Shrewsbury Township
City Zoning Code
City Zoning Code
PART 11
INTERCHANGE DISTRICT ICD
§ 27-1101 Purpose.
[Ord. No. 2015-03, 6/3/2015]
The Interchange District is intended to provide for, under explicit conditions and standards, limited personal and business service uses, retail and hospitality uses, light industrial and manufacturing uses, and distribution and warehousing uses within Shrewsbury Township. Specifically, it recognizes the existing uses and likely uses of land and the appropriateness of that area for such uses, and provides the flexibility to respond to the long-term evolution of development trends. It permits new uses which are compatible with the existing uses and with the Township's overall character and pattern of land use.
§ 27-1102 Use Regulations.
[Ord. No. 2015-03, 6/3/2015]
1.
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.
2.
In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Parts 14 and 15 of this chapter.
4.
Permitted Uses.
[Amended by Ord. No. 2023-05, 11/1/2023]
Auction house (see § 27-1404) |
Automotive repair (see § 27-1404) |
Automotive service (see § 27-1404) |
Automotive dealership, service and repair (see § 27-1404) |
Beverage distribution/sale (see § 27-1404) |
Brewery (see § 27-1404) |
Business and professional office (see § 27-1404) |
Business service establishment (see § 27-1404) |
Communications facility or tower (see § 27-1404) |
Convenience store (see § 27-1404) |
Emergency services (see § 27-1404) |
Equipment service and sale (see § 27-1404) |
Farm equipment sales and service (see § 27-1404) |
Financial institution (see § 27-1404) |
Forestry (see § 27-1404) |
Garden center (see § 27-1404) |
Heavy equipment sales, service and storage (see § 27-1404) |
Hotel or motel (see § 27-1404) |
Lodge, recreational or vacation |
Manufacturing, light (see § 27-1404) |
Medical laboratory or clinic (see § 27-1404) |
Mixed-use building (see § 27-1404) |
Mortuary (see § 27-1404) |
Parking facilities (see § 27-1404) |
Personal services facility (see § 27-1404) |
Public service office (see § 27-1404) |
Public utility building (see § 27-1404) |
Repair shop (see § 27-1404) |
Restaurant (see § 27-1404) |
Retail store (see § 27-1404) |
School, commercial (see § 27-1404) |
Self-storage (see § 27-1404) [Amended by Ord. No. 2020-01, 8/5/2020] |
Tavern (see § 27-1404) |
Veterinarian office or animal hospital (see § 27-1404) |
Warehousing and distribution (see § 27-1404) |
Winery (see § 27-1404) |
5.
Permitted Accessory Uses.
[Amended by Ord. No. 2022-01, 3/2/2022]
Alternative energy system (private use) (see § 27-1404) |
Buildings and uses customarily incidental to a permitted principal use |
Caretaker or watchman dwelling (see § 27-1404) |
Detention or retention pond |
Home occupation (see § 27-1404) |
No-impact home-based business (see § 27-1404) |
Portable storage unit (see § 27-1404) |
Public event (see § 27-1404) |
6.
Principal Uses Permitted as Special Exceptions by the Zoning Hearing Board.
[Amended by Ord. No. 2020-01, 8/5/2020; and by Ord. No. 2022-01, 3/2/2022]
Adult-oriented facility (see § 27-1404) |
Airport (see § 27-1404) |
ATV/ORV recreation area or facility (see § 27-1404) |
Child day-care center (see § 27-1404) |
Correctional facility (see § 27-1404) |
Crematorium (see § 27-1404) |
Entertainment facility (see § 27-1404) |
Electric generation facility (commercial use) (see § 27-1404) |
Gaming establishments (see § 27-1404) |
Helipad (see § 27-1404) |
Hospital (see § 27-1404) |
Laundry and dry-cleaning establishment (see § 27-1404) |
Racetrack (see § 27-1404) |
Recreational facility (indoor and outdoor) (see § 27-1404) |
Shopping center or mall (see § 27-1404) |
Stockyard (see § 27-1404) |
Transportation, motor freight terminal (see § 27-1404) |
7.
Accessory Uses Permitted by Special Exception by the Zoning Hearing Board.
Temporary structure or use (see § 27-1404) |
Buildings and uses customarily incidental to any of the principal uses permitted by special exception |
9.
Collector Roads.
A.
For proposed uses fronting on roads not qualifying as collector roads, the road may be upgraded to meet collector road criteria at the developers' cost for the length of the property being developed.
§ 27-1103 Dimensional Requirement.
[Ord. No. 2015-03, 6/3/2015]
In this district, any structure hereafter erected or any lot hereafter used or occupied for any lawful purpose shall provide the minimum dimensions specified below. Should these requirements conflict with the requirements of Part 14, as applicable, for any specified use, the requirements of Part 14, as applicable, shall take precedence.
1.
Principal and Accessory Use Dimensions:
[Amended by Ord. No. 2020-01, 8/5/2020]
All Uses | |
|---|---|
Minimum lot area | 20,000 square feet |
Minimum lot width | 80 feet |
Minimum front setback, all uses | 10 feet* |
Minimum side setback | 15 feet* |
Minimum rear setback | 10 feet* |
Minimum vegetative coverage | 25% |
Maximum lot coverage | 75%** |
Maximum building height* | 45 feet*** |
Residential buffer strip | 75 feet/50 feet**** |
Accessory buildings and structures: side/rear setback | 5 feet |
NOTES: | |
* | Add five feet for every 20 feet of height over 45 feet in building height. |
** | Percentages may be transferred between lots within a complex provided the transferred area enhances the transportation connectivity, enhances the pedestrian environment or creates a public space containing rest areas, picnic areas, and/or recreational facilities. |
*** | Limit shall not apply to spires, belfries, cupolas, antennas, water tanks or cooling towers, ventilators, chimneys, widow's walks, turrets, elevator bulkheads, mechanical penthouses, stacks, stage towers, scenery lofts, domes, steeples and spires, or other appurtenances usually required to be placed above the roof level and not intended for human occupancy, which may exceed the maximum building height provided such structures do not exceed 25 feet in height above the roof line. |
**** | Any lot adjoining land within a residential zone or containing residence(s) shall maintain a seventy-five-foot setback for buildings and structures and a fifty-foot setback for off-street parking lots and loading areas from the residential area. Such areas shall contain a fifty-foot-wide landscape strip. |
2.
Setback regulations for laterally supported extensions:
A.
Canopies, sills, belt courses, eaves, cornices, bay windows, roof overhangs or other ornamental features may extend a maximum of 12 inches into any minimum front, side or rear setbacks.
B.
Open or enclosed fire escapes, fireproof outside stairways and balconies opening upon fire towers may extend a maximum of five feet into any minimum front, side or rear setbacks.
§ 27-1104 (Reserved) [1]
[1]
Editor's Note: Former § 27-1104, Traffic Impacts, Ord. No. 2015-03, 6/3/2015, was repealed by Ord. No. 2020-01, 8/5/2020.
§ 27-1105 Performance Standards.
[Ord. No. 2015-03, 6/3/2015]
1.
The applicant must describe his proposed use in detail and establish that his proposed use will not:
A.
Cause dust, smoke, fumes, gas, any air pollution, or offensive odors to be disseminated beyond the boundaries of the lot in violation of § 27-1516 of this chapter; or
D.
Cause glare observable from beyond the boundaries of the lot in violation of § 27-1515 of this chapter; or
E.
Cause any pollution, degradation, contamination or discoloration of any underground or surface waters of the Township, or neighboring municipalities; or
F.
Constitute a fire or explosion hazard.
2.
In addition to the above, the applicant for a use permitted in this district must establish the following:
A.
Connection to an existing public water supply system. The applicant shall establish the execution of an agreement committing the public water supply system to providing such water as will be utilized by the proposed use for such period of time as the public water supply system provides water service elsewhere in its service area.
B.
That there is safe, clearly identified and adequate access to the site of the proposed use, using PennDOT approved criteria, and taking into consideration the amount and type of additional traffic movement likely to result from the location of the proposed use on the site proposed, and that the additional traffic movement likely to result from the proposed use will not cause nearby intersections to function at PennDOT Highway Capacity Manual (2000) Levels of Service (d), (e) or (f) with capacity analysis calculated based on that manual.
3.
In the event a permit and use certificate are issued by the Township Zoning Officer, the permit and use certificate shall be revoked and the use shall terminate immediately if it is established to the satisfaction of the Shrewsbury Township Board of Supervisors that the use is in fact causing:
A.
Dust, smoke, fumes, gas or offensive odors to be disseminated beyond the boundaries of the lot in violation of § 27-1516 of this chapter; or
D.
Glare observable from beyond the boundaries of the lot in violation of § 27-1515 of this chapter; or
E.
Any pollution, degradation contamination or discoloration of any underground or surface waters of the Township or neighboring municipalities; or
F.
An unusual fire or explosion hazard; or
G.
An adverse effect upon water supplies utilized by neighboring properties.
4.
In addition, such permit and use certificate shall be revoked and the use shall terminate immediately if it is established to the satisfaction of the Board of Supervisors that the permit or certificate holder:
§ 27-1106 Standard for Uses.
[Ord. No. 2015-03, 6/3/2015]
In addition to the standards set forth in this Part, all uses permitted within the Interchange District shall also comply with:
2.
Off-Street Parking and Loading. All uses in the Interchange District shall provide off-street parking spaces and off-street loading space according to the provisions set forth in Part 16 of this chapter. Such areas shall be designed to include adequate snow storage per Shrewsbury Township.