board of Supervisors.
(7) 
Off-street parking shall be provided in accordance with Article IX unless otherwise provided for in this section.
(8) 
Signs shall meet the requirements of Article X. Editor's Note: See Ch. 180, Subdivision and Land Development.
(9) 
Landscaping, street trees, streetscaping, and buffers shall be provided in accordance with Lower Paxton Township Subdivision and Land Development Ordinance (See Chapter 180, Article V) unless otherwise provided for in this section.
D. 
Dimensional requirements. All lots within TC developments shall meet the following dimensional requirements:
(1) 
Lot area requirements.
(a) 
Minimum net lot area for all apartments and nonresidential uses: no minimum lot size; however, all lots must be consistent with the master plan.
(b) 
Minimum net lot area for townhouses: 2,000 square feet.
(2) 
Lot width requirements.
(a) 
Minimum lot width for all apartments and nonresidential uses: no minimum lot width; however, all lots must be consistent with the master plan.
(b) 
Minimum lot width for townhouses: 20 feet.
(3) 
Building setback from the edge-of-street curblines:
(a) 
When no plaza is between the building and the street.
[1] 
Minimum building setback from street curblines, portions of buildings up to 40 feet in height, provided buildings are not located within the street legal right-of-way line:
[a] 
Arterial streets: 20 feet.
[b] 
All other streets: 12 feet.
[2] 
Minimum building setback from street curblines, any portions of buildings from 40 to 75 feet in height: 25 feet.
[3] 
Maximum building setback from street curblines for 60% or more of the front facade of the ground floor level of buildings (these standards do not apply to structured parking garages):
[a] 
Arterial streets: 35 feet.
[b] 
All other streets: 25 feet.
(b) 
Where a plaza is between the building and the street, the minimum and maximum building setback from street curblines shall be the depth of the plaza.
Illustration of Building Setbacks
(4) 
Minimum building setback from property lines not abutting streets:
(a) 
Portions of buildings sharing a party wall: zero feet.
(b) 
Portions of buildings not sharing a party wall, up to 40 feet in height: 10 feet.
(c) 
Portions of buildings not sharing a party wall, from 40 to 75 feet in height: 20 feet.
(5) 
Minimum setback between any portions of separate buildings not sharing a party wall:
(a) 
Portions of buildings up to 40 feet in height: 20 feet.
(b) 
Portions of buildings from 40 to 75 feet in height: 40 feet.
(6) 
Minimum building and parking setback from abutting residential properties that are not part of the proposed Towne Centre: 40 feet.
(7) 
Minimum surface parking area setback from street ultimate right-of-way lines and property lines: 10 feet.
(8) 
Maximum building height: 125 feet or 10 stories, whichever is less.
(9) 
Maximum impervious coverage: 85%, unless the TC development is a redevelopment of an existing tract, in which case the impervious coverage maximum shall be no greater than exists pre-development.
(10) 
Floor area ratio.
(a) 
Maximum floor area ratio (FAR) with no bonus: 1.5.
(b) 
Maximum floor area ratio with bonuses, as described in Subsection F.
Illustration of Floor Area Ratio
E. 
Design standards. All development within the TC District shall comply with the following design standards:
(1) 
General layout and street pattern. The following general layout and street pattern requirements shall be shown on the master plan:
(a) 
Various land uses shall be laid out and spaced to make walking from one land use to any other land uses as easy as possible.
(b) 
Retail uses shall be located as physically close to as many of the following on- and off-site features as possible: existing retail areas, transit stops, existing collector or higher classification streets, and proposed plaza areas.
(c) 
Single-use residential buildings, when proposed, shall be located and designed to provide a transition between abutting off-site residential zoning districts, when they exist, and the nonresidential uses in the TC District.
(d) 
TC developments shall be laid out with streets, in accordance with the following standards:
[1] 
Streets shall be laid out to create blocks, and blocks shall not exceed 1,000 feet in length before being interrupted by a street intersection, unless the reuse of existing buildings longer than 1,000 feet or the presence of unique barriers, such as a creek or a grade-separated highway, preclude the creation of a street intersection. In such cases, blocks shall be as small as feasible. Alley and driveway intersections shall not be used to meet the block length requirement.
[2] 
All proposed buildings, except structured parking garages, must be located within a certain distance of a street, as shown in Subsection D(3), Building setback from the edge-of-street curblines. Buildings do not have to meet these standards from alleys or driveways.
[3] 
Streets shall be interconnected with each other and with streets on abutting properties in a grid or modified grid pattern.
[4] 
Streets shall be extended to abutting properties in logical locations, as determined by the municipal governing body. When warranted by unique circumstances, the municipal governing body may allow driveways to be used instead of streets for these connections, provided access for the driveway is guaranteed to the abutting property.
[5] 
On tracts of 10 acres or more, new streets within a TC development shall have a street connectivity index of 1.40 or more. The street connectivity index shall be computed by dividing the number of new street links (defined as street segments between intersections and/or cul-de-sac heads) by the number of new street intersections/permanent cul-de-sac heads.
(e) 
At least every 500 linear feet, blocks shall include public pedestrian connections through the block between generally parallel streets, unless the reuse of existing buildings longer than 500 feet or the presence of unique barriers, such as a creek or grade-separated highway, preclude the creation of a pedestrian connection.
(f) 
Developments shall be designed to support existing and/or future public transportation service through the provision of transit shelters, public transportation pickup areas, roads and driveways designed to handle the weight and length of a 40-foot bus, and other similar features.
(g) 
On tracts next to public transportation stations and/or on tracts of 20 acres or more, the layout of uses and buildings shall be designed to encourage pedestrian access to the existing or future public transportation service.
(2) 
Building design standards.
(a) 
Building orientation and entrances.
[1] 
Front facades of buildings shall be oriented towards existing and proposed streets, with an everyday entrance in the front facade. Buildings with multiple front facades shall have entrances in each front facade, corner entrances, or, if permitted by the municipal governing body, entrances in only some of the front facades.
[2] 
All primary building entrances shall be accentuated. Permitted entrance accents may include: recessed, protruding, canopy, portico, or overhang.
[3] 
Loading doors, service doors, and loading docks shall not be located in any facade facing a street or any portion of a facade within 35 feet of a street.
(b) 
Walls and windows.
[1] 
Blank walls shall not be permitted along any exterior wall facing a street or passenger train station. Walls in these locations shall comprise a minimum of 35% window area and a maximum of 75% window area, with windows interspersed across the facade.
[2] 
Ground floor facades of retail, restaurant, and related uses facing a street or passenger train station shall comprise a minimum of 50% clear window area, with windows providing views of display areas or the inside of the building. These ground floor windows shall begin between 12 to 24 inches above ground level and shall end above 86 inches above ground level.
[3] 
Smoked, reflective, or black glass in windows is prohibited.
[4] 
Walls or portions of walls where windows are not provided shall have architectural treatments designed to break up the bulk of the wall, including at least four of the following treatments: masonry, but not flat concrete block; concrete or masonry plinth at the base of the wall; belt courses of a different texture or color; projecting cornice; projecting metal canopy; decorative tilework; trellis containing planting; medallions; opaque or translucent glass; artwork; vertical/horizontal articulation; lighting fixtures; or a similar architectural element not listed above, as approved by the municipal governing body.
Illustration of Facade Requirements
[5] 
Rear and side facades shall have colors and materials that are similar to the front facade and shall blend with structures within the development. Any development with more than one building on the site shall have a common and coherent architectural theme throughout the development.
(c) 
Roofs.
[1] 
Building ridgelines or roof planes facing a street, parking area, or walking area must be interrupted at least once every 100 feet by the inclusion of at least two of the following: a gable, a dormer, a vertical change of five feet or more, a tower, a dome, a barrel vault, a projecting cornice, an articulated parapet of five feet or more, or the inclusion of a similar architectural feature.
[2] 
Buildings shall use parapets or mansard-type roof styles to conceal flat roofs, elevator and stair shafts, large vents, and rooftop equipment such as HVAC units along all roof edges.
(d) 
Building massing.
[1] 
Buildings shall be designed to achieve a fine-grained texture by dividing large facades into the appearance of several sections or smaller buildings to avoid the appearance of a large, monotonous building mass.
[2] 
Buildings must have at least a three-foot break in depth in all front facades for every 100 feet of continuous facade. Such breaks may be met through the use of bay windows, porches, porticos, building extensions, building recesses, balconies, towers, and other architectural treatments.
[3] 
In addition to the required three-foot break, building facades of 200 feet or more facing a street, surface parking lot, passenger train station, or walking area shall include design elements that will break up the facade, such as awnings, porches, canopies, towers, balconies, bays, gables, changes in materials, changes in facade treatments, etc.
(3) 
Parking design standards.
(a) 
Surface parking.
[1] 
Surface parking lots shall be located to the rear of principal buildings or to the side. Surface parking shall not be located between a building and a street.
[2] 
Surface parking shall not extend more than 70 feet in width along any street without being interrupted with a principal building.
[3] 
Parking lots visible from a street shall be continuously screened by a three-foot-high wall/fence or hedge. Parking lots adjacent to a residential use shall be continuously screened by a six-foot-high wall/fence or hedge. Screening shall also include street trees.
[4] 
Surface parking lots within a block in a TC development shall be interconnected by access driveways.
[5] 
Each lot created within a TC development shall provide cross-access easements for its parking areas and access driveways guaranteeing access to adjacent lots within the same block that are zoned TC. Interconnections shall be logically placed and easily identifiable to ensure convenient traffic flow.
(b) 
Structured parking.
[1] 
Except for their pedestrian and vehicular entrances, structured parking garages, or structured parking within a principal building that is located within 50 feet of a street curbline at street level, shall have office, entertainment, institutional, apartment lobby, retail, restaurant, or a related use in occupied space along 70% of the first floor of the structured parking that faces the street.
[2] 
Structured parking shall have design treatments such as colonnades, arcades, awnings, landscaping, street furniture, and other public amenities to create the appearance of an occupied building. Blank walls are not permitted.
[3] 
Cars shall be generally visually screened from the street through features such as grills, lattices, mock windows, louvers, false facades, etc. Such screening shall be in keeping with the rest of the building's architectural style and materials.
Illustration of Parking Requirements
(c) 
Access to off-street parking. When feasible, vehicular access to off-street parking facilities shall be from a street, alley, or driveway that has no retail or related uses facing this street or alley. When this is not feasible, access shall be located as far from retail or related uses' front facades as possible.
(4) 
Pedestrian design standards.
(a) 
Sidewalks, with a minimum unimpeded width of eight feet, are required along all street frontages with retail, restaurant, and related uses. Sidewalks with a minimum width of six feet are required along all street frontages with other uses.
(b) 
Sidewalks are required to connect the street frontage to all front building entrances, parking areas, plazas, and any other destination that generates pedestrian traffic. Sidewalks shall connect to existing sidewalks on abutting tracts and other nearby pedestrian destination points and transit stops.
(5) 
Open space and plaza design standards.
(a) 
Required open space areas shall only consist of plazas, central greens, playing fields, playing courts, playgrounds, trails, greenways with trails, pedestrian malls, promenades, picnic areas, and other similar types of usable public space, designed in accordance with the Lower Paxton Township Subdivision and Land Development Ordinance.[2]
[2]
Editor’s Note: See Ch. 180, Subdivision and Land Development.
(b) 
Required open space areas shall be designed as focal points within the development and shall make public access as easy and straightforward as possible. Public access shall be guaranteed to all required open space through a deed restriction or other means acceptable to the municipal governing body.
(c) 
Plazas shall meet the following requirements:
[1] 
TC developments shall provide one square foot of plaza area for every 40 square feet of gross building floor area; however, TC developments with less than 43,560 square feet of gross floor area are not required to provide any plaza area. Because of limits on the maximum size of plazas, more than one plaza area may be required in larger developments.
[2] 
Individual plazas shall be no smaller than 2,500 square feet and no larger than 40,000 square feet.
[3] 
Plazas shall be surrounded on all sides by either streets or the front facades of buildings. Perpendicular or angled parking spaces shall not abut plazas. When streets abut a plaza, the opposite side of the street from the plaza shall have building front facades rather than parking lots or open space facing the plaza.
[4] 
At least 25%, but no more than 80%, of the plaza shall be landscaped with trees, shrubs, and mixed plantings with year-round interest.
[5] 
Plazas shall be centrally located within the TC development and easily and conveniently accessible from all residential and nonresidential buildings. Plazas shall be integral to the development and designed as a focal point for the TC development.
Illustration of Plaza Designs
[6] 
The plaza shall not be used for parking, loading, or vehicular access, except emergency and maintenance vehicular access.
[7] 
Plazas shall include a defining central element, such as a large fountain, sculpture, gazebo, pond, or similar feature. They shall also be improved with a variety of other amenities, such as small fountains, public art, shade trees, trash containers, benches, decorative pedestrian lights, trellises, and/or other similar features. These improvements shall be provided in locations and amounts that are acceptable to the municipal governing body.
(6) 
Lighting standards.
(a) 
Adequate lighting for pedestrians and vehicles shall be provided in all areas open to the public.
(b) 
Lighting shall be shielded to meet the following requirements:
[1] 
No light shall shine directly from a light source onto the ground, into the windows, or onto improvements of an abutting property, although incidental light may be permitted to fall on abutting property. Such incidental lighting shall not exceed 1/2 an ISO footcandle at ground level on the abutting property.
[2] 
No light, except streetlights, shall shine directly onto public roads.
(c) 
Where the abutting property is residentially zoned and used, lighting shall meet the following requirements:
[1] 
Light fixtures shall be directed towards the proposed development and away from the abutting property.
[2] 
The light source itself must not be visible from the abutting residential property.
[3] 
Light fixtures shall be set back at least 20 feet from the property line.
[4] 
Light fixtures located within the building setback area that adjoins a residentially zoned and used property shall be no more than 10 feet in height.
(d) 
No parking lot lighting standard or building fixture designed to illuminate the ground shall exceed 18 feet in height from grade level, and no pedestrian lighting standard shall exceed 14 feet in height from grade level.
(7) 
Refuse area design standards.
(a) 
The storage of refuse shall be provided inside the building(s) or within an outdoor area enclosed by either walls or opaque fencing at least six feet in height. Any refuse area outside of the building shall be designed to be architecturally compatible with the building(s) and shall not be located in the front of the building.
(8) 
Screening design standards.
(a) 
All wall-mounted or ground-mounted mechanical, electrical, communication, and service equipment, including satellite dishes and vent pipes, shall be screened from public view by parapets, walls, fences, landscaping, or other approved means.
(b) 
Service and loading areas must be visually screened from streets and pedestrian ways and must be located to the side or rear of buildings.
(9) 
Outdoor dining design standards.
(a) 
Outdoor dining areas shall not impede pedestrian traffic flow. A minimum pathway of at least five feet free of obstacles shall be maintained.
(b) 
Advertising or promotional features shall be limited to umbrellas, a menu board, and canopies.
(10) 
Outdoor storage. Outdoor storage is not permitted.
F. 
Bonus provisions.
(1) 
TC developments with at least 15% of the development's commercial building floor area providing experiential commerce shall receive a FAR bonus of 0.5.
(2) 
TC developments which contain a regional attraction shall receive a FAR bonus of one.
(3) 
TC developments which construct a structured parking facility containing parking for 100 or more vehicles shall receive a FAR bonus of 1.25.
(4) 
TC developments with 80% green buildings, in accordance with one of the following definitions, shall receive a FAR bonus of 0.5:
(a) 
Green buildings shall include buildings that meet the silver or higher designation in the Leadership in Energy and Environmental Design (LEED) Program, as determined by the Green Building Certification Institute.
(b) 
Green buildings shall include buildings that meet any national, generally accepted certification that is equivalent to the LEED silver or higher designation.
G. 
Parking standards.
(1) 
Parking ratios. Any building or structure erected, altered, or used, and any lot used or occupied for any of the following purposes, shall be provided with the maximum or minimum (specific to the use) number of parking spaces set forth below, except as adjusted for shared parking or on-street parking.
(2) 
All parking spaces must be on existing property or adjacent lots not separated by a street.
Use
Minimum Requirement
Maximum Requirement
Retail commercial sales, excluding drive through facilities
2 spaces/1,000 square feet (SF) gross floor area (GFA)
Restaurants and other food or beverage establishments, excluding drive through facilities
1 per 75 sq ft. with no additional parking for employees
Professional, administrative, and/or business offices
2 spaces/1,000 SF GFA
Convention centers, meeting facilities, banquet halls
1 space per every 4 persons of seating capacity
Banks or financial institutions, excluding drive through facilities
2 spaces/1,000 SF GFA
Hotels
1 space/room (plus 50% of restaurant requirement if applicable)
Bed and breakfast facilities
1 space/room (plus 50% of restaurant requirement if applicable)
Museums
1 space per 450 square feet of gross floor area
Theaters
1 space/4 seats max. occupancy
Schools
1/7 students design capacity
Day care centers
1/5 students design capacity
Post offices
1 space per 450 square feet of gross floor area
Community centers
1 space/4 seats max. occupancy
Libraries
1 space/4 seats max. occupancy
Personal service businesses
2 spaces/1,000 SF GFA
Studios or galleries for dance, music, fitness, art, or photography
1 per 4 persons of maximum capacity of all facilities
Bowling alley/racquet sports/health club
1 per 4 persons of maximum capacity of all facilities
Transit facilities
1 space per 3 employees on the largest shift
Apartment units
1.5 space per unit
Townhouses
1.25 spaces per unit
(3) 
Exception for parking spaces located above or below ground. Any parking located in a facility (parking structure) which is located above or below grade is not subject to restrictions or provisions identified in the minimum or maximum parking ratio requirements.
(4) 
The Township Supervisors may allow installation of additional parking spaces when there is evidence of a continued overflow of parking as installed by the applicant. Evidence may consist of, and not be limited to, the following: provide information that the employees and/or patrons will utilize public transportation services or other modes of transportation which are not related to the use of an automobile, documentation of observations or surveys of actual parking situations of same uses at similar locations, etc.
(5) 
Shared parking.
(a) 
The parking spaces required in the above standards may be reduced when two or more establishments share the same parking area, whether on the same lot or on abutting lots, subject to the following conditions:
[1] 
That some portion of the shared off-street parking area lies within 1,000 feet of an entrance, regularly used by patrons, into the buildings served by the shared parking facilities.
[2] 
That access and parking easements are prepared and recorded for each property affected by the shared parking.
[3] 
All shared parking shall consider safety, accessibility and convenience for the pedestrian traveling between the points of destinations.
(6) 
On-street parking. On-street parking spaces within a development may be counted towards the amount of required parking.
H. 
Streetscaping standards.
(1) 
Sidewalks and crosswalks.
(a) 
Sidewalks are required along all street frontages, alleys, and internal driveways. Sidewalks along alleys may be waived if an applicant can demonstrate that these areas are not anticipated to have pedestrians. Sidewalks shall meet the following width requirements:
[1] 
In areas that predominantly consist of retail, restaurant, and related uses on the ground floor of buildings, sidewalks shall have a minimum unimpeded width of eight feet.
[2] 
In all other areas, sidewalks shall have a minimum unimpeded width of six feet.
(b) 
Sidewalks shall be constructed of durable, attractive materials like brick, stone, or high-quality concrete accented with pavers. Sidewalk materials shall be continued across curb cuts when possible.
(c) 
Arterial streets shall be separated from sidewalks by a six-foot-wide landscaped strip, decorative verge area, or expanded sidewalk area, so as to allow for street trees and to buffer pedestrians from automobile traffic. All other streets shall be separated from sidewalks by a four-foot-wide landscaped strip, decorative verge area, or expanded sidewalk area.
(d) 
Sidewalks shall be required to connect the street frontage to all front building entrances, parking areas, plazas, other usable open space areas, and any other destination that generates pedestrian traffic. Sidewalks shall connect to existing sidewalks on abutting tracts and other nearby pedestrian destinations and/or transit facilities.
(e) 
All sidewalks shall have accessibility ramps and shall comply with the regulations of the Americans with Disabilities Act.[3]
[3]
Editor’s Note: See 42 U.S.C.A. § 12101 et seq.
(f) 
Crosswalks not more than 10 feet and not less than six feet wide shall be required at all street intersections and wherever necessary to provide safe pedestrian access to buildings, open space areas, and public transit facilities.
(g) 
Crosswalks shall be constructed of inlaid thermal plastic, patterned surface dressing, or stone/brick/concrete pavers that make them easy to view and distinguish from the rest of the roadway. Crosswalk borders shall be highlighted with white lines at least six inches in width. Minor streets within the development may have painted white crosswalks.
(2) 
Traffic calming devices.
(a) 
Curb extensions/bulb-outs.
[1] 
Curb extensions/bulb-outs narrow the street cartway at intersections and midblock locations to make pedestrian crossings shorter and/or reduce the perceived width of long, straight streets.
[2] 
Curb extensions/bump-outs shall extend at least six feet from the rest of the curbline into the street.
[3] 
Curb extensions/bump-outs shall be at least 15 feet in length.
[4] 
Curb extensions/bump-outs must leave at least 20 feet of cartway for travel lanes on arterial streets, and 18 feet of cartway on all other streets.
(b) 
Raised median islands.
[1] 
Raised median islands are narrow islands between travel lanes that are designed with breaks in landscaping and curbing for pedestrians.
[2] 
Raised median islands shall be at least six feet wide; however, the municipal governing body may allow this width to be reduced to four feet when existing street cartway and sidewalk widths warrant a narrower width.
[3] 
Raised median islands shall be a minimum of 20 feet in length; however, the municipal governing body may allow this length to be reduced to 12 feet when a longer length would interfere with a driveway.
[4] 
Portions of raised median islands not used for sidewalk area shall be landscaped.
(c) 
Traffic circles.
[1] 
Traffic circles are raised islands located in the center of an unsignalized intersection.
[2] 
Traffic circles shall be designed to give vehicles adequate turning radii within the intersection, with all traffic negotiating the circle and circulating in a counterclockwise direction.
[3] 
The diameter of traffic circles may not be less than 13 feet.
[4] 
At least 16 feet of street width must be located between the traffic circle and the closest curbline.
[5] 
Traffic circles shall be designed with mountable curbs.
[6] 
Traffic circles shall be landscaped.
[7] 
A plaza may be contained within a traffic circle.
(d) 
Speed humps.
[1] 
Speed humps are raised, elongated surfaces on the roadway designed to slow traffic.
[2] 
Speed humps shall be three to four inches in height.
[3] 
Speed humps shall be at least 14 feet in length.
[4] 
Speed humps shall be constructed across the cartway, from curb to curb.
[5] 
Speed humps shall have a parabolic cross-section.
[6] 
Speed humps are only allowed on local streets with a grade of less than 8%. They are not permitted on collector or arterial streets.
(e) 
Speed tables.
[1] 
Speed tables are raised, flat-topped surfaces on roadways, often built with brick or other textured materials on the flat section.
[2] 
Speed tables shall be three to four inches in height.
[3] 
Speed tables shall have a total length of 22 feet, with six-foot ramps on each end and a flat 10-foot section in the middle.
[4] 
Speed tables shall be built from curb to curb.
[5] 
Speed tables shall not be installed on arterial streets.
(f) 
Raised crosswalks.
[1] 
Raised crosswalks are marked and elevated pedestrian areas that are an extension of the sidewalk at midblock locations or intersections.
[2] 
Raised crosswalks shall be three to six inches in height.
[3] 
The ramps on each side of the crosswalk shall have a grade of 4% to 8%.
[4] 
The flat area of the crosswalk shall be at least 10 feet in width.
[5] 
Raised crosswalks shall be installed curb to curb.
[6] 
Raised crosswalks shall not be installed on arterial streets.
(g) 
Raised intersections.
[1] 
Raised intersections are intersections, including crosswalks, that are raised above the street cartway level.
[2] 
Raised intersections shall be three to six inches in height.
[3] 
The ramps on each side of the raised intersection shall have a grade of 4% to 8%.
[4] 
Raised intersections shall cover the whole intersection, including crosswalk areas.
[5] 
Raised intersections shall not be installed on arterial streets.
(3) 
Street furniture and streetscape elements.
(a) 
Street furniture shall be provided and include (though not be limited to) benches, trash and recycling receptacles, planters, and bike racks. Street furniture shall be decorative, functional, and properly scaled to the space.
(b) 
Street furniture shall be provided to the municipal governing body's specifications on style and/or color, and shall be given final approval by the municipal governing body.
(c) 
Street furniture shall be properly maintained by the property owner and be constructed of durable materials such as cast iron, aluminum, stainless steel, or similar materials.
(d) 
All furniture and streetscape items shall be offset from the curb by a minimum of 1.5 feet to avoid car door obstruction. Furniture intended for seating shall be set back from the curb by a minimum of five feet from arterial roads without on-street parking.
(e) 
A minimum of five linear feet of seating, such as a bench or a cluster of chairs, shall be provided for every 1,000 square feet of plaza area on public or private land. Areas seating at least four people at a time shall be provided at the rate of one per block face, outside of plaza areas.
(f) 
Between two and four paired trash and recycling receptacles shall be placed along each block face with more than 40,000 square feet of commercial uses, one pair at each end of the block and additional receptacles spaced evenly between. A minimum of one additional trash receptacle shall be provided for each 5,000 square feet of public open space.
(g) 
Sidewalk-mounted trash receptacles shall have at least three feet clear on all sides from any standing object, including, but not limited to, parking meters, lights, and sign posts.
(h) 
One drinking fountain shall be provided for each 10,000 square feet of usable public open space.
(i) 
Freestanding planters and protective devices, such as bollards, shall be installed between sidewalks and adjacent vehicular traffic to help shape the pedestrian environment.
(j) 
All new retail and office development shall provide a minimum of one bicycle parking rack per 20,000 square feet of gross floor area or fraction thereof. A minimum of one bicycle parking rack shall be provided for every 10,000 square feet of public open space.
(k) 
Bicycle racks shall be located in highly visible, well-lit areas near building entrances; bicycle parking areas shall not obstruct walkways. Bicycle parking may be provided within a building, but the location must be easily accessible for bicyclists. Establishments that provide internal bicycle parking may also want to consider providing lockers and shower facilities to encourage employees to bike to work.
(4) 
Site and streetscape lighting.
(a) 
Applications for development in the TC District shall include a lighting plan.
(b) 
Lighting that is oriented for vehicles shall be generally spaced at 100 to 120 feet on center in a staggered pattern.
(c) 
Pedestrian-oriented streetlights shall be provided and spaced at 40 to 60 feet on center, paired across the street or, 80 to 120 feet on center in a staggered pattern. They should be centered on a line 20 inches from the face of curb.
(d) 
With approval from the Board of Supervisors, these spacing guidelines may be modified to meet minimum safety standards and provide a logical rhythm or cadence. Minor adjustments may be necessary to avoid utilities, vaults, and other conditions.
(e) 
Public areas and open spaces shall be lit for safety and ease of visibility.
(f) 
Lighting fixtures and luminaires, both pole-mounted and building-mounted, shall be consistent and/or compatible with any existing light fixtures, and the Board of Supervisors shall have final approval over the style and placement of all lighting fixtures.
(g) 
Light fixtures shall be constructed of durable, attractive materials and be easy to maintain. Light poles be constructed of durable materials such as cast iron, aluminum, stainless steel, or similar materials.
(h) 
Where the abutting property is residentially zoned or used, nonresidential uses shall direct light fixtures toward the proposed development and shield the residential properties from direct lighting or glare. The light source itself must not be visible from the abutting residential property.
(i) 
No streamers or festoon lighting, comprising a group of incandescent light bulbs, shall be hung or strung on a building or any other structure.
(j) 
No flashing or intermittent or moving lights, including lights on signs, shall be permitted.
I. 
Usable open space standards. The following requirements apply to all proposed usable open space in Towne Centre developments.
(1) 
General usable open space standards.
(a) 
Usable open space areas shall be focal points of the community and key public assets. These areas must be visible and accessible from a public walkway or sidewalk, and shall not be in utility areas, stormwater management areas, or behind buildings.
(b) 
At the discretion of the Township, stormwater management ponds may be used as usable open space areas when these ponds (when permanently containing water) function as a focal point such as by installation of a fountain centered in the pond and equal in height to 1/2 the diameter of the pond or greater.
(c) 
Usable open space areas shall be located within 200 feet of an adequate parking area for the open space area or within 200 feet of a public street.
(d) 
Usable open space areas shall connect to outdoor cafes, restaurants or building entrances and have maximum direct sunlight. Necessary shade shall be provided by trees, canopies, trellises, building walls or tables with umbrellas.
(e) 
Usable open space areas shall be generally flat and unconstrained, and at grade with sidewalks whenever possible. At most, a three-foot differential between the sidewalk and the space may be allowed for physical definition of space.
(f) 
Trails, paths, and sidewalks shall be clearly marked and separated from vehicular travel ways and shall connect to the sidewalk system.
(g) 
No parking, loading or vehicular access is allowed in or on the open space, other than for emergency or maintenance vehicles.
(h) 
The applicant must submit a maintenance plan describing how improvements will be managed and maintained. The responsibility for maintenance shall rest with the owner of the property.
(i) 
Usable open space areas shall be deed restricted to permanently preserve the area and to guarantee permanent public access.
(2) 
Specific open space standards.
(a) 
Central greens.
[1] 
Buildings abutting central greens shall have entrances facing the central greens.
[2] 
Central greens shall be surrounded on all sides by either streets or the front facades of buildings, with at least 45% of their perimeter surrounded by public streets.
[3] 
Central greens shall contain both open grassed areas and more formally landscaped areas, as well as pedestrian facilities, such as sidewalks, paths, benches, or gazebos. At least 60% of any central green shall be landscaped with trees, vines, shrubs and seasonal flowers, as well as lawn area around these features.
[4] 
Central greens shall also include central public amenities, such as (but not limited to) a water feature, fountain, gazebo, band shell, sculpture, play sculpture, etc.
[5] 
Central greens shall be at least 10,000 square feet in size but no greater than 40,000 square feet.
(3) 
Trails or greenways with trails.
(a) 
To the maximum extent feasible, trails and greenways with trails shall be installed in areas where significant natural and scenic resources exist on a site.
(b) 
Trails shall be located in prominent areas with visual interest. The primary portion of trails and area of greenways shall not be constructed along private yards (unless separated by a fence and/or safety buffer), public or private streets or rights-of-way, parking areas and driveways, or stormwater detention facilities.
(c) 
Trails or greenways with trails must be at least 1/2 mile in length, must directly connect with an existing trail that is at least 1/2 mile in length, or must provide a critical link in a future trail shown in the municipality's open space plan. Trails or greenways shall also directly connect with the development's retail area via a sidewalk connection or pathway.
(d) 
Trails that are multiuse shall be at least 10 feet wide with an aggregate six-foot-wide shoulder and shall be constructed of macadam or a similar quality material. Pathways shall be at least five feet wide. The entire trail corridor shall be a minimum of 30 feet in width.
(e) 
A corridor up to 30 feet wide containing the trail or greenway with trail shall be considered usable open space and shall count toward fulfilling the requirements of the TC District.
(4) 
Picnic areas.
(a) 
Picnic areas shall be located adjacent to playground areas, trails, greenways with trails, playing fields, playing courts, and scenic resources at appropriate and convenient spots.
(b) 
Picnic areas shall be used only during daylight hours; no lighting shall be installed.
(c) 
At least two picnic tables shall be provided for each picnic area.
(d) 
Adequate refuse and recycling containers shall be provided.
(e) 
Shelters and/or shade trees and other landscaping shall be provided at all picnic areas.
(f) 
Two trees of at least two-inch caliper shall be provided for every 1,000 square feet of picnic area.
(g) 
Gazebo or picnic-type shelters may be used in addition to, but not in exchange for, any landscaping requirements.
(h) 
Picnic areas shall be at least 3,000 square feet in size, and at least 30 feet wide.
(i) 
Picnic tables shall be set back at least 10 feet from lot lines, 10 feet from the ultimate right-of-way of local access streets, and 25 feet from the ultimate right-of-way of collector or arterial streets.
(5) 
Playgrounds.
(a) 
Playgrounds shall include structured play equipment designed for the use and enjoyment of children.
(b) 
Playgrounds shall be used only during daylight hours; no lighting shall be installed.
(c) 
Sitting areas, including benches, shall be provided for the convenience of persons supervising children.
(d) 
Two trees of at least two-inch caliper shall be provided for every 1,000 square feet of playground area; gazebo or picnic-type shelters may be used instead of half the required shade trees.
(e) 
When a playground is placed adjacent to playing fields, practical measures, such as fencing and orientation of facilities, shall be used to reduce hazards, especially from balls, frisbees, or other flying objects.
(f) 
Playgrounds shall be at least 2,500 square feet in size (within any fenced areas) and 35 feet wide.
(g) 
Playground equipment shall be set back at least 10 feet from lot lines, 10 feet from the ultimate right-of-way of local access streets, and 100 feet from the ultimate right-of-way of collector or arterial streets.
(h) 
Playgrounds shall be located within residential areas and shall be easily visible from the street.
(6) 
Playing fields.
(a) 
Playing fields shall be used only during daylight hours; no lighting shall be installed.
(b) 
Playing fields shall consist of a lawn area, unobstructed by trees, shrubs, benches, and other playground equipment. Applicants shall locate trees and shrubs at the perimeter of playing fields to define their limits, enhance their appearance, and filter noise that may be generated by any activities.
(c) 
Playing fields shall be gently sloped, not less than 1% nor more than 3% grade, and shall be well drained so as to be suitable for use in good weather.
(d) 
Playing fields may be fenced and sitting areas may be provided along the perimeter if desired by the applicant.
(e) 
Playing fields shall be at least 8,000 square feet in size with a minimum width of 80 feet.
(f) 
The minimum setbacks to the edge of a playing field shall be at least 50 feet from any dwelling unit. The minimum setback from the ultimate right-of-way of streets shall be 25 feet from local access streets, and 50 feet from collector or arterial streets.
(g) 
Playing fields shall be located in residential areas or near the edges of a TC development.
(7) 
Playing courts.
(a) 
Playing courts shall be constructed in accordance with specifications approved by the Municipal Engineer and shall be oriented in a north south direction.
(b) 
Minimum dimensional standards shall be as follows:
[1] 
For court areas of standard size:
[a] 
Tennis courts shall be a minimum of 60 feet by 120 feet.
[b] 
Basketball courts shall be a minimum of 70 feet by 104 feet.
[2] 
These standards can be divided accordingly to allow for half-court areas.
[3] 
Minimum setbacks to the edge of paving:
[a] 
From any dwelling unit: 50 feet.
[b] 
From the ultimate right-of-way of streets: 25 feet from local access streets; 50 feet from collector or arterial streets.
[c] 
From any lot line: 15 feet.
(c) 
Tennis courts shall be fenced around the entire perimeter with minimum 10-foot-high fencing.
(d) 
Basketball courts shall be fenced with minimum six-foot-high fencing under the following conditions:
[1] 
When the edge of the pavement is less than 30 feet from a lot line, that edge shall be fenced.
[2] 
When the edge of the pavement is less than 30 feet from an area sloping steeply downward from the court, the edge shall be fenced.
(e) 
Lighting may be provided for nighttime use of courts, so arranged that no glare affects abutting residences on nearby streets, on a demand-activated basis, until no later than 10:00 p.m.
(f) 
Landscaping shall be provided along the exterior perimeter of the playing courts, outside of the fenced-in area if applicable. Up to 50% of the landscaped area may be planted with shrubs, and one tree of at least two-inch caliper shall be planted for every 200 square feet of planting area. In addition to any required trees and shrubs, all of the landscaped area shall be covered with grass, organic mulch, or live ground cover.
(g) 
Playing courts shall be placed at convenient locations within residential and/or retail areas and may be used as a transitional use between more naturalized open space areas.
(8) 
Pedestrian malls or promenades.
(a) 
Pedestrian malls or promenades shall be developed within the equivalent of a street right-of-way, with a minimum 50-foot right-of-way width. Buildings shall be set back from the right-of-way area the same distance as from a street. The pedestrian mall shall intersect a public street in the same manner that a street would.
(b) 
Except for landscaping, pedestrian paving shall cover the entire right-of-way. Paving shall be enhanced, decorative paving and not asphalt.
(c) 
Paving sections shall be designed to accommodate emergency as well as delivery vehicles. Necessary clear zones shall also be kept so that vehicles may access the buildings. Deliveries shall be restricted to hours when the pedestrian mall is not open to the public.
(d) 
Loading dock entries shall not face onto pedestrian malls.
(e) 
Seating areas, which may include benches or seats grouped around or attached to a table, must be provided along each block face at a rate of five linear feet of seating for each 300 linear feet of pedestrian mall.
(f) 
Landscaping shall be provided throughout pedestrian malls or promenades and shall comprise at least 25% of the pedestrian area. Up to 50% of the landscaped area may be planted with shrubs or flowers in planters and pots. Additionally, one tree of at least two-inch caliper shall be planted for every 500 square feet of planting area. In addition to any required trees and shrubs, the landscaped area shall be covered with grass, organic mulch, or live ground cover where appropriate.
(g) 
Between two and four paired trash and recycling receptacles shall be placed along each block face with more than 40,000 square feet of building area.

§ 203-310 Optional transfer of development rights ("TDR").

A. 
Purposes. In addition to serving the overall purposes of this chapter, this section is intended to:
(1) 
Encourage the permanent preservation of important farmland and environmentally sensitive areas;
(2) 
Direct growth to locations where public water and sewerage services are available; and
(3) 
Provide a voluntary method for landowners to be compensated by the free market to preserve their land.
B. 
Applicability.
(1) 
The transfer of development rights shall only officially occur at the time of final approval of a subdivision or land development plan or a conditional use approval. The approval of a preliminary plan shall be conditioned upon compliance with this section. As part of a preliminary and final plan application, the applicant shall present a draft conservation easement on the "sending property" and a written, signed and notarized agreement by the owner of the "sending property" acknowledging and agreeing to the application.
(2) 
The conservation easement shall be drafted so that it is binding if the "receiving property" is granted final subdivision or land development plan approval. The conservation easement shall be recorded at the same time as, or prior to, the final plan for the receiving property.
(a) 
If a final plan is recorded in phases, then the conservation easement may be recorded in corresponding phases.
(3) 
The form of the conservation easement shall be acceptable to the Board of Supervisors, based upon review by the Township Solicitor and Planning Commission. The term "conservation easement" shall include, but not be limited to, an agricultural conservation easement. In the case of agricultural land, the standard language for an agricultural conservation easement used by the County Agricultural Land Preservation Board may be utilized.
(4) 
A sending property shall be within the CO or AR District. A sending property shall have a minimum lot area of 10 acres.
(5) 
A receiving property shall be within the R-1 or R-2 District.
(6) 
The owners of the sending and receiving properties shall voluntarily commit to participate in the transfer of development rights. Once such conservation easement is established, it shall be binding upon all current and future owners of the sending property. The applicant for the receiving property is responsible to negotiate with, and pay compensation to, the owner of the sending property for the conservation easement. Such transaction shall occur privately, and the value shall be determined by the private market. The Township is under no obligation to pay the owner of the sending property, unless the Township purchases the development rights.
(7) 
Donations or intermediaries. The right to develop a sending property may be purchased by or donated to the Township, a Township Authority, the county or an established incorporated nonprofit organization whose mission includes preservation of agricultural land or natural features. A permanent conservation easement shall be established on the sending property at the time of such purchase or donation. In such case, the right to develop such dwelling units may be held for a maximum of 10 years, before being used on a receiving property(ies).
C. 
Determination of density.
(1) 
Yield plans shall be presented by the applicant. One yield plan shall be presented for the receiving property and one for the sending property. Such yield plans shall be a level of detail typically found in a sketch plan, including showing potential lots and roads, steep slopes, 100-year floodplains and suspected wetlands. Such yield plans shall estimate the number of new dwelling units that could be lawfully constructed on each property under Township regulations without any transfer of development rights. Detailed septic perc tests are not required for such sketches, but new septic systems shall not be assumed to be possible in areas with severe soil and slope limitations.
(2) 
Such yield plans shall be reviewed by the Zoning Officer, with advice by the Township Engineer, to determine whether each represents a reasonably accurate estimate of the number of dwelling units possible on each site, both physically and legally. If such estimates are determined to not be accurate, the applicant shall be required by the Zoning Officer to revise such yield plan until it is accurate.
(3) 
Based upon the yield plans, permission to develop the allowed number of dwelling units may be transferred from the sending property to the receiving property.
(a) 
For each dwelling unit that would have otherwise been allowed on the sending property, one additional dwelling unit may be approved on the receiving property.
(b) 
If one or more lots each include less than one acre of lot area and are not served by Township-approved central sewage service, such lots shall not be used to transfer density.
(c) 
If, for example, the yield plan determines that 10 new dwelling units would be allowed under current zoning on the sending property, and the sending property will be preserved by a conservation easement, then the right to develop 10 additional dwelling units shall be transferred to the receiving property.
(d) 
The development of the receiving property shall still comply with all other requirements of this chapter, except for the maximum density, which shall be regulated by this section.
(4) 
A partial transfer of the allowed dwelling units shall also be allowed, depending upon the amount of land affected by the permanent conservation easement.
(a) 
For example, if under current zoning, five dwelling units would be possible on the western portion of a lot and six dwelling units on the eastern portion, the owner may choose to transfer the right to develop five dwelling units by placing a permanent conservation easement on the western portion. The owner would then still have the right to develop the eastern portion under the zoning in effect at the time of a future development application for that eastern portion.
(b) 
If only a portion of a lot would be affected by the conservation easement, the applicant shall prove that the conservation easement would permanently preserve a contiguous area of rectangular (or similar regular) shape that would relate to the number of dwelling units that would otherwise be allowed on such portion of the lot.
(c) 
Where a conservation easement would be established in phases over time, each phase shall be contiguous with a previous conservation easement, unless the applicant proves to the satisfaction of the Board of Supervisors that there is a valid public purpose for the easement to not be contiguous.
(5) 
The receiving property shall be permitted to include the increased total number of dwelling units above the number that would otherwise be permitted, as approved by the Township based upon the yield plan.
(6) 
The development of the receiving property shall comply with all other requirements of this chapter, except that the following requirements shall be reduced, provided the maximum overall density for the TDR is not exceeded:
(a) 
For a receiving property within the R-1 District, for single-family detached dwellings, a minimum lot area of 12,000 square feet and the minimum lot width shall be 90 feet shall apply, provided both central sewage and central water services are provided.
(b) 
For a receiving property within the R-2 District, for a single-family detached dwelling, the minimum lot area shall be reduced to 8,000 square feet, and the minimum lot width may be reduced to 60 feet.
(c) 
For a receiving property within the R-2 District, for other allowed dwelling types, the minimum average lot area per dwelling unit shall be reduced to 6,000 square feet.
(7) 
Utilities. To receive a transfer of development rights, any lot that includes less than one acre per dwelling unit on receiving property shall be served by Township-approved central sanitary sewerage service and central water service.
(8) 
The transfer of development rights shall not be combined with reduced lot sizes other incentives concerning open space development or traditional neighborhood development.
D. 
Once a conservation easement is established under a transfer of development rights, it shall be permanent, regardless of whether the receiving property is developed. The approval to develop the receiving property in a higher density shall be treated in the same manner as any other final subdivision or land development approval. The Board of Supervisors may extend time limits to compete the development of the receiving property in response to a written request.
(1) 
If an approved development on the receiving property is not completed, the Township may allow a new development application to be submitted to use such transferred number of dwelling units on the same area of land. In such case, the number of additional dwelling units that would be allowed under the Township ordinances in effect at the time of the new development.

§ 203-311 Additional requirements in the V Village District.

A. 
Purposes. The V District is intended to serve the following purposes, in addition to purposes described in the Comprehensive Plan and the overall objectives of this chapter:
(1) 
To promote traditional neighborhood development in village areas, particularly to protect significant historic resources in accordance with the traditional neighborhood development provisions of the Pennsylvania Municipalities Planning Code,[1] which purposes are hereby included by reference;
[1]
Editor’s Note: See 53 P.S. § 10101 et seq.
(2) 
To create traditional neighborhood development that regulates new development and infill development where existing uses and structures may be incorporated into existing development;
(3) 
To promote the historic integrity of village areas;
(4) 
To develop and redevelop in a manner generally consistent with historic development patterns and existing character of village areas;
(5) 
To uphold the design principles of traditional neighborhood development;
(6) 
To promote the use, reuse, and renovation of existing structures;
(7) 
To preserve the look and feel of existing village characteristics, which may include a centrally located village square, greenspaces, commercial enterprises, public buildings, residences, and facilities for social activity, recreation and community functions;
(8) 
To encourage a livable neighborhood with a fully integrated, mixed use, pedestrian-oriented community;
(9) 
To provide for adequate and safe circulation patterns for pedestrians, bicyclists, motor vehicle traffic, and other modes of transportation through village areas;
(10) 
To foster a sense of place and community by providing a setting that encourages the natural intermingling of everyday uses and activities within a recognizable community;
(11) 
To support and enhance the economic viability of village areas;
(12) 
To encourage off-street community parking areas located on small vacant lots and parcels adjacent to alleys, based upon site and land development plan approvals;
(13) 
To protect natural, historic, and cultural resources of village areas through regulation of the use of land;
(14) 
To encourage a variety of architectural features and building materials to give each building or group of buildings a distinct character; and To develop compactly in ways that are designed for the human scale, including sensitivity to walking distances, the height of buildings, the design of streetlights and signs, sidewalks, and other features that preserve the look and feel of village areas as seen from public view.
B. 
Dimensional standards.
(1) 
Lot area: 6,000 square feet minimum.
(2) 
Lot access. Each lot shall front on a public street, not including an alley. The Township may establish minimum cartway and pavement standards for abutting segments of an alley.
(3) 
Minimum lot width: 50 feet measured at front lot line. The minimum lot width shall be 45 feet per dwelling unit for a single-family semidetached dwelling.
(4) 
Minimum lot depth: 120 feet measured at the side lot line.
(5) 
Setbacks. The following minimum setbacks shall apply:
(a) 
Front yard setback: 15 feet, 10 feet of which may be occupied by an unenclosed front porch, which may be covered by a roof. Where the majority of principal buildings on a block along a public street have a certain predominant front yard setback, then any new principal building shall be constructed with a setback that is not more than 10 feet greater than such predominant front yard setback.
(b) 
Rear yard setback: 30 feet, except five feet from an alley for a storage building or vehicle garage that is accessory to a dwelling.
(c) 
Side yard setback: five feet, except 10 feet for a new principal nonresidential building from a lot line of a lot occupied by a principal dwelling.
(6) 
Maximum impervious surface per lot: 80%, except 65% if the lot does not include a principal nonresidential use.
(7) 
Height regulations:
(a) 
Minimum height. The height of a principal building or structure shall not be less than 22 feet. There shall be no minimum height for accessory buildings or structures.
(b) 
Maximum height:
[1] 
No principal building or structure shall be erected to a height greater than 35 feet.
[2] 
No accessory building or structure shall be erected to a height greater than 20 feet.
[3] 
Exceptions to maximum height include steeples of places of worship, cupolas, flagpoles, or other appurtenances usually required to be placed above the roof line, and not intended for human occupancy, provided that the height of the appurtenance shall not exceed a maximum of 20 feet over the building height.
(c) 
All principal buildings shall be at least two stories and no more than three stories in height.
(8) 
Building area:
(a) 
No single use shall exceed a gross floor area per floor of 3,500 square feet.
(b) 
No building or structure shall exceed a total gross floor area of 5,000 square feet, unless otherwise specified herein.
C. 
Parking and access.
(1) 
If a public alley or a non-through-street borders any portion of the lot, then any new vehicle access to the lot shall be from the public alley or non-through street, unless existing conditions prohibit safe access from any public alley and any non-through street.
(2) 
Parking spaces shall be located to meet the following requirements:
(a) 
All uses shall provide parking on the same lot with the principal use that the parking serves or off-premises within 500 lineal feet of the lot. When the off-premises parking option is taken, it shall be met in one or more of the following ways:
[1] 
On-street: Parking spaces along the street frontage of the lot, except where there are driveway curb cuts, may be counted toward the minimum number of parking spaces required for the use on that lot.
[2] 
Parking lot:
[a] 
Parking for two or more private uses in an off-street parking lot, if the total number of spaces provided is not less than the sum of the spaces required for each use individually.
[b] 
However, the number of spaces required in a common parking lot may be reduced below this total if approved under § 203-903F.
[3] 
Fee-in-lieu:
[a] 
Fees-in-lieu of providing a certain number of the required offstreet parking spaces may be allowed, as provided in this section. A fee-in-lieu of parking shall only be allowed where additional parking is required because of a new building or building addition or change in use and the additional spaces cannot feasibly be provided on the lot.
[b] 
Fee-in-lieu of parking shall be subject to such reasonable operations and maintenance fees as may be assessed for community lots.
[c] 
Fee-in-lieu of parking shall be permitted under the following provisions:
[i] 
If this option is chosen, the applicant must: provide at least two of the required parking spaces on-site; and provide a minimum of 50% of the total required off-street parking spaces in a manner that does not use the fee-in-lieu of parking option.
[ii] 
The Board of Supervisors, upon written application, may permit the payment of a fee by the applicant in lieu of the applicant's providing such required off-street parking within the V District.
[iii] 
The fee to be charged shall be a fee per space in accordance with the fee schedule adopted through resolution by the Board of Supervisors and on file at the administrative offices of the Township and payable in accordance with the administrative policies established by the Board of Supervisors. If a fee schedule has not been established for such fee, then the fee shall be $3,000 per parking space.
[iv] 
All fees collected hereunder and all interest earned thereon shall be placed in the Parking Facilities Fund to be established by the Board of Supervisors, and such funds shall be used only for studies relating to parking and parking facilities, the acquisition and/or lease of land for improvement or maintenance of municipally operated offstreet parking facilities.
[v] 
Such collected fees shall be expended for the purposes set forth herein within 10 years of the receipt thereof.
(3) 
Off-street parking lots shall be located to the side or rear of buildings and shall not be located within the front yard. Side yard parking shall be designed so that parking spaces do not protrude into the front yard.
(4) 
Reduction of impervious surfaces through the use of interlocking pavers, or other pervious or semipervious materials is strongly encouraged for areas, such as community parking lots and parking areas for periodic uses in accordance with Chapter 170, Stormwater Management, Drainage and Erosion Control.
D. 
Village design standards.
(1) 
Design and construction of new buildings and structures, alterations to existing buildings and structures, and demolition of buildings and structures shall be completed in a manner consistent with the preservation of the character of a village and shall meet the following requirements.
(a) 
Principal buildings shall be located to have their front facade facing towards a public street. A principal building shall not be oriented to front toward a parking lot.
(b) 
No drive-through service or drive-in facilities shall be permitted.
(c) 
Outdoor lighting:
[1] 
Lighting on pole fixtures shall not exceed 16 feet in height.
[2] 
The maximum maintained illumination average shall not exceed 5.0 footcandles for nonresidential sites and 2.0 footcandles for residential sites. The minimum maintained illumination average shall not be less than 2.0 footcandles for nonresidential sites and 0.5 footcandle for residential sites.
[3] 
The maximum permitted illumination at the property line for nonresidential uses that are located adjacent to other nonresidential uses shall not exceed 0.5 footcandle. All other uses, including nonresidential uses adjacent to residential uses, shall not exceed 0.2 footcandle as measured at ground level.
[4] 
Exterior lighting shall be recessed and shielded at the top and sides to:
[a] 
Prevent light shining beyond the lot lines onto adjacent properties or public ways.
[b] 
Direct light downward or otherwise angled in order to prevent glare and overhead sky glow.
[5] 
Lighting from all fixtures, including internally illuminated signs that are to remain illuminated during nonoperating hours shall be reduced by at least 75% of the lighting level used during hours of operation; provided that such reduction shall not apply to residential uses.
(d) 
Outdoor storage and display:
[1] 
Outdoor storage and display area, when accessory to a permitted use, shall be regulated as follows:
[a] 
Outdoor storage or display shall not occupy any part of the street right-of-way and no other area intended or designed for pedestrian use or required parking area;
[b] 
Outdoor storage, excluding display, shall be shielded from view from the public streets and adjacent residential uses, and shall not be located in the required front yard; and
[c] 
Outdoor display shall only be permitted during business hours of operation. There shall be no overnight outdoor display of goods or services.
[2] 
Maximum areas:
[a] 
Outdoor display areas shall not exceed 300 square feet.
[b] 
Outdoor storage areas shall not exceed an area of 25% of the total lot size.
(e) 
Restaurant outdoor seating area: outdoor customer seating areas shall be permitted as additional restaurant seating, provided the following standards are met:
[1] 
Outdoor customer seating areas shall include, but not be limited to, patios, decks, terraces, and porches;
[2] 
Outdoor customer seating areas shall not exceed 600 square feet; and
[3] 
Restaurant parking requirements shall include outdoor customer seating in the calculation for the total number of parking spaces required in accordance with Article IX.
(f) 
Fences, walls and hedges: All fences, walls, and continuous hedges shall conform to the following standards in addition to § 203-511.
[1] 
Chain-link and solid fences are prohibited between a street and the front wall of the principal building;
[2] 
Fences, walls, and continuous hedges within the area between the street frontage right-of-way and the building or structure may not exceed 42 inches in height; and
[3] 
Fences, walls, and hedges within clear sight triangles shall not exceed 36 inches in height.
(g) 
Note: See also provisions of the International Construction Codes that provide flexibility in certain standards to encourage the reuse and renovation of historic buildings.
E. 
Demolition of an existing principal building. The requirements of § 203-306 shall apply.
F. 
Additional requirements for new principal buildings.
(1) 
See § 203-311D.
(2) 
The architectural features, materials, and the articulation of a facade of a building shall be continued on all sides visible from a public street and be consistent in character with the village.
(3) 
Porches, pent roofs, roof overhangs, hooded front doors or other similar architectural elements shall define the front entrance to all residences.
(4) 
For commercial or mixed use buildings with commercial uses on the first floor, no less than 20% of the front facade facing onto a public street on the ground floor shall consist of window or door openings of glass, plexiglass or similar transparent materials. No more than 60% of the front facade of a building facing onto a public street shall consist of glass, plexiglass or similar surfaces.
(5) 
All roofs shall have a minimum pitch of 4/12 pitch.
(6) 
Guidelines. The following advisory guidelines should be considered in the design of new construction. Some of these features may be required by other sections of this chapter in specific cases.
(a) 
Exterior building materials facing onto a public street should be brick, stone, or wood, vinyl or aluminum siding or materials with a closely similar appearance, in keeping with the character of existing village development.
(b) 
Vehicle parking and any garage doors should be placed to the rear of buildings as opposed to between buildings and the street. Where rear parking is not practical, then parking should be provided to the side of a building. Where a driveway needs to enter from the front, the garage should be setback further from the street than the house, and the driveway should be as narrow as practical through the front yard.
(d) 
Modern additions and features should be placed towards the rear of the property.
(e) 
New construction should have rooflines that are similar to adjacent older buildings. Where a pitched roof is not practical, then the roof should at least appear to have angles and a pitch when viewed from the street.
(f) 
Where existing older buildings have a certain horizontal or vertical orientation, that orientation should be continued in new construction. Where existing older buildings have a certain spacing of windows and doors, similar spacing (and similar sizes of windows and doors) should be continued in new construction. Blank walls without door and window openings shall not be allowed facing onto a public street.
(7) 
(7) Review of new construction. If a new principal building is proposed to be constructed or expanded, the applicant shall submit a plan elevation or sketch that shows the appearance of the building, as viewed from a public street. The applicant shall also submit a description of the exterior building materials that will be used on sides of the building that face a public street. This information shall be submitted to the Zoning Officer, who may distribute it to other Township officials for their review and advisory comment.

§ 203-312 Table of authorized accessory uses and structures.

A. 
Accessory uses shall be permitted in accordance with Table 2:
P – Permitted use by right
SE – Use by special exception (see general and express standards in Article V)
CU – Conditional use (see general and express standards in Article V)
Blank cells indicate that the use is not permitted in the corresponding district.
B. 
All accessory structures and uses are also subject to the general standards listed in § 203-313 and the supplemental regulations found in Article V of this chapter.
C. 
Standards related to the specific accessory structures and uses are found in § 203-314 of this chapter.
Table 2: Table of Authorized Accessory Uses and Structures
Accessory Uses
Conservation
Ag. Res.
Low Den.
Med. Den.
Med./High
Institution
Village
Office Neighborhood
Neighborhood Commercial
Commercial
Light/Gen. Industrial
Business Campus
Neighborhood Design District
Towne Centre
Accessory dwelling units
P
P
P
P
P
P
P
P
P
Bar/tasting room
P
P
P
P
P
Home-based business, (no-impact)
P
P
P
P
P
P
P
P
P
Home occupation
SE
SE
SE
SE
SE
SE
P
Retail sales of agricultural products
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Roadside stands
P
P
Solar energy system, small
P
P
P
P
P
Short-term rental
SE
SE
SE
SE
SE
Wind energy system, small
P
P
C
C
C

§ 203-313 General standards for all accessory uses and structures.

A. 
Permitted accessory uses. Accessory uses and structures permitted by this chapter are listed in the Table of Authorized Accessory Uses and Structures (Table).[1] Accessory uses and structures which are not specifically listed in the table shall not be permitted in the Township.
[1]
Editor’s Note: See § 203-313.
B. 
If an accessory structure or building is attached to the principal structure, then it shall be considered part of the principal structure and shall be subject to all requirements relating to the principal structure.
C. 
Location of accessory structures and uses.
(1) 
Accessory structures and uses, with the exception of authorized signs and fences, shall not be located in the required front yard of any lot in any zoning district.
(2) 
All accessory structures shall be set back a minimum of five feet from any side or rear property line except were specifically authorized elsewhere in this chapter or in the specific area and bulk regulations of the Zoning District in which the property is located.
(3) 
Accessory uses shall be conducted on the same lot as the principal use to which it is related; and clearly incidental to, and customarily found in connection with, the principal use or structure.
D. 
Architectural easement. Architectural easements shall be permitted in all residential zoning districts for the construction of a front porch or deck onto the front of an existing or new dwelling unit subject to the following criteria:
(1) 
The architectural easement may be used for a porch or deck only. The porch or deck may have a roof structure over top of the structure.
(2) 
No enclosure of the porch or deck may be made at any time to convert the space to habitable space in the structure.
(3) 
In all zoning districts, the maximum encroachment within the front yard shall be eight feet.
(4) 
Any existing structure which is located less than 10 feet from the current setback line shall be permitted a maximum encroachment of half the distance between the setback line and the existing structure.
E. 
Accessory structures shall be counted towards the maximum lot coverage on a lot and in no case shall exceed the maximum lot coverage for the zoning district in which it is located when considering all structures on the lot.
F. 
Accessory uses shall not include the conduct of trade or business unless permitted in conjunction with an authorized principal or accessory use that permits trade or business.
G. 
Accessory buildings in a residential district on a lot of less than two acres shall meet the following requirements: 1) maximum total floor area of all accessory buildings: 1,000 square feet; 2) maximum of two accessory buildings per lot.
H. 
Accessory structures shall not exceed the height of the principal structure unless the accessory structure is directly related to an agricultural operation.
I. 
Accessory buildings or uses shall not be constructed or established on a lot until the construction of the principal structure is completed or the principal use is established.
J. 
Trailers including utility, commercial, mobile homes, living trailers, and motorized recreational vehicles may not be stored in any front or side yard, as defined by this chapter.
K. 
Bees, keeping of.
(1) 
The applicant shall maintain the bees in a manner that does not create a public nuisance.
(2) 
Bee colonies shall be maintained within hives.
(3) 
Hives shall be located a minimum of 12 feet from any lot line.
(4) 
All shall require the installation of a "flyaway barrier" of at least six feet in height, and placed within five feet of each hive, extending at least two feet beyond each side of the hive(s).
(5) 
No parcel shall contain at any one time more than two hives.
(6) 
The approval to keep bees shall be revoked if the use is maintained in a way that results in unprovoked stinging of persons who are located on other lots or on streets or sidewalks.
L. 
Chickens, keep of.
(1) 
The keeping of roosters shall be prohibited.
(2) 
No parcel shall contain at any one time more than four hens over the age of one month.
(a) 
For example, in the case of two-family dwellings, conversion dwellings, or multifamily dwellings without individually owned backyards, the maximum number of hens allowed shall be four per parcel.
(3) 
Chickens shall be permitted only in R-1, R-2, R-3, CO, AR, and IN Zoning Districts.
(4) 
No chickens shall be permitted upon lots of less than 1/5 acre.
(5) 
Permits.
(a) 
No person may own, keep, or harbor any chickens within the Township without first obtaining a permit from the Township Department of Community Development. An application shall be made in writing and on such forms or in such format as established by the Township and shall be accompanied by the prescribed permit fee in the amount established from time to time by resolution by the Board of Supervisors.
(b) 
No person shall erect, alter, relocate, or expand a chicken coop without first obtaining a zoning permit from the Township Department of Community Development. The issuance of a zoning permit shall not obviate the necessity for compliance with all other Township ordinances. Nonproperty owners that wish to keep chickens on property that the nonproperty owner is renting must include written, notarized permission from the property owner that explicitly indicates that the nonproperty owner has permission to own chickens on the subject property. Such written permission shall be supplied to the Township as part of the annual chicken permit application process.
(c) 
Applicants with one or more unsatisfied nuisance violations within the 24-month period prior to submission shall not be eligible to receive a permit to house chickens.
(6) 
Coops. All chickens must be kept in a coop, chicken run, or fenced area at all times. During the daylight hours, chickens may have access to the outdoors via a chicken run that is enclosed. Chickens may also be allowed in a securely fenced yard if supervised so that they cannot stray beyond the premises on which they are secured. The chickens shall be secured within the coop during nondaylight hours.
(a) 
Coops and chicken runs shall be setback 30 feet from any dwelling on an adjacent lot, 15 feet from any property line, and no coop or chicken run is permitted within the 25-foot required front yard setback.
(b) 
The minimum coop shall be solid, vermin and predator-proof, and shall provided at least three square feet of area per chicken.
(c) 
The chicken run shall be adequately enclosed and fenced to contain the chickens on the property and to prevent predators from gaining access to the chicken run.
(d) 
Coops shall be enclosed on all sides and shall have a roof and doors. Access doors must be able to be shut and locked at night. Openings, windows, and vents must be covered with vermin, predators, and bird-proofing wire of 1/2 inch hardware cloth.
(e) 
Materials used for making a coop shall be uniform for each element of the enclosure such that the walls are made of the same material, the roof has the same shingles or other coverings, and any windows or openings are constructed using the same materials. The use of scrap, waste board, or similar material is prohibited.
(f) 
The coop shall be painted or stained: the color shall be uniform around the coop and shall be in harmony with the surrounding area.
(7) 
Feed and water. Chickens shall be provided with access to feed and clean water at all times. All feed, water, and other such items associated with keeping of chickens shall be properly stored in a clean and sanitary manner so as to prevent the infestation of rats, mice or other rodents or vectors.
(8) 
Veterinary care. All chickens shall be afforded veterinary care if known or suspected to be sick or injured. In the case where a chicken is suspected to be sick, the owner shall be responsible for notifying the Township Department of Community Development.
(9) 
Slaughtering. There shall be no outdoor slaughtering of chickens permitted within the Township.
(10) 
Waste storing and removal. A written waste storage and removal plan shall be submitted at the time of application. All stored manure shall be placed within a fully enclosed container prior to disposal. No more than three cubic feet of manure shall be stored at any time. The coop, chicken run, and surrounding area must be kept free of trash and accumulated manure. All deceased chickens shall be disposed of promptly and consistent with application disposal regulations of the Township Code of Ordinances, § 110-13, Animal Carcasses.
(11) 
Sale of chicken parts or eggs. Any sale of chicken parts or eggs must comply with state and federal laws and regulations. This article is not intended to address the sale of eggs or animal products.
(12) 
Permit revocation. Any individual found to be in violation of any provision of this article may face the revocation of their permit. Upon written notice thereof, such an individual shall surrender their permit to the Township Department of Community Development. In the case that a permit is revoked, all hens must be removed from the parcel within 15 days, and the chicken coop and/or run must be removed within 30 days of the revocation.
M. 
Pets, keep of.
(1) 
This is a permitted by right accessory use in all districts.
(2) 
No use shall involve the keeping of animals or fowls in such a manner or of such types of animals that it creates a serious nuisance (including noise or odor), a health hazard or public safety hazard. The owner of the animals shall be responsible for collecting the properly disposing of all fecal matter from pets. No dangerous animals shall be kep outdoors in a residential district, except within a secure completely enclosed cage or fenced area of sufficient height or on a leash under full control of the owner.
(3) 
A maximum combined total of five dogs and cats shall be permitted to be kept by residents of each dwelling unit on their residential premises.
(a) 
Such limits shall only apply to dogs or cats over six months of age.
(b) 
Any greater number of dogs and/or cats shall need approval as a "kennel."
(4) 
Pigeons, ducks, geese and/or similar fowl shall not be kept on a lot of less than one acre. However, if the total weight of such fowl exceeds 500 pounds, then the requirements shall be met for "raising of livestock or poultry."
(5) 
Keeping of pets shall only be permitted provided it does not create unsanitary conditions or noxious odors for neighbors.
(6) 
Horses. Minimum lot area: two acres for the first horse or similar animal, plus one acre for each horse or similar animal in excess of one. A maximum of 10 horses or similar shall be kept, unless the use is approved as a "nonhousehold stable." Any horse barn, manure storage areas or stable shall be a minimum of 75 feet from any residential property line.
(7) 
Only those pets that are domesticated and are compatible with a residential character shall be permitted as keeping of pets. Examples of permitted pets include dogs, cats, rabbits, gerbils, fish and lizards.
(a) 
The following and similar animals shall only be allowed to be kept as pets if the Zoning Hearing Board approves a particular number and type of species as a special exception after the applicant proves they will not cause nuisances or hazards: bears, wolves, wolf-dog hybrids, venomous snakes that could be toxic to humans, monkeys, apes, constrictor snakes that could be dangerous to humans, or any "exotic wildlife" as defined by the Pennsylvania Game and Wildlife Code. Exotic wildlife shall also require an exotic wildlife possession permit from the state.
(8) 
The keeping of cows, sheep, goats, and hogs shall require a minimum lot area of five acres.

§ 203-314 Specific standards for all accessory uses and structures for all zoning districts except TND and NDD Districts.

A. 
Accessory dwelling units.
(1) 
Any additions or alterations require application for building permit and associated inspections.
(2) 
Completion of an application for certificate of use and occupancy.
(3) 
All inspections that are required by the Codes Department.
B. 
Carports.
(1) 
The maximum height of carports are listed in the Table of Carport Heights (Table 12).
Table 12: Table of Carport Heights
Lot size
Height of Structure
Lots ≤ 1 acre
15 ft.
Lots > 1 acre ≤ 2 acres
20 ft.
Lots > 2 acres
20 ft.
C. 
Garage, private.
(1) 
A private garage may include the maximum storage of one private vehicle not registered to family and/or individuals living within the permitted principal use.
(2) 
No part of an accessory garage shall be occupied as a residential living area.
(3) 
All detached private garages shall be set back a minimum of five feet from any property line.
(4) 
The maximum size and height of detached private garages are listed in the Table of Detached Garage Heights (Table 13).
Table 13: Table of Detached Garage Heights
Lot size
Height of Structure
Lots ≤ 1 acre
15 ft.
Lots > 1 acre ≤ 2 acres
20 ft.
Lots > 2 acres
20 ft.
D. 
Home occupational business.
(1) 
Subject to the criteria and standards for special exceptions found in Article VII of this chapter.
E. 
Restaurant, outdoor dining.
(1) 
The area to be utilized shall be accessory to an existing permitted restaurant and shall abut the sidewalk or ROW of the permitted restaurant.
(2) 
The portion of the sidewalk or ROW to be used shall be no greater than 0.5 of the space measured between the outside face of the curb and the property line. An unobstructed pedestrian passageway of no less than six feet shall be provided between the curb and the sidewalk dining area. The unobstructed area shall be clear of utility poles, traffic meters, water hydrants, street trees, planter boxes, trash receptacles, etc.
(3) 
The sidewalk dining area shall be separated from the designated pedestrian passageway by a removable barrier surrounding the perimeter. The height of the barrier shall be approximately three feet and shall be removed when the restaurant is closed. The barrier shall be of material and design in keeping with the character of the neighborhood and shall not create a hazard to pedestrians.
(4) 
No obstruction shall be placed within 18 inches of the face of any curb, within five feet of any fire exit, fire hydrant, building entry, building exit, or building corner or within 10 feet of any bus stop.
(5) 
The hours of operation of outdoor dining services shall be determined by the elected officials at the time of approval.
F. 
Retail sales of agricultural products.
(1) 
The use shall be an accessory use incidental to a crop farming, greenhouse, plant nursery, orchard, winery or raising of livestock use.
(2) 
The only retail sales shall be of agricultural products and horticultural products, in addition to any hand-made crafts produced by the operator of the market and/or his/her family. An average of not less than 50% of the products sold on-site shall have been produced by the operator or his/her family. This percentage may vary month to month, provided that the average is met.
(3) 
Off-street parking shall be provided in compliance with the provisions of Article IX. No parking shall be permitted in such a way that it creates a safety hazard.
(4) 
Any structure erected for this use that are not clearly permanent in nature shall be disassembled during seasons when products are not offered for sale.
(5) 
Signs. See Article X.
(6) 
No stand shall be located closer than: 50 feet from a lot line of an existing dwelling, 25 feet from any other lot line or 100 feet from the closest intersecting point of street rights-of-ways at a street intersection, unless the sales occur within a dwelling or barn that existed prior to the adoption of this chapter.
(7) 
A maximum total of 5,000 square feet of building floor area shall be used for such use.
(8) 
The use may occur within an existing dwelling, a barn or a separate stand. Any stand shall be maintained in good condition.
(9) 
The retail sales shall be located on land owned by the operator of the market or upon a tract of five acres or more which the operator of the market actively farms.
(10) 
The applicant shall prove to the Zoning Officer that the driveway has adequate sight distance, based upon the PennDOT standards that would apply to a normal commercial establishment along a state road, regardless of whether a PennDOT permit would be needed.
G. 
Roadside stands, accessory.
(1) 
A current peddler's license shall be clearly displayed on the premises.
(2) 
Accessory roadside stands shall be authorized by the resident and/or owner of the permitted principal structure.
(3) 
All parking for salespeople and customers shall be on the property of the landowner, and there shall be no parking permitted on a ROW.
(4) 
Roadside stands shall be setback a minimum of 10 feet from any property line or ROW.
(5) 
No permanent signs related to the roadside stand shall be erected.
H. 
Sheds.
(1) 
No part of a shed shall be occupied as a residential living area.
(2) 
All sheds shall be set back a minimum of 7.5 feet from any property line.
(3) 
The maximum size and height of sheds are listed in the Table of Shed Size and Heights (Table 14).
Table 14: Table of Shed Height
Lot size
Height of Structure
Lots ≤ 0.5 acres
15 ft.
Lots > 0.5 acre ≤ 1 acres
15 ft.
Lots > 1 acres
15 ft.
I. 
Solar energy system, small.
(1) 
Zoning approval is required for the construction of any solar-energy facility that is an accessory use on any site or lot.
(2) 
The zoning permit application shall indicate the location of the proposed facility, including the percentage of roof coverage, if the facility is mounted on a building.
(3) 
The applicant shall demonstrate through project planning and proposed mitigation that a proposed facility's impacts will be minimized for surrounding properties and the community. This may include, but not be limited to, information regarding site selection, facility design or appearance, buffering, and screening of ground-mounted electrical and control equipment.
(4) 
Where the installation of the facility constitutes a land development, all provisions of applicable ordinances shall be met.
(5) 
Noise from any solar-energy facility shall not exceed 15 dBa at the lot line, unless all affected adjacent property owners shall have executed a non-disturbance easement, covenant, or consent which has been recorded with the County. Methods for measuring and reporting acoustic emissions from the facility shall be equal to or exceed the minimum standards for precision described in AWEA Standard 2.1 - 1989, titled "Procedures for the Measurement and Reporting of Acoustic Emissions from Wind Turbine Generation Systems Volume I: First Tier."
(6) 
Construction of any solar-energy facility shall comply with all applicable rules, laws, and regulations of the FAA. Documentation of compliance shall be provided to the Township.
(7) 
To the extent applicable, all solar-energy facilities shall comply with the Pennsylvania Uniform Construction Code (UCC) and the regulations adopted by the Pennsylvania Department of Labor and Industry (PA L&I).
(8) 
Solar-energy facilities shall not display advertising, except for reasonable identification of the facility manufacturer.
(9) 
Transmission and power lines shall be placed underground or out of sight.
(10) 
Where installed on the roof of a building, no solar-energy facility shall be installed such that more than 50% of each roof area is covered by the facility.
(11) 
No solar-energy facility or facilities may exceed in total 30% of the total lot or site area.
(12) 
Solar-energy facilities shall meet the accessory structure setbacks that may apply in the Zoning District within which the facility is constructed, and where no such setback is specified, the facility shall be no closer than 10 feet to any property line.
(13) 
No facility shall be attached to a tree or any other natural object or structure not intended to support such a facility, except that facilities may be appropriately attached to buildings capable of accommodating them.
(14) 
No facility shall be installed immediately adjacent to a swimming pool or other open body of water.
(15) 
All businesses and residences within the Township that have solar panels, whether ground-mounted or roof-mounted, shall display a window sign on the building that states "Solar-Equipped" to alert the Township Fire Department. This sign shall be provided by the Township at the property owner's expense.
J. 
Storage building.
(1) 
The location of permitted storage buildings is governed by the same dimensional regulations as set forth for the principal use or principal structure or structures of the underlying zoning district.
(2) 
No part of an accessory storage building shall be occupied as a residential living area.
(3) 
The maximum size and height of storage buildings are listed in the Table of Detached Garage Heights (Table 15).
Table 15: Storage Building Height
Lot Size
Height of Structure
Lots ≤ 1 acre
15 ft.
Lots > 1 acre ≤ 2 acres
20 ft.
Lots > 2 acres
20 ft.
K. 
Swimming pools.
(1) 
In residential areas, pools and accessory decks attached to a pool shall be erected only in a side and/or rear yard, provided that they are no closer than five feet to any lot line.
(2) 
In-ground pools in all zoning districts shall be enclosed by a fence, as required by the Township's Building Code.
(3) 
Aboveground pools in all zoning districts having vertical barriers, as required by the Township's Building Code.
(4) 
Outdoor lighting, if any, shall be shielded and reflected away from adjoining properties so that no direct beam of light, but only diffuse or reflected light, enters adjoining properties.
L. 
Trailers, construction or sales.
(1) 
Construction trailers, including sales trailers, shall be permitted in any zoning district of the Township subject to the following restrictions:
(a) 
Such construction or sales trailers shall be located on the lot on which construction is progressing and shall not be located within 25 feet of the boundary line of any abutting residential lot.
(b) 
Such construction or sales trailers shall be used only as temporary field offices and for storage of incidental equipment and supplies, and not for any dwelling use whatsoever.
(c) 
No combustible materials shall be stored in the construction trailer or construction shed.
(d) 
All construction trailers or sales trailers shall have at least 10 feet on all sides for clearance. Two or more construction trailers can be joined for passage from trailer-to-trailer.
(e) 
Such construction or sales trailers shall not be moved to or construction sheds erected on a construction site until the date on or after which construction actually commences and shall be removed from such site within 30 days after completion of construction. If construction is interrupted and ceases for more than 60 days, the construction trailer shall be removed until actual construction commences again.
M. 
Wind energy system, small.
(1) 
Township zoning approval is required prior to the construction of any wind-energy facility on any site or lot.
(2) 
The zoning permit application shall indicate the location of the proposed facility.
(3) 
The applicant shall demonstrate through project planning and proposed mitigation that a proposed facility's impacts will be minimized for surrounding properties and the community. This may include, but not be limited to, information regarding site selection, facility design or appearance, buffering, and screening of ground-mounted electrical and control equipment.
(4) 
Where the installation of the facility constitutes a land development, all provisions of applicable Ordinances shall be met.
(5) 
Noise from any WEF shall not exceed 15 dBa at the lot line, unless all affected adjacent property owners shall have executed a nondisturbance easement, covenant, or consent which has been recorded in the office of the Recorder of Deeds of Beaver County. Methods for measuring and reporting acoustic emissions from the facility shall be equal to or exceed the minimum standards for precision described in AWEA Standard 2.1 - 1989, titled "Procedures for the Measurement and Reporting of Acoustic Emissions from Wind Turbine Generation Systems Volume I: First Tier."
(6) 
Construction of any WEF shall comply with all rules, laws, and regulations of the FAA. Documentation of compliance shall be provided to the Township.
(7) 
To the extent applicable, all wind-energy facilities shall comply with the UCC and the regulations adopted by the PA L&I.
(8) 
All electrical components of wind-energy facilities shall conform to relevant and applicable local, state, and national codes, and relevant and applicable international standards.
(9) 
WEFs shall not be artificially lighted, except to the extent required by the FAA or other applicable authority that regulates air safety.
(10) 
WEFs shall not display advertising, except for reasonable identification of the facility manufacturer.
(11) 
Transmission and power lines shall be placed underground or out of sight.
(12) 
Setbacks.
(a) 
From buildings. 1.1 times the height of the wind energy facility at its tallest point, measured from the bottom of the facility base to the highest reach of any movable or immobile part; except where the facility is mounted to a building, the setback shall not be required between the facility and the building to which it is attached.
(b) 
From property lines. 1.1 times the height of the wind energy facility at its tallest point, measured from the bottom of the facility base to the highest reach of any movable or immobile part.
(c) 
From public roads. 1.1 times the height of the wind energy facility at its tallest point, measured from the bottom of the facility base to the highest reach of any movable or immobile part.
(13) 
Each vertically oriented wind-energy facility mounted on a building shall be separated from any other wind-energy facility by 1.1 times the height of the facility, measured from the point at which the facility is mounted to the building, to the highest reach of any movable or immobile part of the facility.
(14) 
Any wind-energy facility that is an accessory structure shall meet the applicable accessory structure setbacks that may apply in the zoning district within which the facility is constructed; and where no such setback is specified, the facility shall be no closer than 10 feet to any property line or the distance set forth above, whichever is greater.
(15) 
Maximum height. Where the facility is an independent structure and not mounted to a building, 20 feet maximum height in residential zoning districts and 75 feet maximum height in commercial zoning districts, measured from ground level to the tip of the wind-energy facility's blade fully extended perpendicular to the ground plane. Where the facility is mounted to a building, the maximum height shall be 10 feet higher than the tallest point on the building.
(16) 
Minimum vertical clearance between ground level and the lowest movable component of the WEF when at its lowest point shall be 15 feet.
(17) 
The color shall be a neutral and nonreflective tone, such as white, off-white, or gray. The facility coloring shall be solid, and any alphabetical or numerical characters shall be representative of the facility manufacturer only and shall comprise no more than five sq. ft.