Spring Garden Township
City Zoning Code
City Zoning Code
ARTICLE II
Zone Regulations
§ 310-4 Zones and boundaries.
A.
Establishment of zones. The Township of Spring Garden is divided into zones listed below and shown on the map entitled "Zoning Map of Spring Garden Township," which Map is part of this chapter.[1]
R-1 | Residential Suburban | |
R-2 | Residential Urban | |
A-O | Apartment-Office | |
C | Commercial | |
IP | Industrial Park | |
OS | Open Space — Conservation Floodplain |
[1]
Editor's Note: The Zoning Map was amended and readopted 11-9-2011 by Ord. No. 2011-17.
B.
The Official Zoning Map. The official copy of the Zoning Map shall be maintained at the Township Administration Building. The Official Zoning Map shall be displayed for public view during normal business hours of the Township. In case of dispute, only this map or an approved copy thereof shall be considered in evidence.
C.
Boundaries of zones. Where uncertainty exists as to the boundaries of the zones as shown on the Zoning Map, the following rules shall apply:
(1)
Boundaries indicated as approximately following the center lines of streets, highways or alleys shall be construed to follow such center lines.
(2)
Boundaries indicated as approximately following lot lines shall be construed as following such lot lines.
(3)
Boundaries indicated as approximately following municipality limits shall be construed as following municipal limits.
(4)
Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks.
(5)
Boundaries indicated as approximately following the center lines of streams, rivers or other bodies of water shall be construed to follow such center lines.
§ 310-5 Use regulations.
A.
Uses permitted. The uses permitted in the zones established by this chapter and the permitted extent of these uses are as described for each zone. The uses shown as permitted in each zone are the only uses permitted in that zone, and all other uses are subject to § 310-5B. Unless otherwise noted, the use or dimensional standards are the requirements for each use. However:
B.
All other uses. Any use not specifically allowed elsewhere in this chapter shall be allowed by special exception in the zone or zones where, and to the extent that, similar uses are permitted or allowed by special exception, provided that said use meets the requirements for a special exception and does not constitute a public or private nuisance.
C.
Accessory uses and structures. Accessory uses and structures shall be permitted in conjunction with the principal uses permitted in this chapter and shall be further subject to the requirements for accessory uses and structures as set forth in Article III.
D.
Uses with nuisance effect. In no case is a use permitted which, due to noise, dust, odor, appearance or other objectionable factor, creates a nuisance, hazard or other substantial adverse effect upon the reasonable enjoyment of the surrounding property. Every reasonable effect must be made to prevent this effect through:
E.
Limit of one principal use. No more than one principal use shall be permitted on a lot, unless the provisions of the relevant zoning district permit a combination of permitted uses or a multiple-use building, or unless it is otherwise permitted by this chapter.
§ 310-6 Residential Suburban Zone (R-1).
A.
Purpose. The purpose of the R-1 Residential-Suburban District is to provide for the orderly expansion of low to medium density suburban-type development; to provide for the public health and to prevent the overcrowding of the land through the application of maximum housing densities; to provide standards which will encourage installation of public facilities and the reservation of public open space; to exclude activities of a commercial or industrial nature and any activities not compatible with residential development.
C.
Uses by special exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Articles V and VI of this chapter:
D.
Dimensional requirements:
[Amended 11-13-2019 by Ord. No. 2019-5]
Public Water and Public Sewer | Public Water or Public Sewer | No Public Water and No Public Sewer | |
|---|---|---|---|
Minimum lot area | 10,000 square feet | 15,000 square feet | 30,000 square feet |
Minimum lot width | 80 feet | 100 feet | 125 feet |
Maximum lot coverage | 45% | 35% | 25% |
Minimum front setback | 25 feet | 25 feet | 25 feet |
Minimum side setback | 10 feet (each) | 10 feet (each) | 10 feet (each) |
Minimum rear setback | 25 feet | 25 feet | 25 feet |
E.
Building height. The height limit for a main building shall be 2 1/2 stories, but not over 30 feet, except that the height limit may be extended to 3 1/2 stories, but not over 40 feet, if each yard is increased in width one foot for each additional foot of height over 30 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet.
§ 310-7 Residential Urban Zone (R-2).
A.
Purpose. The purpose of the R-2 Residential Urban District is to encourage orderly development and preservation of a variety of housing compatible with existing dwellings in established, medium-density residential sections in the community by providing public facilities necessary for the health, welfare and general convenience of the population; to prevent overcrowding of the land through application of maximum housing densities; to preserve public open space; to exclude activities of a commercial or industrial nature and any activities not compatible with the residential environment.
C.
Uses by special exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Articles V and VI of this chapter:
D.
Dimensional requirements.
[Amended 11-13-2019 by Ord. No. 2019-5]
Public Water and Public Sewer | Public Water or Public Sewer | |
|---|---|---|
Minimum lot area | 7,500 square feet | 10,000 square feet |
Minimum lot width | 60 feet | 80 feet |
Maximum lot coverage | 60% | 45% |
Minimum front setback | 20 feet | 20 feet |
Minimum side setback | 5 feet (each) | 5 feet (each) |
Minimum rear setback | 20 feet | 20 feet |
E.
Building height. The height limit for a main building shall be 2 1/2 stories, but not over 30 feet, except that the height limit may be extended to 3 1/2 stories, but not over 40 feet, if each yard is increased in width one foot for each additional foot of height over 30 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet.
§ 310-8 Apartment-Office Zone (A-O).
A.
Purpose. The purpose of the A-O Apartment-Office District is to provide standards for the development of any combination of uses such as apartment, professional offices, convenience goods and personal service shops, and facilities deemed compatible with high-density housing, and designed to minimize traffic problems and congestion on the streets, provide for the public convenience and to harmonize with adjoining residential uses.
B.
Uses by right. The following principal uses are permitted by right in the A-O Zone:
(1)
Child day-care facilities.
(2)
Financial institution.
(3)
Funeral home.
(4)
House of worship.
(5)
Medical clinic.
(6)
Multifamily/townhouse dwelling(s).
(7)
Multifamily or two-family conversion.
(8)
Park or other recreation areas of a nonprofit nature.
(9)
Parking lot or parking garage.
(10)
Personal service business.
(11)
Professional office.
(12)
Public building or facility.
(13)
Rooming house or group quarters.
(14)
Single-family residence in conjunction with another permitted use.
C.
Uses by special exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Articles V and VI of this chapter.
(1)
Club.
(2)
College.
(3)
Dormitory.
(4)
Hospital.
(5)
Hotel/motel.
(6)
Life-care retirement facility.
(7)
Mobile home park.
(8)
Nursing home.
(9)
Public utility building.
(10)
Restaurant, sit-down.
(11)
Retail store or shop.
(12)
School, public or private.
(13)
Wind energy system.
(14)
Professional office flex space.
[Added 11-13-2019 by Ord. No. 2019-5]
(15)
Hi-tech precision assembly.
[Added 3-8-2023 by Ord. No. 2023-5]
D.
Dimensional requirements.
[Amended 11-13-2019 by Ord. No. 2019-5]
Public Water and Public Sewer | Public Water or Public Sewer | |
|---|---|---|
Minimum lot area | 10,000 square feet | 15,000 square feet |
Minimum lot width | 80 feet | 100 feet |
Maximum lot coverage | 70% | 55% |
Minimum front setback | 30 feet | 30 feet |
Minimum side setback | 10 feet (each) | 10 feet (each) |
Minimum rear setback | 30 feet | 30 feet |
E.
Density requirement. The maximum density (number of dwelling units per gross acre of land) permitted in this zone is 10 dwelling units per acre.
F.
Building height. The height limit for a main building shall be 2 1/2 stories, but not over 30 feet, except that the height limit may be extended to 3 1/2 stories, but not over 40 feet, if each yard is increased in width one foot for each additional foot of height over 30 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet.
G.
Paved area. A percentage of the lot area, as provided in the table in § 310-8D herein, may be paved with an impervious surface (driveways, parking areas, walkways), provided stormwater management facilities are installed if determined necessary by the Township Engineer.
H.
Interior yards. Open space between multifamily dwellings shall be provided as follows:
(1)
When front to front, rear to rear, or front to rear, parallel buildings shall have 50 feet between faces for one story in height, plus five feet for each additional story. If the front or rear faces are obliquely aligned, the above distances may be decreased by as much as 10 feet at one end if increased by a similar or greater distance at the other end. Where service drives, bank grade changes, or collector walks are introduced in this space, the yard distance shall be at least 25 feet.
(2)
Between end walls of buildings, a yard space of 25 feet for each one-story building, plus five feet for each additional story, shall be required.
(3)
Between end walls and front or rear faces of buildings, 30 feet for one story, plus five feet for each additional story, shall be required.
(4)
When two adjacent buildings differ in the number of stories, the spacing shall be not less than the required distance between the buildings having the same height as the highest building.
(5)
Outer and inner courts shall be permitted when such courts are not less than 50 feet in length and/or width or equal to the dimensions of the full height of the building walls enclosing the court, whichever is greater.
I.
Restaurant and retail use. No more than 10% or 5,000 gross square feet, whichever is greater, of the street-level floor in existing or proposed multifamily residential or professional office buildings may be dedicated to restaurant and/or retail uses. No freestanding restaurant or retail store shall be permitted in the A-O Zone.
J.
The minimum lot size for individual townhouses in the A-O District shall be 2,000 square feet for all interior units and 2,500 square feet for all end units. The minimum lot width for individual townhouses in the A-O District shall be 20 feet for all interior units and 25 feet for all end units. There shall be a maximum of 10 townhouse units per acre.
§ 310-9 Commercial Zone (C).
A.
Purpose.
(1)
The purpose of the C Commercial District is to provide reasonable standards for the development of commercial uses in areas where such uses already exist and where, due to the character of undeveloped land, the development of commercial uses is feasible. The zone primarily allows development of neighborhood shopping areas that serve the day-to-day shopping needs of local residents.
(2)
If a need is apparent, community or regional shopping centers can be developed on appropriate sites.
B.
Uses by right. The following principal uses are permitted by right in the C Zone:
(1)
Commercial school.
(2)
Day-care center.
(3)
Financial institution.
(4)
Funeral home.
(5)
House of worship.
(6)
Indoor commercial recreation facility.
(7)
Laundry, dry-cleaning establishment.
(8)
Medical clinic.
(9)
Parking lot or parking garage.
(10)
Personal service business.
(11)
Professional office.
(12)
Public building or facility.
(13)
Restaurant, fast-food.
(14)
Restaurant, sit-down.
(15)
Retail store or shop.
(16)
Single-family residence in conjunction with another permitted use.
(17)
Vehicle sales, service and/or repair establishment.
(18)
Wholesale establishment.
C.
Uses by special exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Articles V and VI of this chapter:
(1)
Adult entertainment facility.
(2)
Automobile service station.
(3)
B.Y.O.B. (bring your own bottle) club.
(4)
Club.
(5)
Convenience store.
(6)
Crematorium.
(7)
Life-care retirement facility.
(8)
Nightclub.
(9)
Nursing home.
(10)
Public utility building.
(11)
Shopping center or mall.
(12)
Tavern.
(13)
Transportation (passenger) terminal.
(14)
Wind energy system.
(15)
Professional office flex space.
[Added 11-13-2019 by Ord. No. 2019-5]
D.
Dimensional requirements:
[Amended 11-13-2019 by Ord. No. 2019-5]
Public Water and Public Sewer | Public Water or Public Sewer | |
|---|---|---|
Minimum lot area | 10,000 square feet | 15,000 square feet |
Minimum lot width | 80 feet | 100 feet |
Maximum lot coverage | 75% | 65% |
Minimum front setback | 30 feet | 30 feet |
Minimum side setback | 10 feet | 10 feet |
Minimum rear setback | 30 feet | 30 feet |
E.
Building height. The height limit for a main building shall be 2 1/2 stories, but not over 30 feet, except that the height limit may be extended to 3 1/2 stories, not over 40 feet, if each yard is increased in width one foot for each additional foot of height over 30 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet.
§ 310-10 Industrial Park Zone (IP).
[Amended 11-13-2019 by Ord. No. 2019-5; 1-11-2023 by Ord. No. 2023-01; 3-8-2023 by Ord. No. 2023-04]
A.
Purpose. The purpose of the IP Industrial Park District is to encourage the development of and continued use of land that is suitable for industries and to prohibit any use that would substantially interfere with the establishment or continuation of industrial firms that contribute to the soundness of the economic base of the Township. Furthermore, the intent is to provide suitable land for light industry and industrial parks in which a number of firms may locate on a landscaped tract. Because of the possible proximity of such uses to residential and commercial areas, restrictions are imposed to assure both attractive and useful surroundings.
B.
Uses by right. The following principal uses are permitted by right in the IP Zone:
(1)
Caretaker or watchman dwelling.
(2)
Commercial school.
(4)
Heavy storage service (warehouse, building material yard, bulk fuel storage).
(5)
Light manufacturing. This includes such uses as:
(6)
Mini storage/self-storage.
(7)
Parking lot or parking garage.
(8)
Personal service business.
(9)
Processing establishment.
(10)
Professional office.
(11)
Public building or facility.
(12)
Research laboratory.
(13)
Restaurant, fast-food.
(14)
Restaurant, sit-down.
(15)
Retail store or shop.
(16)
Transportation (passenger) terminal.
(17)
Truck or motor freight terminal.
(18)
Vehicle sales, service and/or repair establishment.
(19)
Wholesale establishment.
(21)
Medical clinic.
C.
D.
Dimensional requirements.
Dimension | Public Water and Public Sewer | Public Water or Public Sewer | No Public Water and No Public Sewer |
|---|---|---|---|
Minimum lot area | 20,000 square feet | 30,000 square feet | |
Minimum lot width | 100 feet | 125 feet | |
Maximum lot coverage | 80% | 75% | |
Minimum front setback | 30 feet | 30 feet | 30 feet |
Minimum side setback | 30 feet (each) | 30 feet (each) | 30 feet (each) |
Minimum rear setback | 30 feet | 30 feet | 30 feet |
Front, side or rear setbacks for development adjacent to a residential district or use per § 310-10G | 100 feet | 100 feet | 100 feet |
E.
Building height. The building height limit shall be four stories, but not more than 45 feet. The height limit for an accessory building shall be two stories, but not over 25 feet.
F.
Paved area. A percentage of the lot area, as provided in the table in § 310-10D herein, may be paved with an impervious surface (driveways, parking areas, walkways), provided that stormwater management facilities are provided if determined necessary by the Township Engineer.
G.
Setbacks. The required setbacks for buildings are stated in the chart above in § 310-10D. The following are exceptions to the setback requirements:
(1)
Setbacks when abutting residential districts, excepting building setbacks and areas for parking, circulation and landscaping, shall be located closer than 100 feet to any residential district boundary or residential use. When new building, expansions or additions to existing employment uses are proposed, such existing or new uses shall be subject to special exception and comply with the following rules:
(a)
New buildings, expansions or additions closer to a residential district or use than existing buildings on the site shall be permitted only for office uses related to on-site operations.
(b)
Except for office uses related to on-site operations, the following rules shall apply:
[1]
Where site location and dimensions permit, all portions of any new building, expansion or addition must be located a minimum of 100 feet from any residential district or use.
[2]
Where site location and dimensions do not permit new buildings, expansions or additions to be located a minimum of 100 feet from any residential district or use, new buildings, expansions or additions must be located on the opposite side of existing structures from a residential district or use.
[3]
Where site location and dimensions do not permit new building, expansion or additions to be located on the opposite side of existing structures from a residential district or use, no portion of a new building, expansion or addition shall be located closer to the residential district or use than existing buildings on the site.
§ 310-11 Open-Space - Conservation Zone (OS).
A.
Purpose. The purpose of the OS Open Space - Conservation District is to designate those areas where, because of natural geographic factors and existing land uses, it is considered feasible and desirable to conserve open spaces, water supply sources, woodland areas, wildlife and other natural resources. This zone may include extensive steeply sloped areas, stream valleys, floodplains, water supply sources and wooded areas adjacent thereto.
C.
Uses by special exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Articles V and VI of this chapter.
(1)
Campground.
(2)
Cemetery.
(3)
Club.
(4)
Greenhouse, horticultural nursery.
(5)
Kennel and/or animal hospital.
(6)
Outdoor commercial recreational facility.
(7)
Park or other recreation area of a nonprofit nature.
(8)
Public building or facility.
(9)
Public utility building.
(10)
Stable or riding academy.
(11)
Trap, skeet, rifle or archery range.
(12)
Wind energy system.
D.
Dimensional requirements.
[Amended 11-13-2019 by Ord. No. 2019-5]
All Uses | |
|---|---|
Minimum lot area | 87,120 square feet (2 acres) |
Minimum lot width | 200 feet |
Maximum lot coverage | 20% |
Maximum building height | 35 feet (except farm buildings, for which there is no height limitation) |
Minimum front setback | 50 feet |
Minimum side setback | 40 feet (each) |
Minimum rear setback | 40 feet |