1.   Permitted uses.

   A.   Single-family detached dwellings.

   B.   No-impact home-based businesses (as defined in Part 2, also see Part 8).

   C.   Forestry (as defined in Part 2, also see Part 8).

   D.   Essential public utility facilities as defined in Part 2 of this Chapter (excluding storage yards).

   E.   Accessory uses to the above.

[Ord. 2007-5A]

   2.   Uses permitted by special exception.

   A.   Home occupations.

   B.   Public recreational facilities.

   C.   Day care center.

   D.   Day care home.

   E.   Community center, as defined in Part 2 of this Chapter.

   F.   Public uses (except storage yards).

   G.   Accessory uses to the above.

[Ord. 2009-5B]

   H.   Bed and breakfast. [Ord. 2016-1]

   3.   Conditional uses. Planned residential development (see Part 7).

   4.   Dimensional regulations. Each principal building, structure and/or use shall be governed by the following regulations, unless more restrictive standards are applicable, including, but not limited to, state regulations and supplementary regulations contained in Part 8 of this Chapter.

   A.   Minimum lot area. Each principal building, or use shall be located upon a lot having a minimum lot area of not less than:

   (1)   Eleven thousand two hundred and fifty square feet when serviced by central sewers.

   (2)   One acre when serviced by on-lot sewage disposal and governed by the applicable standards of the Pennsylvania Department of Environmental Protection.

   B.   Minimum lot width.

   (1)   Seventy-five feet for lots serviced by central sewers.

   (2)   One hundred and fifty feet for lots with on-lot sewage disposal.

   C.   Front yard. The minimum front yard shall be not less than 30 feet in depth as measured from the front lot line.

   D.   Rear yard. The rear yard shall be not less than 30 feet in depth as measured from the rear lot line.

   E.   Side yard. The combined side yards shall be not less than 20 feet, with not less than ten feet on each side.

   F.   Lot coverage. Not more than 30 percent of the lot area shall be covered with buildings or structures.

   G.   Building height. The maximum height of any building shall not exceed two and one-half stories or 35 feet.

   5.   Supplementary regulations. (See Part 8.)

   6.   Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a “subdivision” or “land development”, as provided in Part 2 of this Chapter, shall also be subject to the governing regulations and provisions of the Plains Township Subdivision and Land Development Ordinance [Chapter 22 ].

(Ord. 1998-1, 3/19/1998, § 501; as amended by Ord. 2007-5A, 9/19/2007, §§ 10 and 11; and by Ord. 2009-5B, 5/14/2009, § 5; by Ord. 2016-1, 2/11/2016, § 2)

   1.   Permitted uses.

   A.   Single-family detached dwellings.

   B.   Two-family dwellings.

   C.   No-impact home-based businesses (as defined in Part 2, also see Part 8).

   D.   Forestry (as defined in Part 2, also see Part 8).

   E.   Essential public utility facilities as defined in Part 2 of this Chapter (excluding storage yards).

   E.   Accessory uses to the above.

[Ord. 2007-5A]

   2.   Uses permitted by special exception. (See Part 6.)

   A.   Community center, as defined in Part 2 of this Chapter.

   B.   Day care center.

   C.   Day care homes.

   D.   Group residence.

   E.   Home occupations.

   F.   Place of worship.

   G.   Public recreational facilities.

   H.   Public uses.

   I.   Accessory uses to the above.

[Ord. 2009-5B]

   J.   Bed and breakfast. [Ord. 2016-1]

   3.   Conditional uses (see Part 7). None.

   4.   Dimensional regulations . Each principal building, structure and/or use shall be governed by the following regulations, unless more restrictive standards are applicable, including, but not limited to, state regulations and supplementary regulations contained in Part 8 of this Chapter.

   A.   Minimum lot area. Each principal building, structure and/or use shall be located upon a lot having a minimum lot area of not less than:

   (1)   Eleven thousand two hundred and fifty square feet for a single-family detached residential dwelling when serviced by central sewers.

   (2)   Fifteen thousand square feet for a two-family dwelling, when serviced by central sewers, with an additional 3,500 square feet for each additional unit.

   (3)   One acre when serviced by on-lot sewage disposal and governed by the applicable standards of the Pennsylvania Department of Environmental Protection.

   B.   Minimum lot width.

   (1)   Seventy-five feet when the minimum required lot size is not less than 11,250 square feet.

   (2)   One hundred feet when the minimum required lot size is not less than 15,000 square feet.

   (3)   One hundred and fifty feet for lots with on-lot sewage disposal.

   C.   Front yard. The minimum front yard shall be not less than 30 feet in depth as measured from the front lot line.

   D.   Rear yard. The rear yard shall be not less than 30 feet in depth as measured from the rear lot line.

   E.   Side yard. The combined side yards shall be not less than 16 feet, with not less than eight feet on each side.

   F.   Lot coverage. Not more than 30 percent of the lot area shall be covered with buildings or structures.

   G.   Building height. The maximum height of any building shall not exceed two and one-half stories or 35 feet.

   5.   Supplementary regulations (see Part 8).

   6.   Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a “subdivision” or “land development”Chapter 22 ].

(Ord. 1998-1, 3/19/1998, § 502; as amended by Ord. 2005-5, 3/10/2005, § 3; by Ord. 2007-5A, 9/19/2007, §§ 12 and 13; and by Ord. 2009-5B, 5/14/2009, § 5; by Ord. 2016-1, 2/11/2016, § 2)

   1.   Permitted uses.

   A.   Single-family detached dwellings.

   B.   Two-family dwellings.

   C.   Townhouses as defined in Part 2 of this Chapter.

   D.   No-impact home-based businesses (as defined in Part 2, also see Part 8).

   E.   Forestry (as defined in Part 2, also see Part 8).

   F.   Essential public utility facilities as defined in Part 2 of this Chapter (excluding storage yards).

   G.   Public school.

   H.   Accessory uses to the above.

[Ord. 2007-5A]

   2.   Uses permitted by special exception.

   A.   Boarding or rooming house.

   B.   Community center, as defined in Part 2 of this Chapter.

   C.   Day care center.

   D.   Day care homes.

   E.   Group residence.

   F.   Home occupations.

   G.   Multiple family dwellings.

   H.   Place of worship.

   I.   Public recreational facilities.

   J.   Public uses.

   K.   Accessory uses to the above.

[Ord. 2009-5B]

   L.   Bed and breakfast. [Ord. 2016-1]

   3.   Conditional uses (see Part 7). Mobile home parks, including expansions of existing mobile home parks.

   4.   Dimensional regulations. Each principal building, structure and/or use shall be governed by the following regulations, unless more restrictive standards are applicable, including, but not limited to, state regulations and supplementary regulations contained in Part 8 of this Chapter.

   A.   Minimum lot area. Each principal building, structure and/or use which shall be connected to central sewers shall be located upon a lot having a minimum lot area of not less than:

   (1)   Eleven thousand two hundred and fifty square feet for a single-family detached residential dwelling when serviced by central sewers.

   (2)   Fifteen thousand square feet for a two-family dwelling, when serviced by central sewers, with an additional 3,500 square feet for each additional unit.

   (3)   One acre when serviced by on-lot sewage disposal and governed by the applicable standards of the Pennsylvania Department of Environmental Protection.

   B.   Minimum lot width.

   (1)   Seventy-five feet when the minimum required lot size is not less than 11,250 square feet.

   (2)   One hundred feet when the minimum required lot size is not less than 15,000 square feet.

   (3)   One Hundred and fifty for lots with on-lot sewage disposal.

   C.   Front yard. The minimum front yard shall be not less than 20 feet in depth as measured from the front lot line.

   D.   Rear yard. The rear yard shall be not less than 30 feet in depth as measured from the rear lot line.

   E.   Side yard. The combined side yards shall be not less than 16 feet, with not less than eight feet on each side.

   F.   Lot coverage. Not more than 45 percent of the lot area shall be covered with buildings or structures.

   G.   Building height. The maximum height of any building shall not exceed three stories or 40 feet.

   5.   Supplementary regulations (see Part 8).

   6.   Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a “subdivision” or “land development”, as provided in Part 2 of this Chapter, shall also be subject to the governing regulations and provisions of the Plains Township Subdivision and Land Development Ordinance [Chapter 22 ].

(Ord. 1998-1, 3/19/1998, § 503; as amended by Ord. 2005-5, 3/10/2005, § 4; by Ord. 2007-5A, 9/19/2007, §§ 14 and 15; and by Ord. 2009-5B, 5/14/2009, § 5; by Ord. 2016-1, 2/11/2016, § 2; Ord. 2017-1, 6/8/2017)

   1.   Permitted uses.

   A.   Retail commercial businesses that include:

   (1)   Artist, music and hobby supplies.

   (2)   Automotive supplies.

   (3)   Clothing and clothing accessories.

   (4)   Convenience stores.

   (5)   Florist shops.

   (6)   Food/grocery.

   (7)   Forestry (as defined in Part 2; also see Part 8).

   (8)   Gas station.

   (9)   Greeting cards, newspapers, books, stationery and gift shops.

   (10)   Hardware, paint.

   (11)   Household goods and appliances.

   (12)   No-impact home-based businesses (as defined in Part 2; also see Part 8).

   (13)   Office equipment and supplies.

   (14)   Pharmaceutical products.

   (15)   Sporting goods.

   (16)   Variety goods.

[Ord. 2007-5A]

   B.   Service-oriented business including, or similar to:

   (1)   Day care centers.

   (2)   Essential public utility facilities as defined in Part 2 of this Chapter (excluding storage yards).

   (3)   Health clubs.

   (4)   Laundromats.

   (5)   Medical offices and clinics.

   (6)   Personal services.

   (7)   Professional offices.

   (8)   Restaurants.

   (9)   Taverns.

   C.   Recreation and entertainment related business including, or similar to:

   (1)   Public recreational facilities.

   (2)   Nonprofit social halls, clubs and community centers.

   D.   Residential uses:

   (1)   Single-family detached dwellings.

   (2)   Single-family attached two-family dwellings.

   (3)   Dwelling over and/or attached to business.

   (4)   Accessory uses to the above.

   E.   Accessory uses to all uses permitted by right.

   2.   Uses permitted by special exception.

   A.   Commercial recreational facilities.

   B.   Entertainment facilities.

   C.   Funeral homes.

   D.   Group residences.

   E.   Multi-family dwellings.

   F.   Private recreational facilities.

   G.   Public uses.

   H.   Rooming or boarding homes.

   I.   Accessory uses to the above.

[Ord. 2009-5B]

   3.   Conditional uses (see Part 7). None.

   4.   Dimensional regulations. Each principal building, structure and/or use shall be governed by the following regulations, unless more restrictive standards are applicable, including, but not limited to, state regulations and supplementary regulations contained in Part 8 of this Chapter.

   A.   Minimum lot area.

   (1)   None, subject to the lot being serviced by centralized sewers.

   (2)   One acre when serviced by an on-lot sewage disposal system.

   B.   Minimum lot width.

   (1)   None, subject to the lot being serviced by centralized sewers.

   (2)   One hundred feet, when the required minimum lot size is one acre.

   C.   Front yard. The minimum front yard shall be not less than ten feet in depth as measured from the front lot line.

   D.   Rear yard. The rear yard shall be not less than 20 feet in depth as measured from the rear lot line; a rear yard setback of 35 feet shall be required when the adjoining rear lot contains a residential use or a residential zoning district.

   E.   Side yard. The side yard shall be not less than ten feet on each side when the adjoining lot contains a nonresidential use; a side yard setback of not less than 20 feet shall be required for any side yard when adjoining lot contains a residential use or where it abuts a residential zoning district.

   F.   Lot coverage. Not more than 50 percent of the lot area shall be covered by buildings or structures.

   G.   Building height. The maximum height of any building shall not exceed two and one-half stories or 35 feet.

   5.   Supplementary regulations. See Part 8.

   6.   Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a “subdivision” or “land development”, as provided in Part 2 of this Chapter, shall also be subject to the governing regulations and provisions of the Plains Township Subdivision and Land Development Ordinance [Chapter 22 ].

(Ord. 1998-1, 3/19/1998, § 504; as amended by Ord. 2007-5A, 9/19/2007, §§ 16 and 17; and by Ord. 2009-5B, 5/14/2009, § 5)

   1.   Permitted uses.

   A.   Retail commercial businesses uses that include:

   (1)   Artist, music and hobby supplies.

   (2)   Automotive supplies.

   (3)   Clothing and clothing accessories.

   (4)   Commercial greenhouses, nurseries and garden shops.

   (5)   Convenience stores.

   (6)   Equipment sales and repair.

   (7)   Florist shops.

   (8)   Food/grocery.

   (9)   Forestry (as defined in Part 2; also see Part 8).

   (10)   Gas station.

   (11)   Greeting cards, books and stationery.

   (12)   Hardware.

   (13)   Household goods and appliances.

   (14)   Lumber yards.

   (15)   No-impact home-based businesses (as defined in Part 2; also see Part 8).

   (16)   Office equipment and supplies.

   (17)   Pharmaceutical products.

   (18)   Sporting goods.

   (19)   Variety goods.

[Ord. 2007-5A]

   B.   Service-oriented business including, or similar to:

   (1)   Animal hospital/veterinarian clinic.

   (2)   Automotive sales.

   (3)   Banks.

   (4)   Day care centers.

   (5)   Essential public utility facilities as defined in Part 2 of this Chapter (excluding storage yards).

   (6)   Funeral homes.

   (7)   Health clubs.

   (8)   Medical offices and clinics.

   (9)   Motels and hotels.

   (10)   Personal services.

   (11)   Private garage (storage of vehicles).

   (12)   Professional offices.

   (13)   Repair garage.

   (14)   Restaurants.

   (15)   Taverns.

   C.   Recreation and entertainment related business including, or similar to:

   (1)   Entertainment facilities.

   (2)   Public recreational facilities.

   (3)   Social halls, clubs and community centers.

   D.   Residential uses:

   (1)   Dwelling over and/or attached to business group residences.

   (2)   Accessory uses to the above.

   E.   Accessory uses to all uses permitted by right.

   2.   Uses permitted by special exception.

   A.   Boarding or rooming homes.

   B.   Car wash.

   C.   Cemeteries.

   D.   Cleaning, laundry and dyeing plants.

   E.   Commercial recreational facilities.

   F.   Contractors yards.

   G.   Entertainment facilities.

   H.   Go-cart racing.

   I.   Medical marijuana dispensary.

   J.   Multi-family dwellings.

   K.   Outdoor storage (as defined in Part 2 of this Chapter).

   L.   Printing, lithographing or publishing plants.

   M.   Private recreational facilities.

   N.   Public uses.

   O.   Stone or monument works.

   P.   Tire retreading and recapping.

   Q.   Trucking facilities and terminals.

   R.   Accessory uses to the above.

[Ord. 2009-5B]

   3.   Conditional uses (see Part 7). Any use permitted by right or by special exception shall be deemed a conditional use if it involves either of the following:

   A.   The initial or cumulative disturbance which equals or exceeds 87,120 square feet of surface area.

   B.   The initial or cumulative construction, placement or installation which equals or exceeds 43,560 square feet of buildings, structures and/or other impervious surface area.

   4.   Dimensional regulations. Each principal building, structure and/or use shall be governed by the following regulations, unless more restrictive standards are applicable, including, but not limited to, state regulations and supplementary regulations contained in Part 8 of this Chapter.

   A.   Minimum lot area.

   (1)   Ten thousand square feet, subject to the lot being serviced by centralized sewers.

   (2)   One acre when serviced by an on-lot sewage disposal system.

   B.   Minimum lot width. Seventy-five feet.

   C.   Front yard. The minimum front yard shall be not less than ten feet in depth as measured from the front lot line.

   D.   Rear yard. The rear yard shall be not less than 20 feet in depth as measured from the rear lot line; a rear yard setback of 35 feet shall be required when the adjoining rear lot contains a residential use or where it abuts a residential zoning district.

   E.   Side yard. The side yard shall be not less than five feet on each side when the adjoining lot contains a nonresidential use; a side yard setback of not less than 15 feet shall be required for any side yard when adjoining lot contains a residential use or where it abuts a residential zoning district.

   F.   Lot coverage. Not more than 50 percent of the lot area shall be covered by buildings or structures.

   G.   Building height. The maximum height of any building shall not exceed three stories or 40 feet.

   5.   Supplementary regulations. See Part 8.

   6.   Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a “subdivision” or “land development”, as provided in Part 2 of this Chapter, shall also be subject to the governing regulations and provisions of the Plains Township Subdivision and Land Development Ordinance [Chapter 22 ].

   1.   Permitted uses.

   A.   Retail commercial businesses that include:

   (1)   Building, lumber or plumbing supplies.

   (2)   Clothing and clothing accessories.

   (3)   Commercial greenhouses, nurseries and garden shops.

   (4)   Convenience stores.

   (5)   Electronic equipment and products, both sales and repairs.

   (6)   Equipment sales and repair.

   (7)   Florist shops.

   (8)   Food/grocery.

   (9)   Forestry (as defined in Part 2; also see Part 8).

   (10)   Gas station.

   (11)   Greeting cards, books and stationery.

   (12)   Hardware.

   (13)   Household goods and appliances.

   (14)   No-impact home-based businesses (as defined in Part 2; also see Part 8).

   (15)   Office equipment and supplies.

   (16)   Pet shops.

   (17)   Pharmaceutical products.

   (18)   Sporting goods.

   (19)   Variety goods.

   (20)   Retail sales establishments; specialty-retail as defined under § 27-202.

[Ord. 2007-5A]

   B.   Service-oriented business including, or similar to:

   (1)   Automotive repair shops.

   (2)   Automotive sales.

   (3)   Banks, credit unions and similar uses.

   (4)   Car wash.

   (5)   Day care centers.

   (6)   Essential public utility facilities as defined in Part 2 of this Chapter (excluding storage yards).

   (7)   Funeral homes.

   (8)   Greenhouses, nurseries and garden supplies.

   (9)   Health clubs.

   (10)   Medical clinics.

   (11)   Nursing homes.

   (12)   Outdoor storage as defined in Part 2.

   (13)   Personal services.

   (14)   Private garage (storage of vehicles).

   (15)   Professional offices.

   (16)   Public uses.

   (17)   Repair garage.

   (18)   Research and testing facilities.

   (19)   Restaurants.

   (20)   Taverns.

   (21)   Veterinary hospitals.

   (22)   Warehouse and distribution facilities.

   (23)   Warehousing, including self-storage facilities.

   C.   Recreation and entertainment related business including, or similar to:

   (1)   Entertainment facilities.

   (2)   Commercial recreational facilities.

   (3)   Private recreational facilities.

   (4)   Public recreational facilities.

   (5)   Social halls, clubs and community centers.

[Ord. 2003-3]

   D.   Specified public land use:

   (1)   Municipal/county, state or federal buildings or uses.

   (2)   Public schools.

   (3)   Public owned parking facilities (as defined in § 2-202 as parking lot).

   (4)   Public art gallery.

   E.   Residential uses:

   (1)   Single-family detached dwellings.

   (2)   Two-family dwellings.

   (3)   Multi-family dwellings.

   (4)   Dwelling over and/or attached to business.

   F.   Accessory uses to all uses permitted by right.

   2.   Uses permitted by special exception.

   A.   Car wash.

   B.   Home occupations.

   C.   Hotels/motels.

   D.   Light industry (as defined in Part 2).

   E.   Medical marijuana dispensary.

   F.   Public uses.

   G.   Trucking facilities and terminals.

   H.   Wireless commercial communication sites and support structures.

   I.   Accessory uses to the above.

[Ord. 2007-5A]

   3.   Conditional uses (see Part 7):

   A.   Shopping center. Any use permitted by right or by special exception shall be deemed a conditional use if it involves either of the following:

   (1)   The initial or cumulative disturbance which equals or exceeds 87,120 square feet of surface area.

   (2)   The initial or cumulative construction, placement or installation which equals or exceeds 43,560 square feet of buildings, structures and/or other impervious surface area.

   (3)   Any use which utilizes and/or stores any hazardous substances as so defined in Part 2 of this Chapter.

   [Ord. 2007-5A]

   4.   Dimensional regulations. Each principal building, structure and/or use shall be governed by the following regulations, unless more restrictive standards are applicable, including, but not limited to, state regulations and supplementary regulations contained in Part 8 of this Chapter.

   A.   Minimum lot area:

   (1)   Fifteen thousand square feet, subject to the lot being serviced by centralized sewers.

   (2)   One acre when serviced by an on-lot sewage disposal system.

   B.   Minimum lot width:

   (1)   Nonresidential uses. One hundred feet.

   (2)   Residential uses. Seventy feet.

   C.   Front yard. The minimum front yard shall be not less than 35 feet in depth as measured from the front lot line.

   D.   Rear yard. The rear yard shall be not less than 40 feet in depth as measured from the rear lot line.

   E.   Side yard. The side yard shall be not less than 15 feet on each side when the adjoining lot contains a nonresidential use; a side yard setback of not less than 30 feet shall be required for any side yard when adjoining lot contains a residential use or where it abuts a residential zoning district.

   F.   Lot coverage. Not more than 40 percent of the lot area shall be covered by buildings or structures.

   G.   Building height. The maximum height of any building shall not exceed three stories or 40 feet. [Ord. 2003-3]

   5.   Supplementary regulations. See Part 8.

   6.   Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a “subdivision” or “land development”, as provided in Part 2 of this Chapter, shall also be subject to the governing regulations and provisions of the Plains Township Subdivision and Land Development Ordinance [Chapter 22 ].

   1.   Permitted uses.

   A.   County parks.

   B.   Essential public utility facilities as defined in Part 2 of this Chapter (excluding storage yards).

   C.   Single-family detached dwellings.

   D.   Public recreational facilities.

   E.   Greenhouse, nurseries and garden shops.

   F.   State game lands.

   G.   Essential public utility facilities as defined in Part 2 of this Chapter (excluding storage yards).

   H.   County parks.

   I.   Hospitals as defined in § 20-202.

   J.   Forestry (as defined in Part 2; also see Part 8).

   K.   No-impact home-based businesses (as defined in Part 2; also see Part 8).

   L.   Schools (as defined in Part 2 of this Chapter).

   M.   Accessory uses to the above.

[Ord. 2007-5A]

   2.   Uses permitted by special exception.

   A.   Animal hospitals or clinics.

   B.   Animal kennels.

   C.   Cemeteries.

   D.   Home occupations.

   E.   Mobile homes constructed with and anchored to a permanent foundation.

   F.   Outdoor wood-fired boiler (as an accessory use, also see Part 8).

   G.   Private recreational facilities.

   H.   Public uses.

   I.   Sewage disposal plants.

   J.   Utility buildings and storage yards.

   K.   Wireless commercial communication sites and support structures.

   L.   Accessory uses to the above.

[Ord. 2009-5B]

   3.   Conditional uses (see Part 7).

   A.   Mobile home parks.

   B.   Planned residential development.

   C.   Extraction of natural resources.

   D.   Wind energy facility.

   E.   Any use permitted by right or by special exception shall be deemed a conditional use if it involves either of the following:

   (1)   The initial or cumulative disturbance which equals or exceeds 87,120 square feet of surface area.

   (2)   The initial or cumulative construction, placement or installation which equals or exceeds 43,560 square feet of buildings, structures and/or other impervious surface area.

[Ord. 2007-5A]

   4.   Dimensional regulations. A principal building, structure and/or use shall be governed by the following regulations, unless more restrictive standards are applicable, including but not limited to state regulations and supplementary regulations contained in Part 8 of this Chapter. [Ord. 2009-5B]

   A.   Minimum lot area. Each principal building or use shall be located upon a lot having a minimum lot area of not less than two acres. [Ord. 2009-5B]

   B.   Minimum lot width. Each lot shall have a lot width not less than 200 feet.

   C.   Front yard. The minimum front yard shall be not less than 50 feet in depth as measured from the front lot line.

   D.   Rear yard. The rear yard shall be not less than 50 feet in depth as measured from the rear lot line.

   E.   Side yard. The side yard shall be not less than 25 feet on each side.

   F.   Lot coverage. Not more than 20 percent of a lot shall be covered by buildings. Total impervious cover shall not exceed 30 percent.

   G.   Building height. The maximum height of any building shall not exceed two and one-half stories or 35 feet.

   5.   Supplementary regulations. See Part 8.

   6.   Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a “subdivision” or a “land development”, as provided in Part 2 of this Chapter, shall also be subject to the governing regulations and provisions of the Plains Township Subdivision and Land Development Ordinance [Chapter 22 ].

(Ord. 1998-1, 3/19/1998, § 507; as amended by Ord. 2000-6, 9/14/2000; by Ord. 2007-5A, 9/19/2007, §§ 23, 24 and 25; and by Ord. 2009-5B, 5/14/2009, §§ 5, 6 and 7; Ord. 2017-1, 6/8/2017)

   1.   Permitted uses.

   A.   Automotive sales.

   B.   Contractors’ offices, shops and storage yards (for commercial uses which sell products such as: lumber, building, heating, plumbing, electrical, masonry, fencing and related material).

   C.   Electronic equipment and products, both sales and repairs.

   D.   Equipment sales and repairs.

   E.   Forestry (as defined in Part 2; also see Part 8).

   F.   Gas station.

   G.   Gas station, limited-service.

   H.   Light industry (as defined in Part 2).

   I.   Lumberyards.

   J.   Machine shops and sheet metal shops.

   K.   Grower/processor of medical marijuana.

   L.   No-impact home-based businesses (as defined in Part 2, also see Part 8).

   M.   Outdoor storage as defined in Part 2.

   N.   Print shops.

   O.   Public uses.

   P.   Public utility facilities.

   Q.   Repair garages.

   R.   Stone or monument works.

   S.   Tire retreading and recapping.

   T.   Trucking facilities and terminals.

   U.   Warehouse and distribution facilities.

   V.   Warehousing, including self-storage facilities.

   W.   Accessory uses to the above.

[Ord. 2007-5A]

   2.   Uses permitted by special exception.

   A.   Bulk fuel storage.

   B.   Wireless commercial communication sites and support structures.

   C.   Medical marijuana trucking facility.

   D.   Medical marijuana waste facility.

[Ord. 2009-5B]

   3.   Conditional uses (see Part 7).

   A.   Automotive wrecking yards.

   B.   Extraction, excavation and/or removal of natural resources.

   C.   Heavy industrial uses (as defined in Part 2).

   D.   Junkyards.

   E.   Solid waste facilities.

   F.   Staging areas.

   G.   Transfer station.

   H.   Any use permitted by right or by special exception shall be deemed a conditional use if it involves either of the following:

   (1)   The initial or cumulative disturbance which equals or exceeds 87,120 square feet of surface area.

   (2)   The initial or cumulative construction, placement or installation which equals or exceeds 43,560 square feet of buildings, structures and/or other impervious surface area.

   (3)   Any use which utilizes and/or stores any hazardous substances as so defined in Part 2 of this Chapter.

   4.   Dimensional regulations. Each principal building, structure and/or use shall be governed by the following regulations, unless more restrictive standards are applicable, including, but not limited to, state regulations and supplementary regulations contained in Part 8 of this Chapter.

   A.   Minimum lot area.

   (1)   Twenty thousand square feet subject to the lot being serviced by centralized sewers.

   (2)   One acre when serviced by an on-lot sewage disposal system.

   B.   Minimum lot width. Each lot shall have a lot width not less than 100 feet.

   C.   Front yard. The minimum front yard shall be not less than 50 feet in depth as measured from the front lot line.

   D.   Rear yard. The rear yard shall be not less than 50 feet in depth as measured from the rear lot line. When abutting any R District, a buffer area as so defined within Part 2 of this Chapter shall be required within the required rear yard setback.

   E.   Side yard. The side yard shall be not less than 25 feet on each side. When abutting any R District, a buffer area as so defined within Part 2 of this Chapter shall be required within the required side yard setback.

   F.   Lot coverage. Not more than 50 percent of the lot area shall be covered by buildings or structures.

   G.   Building height. The maximum height of any building shall not exceed three stories or 40 feet.

   5.   Supplementary regulations. See Part 8.

   6.   Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a “subdivision” or a “land development”, as provided in Part 2 of this Chapter, shall also be subject to the governing regulations and provisions of the Plains Township Subdivision and Land Development Ordinance [Chapter 22 ].

   1.   Permitted uses.

   A.   Retail commercial businesses that include:

   (1)   Convenience stores.

   (2)   Food/grocery.

   (3)   Forestry (as defined in Part 2; also see Part 8).

   (4)   Gas station.

   (5)   Greeting cards, books and stationery.

   (6)   Medical marijuana dispensary.

   (7)   No-impact home-based businesses (as defined in Part 2, also see Part 8).

   (8)   Office equipment and supplies.

   (9)   Pharmaceutical products.

   (10)   Accessory uses to the above.

[Ord. 2007-5A]

   B.   Service-oriented businesses that include:

   (1)   Banks, credit unions and similar uses.

   (2)   Continuing care facilities.

   (3)   Day care centers.

   (4)   Essential public utility facilities as defined in Part 2 of this Chapter (excluding storage yards).

   (5)   Health clubs.

   (6)   Hospitals.

   (7)   Intermediate care facilities.

   (8)   Medical clinics.

   (9)   Motels and hotels.

   (10)   Personal services.

   (11)   Personal-care homes.

   (12)   Professional offices.

   (13)   Restaurants.

   (14)   Skilled nursing facilities.

   (15)   Taverns.

   (16)   Veterinary hospitals.

   (17)   Accessory uses to the above.

   C.   Recreation and entertainment related business including, or similar to:

   (1)   Public recreational facilities.

   (2)   Social halls, clubs and community centers.

   (3)   Accessory uses to the above.

   D.   Specific public land use:

   (1)   Municipal/county, state or federal buildings or uses.

   (2)   Public schools.

   (3)   Public owned parking facilities (as defined in § 20-202 as parking lot).

   (4)   Public art gallery.

   (5)   Accessory uses to the above.

   2.   Uses permitted by special exception.

   A.   Public uses.

   B.   Wireless commercial communication sites and support structures.

   C.   Accessory uses to the above.

   D.   Grower/processor of medical marijuana.

[Ord. 2009-5B]

   3.   Conditional uses (see Part 7):

   A.   Any use which utilizes and/or stores any hazardous substances as so defined in Part 2 of this Chapter.

   B.   Methadone treatment facility.

   C.   Institutional uses.

   D.   Any use permitted by right or by special exception shall be deemed a conditional use if it involves either of the following:

   (1)   The initial or cumulative disturbance which equals or exceeds 87,120 square feet of surface area.

   (2)   The initial or cumulative construction, placement or installation which equals or exceeds 43,560 or more square feet of buildings, structures and/or other impervious surface areas.

[Ord. 2007-5A]

   4.   Dimensional regulations. Each principal building, structure and/or use shall be governed by the following regulations, unless more restrictive standards are applicable, including, but not limited to, state regulations and supplementary regulations contained in Part 8 of this Chapter.

   A.   Minimum lot area. Each principal building or use shall be located upon a lot having a minimum lot area of not less than 20,000 square feet, subject to the lot being serviced by centralized sewers.

   B.   Minimum lot width. Each lot shall have a lot width of not less than 100 feet.

   C.   Front yard. The minimum front yard shall be not less than 50 feet in depth as measured from the front lot line.

   D.   Rear yard. The rear yard shall be not less than 50 feet in depth as measured from the rear lot line.

   E.   Side yard. The side yard shall be not less than 25 feet on each side in cases where the adjoining lot contains a nonresidential use; a side yard setback of not less than 35 feet shall be required for any side yard in cases where the adjoining lot contains a residential use or where it abuts a residential zoning district.

   F.   Lot coverage. Not more than 40 percent of the lot area shall be covered by buildings or structures.

   G.   Building height. The maximum height of any building shall not exceed five stories or 75 feet.

   5.   Supplementary regulations. See Part 8.

   6.   Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a “subdivision” or “land development”, as provided in Part 2 of this Chapter, shall also be subject to the governing regulations and provisions of the Plains Township Subdivision and Land Development Ordinance [Chapter 22 ].

   1.   Permitted uses.

   A.   Retail commercial businesses that include:

   (1)   Banquet halls.

   (2)   Convenience stores.

   (3)   Convention centers.

   (4)   Entertainment facilities (as defined in Part 2).

   (5)   Forestry (as defined in Part 2, also see Part 8).

   (6)   Gas station.

   (7)   Movie theaters and live performance theaters.

   (8)   No-impact home-based businesses (as defined in Part 2).

   (9)   Private recreational facilities (as defined in Part 2).

   (10)   Retail stores.

   (11)   Accessory uses to the above.

   B.   Service-oriented businesses that include:

   (1)   Bars and taverns.

   (2)   Billboard signs.

   (3)   Day care centers, including facilities in which daycare services are rendered.

   (4)   Essential public utility facilities as defined in Part 2 of this Chapter (excluding storage yards).

   (5)   Health clubs.

   (6)   Motels and hotels.

   (7)   Night clubs.

   (8)   Personal services.

   (9)   Professional offices.

   (10)   Restaurants.

   (11)   Accessory uses to the above.

   C.   Recreation and entertainment related businesses including or similar to:

   (1)   Horse racing facility with related wagering (as defined in Part 2).

   (2)   Private recreational facilities (as defined in Part 2).

   (3)   Accessory uses to the above.

   2.   Uses permitted by special exception.

   A.   Wireless commercial communication sites and support structures.

   B.   Accessory uses to the above.

[Ord. 2009-5B]

   3.   Conditional uses.

   A.   Sexually oriented uses (as defined in Part 2).

   B.   Pawn shops.

   C.   After hours club. [Ord. 2016-1]

   D.   Bottle clubs. [Ord. 2016-1]

   4.   Dimensional regulations. Each principal building, structure and/or use shall be governed by the following regulations, unless more restrictive standards are applicable, including, but not limited to, state regulations and supplementary regulations contained in Part 8 of this Chapter.

   A.   Minimum lot area. Each principal building or use shall be located upon a lot having minimum lot area of not less than 15,000 square feet, subject to the lot being serviced by centralized sewers.

   B.   Minimum lot width. Each lot shall have a lot width of not less than 100 feet.

   C.   Front yard. The minimum front yard shall be not less than 50 feet in depth as measured from the front lot line.

   D.   Rear yard. The rear yard shall be not less than 50 feet in depth as measured from the rear lot line.

   E.   Side yard. The side yard shall be not less than 25 feet on each side in cases where the adjoining lot contains a nonresidential use; a side yard setback of not less than 40 feet shall be required for any side yard in cases where the adjoining lot contains a residential use or where it abuts a residential zoning district.

   F.   Lot coverage. Not more than 60 percent of the lot area shall be covered by buildings or structures.

   G.   Building height. The maximum height of any building shall not exceed 20 stories.

   5.   Supplementary regulations.

   6.   Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a “subdivision” or “land development”, as provided in Part 2 of this Chapter, shall also be subject to the governing regulations and provisions of the Plains Township Subdivision and Land Development Ordinance [Chapter 22 ].

(Ord. 1998-1, 3/19/1998; as added by Ord. 2007-5A, 9/19/2007, § 5; and as amended by Ord. 2009-5B, 5/14/2009, § 5; by Ord. 2016-1, 2/11/2016, § 3)

   1.   Purpose. The purpose of this District is intended to encourage creativity and flexibility in the development of larger tract land by relaxing the rigidity of the strict separation of land uses which may be otherwise compatible with the overall site development of a property.

   2.   Permitted nonresidential use.

   A.   Retail commercial businesses that include:

   (1)   Retail sale establishments.

   (2)   Retail sales establishment, specialty.

   (3)   Accessory uses to the above.

   B.   Service-oriented businesses that include:

   (1)   Hotels, motels, bed and breakfast inns.

   (2)   Professional offices.

   (3)   Retail services establishment.

   (4)   Service offices.

   (5)   Laundry and dry-cleaning service (exclusively for pick-up and delivery of laundry and/or dry cleaning without any cleaning service equipment upon the premises).

   (6)   Child-care uses.

   (7)   Gymnasiums, health/fitness centers.

   (8)   Automobile service station.

   (9)   Commercial radio antennas and support structures.

   (10)   Accessory uses to the above.

   3.   Permitted residential uses.

   A.   Two-family dwelling.

   B.   Multi-family dwelling.

   C.   Townhouses.

   D.   Residential neighborhood activity center.

   E.   Accessory uses to the above.

   4.   Dimensional regulations - nonresidential uses.

   A.   Generally. Each principal building, structure and/or use shall be governed by the following regulations, unless more restrictive standards are applicable, including, but not limited to, state regulations and supplementary regulations contained in Part 8 of this Chapter 27.

   B.   Nonresidential uses.

   (1)   Minimum lot area. Each principal building or use shall be located upon a lot having a minimum lot area or lease area of not less than 15,000 square feet.

   (2)   Minimum lot width. If applicable, each lot or leased area shall have a lot width of not less than 100 feet. *

   (3)   Front yard. The minimum front yard shall be not less than 50 feet in depth as measured from the front lot line. *

   (4)   Rear yard. The rear yard shall be not less than 50 feet in depth as measured from the rear lot line. * In cases where the rear lot line of a nonresidential structure borders the boundary of an R-1 Zoning District, a rear yard setback of 75 feet shall be required along with a vegetative screening consisting of two staggered rows of evergreen trees planted with the spacing distance between trees not less than eight feet or greater than ten feet. Said trees shall be not less than six feet in height at the time of planting. The owner of the property shall be responsible to maintain the required vegetation within the buffer area, including the replacement of any trees which are damaged, die, removed by whatever means or otherwise fail to grow.

   (5)   Side yard. No interior sideyard setback distances shall apply among any principal buildings of a development which is classified as a “land development”. In all other cases a side yard setback distance of not less than 25 feet on each side shall be required.

   (6)   Lot coverage. Not more than 65 percent of the lot area shall be covered by buildings or structures. Impervious surfaces shall not be considered with such calculations

   (7)   Building height. The maximum height of any building shall not exceed ten stories.

   * In the case of leased space under a land development application, the lot width and the front and the rear yard setback requirements shall be based upon measurement applicable to the principal lot, which may include two or more leased areas and not from the description of the leased space within the principal lot of record.

   5.   Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a “subdivision” or “land development”, as defined in Plains Township Subdivision and Land Development Ordinance, shall be subject to the governing regulations and provisions of Chapter 22.

   6.   Dimensional regulations.

   A.   Generally. Each principal building, structure and/or use shall be governed by the following regulations, unless more restrictive standards are applicable, including but not limited to state regulations and supplementary regulations contained in Part 8 of this Chapter 27. See § 27-802 Subsection 29. for dimensional regulations governing structures containing multi-family dwelling units and § 27-802 Subsection 30. for dimensional regulations governing townhouse.

   B.   Residential uses.

   (1)   Minimum lot area. Each principal building, structure and/or use shall be located upon a lot having a minimum lot area of not less than 10,000 square feet.

   (2)   Minimum lot width. Each lot shall have a lot width of not less than 100 feet.

   (3)   Front yard. The minimum front yard shall be not less than 20 feet in depth as measured from the front lot line.

   (4)   Rear yard. The rear yard shall be not less than 30 feet in depth as measured from the rear lot line.

   (5)   Side yard. The combined side yards shall be not less than 16 feet, with not less than eight feet on each side.

   (6)   Lot coverage. Not more than 45 percent of the lot area shall be covered with buildings or structures.

   (7)   Building height. The maximum height of any building shall not exceed stories three stories or 40 feet.

   (8)   Neighborhood activity center. Use of property where a residential development has uses and/or facilities (including pools, tennis courts, playgrounds, clubhouses, golf courses and other similar uses) available to residents of the development and their guests.

   7.   Supplementary regulations. See Part 8.

   8.   Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a “subdivision” or “land development”, as defined in Plains Township Subdivision and Land Development Ordinance shall be subject to the governing regulations and provisions of Chapter 22.

   9.   Sign regulations. The following types of signs shall be permitted within the MU District. All signs shall be classified according to type and use as provided herein:

   A.   Business sign. A sign which communicates information concerning a business, profession, commodity, service, entertainment or development which is sold, offered, prepared, manufactured or conducted upon the zoning lot where the sign is located.

   B.   Billboard or off-premises advertising sign. A sign which communicates information concerning a subject, business, profession, activity, commodity, service, entertainment or development not related to, sold, offered, prepared or manufactured on the zoning lot where the sign is located.

   C.   Institutional sign. A sign which identifies a use pertaining to a school, church, hospital or other institution of a similar public or semipublic nature.

   D.   On-site directional and/or informational sign. A sign commonly associated with, and limited to, information and directions necessary for visitors entering or exiting a property, including signs marking entrance and exits, parking areas, circulation direction, restrooms and pick-up and delivery areas. Other than company logos, such signs shall contain no advertising material.

   E.   Pylon sign. A pylon sign shall mean an on-site freestanding sign, supported by a sign structure from the ground, which identifies businesses located on the same parcel or in the same development on which the sign is located.

   10.   Construction types of signs. All signs shall be classified according to construction types. The following types shall be permitted within the MU District:

   A.   Freestanding sign. A sign not attached or applied to a principal building but supported by another structure, including structures designed for the sign itself and accessory structures.

   B.   Wall sign. A sign attached, painted or affixed to the wall of a principal structure or accessory structure, not projecting over any public right-of-way and not extending more than two feet from the building or structure.

   C.   Projecting sign. A sign which projects outward or extends more than two feet from the building or structure.

   11.   Setback for freestanding signs. The minimum side yard setback and rear yard setback for any freestanding sign shall be the same as the minimum side yard or rear yard setback for a principal structure in the zoning district in which the sign is located. The minimum front yard setback, with the exception of § 27-1004, Paragraph G., On-Site Directional and/or Informational Sign and § 27-1004, Paragraph H., Billboard Sign or Off-Premise Advertising Sign shall be not less than 25 percent of the required setback for a principal structure in the zoning district in which the sign is located. If an existing building has a front yard setback which is less than ten feet, any proposed new sign shall be attached flat against the building as a wall sign.

   12.   Prohibited signs. The following types of signs shall be prohibited within the MU District:

   A.   Air- and gas-filled devices.

   B.   Awning and canopy signs.

   C.   Banners unless permitted as special temporary sign.

   D.   Bench signs.

   E.   Signs which display obscene text, copy, message, pictures, forms or structures.

   F.   Flashing, blinking, traveling signs or lights, excluding any reader board or other sign identifying retail commercial businesses or service-oriented businesses.

   G.   Portable, mobile or trailer signs.

   H.   Roof signs.

   I.   Sidewalk, sandwich signs and A-frame signs.

   J.   Signs affixed to utility poles, trees, street markers, and fence posts or placed on any curb, sidewalk, fence, hydrant, bridge or other surface located on public property or over or across any public street.

   K.   Signs that advertise or promote illegal activities.

   L.   Signs that are erected, located or maintained in such a manner as to interfere with safe and free ingress or egress of any door or emergency exit or fire escape.

   M.   Spectacular signs, including feather flag signs.

   N.   Swinging or projecting sign.

   O.   Signs which obstruct sight of motorists or pedestrians so as to create safety hazards for motorists or pedestrians.

   13.   Pylon sign. In an integrated grouping of commercial uses which is classified as a “land development”, in addition to permitting each individual use to display signage, a pylon sign shall be permitted which identifies uses located on the same parcel or in the same development on which the sign is located. Not more than two pylons signs shall be permitted. A such sign shall not exceed 2,000 square feet in area nor exceed a maximum height of 125 feet above the existing grade.

   14.   Maximum area of signage. The maximum area of a business sign and/or the cumulative amount of all signage for a property located in the MU District shall not exceed five square feet of signage for each linear foot of frontage along a public road or a public right-of way. In the case of corner properties, the frontage along both sides shall be included in calculating the maximum square feet of permitted signage. Wall signs, pylon signs and temporary signs shall be excluded from such calculations.

(Ord. 2015-6, 9/10/2015, § 4)