In the WS District, the following regulations shall apply:

      A.   Use Regulations.

         (1)   Permitted by Right Uses. Only the following uses shall be permitted by right within the WS District: (See also Article 4, “Use Regulations.”)

            (a)   A-1 Agriculture.

            (b)   A-2 Accessory Agricultural Sales.

            (c)   A-3 Forestry.

            (d)   A-7 Nursery.

            (e)   A-9 Accessory Farm Business.

            (f)   B-2a Group Home.

            (g)   B11 Single Family Detached Dwelling.

            (h)   B-12 Single-Family Detached Cluster.

            (i)   C-14 Municipal Passive Recreation Park. (Ord. 176, passed 1-5-2014)

            (j)   F-4 Essential Services. (Ord. 176, passed 1-5-2014)

            (k)   H-1 Accessory Apartment. (Ord. 176, passed 1-5-2014)

            (l)   H-3 Family Day Care. (Ord. 176, passed 1-5-2014)

            (m)   H-4 Home Based Business. (Ord. 176, passed 1-5-2014)

            (n)   H-5 Livestock and Horses as an Accessory Use. (Ord. 176, passed 1-5-2014)

            (o)   H-7 Recreational Vehicles. (Ord. 176, passed 1-5-2014)

            (p)   H-8 Residential Accessory Structure or Use. (Ord. 176, passed 1-5- 2014)

            (q)   H-9 Spa/hot Tubs. (Ord. 176, passed 1-5-2014)

            (r)   H-10 Swimming Pool. (Ord. 176, passed 1-5-2014)

            (s)   H-11 Temporary Structures and Vehicles. (Ord. 176, passed 1-5- 2014)

            (t)   H-12 Outdoor Wood Fired Boiler per § 404.H.(12). (Ord. 176, passed 1-5-2014)

            (u)   H-13 Customarily Accessory Use or Structure. (Ord. 176, passed 1-5- 2014)

            (v)   H-14 Accessory Solar-Powered Generating Facilities. (Ord. 176, passed 1-5-2014)

            (w)   H-16 Accessory Geothermal Heat Pump. (Ord. 203, passed 2-28- 2023)

         (2)   Conditional Uses. Only the following uses shall be conditional uses within the WS District: (See also Articles 4 and 8.)

            (a)   Reserved.

            (b)   E-11 Bed and Breakfast if approved under § 515 in an historic structure.

         (3)   Special Exception Uses. Only the following uses shall be special exception uses within the WS District: (See also Articles 4 and 10.)

            (a)   A-6 Kennel.

            (b)   C-7 Municipal Facility.

            (c)   C-12 Recreational Facility/Community Center.

            (d)   F-1 Utility Operating Facility.

            (e)   H-4 Home Occupations Other than Home Occupations That Are Permitted by Right.

         (4)   Signs in accordance with Article 9.

      B.   Dimensional, Open Space and Coverage Regulations for Uses Other than Single-Family Cluster Development. The following regulations shall apply within the WS District unless a more restrictive provision is established by another section of this Ordinance (such as, but not limited to, Articles 4 and 5):

         (1)   Minimum lot area–6 acres. The following additional requirements shall apply:

            (a)   See also § 509.2.F which requires larger lot sizes in certain cases.

         (2)   In addition to each lot meeting the lot area requirement per lot, as provided above, the number of dwelling units allowed on a site for land in the WS District shall also be limited based upon the Natural Resource and Site Capacity calculations of § 510.

         (3)   Maximum density–0.18 dwelling units per acre of base site area.

         (4)   Maximum impervious surface ratio–.10 per lot.

         (5)   Minimum lot width at minimum building setback line–300 feet.

         (6)   Minimum front yard–75 feet.

         (7)   Minimum side yard–40 feet each.

         (8)   Minimum rear yard–75 feet.

         (9)   Maximum height–35 feet or three stories, whichever is more restrictive. See exceptions for agricultural buildings.

      C.   Dimensional, Open Space and Coverage Regulations for Single-Family Cluster Development (SFDC). The following regulations shall apply within the WS District for SFDC unless a more restrictive provision is established by another Section of this Ordinance (such as, but not limited to, Articles 4 and 5):

         (1)   Minimum lot area–3 acres, except as follows:

            (a)   A proposed building area shall be designated on any subdivision or land development plan. The proposed building area shall show the outer extent of a contiguous area that shall encompass all areas that are allowed to be used for the construction of buildings, driveways, sewage disposal facilities and off-street parking spaces and an area 40 feet wide on each side of all such improvements.

            (b)   If such proposed building area on any lot includes any land area with slopes of 25 percent or greater slopes, then the SFDC option shall not be used. If such proposed building area includes any land area with slopes of 15 to 24.99 percent slopes, but no area of 25 percent or greater slopes, then an 8-acre minimum lot area shall be required for that lot.

            (c)   Such proposed building area shall be binding upon all future improvements on the lot, unless the applicant submits a revised subdivision or land development plan that is approved by the Board of Supervisors, after the Planning Commission has had an opportunity for a review. Such revised plan shall only be approved if the applicant proves that the revised proposed building area would comply with all requirements of Township ordinances.

         (2)   Minimum open space ratio–.50.

         (3)   Maximum impervious surface ratio–.10 for the tract.

         (4)   Minimum lot width at minimum building setback line–200 feet.

         (5)   Minimum front yard–75 feet.

         (6)   Minimum side yard–40 feet each.

         (7)   Minimum rear yard–75 feet.

         (8)   Maximum height–35 feet or three stories, whichever is more restrictive. See exceptions in § 502.8.

         (9)   Maximum density–0.18 dwelling units per acre of base site area.

   In the AD District, the following regulations shall apply:

      A.   Use Regulations.

         (1)   Permitted by Right Uses. Only the following uses shall be permitted by right within the AD District: (See also Article 4, “Use Regulations.”)

            (a)   A-1 Agriculture.

            (b)   A-2 Accessory Agricultural Sales.

            (c)   A-3 Forestry.

            (d)   A-4 Greenhouse.

            (e)   A-7 Nursery.

            (f)   A-8 Riding Academy/Boarding Stable.

            (g)   A-9 Accessory Farm Business.

            (h)   B-2a Group Home.

            (i)   B11 Single Family Detached Dwelling.

            (j)   B-12 Single-Family Detached Cluster.

            (k)   B-13 Subdivision Creating Large Lots.

            (l)   C-1 Cemetery.

            (m)   C-14 Municipal Passive Recreation Park. (Ord. 176, passed 1-5-2014)

            (n)   F-4 Essential Services. (Ord. 176, passed 1-5-2014)

            (o)   H-1 Accessory Apartment. (Ord. 176, passed 1-5-2014)

            (p)   H-4 Home Based Business. (Ord. 176, passed 1-5-2014)

            (q)   H-3 Family Day Care. (Ord. 176, passed 1-5-2014)

            (r)   H-5 Livestock and Horses as an Accessory Use. (Ord. 176, passed 1-5-2014)

            (s)   H-7 Recreational Vehicles. (Ord. 176, passed 1-5-2014)

            (t)   H-8 Residential Accessory Structure or Use. (Ord. 176, passed 1-5- 2014)

            (u)   H-9 Spa/Hot Tubs. (Ord. 176, passed 1-5-2014)

            (v)   H-10 Swimming Pool. (Ord. 176, passed 1-5-2014)

            (w)   H-11 Temporary Structures and Vehicles. (Ord. 176, passed 1-5- 2014)

            (x)   H-12 Outdoor Wood Fired Boiler per § 404.H.(12). (Ord. 176, passed 1-5-2014)

            (y)   H-13 Customarily Accessory Use or Structure. (Ord. 176, passed 1-5- 2014)

            (z)   H-14 Accessory Solar-Powered Generating Facilities. (Ord. 176, passed 1-5-2014)

            (aa)   H-16 Accessory Geothermal Heat Pump. (Ord. 203, passed 2-28- 2023)

         (2)   Conditional Uses. Only the following uses shall be conditional uses within the AD District: (See also Articles 4 and 8.)

            (a)   C-4 Golf Course.

            (b)   C-13 Primary or Secondary School or College.

            (c)   D-3 Veterinary Office.

            (d)   E-16 Recreational Campsites.

            (e)   E-11 Bed and Breakfast and certain other additional specified uses if approved under § 515 in an historic structure.

         (3)   Special Exception Uses. Only the following uses shall be special exception uses within the AD District: (See also Articles 4 and 10.)

            (a)   A-5 Intensive Agriculture.

            (b)   A-6 Kennel.

            (c)   C-7 Municipal Facility.

            (d)   C-10 Place of Worship.

            (e)   F-1 Utility Operating Facility.

            (f)   F-5 Commercial Communications Antenna/Tower, except such use is prohibited within the scenic overlay district.

            (g)   H-4 Home Occupations, other than home occupations that are permitted by right.

(Ord. 144, passed 12-11-2007)

         (4)   Signs in accordance with Article 9.

      B.   Dimensional, Open Space and Coverage Regulations for Uses Other than Single-Family Detached Cluster Development. The following regulations shall apply within the AD District unless a more restrictive provision is established by another section of this Ordinance (such as, but not limited to, Articles 4 and 5):

         (1)   Maximum height–see § 603 .F.

         (2)   Single-family detached dwelling–B-11a and B-11b:

            (a)   The following provisions shall apply if a site included 10 or more acres of site area as of the effective date of this Ordinance:

               1)   Site capacity calculations shall be required as provided in § 510.B.

               2)   See the farmland lot provisions in paragraph .D, and the productive agricultural soil provisions in §§ 509.2.J and 510.2.

(Ord. 144, passed 12-11-2007)

               3)   Minimum lot area–1 acre.

               4)   Maximum impervious surface ratio–.25.

               5)   Minimum lot width at minimum building setback line–150 feet.

               6)   Minimum yards (in feet)–50 front, 15 each side, 35 rear.

               7)   Maximum density–0.33 dwelling unit per acre of base site area.

            (b)   The following provisions shall apply if clause (a) above does not apply:

               1)   Minimum lot area–3 acres.

               2)   Maximum impervious surface ratio–0.15.

               3)   Minimum lot width at minimum building setback line–200 feet.

               4)   Minimum yards (in feet)–75 front, 30 each side, 75 rear.

         (3)   Intensive Agriculture–A-5.

            (a)   Minimum lot area–25 acres.

            (b)   Maximum impervious surface ratio–.10.

            (c)   minimum lot width at minimum building setback line–400 feet.

            (d)   Minimum yards (in feet)*–100 front, 100 each side, 100 rear.

   *In addition to the yards, a 300-feet minimum building setback shall apply from a building that is used to house an intensive agriculture use to any lot line of a lot that is zoned VC, VR or DD or from any dwelling that is in another district.

         (4)   Other Allowed Use.

            (a)   Minimum lot area–3 acres.

            (b)   Maximum impervious surface ratio–.15.

            (c)   Minimum lot width at minimum building setback line–200 feet.

            (d)   Minimum yards (in feet)–75 front, 30 each side, 75 rear.

      C.   Dimensional, Open Space and Coverage Requirements for Single-Family Detached Cluster Development (“SFDC”), Use B-12.

 

 

 

 

         (1)   Maximum density–0.33 dwelling units per acre of base site area.

         (2)   For SFDC Option 1, the Board of Supervisors may approve providing central sewage treatment services for this option as an amendment to its Act 537 Plan where it is demonstrated that this option will maximize the amount of protective agricultural soils preserved while meeting the other objectives of the AD Agricultural District as stated in § 305 hereof. Central water may also be provided where it is established that central water will assure the protection of maximum amount of protected agricultural soils and will have no greater impact on groundwater resources than individual wells. Such facilities shall be in compliance with the provisions of § 512.3.B of the Township Zoning Ordinance.

         (3)   For SFDC Option 2 and Option 3, individual on-lot sewage disposal facilities and individual wells shall be required.

         (Ord. 144, passed 12-11-2007)

      D.   Farmland Lot. If a site included 10 or more acres of site area as of the effective date of this Ordinance (October 7, 2007), then one farmland lot shall be provided. The farmland lot shall encompass the “agricultural soils, productive” that are required to be protected pursuant to §§ 509.2.J and 510.2 of this Ordinance.

         (1)   A farmland lot shall not be required when the lot or tract to be subdivided contains less than 2 acres of productive agricultural soils that are required to be protected pursuant to §§ 509.2.J and 510.2 of this Ordinance.

         (2)   A lot or tract of land in existence as of October 7, 2007, (the “parent tract”) which contains soils required to be protected hereunder may be subdivided to create one additional lot (the “exempted lot”) without creating a farmland lot under the following conditions:

            (a)   Only one exempted lot is permitted to be created out of a parent tract.

            (b)   The area of the exempted lot shall not exceed 5 acres.

            (c)   The exempted lot shall be deed restricted from further subdivision.

            (d)   Any further subdivision of the parent tract shall provide a farmland lot containing the amount of productive agricultural soils required to be protected pursuant to the requirements of §§ 509.2.J and 510.2 of this Ordinance based upon the size and area of the parent tract as it existed prior to the subdivision creating the exempted lot.

            (e)   A note shall be placed on the record plan of subdivision stating substantially as follows: “any future subdivision of the parent tract shall provide a farmland lot containing the amount of productive agricultural soils required to be protected pursuant to §§ 509.2.J and 510.2 of the Township Zoning Ordinance as these Sections existed on the date this plan is recorded.”

         (3)   The farmland lot shall be subject to a deed restriction or conservation easement that assures that productive agricultural soils required to be protected hereunder are not built upon and are not otherwise disturbed such that their character as productive agricultural soils is adversely impacted. Areas of the farmland lot that are protected by a deed restriction or conservation easement against additional subdivision, building, and development shall count toward the required amount of open space, as applicable.

         (4)   The farmland lot shall be a contiguous area within a minimum dimension of 200 feet and which has a shape that is suitable for modern agriculture and horticulture uses.

         (5)   The farmland lot may include one dwelling unit and agricultural buildings, but no other nonagricultural structures.

         (6)   If a new dwelling is proposed, the farmland lot shall contain a building envelope of not greater than 2 acres for the proposed dwelling as long as the Productive Agriculture Soils that are required to be protected pursuant to §§ 509.2.J and 510.2 remain undisturbed. The portion of the farmland lot to be utilized for new residential purposes shall be delineated by metes and bounds on the subdivision plan and deed restricted in a manner acceptable to the Township.

         (7)   The farmland lot shall be readily accessible to a public street or street constructed to provide convenient access by farm machinery to the site but shall not be divided by new subdivision street or lot that would interfere with its suitability for farming.

         (Ord. 154, passed 11-24-2009)

      E.   Right to Farm.

         (1)   In order to protect and encourage the development and improvement of farmland within the Township for the production of food and other agricultural products, this Ordinance strives to protect and encourage a positive agricultural business climate by protecting commercial farms operated in accordance with acceptable methods and techniques of agricultural production from unnecessary regulation or unreasonable nuisance actions.

         (2)   This Ordinance recognizes the protection that is provided for normal farming practices under the Pennsylvania Right to Farm Act, being 3 P.S. §§ 951 - 957.

         (3)   This Ordinance recognizes that certain regulatory matters may be preempted by the Pennsylvania Right to Farm Act being 3 P.S. §§ 951 - 957 or the Pennsylvania Nutrient Management Act, 3 P.a.C.S.A. §§ 501 et seq.

         (4)   Current and prospective residents are hereby placed on notice that noise, dust and odors and use of pesticides and herbicides and the spreading of nutrients are a typical part of normal farming practices and that these practices may create nuisances and impacts that may be noticeable and objectionable to residents, and that the resident’s ability to file a nuisance action and the Township’s ability to control nuisances concerning agricultural activities is limited by State law.

      F.   Maximum height for all uses–three stories or 35 feet, whichever is more restrictive. See exceptions in § 501.8, including for agricultural buildings.

   In the RP District, the following regulations shall apply:

      A.   Use Regulations.

         (1)   Uses by Right. Only the following uses shall be permitted by right (see also Article 4):

            (a)   A-1 Agriculture.

            (b)   A-2 Accessory Agricultural Sales.

            (c)   A-3 Forestry.

            (d)   A-4 Greenhouse.

            (e)   A-7 Nursery.

            (f)   A-8 Riding Academy/Boarding Stable.

            (g)   A-9 Accessory Farm Business.

            (h)   B-2a Group Home.

            (i)   B11 Single Family Detached Dwelling.

            (j)   B-12 Single-Family Detached Cluster.

            (k)   B-13 Subdivision Creating Large Lots.

            (l)   C-1 Cemetery.

            (m)   C-14 Municipal Passive Recreation Park. (Ord. 176, passed 1-5-2014)

            (n)   F-4 Essential Services. (Ord. 176, passed 1-5-2014)

            (o)   H-1 Accessory Apartments. (Ord. 176, passed 1-5-2014)

            (p)   H-3 Family Cay Care. (Ord. 176, passed 1-5-2014)

            (q)   H-4 Home Based Business. (Ord. 176, passed 1-5-2014)

            (r)   H-5 Livestock and Horses as an Accessory Use. (Ord. 176, passed 1-5-2014)

            (s)   H-7 Recreational Vehicles. (Ord. 176, passed 1-5-2014)

            (t)   H-8 Residential Accessory Structure or Use. (Ord. 176, passed 1-5- 2014)

            (u)   H-9 Spa/Hot Tubs. (Ord. 176, passed 1-5-2014)

            (v)   H-10 Swimming Pool. (Ord. 176, passed 1-5-2014)

            (w)   H-11 Temporary Structures and Vehicles. (Ord. 176, passed 1-5- 2014)

            (x)   H-12 Outdoor Wood Fired Boiler per § 404.H.(12). (Ord. 176, passed 1-5-2014)

            (y)   H-13 Customarily Accessory Use or Structure. (Ord. 176, passed 1-5- 2014)

            (z)   H-14 Accessory Solar-Powered Generating Facilities. (Ord. 176, passed 1-5-2014)

            (aa)   H-16 Accessory Geothermal Heat Pump. (Ord. 203, passed 2-28- 2023)

         (2)   Conditional Uses. Only the following uses shall be allowed as conditional uses (see also Articles 4 and 8):

            (a)   B-8 Private Camp/Cottage Development.

            (b)   C-13 Primary or Secondary School or College.

            (c)   E-16 Recreational Campsites.

            (d)   E-11 Bed and Breakfast and certain other additional uses if approved under § 515 in an historic structure.

         (3)   Uses by Special Exception. Only the following uses shall be allowed as special exception uses (see also Articles 4 and 5):

            (a)   A-6 Kennel.

            (b)   C-7 Municipal Facility.

            (c)   C-10 Place of Worship.

            (d)   C-12 Recreational Facility/Community Center.

            (e)   F-1 Utility Operating Facility.

            (f)   H-4 Home occupations other than home occupations that are permitted by right.

         (4)   Signs shall be allowed in accordance with Article 9.

      B.   Dimensional, Open Space and Coverage Regulations for Uses Other than Single-Family Cluster Development. The following regulations shall apply within the RP District unless a more restrictive provision is established by another Section of this Ordinance (such as, but not limited to, Articles 4 and 5):

         (1)   Minimum lot area–3 acres.

            (Ord. 144, passed 12-11-2007)

         (2)   In addition to each lot meeting the lot area requirement per lot, as provided above, the number of dwelling units allowed on a site for land in the RP District under Uses B11a and B11b shall also be limited, based upon the Natural Resource and Site Capacity calculations of § 510.

            (a)   Maximum density–0.33 dwelling units per acre of base site area.

            (b)   Maximum building coverage–0.10 per lot.

            (c)   Maximum impervious surface ratio–.15 per lot.

            (d)   Minimum lot width at minimum building setback line–200 feet.

            (e)   Minimum front yard–60 feet.

            (f)   Minimum side yard–40 feet each.

            (g)   Minimum rear yard–60 feet.

            (h)   Maximum height–35 feet or two and one-half stories, whichever is more restrictive. See exceptions for agricultural buildings.

      C.   Dimensional, Open Space and Coverage Regulations for Single-Family Cluster Development (SFDC). The following regulations shall apply within the RP District for SFDC unless a more restrictive provision is established by another Section of this Ordinance (such as, but not limited to, Articles 4 and 5):

         (1)   Any parcel larger than 10 acres may be developed as a cluster (Use B-12), unless it is demonstrated that clustering impacts more of the environmental resources defined in the resource protection calculation (§ 509.2) than does non-clustered development (see paragraph .B, above).

         (2)   Minimum lot area–1 acre, except as follows:

            (a)   A proposed building area shall be designated on any subdivision or land development plan. The proposed building area shall show the outer extent of a contiguous area that shall encompass all areas that are allowed to be used for the construction of buildings, driveways, sewage disposal facilities and off-street parking spaces and an area 40 feet wide on each side of all such improvements.

            (b)   If such proposed building area on any lot includes any land area with slopes of 25 percent or greater slopes, then the SFDC option shall not be used. If such proposed building area includes any land area with slopes of 15 to 24.99 percent slopes, but no area of 25 percent or greater slopes, then a 3-acre minimum lot area shall be required for that lot.

            (c)   Such proposed building area shall be binding upon all future improvements on the lot, unless the applicant submits a revised subdivision or land development plan that is approved by the Board of Supervisors, after the Planning Commission has had an opportunity for a review. Such revised plan shall only be approved if the applicant proves that the revised proposed building area would comply with all requirements of Township ordinances.

         (3)   Minimum open space ratio–.50.

         (4)   Maximum impervious surface ratio–.10 for the tract.

         (5)   Minimum lot width at minimum building setback line–150 feet.

         (6)   Minimum front yard–50 feet.

         (7)   Minimum side yard–15 feet each.

         (8)   Minimum rear yard–35 feet.

         (9)   Maximum height–35 feet or two and one-half stories, whichever is more restrictive. See exceptions in § 502.8.

         (10)   Maximum density–0.33 dwelling units per acres of base site area.

      D.   Additional Requirements for Single-Family Detached Cluster (“SFDC”) Developments.

         (1)   The maximum number of dwelling units on a SFDC tract shall not exceed the number of units that would be permitted under a non-clustered subdivision for Use B-11a or B-11b Single-Family Detached Dwellings.

         (2)   See also provisions for use B-12 Single-Family Detached Cluster in § 404.B.

   In the RR District, the following regulations shall apply:

      A.   Use Regulations.

         (1)   Uses by Right. Only the following uses shall be permitted by right (see also Article 4):

            ((a)   A-1 Agriculture.

            (b)   A-2 Accessory Agricultural Sales.

            (c)   A-3 Forestry.

            (d)   A-4 Greenhouse.

            (e)   A-7 Nursery.

            (f)   A-8 Riding Academy/Boarding Stable.

            (g)   A-9 Accessory Farm Business.

            (h)   B-2a Group Home.

            (i)   B11 Single Family Detached Dwelling.

            (j)   B-12 Single-Family Detached Cluster.

            (k)   B-13 Subdivision Creating Large Lots.

            (l)   C-1 Cemetery.

            (m)   C-14 Municipal Passive Recreation Park. (Ord. 176, passed 1-5-2014)

            (n)   F-4 Essential Services. (Ord. 176, passed 1-5-2014)

            (o)   H-1 Accessory Apartments. (Ord. 176, passed 1-5-2014)

            (p)   H-3 Family Day Care. (Ord. 176, passed 1-5-2014)

            (q)   H-4 Home Based Business. (Ord. 176, passed 1-5-2014)

            (r)   H-5 Livestock and Horses as an Accessory Use. (Ord. 176, passed 1-5-2014)

            (s)   H-8 Residential Accessory Structure or Use. (Ord. 176, passed 1-5- 2014)

            (t)   H-7 Recreational Vehicles. (Ord. 176, passed 1-5-2014)

            (u)   H-9 Spa/Hot Tubs. (Ord. 176, passed 1-5-2014)

            (v)   H-10 Swimming Pool. (Ord. 176, passed 1-5-2014)

            (w)   H-11 Temporary Structures and Vehicles. (Ord. 176, passed 1-5- 2014)

            (x)   H-12 Outdoor Wood Fired Boiler per § 404.H.(12). (Ord. 176, passed 1-5-2014)

            (y)   H-13 Customarily Accessory Use or Structure. (Ord. 176, passed 1-5- 2014)

            (z)   H-14 Accessory Solar-Powered Generating Facilities. (Ord. 176, passed 1-5-2014)

            (aa)   H-16 Accessory Geothermal Heat Pump. (Ord. 203, passed 2-28- 2023)

 

 

 

 

            (a)   A-1 Agriculture.

            (b)   A-2 Accessory Agricultural Sales.

            (c)   A-3 Forestry.

            (d)   A-4 Greenhouse.

            (e)   A-7 Nursery.

            (f)   A-9 Accessory Farm Business.

            (g)   B-2a Group Home.

            (h)   B11 Single Family Detached Dwelling.

            (i)   B-12 Single-Family Detached Cluster.

            (j)   C-6 Library or Museum.

            (k)   C-7 Municipal Facility.

            (l)   C-12 Recreational Facility/Community Center.

            (m)   C-14 Municipal Passive Recreation Park. (Ord. 176, passed 1-5-2014)

            (n)   F-4 Essential Services. (Ord. 176, passed 1-5-2014)

            (o)   H-1 Accessory Apartment. (Ord. 176, passed 1-5-2014)

            (p)   H-3 Family Day Care. (Ord. 176, passed 1-5-2014)

            (q)   H-4 Home Based Business. (Ord. 176, passed 1-5-2014)

            (r)   H-5 Livestock and Horses as an accessory use. (Ord. 176, passed 1-5- 2014)

            (s)   H-7 Recreational Vehicles. (Ord. 176, passed 1-5-2014)

            (t)   H-8 Residential Accessory Structure or Use. (Ord. 176, passed 1-5- 2014)

            (u)   H-9 Spa/Hot Tubs. (Ord. 176, passed 1-5-2014)

            (v)   H-10 Swimming Pool. (Ord. 176, passed 1-5-2014)

            (w)   H-11 Temporary Structures and Vehicles. (Ord. 176, passed 1-5- 2014)

            (x)   H-13 Customarily Accessory Use or Structure. (Ord. 176, passed 1-5- 2014)

            (y)   H-14 Accessory Solar-Powered Generating Facilities. (Ord. 176, passed 1-5-2014)

            (z)   H-16 Accessory Geothermal Heat Pump. (Ord. 203, passed 2-28- 2023)

            (d)   E-11 Bed and Breakfast if approved under § 514 in an historic structure.

            (h)   H-2 One Dwelling in Combination with a Business.

            (i)   (C-16) Continuing Care Retirement Community.

 

 

      C.   Additional Requirements for a Mobile (Manufactured) Home Park. See also additional requirements in § 404.B, including requirements for perimeter setbacks.

 

 

 

 

      D.   Maximum height for all uses–three stories or 35 feet, whichever is more restrictive. See exceptions in § 501.8, including for agricultural buildings.

   In the VC District, the following regulations shall apply:

      A.   Use Regulations.

         (1)   Uses by Right. Only the following uses shall be permitted by right (see also Article 4):

            (a)   A-1 Agriculture.

            (b)   A-2 Accessory Agricultural Sales.

            (c)   A-3 Forestry.

            (d)   A-4 Greenhouse.

            (e)   A-7 Nursery.

            (f)   B-2a Group Home.

            (g)   B-6 Apartments, which shall only be allowed on the same lot as a lawful principal commercial use, and which shall be limited to a maximum of four dwelling units and provided that there is a minimum of 10,000 square feet of lot area per dwelling unit.

            (h)   B-7 Performance Subdivision (limited to the uses: B-4 Duplex Dwelling, B-6 Apartments, B-11a and B-11b Single-Family Detached Dwellings, B-14 Townhouse Dwellings, B-15 Twin Dwellings, and B16 Village Houses).

            (i)   Reserved.

            (j)   B11 Single Family Detached Dwelling.

            (k)   B-12 Single-Family Detached Cluster.

            (l)   B-15 Twin Dwellings.

            (m)   B-16 Village House.

            (n)   C-2 Commercial School.

            (o)   C-3 Day Care Center.

            (p)   C-6 Library or Museum.

            (q)   C-7 Municipal Facility.

            (r)   C-10 Place of Worship.

            (s)   C-12 Recreational Facility/Community Center.

            (t)   C-14 Municipal Passive Recreation Park. (Ord. 176, passed 1-5-2014)

            (u)   D-1 Medical Office or D-2 Office. (Ord. 176, passed 1-5-2014)

            (v)   D-3 Veterinary Office or Clinic. (Ord. 176, passed 1-5-2014)

            (w)   E-5 Convenience Store, not involving sales of fuel. (Ord. 176, passed 1-5-2014)

            (x)   E-6 Restaurant Without Drive-Through Service. (Ord. 176, passed 1-5-2014)

            (y)   E-8 Entertainment, limited to indoor uses with a maximum building floor area of 5,000 square feet, and not including an Adult Entertainment Use. (Ord. 176, passed 1-5-2014)

            (z)   E-9 Financial Institution, which may include Drive-Through Service. (Ord. 176, passed 1-5-2014)

            (aa)   E-10 Funeral Home. (Ord. 176, passed 1-5-2014)

            (bb)   E-11 Bed-and-Breakfast. (Ord. 176, passed 1-5-2014)

            (cc)   E-17 Repair Shop. (Ord. 176, passed 1-5-2014)

            (dd)   E-12 and E-18 Retail Trade and Service, provided that no establishment shall have a building floor area greater than 15,000 square feet, and with drive-through service being prohibited. (Ord. 176, passed 1-5-2014)

            (ee)   E-21 Parking Lot or Garage, not primarily involving tractor-trailer trucks or trailers of such combinations. (Ord. 176, passed 1-5-2014)

            (ff)   F-2 Emergency Services. (Ord. 176, passed 1-5-2014)

            (gg)   F-4 Essential Services. (Ord. 176, passed 1-5-2014)

            (hh)   H-1 Accessory Apartment. (Ord. 176, passed 1-5-2014)

            (ii)   H-2 One Dwelling Unit in Combination with a Principal Business on the Same Lot. (Ord. 176, passed 1-5-2014)

            (jj)   H-3 Family Day Care. (Ord. 176, passed 1-5-2014)

            (kk)   H-4 Home Based Business. (Ord. 176, passed 1-5-2014)

            (ll)   H-6 Outside Storage, as accessory to an allowed principal use. In no case shall outdoor storage exceed 10 percent of the total lot area of a lot. (Ord. 176, passed 1-5-2014)

            (mm)   H-7 Recreational Vehicles. (Ord. 176, passed 1-5-2014)

            (nn)   H-8 Residential Accessory Structure or Use. (Ord. 176, passed 1-5- 2014)

            (oo)   H-9 Spa/Hot Tubs. (Ord. 176, passed 1-5-2014)

            (pp)   H-10 Swimming Pool. (Ord. 176, passed 1-5-2014)

            (qq)   H-11 Temporary Structures and Vehicles. (Ord. 176, passed 1-5- 2014)

            (rr)   H-13 accessory use or structure. (Ord. 176, passed 1-5-2014)

            (ss)   H-14 Accessory Solar-Powered Generating Facilities. (Ord. 176, passed 1-5-2014)

            (tt)   H-16 Accessory Geothermal Heat Pump. (Ord. 203, passed 2-28- 2023)

         (2)   Conditional Uses. Only the following uses shall be allowed as conditional uses (see also Articles 4 and 8):

            (a)   C-13 Primary or Secondary School or College.

            (b)   E-23 Tavern.

         (3)   Uses by Special Exception. Only the following uses shall be allowed as special exception uses (see also Articles 4 and 5):

            (a)   B-9 Residential Conversion.

            (b)   C-8 Nursing Home.

            (c)   C-9 Personal Care Facility.

            (d)   C-11 Private Organization.

            (e)   F-1 Utility Operating Facility.

         (4)   Signs shall be allowed in accordance with Article 9.

      B.   Dimensional, Open Space and Coverage Regulations. The following regulations shall apply within the VC district, unless a more restrictive provision is established by another section of this Ordinance (such as Articles 4 and 5):

 

 

         (1)   Maximum building height–a maximum of 3 stories or 40 feet, whichever is more restrictive.

      C.   Site Design Standards and Guidelines. To promote infill traditional neighborhood development, as authorized by the State Municipalities Planning Code, the following additional standards and guidelines shall apply in the VC District.

         (1)   A maximum of 10 percent of the required off-street parking spaces may be met by providing on-street parking spaces along a newly built public street, provided that the spaces are within 250 feet of the use being served by the parking.

         (2)   All streets shall include a hard surface pathway meeting Township requirements on both sides of the street, if sidewalks are not required.

         (3)   If a new principal building is constructed on a vacant lot, at least a portion of one such building shall be located a maximum of 75 feet from the existing or ultimate street right-of-way of a public street.

         (4)   All lots shall have provisions for well-marked pedestrian routes from a public street to a pedestrian entrance of a principal building. This may include, but not be limited to, a path between adjacent rows of parking vehicles, that is protected by curb or curb stops from the adjacent parking spaces. Individual buildings and pedestrian entrances and parking areas shall be laid out to promote pedestrian access among different uses.

         (5)   A building shall have a maximum length of 200 feet if it is parallel to a public street, unless the building is designed to appear to be two or more distinct buildings that are attached to each other.

         (6)   Where parking or buildings do not currently exist, a minimum width of 10 feet adjacent to the curbline of an arterial street shall be planted and maintained in grass or other vegetative groundcover, except for necessary approximately perpendicular driveway crossings. Trees and shrubs shall also be planted in this vicinity, provided they do not obstruct safe sight distances. Where a sidewalk is provided, such 10 feet width may be provided in two segments, provided that the total width totals at least 10 feet. Where curb is not provided, such width shall be measured from the street right-of-way. Pre-existing parking spaces may be rearranged, provided they do not result in an increase in the land area covered by off-street parking spaces in such location.

         (7)   Buildings may be developed in a condominium arrangement without each building being on its own minimum sized lot provided the applicant proves that the same dimensional requirements could be met as if the dwellings were in fee-simple ownership. For example, if a 10 feet side yard is required on each side of two buildings, then a 20 feet separation shall be provided, although a lot line would not need to exist between the two buildings.

         (8)   Before zoning approval is granted for any new principal building, a conceptual architectural plan shall be submitted to the Township for review by the Planning Commission and Board of Supervisors. Such plans shall show the front elevation of the building and shall list the types of exterior building materials of the front facade.

         (9)   Street level storefronts shall be inviting to pedestrians.

         (10)   Loading and unloading spaces for trucks shall not block major pedestrian ways or create blind spots.

         (11)   Design Guidelines. The following advisory guidelines are recommended to be used by the Township and applicants in the VC District:

            (a)   Parking. Parking areas should be well screened from arterial roads by landscaping and/or a decorative masonry wall.

            (b)   Blank Walls. Blank walls without door and window openings should be avoided along a street. Overly modernistic or bland buildings devoid of details should be avoided when adjacent buildings have architectural details.

            (c)   Fencing. Chain link metal fencing should be avoided in the front yard.

            (d)   Materials. On building sides facing a street, new construction should use building materials that are similar to appearance to older buildings, such as brick, stone, glass, clapboard-type siding.

            (e)   Buildings of over 100 feet in length should be designed to have the appearance of inter-connected buildings and to avoid the appearance of monotony. This should be accomplished through variations in rooflines, overhangs, setbacks, colors and facade materials and use of canopies, porches and awnings.

            (f)   Buildings should have a pitched or peaked roof as viewed from an arterial street or have a decorative cornice roof.

            (g)   Retail stores should have display windows facing onto the street.

            (h)   To the maximum extent feasible, off-street parking should be located to the rear or side of nonresidential buildings.

            (i)   Buildings should be designed and arranged to provide a character similar to an older village.

   In the VR District, the following regulations shall apply:

      A.   Use Regulations.

         (1)   Uses by Right. Only the following uses shall be permitted by right (see also Article 4):

            (a)   A-1 Agriculture.

            (b)   A-2 Accessory Agricultural Sales.

            (c)   A-3 Forestry.

            (d)   A-4 Greenhouse.

            (e)   A-7 Nursery.

            (f)   B-2a Group Home.

            (g)   B-7 Performance Subdivision (limited to the uses: B-4 Duplex Dwelling, B-6 Apartments, B-11a and B-11b Single-family Detached Dwellings, B-14 Townhouse Dwellings, B-15 Twin Dwellings, and B16 Village Houses).

            (h)   Reserved.

            (i)   B11 Single Family Detached Dwelling.

            (j)   B-12 Single-Family Detached Cluster.

            (k)   B-15 Twin Dwellings.

            (l)   B-16 Village House.

            (m)   C-1 Cemetery.

            (n)   C-3 Day Care Center.

            (o)   C-6 Library or Museum.

            (p)   C-7 Municipal Facility.

            (q)   C-10 Place of Worship.

            (r)   C-12 Recreational Facility/Community Center.

            (s)   C-14 Municipal Passive Recreation Park. (Ord. 176, passed 1-5-2014)

            (t)   F-2 Emergency Services. (Ord. 176, passed 1-5-2014)

            (u)   F-4 Essential Services. (Ord. 176, passed 1-5-2014)

            (v)   H-1 Accessory Apartment. (Ord. 176, passed 1-5-2014)

            (w)   H-3 Family Day Care. (Ord. 176, passed 1-5-2014)

            (x)   H-4 Home Based Business. (Ord. 176, passed 1-5-2014)

            (y)   H-5 Livestock and Horses as an accessory use. (Ord. 176, passed 1-5- 2014)

            (z)   H-7 Recreational Vehicles. (Ord. 176, passed 1-5-2014)

            (aa)   H-8 Residential Accessory Structure or Use. (Ord. 176, passed 1-5- 2014)

            (bb)   H-9 Spa/Hot Tubs. (Ord. 176, passed 1-5-2014)

            (cc)   H-10 Swimming Pool. (Ord. 176, passed 1-5-2014)

            (dd)   H-11 Temporary Structures and Vehicles. (Ord. 176, passed 1-5- 2014)

            (ee)   H-13 Customarily accessory use or structure. (Ord. 176, passed 1-5- 2014)

            (ff)   H-14 Accessory Solar-Powered Generating Facilities. (Ord. 176, passed 1-5-2014)

            (gg)   H-16 Accessory Geothermal Heat Pump. (Ord. 203, passed 2-28- 2023)

         (2)   Conditional Uses. Only the following uses shall be allowed as conditional uses (see also Articles 4 and 8):

            (a)   E-11 Bed and Breakfast.

            (b)   C-13 Public or Private Primary or Secondary School.

            (c)   (C-16) Continuing Care Retirement Community. (Ord. 191, passed 1-8-2019)

         (3)   Uses by Special Exception. Only the following uses shall be allowed as special exception uses (see also Articles 4 and 5):

            (a)   B-9 Residential Conversion.

            (b)   C-8 Nursing Home.

            (c)   C-9 Personal Care Facility.

            (d)   C-11 Private Organization.

            (e)   F-1 Utility Operating Facility.

            (f)   H-4 Home Occupations, other than types permitted by right.

         (4)   Signs shall be allowed in accordance with Article 9.

      B.   Dimensional, Open Space and Coverage Regulations. The following regulations shall apply within the VR District, unless a more restrictive provision is established by another section of this Ordinance (such as Articles 4 and 5):

         Uses in the VR District shall meet the same requirements (including, but not limit to, dimensional, height, open space and coverage requirements) as are provided in Section 606.B. for the VC District.

      C.   Site Design Standards and Guidelines. To promote infill and traditional neighborhood development, as authorized by the State Municipalities Planning Code, the following additional standards and guidelines shall apply in the VR district.

         (1)   A maximum of 10 percent of the required off-street parking spaces may be met by providing on-street parking spaces along a newly built public street, provided that the spaces are within 250 feet of the use being served by the parking.

         (2)   All streets shall include a hard surface pathway meeting Township requirements on both sides of the street, if sidewalks are not required.

         (3)   If a new principal building is constructed on a vacant lot, at least a portion of one such building shall be located a maximum of 75 feet from the existing or ultimate street right-of-way of a public street.

         (4)   All lots shall have provisions for well-marked pedestrian routes from a public street to a pedestrian entrance of a principal building. This may include, but not be limited to, a path between adjacent rows of parking vehicles, that is protected by curb or curb stops from the adjacent parking spaces. Individual buildings and pedestrian entrances and parking areas shall be laid out to promote pedestrian access among different uses.

         (5)   A building shall have a maximum length of 200 feet if it is parallel to a public street, unless the building is designed to appear to be two or more distinct buildings that are attached to each other.

         (6)   Where parking or buildings do not currently exist, a minimum width of 10 feet adjacent to the curbline of an arterial street shall be planted and maintained in grass or other vegetative ground cover, except for necessary approximately perpendicular driveway crossings. Trees and shrubs shall also be planted in this vicinity, provided they do not obstruct safe sight distances. Where a sidewalk is provided, such 10 feet width may be provided in two segments, provided that the total width totals at least 10 feet. Where curbing is not provided, such width shall be measured from the street right-of-way. Preexisting parking spaces may be rearranged, provided they do not result in an increase in the land area covered by off-street parking spaces in such location.

         (7)   Buildings may be developed in a condominium arrangement without each building being on its own minimum sized lot provided the applicant proves that the same dimensional requirements could be met as if the dwellings were in fee-simple ownership. For example, if a 10 feet side yard is required on each side of two buildings, then a 20 feet separation shall be provided, although a lot line would not need to exist between the two buildings.

         (8)   Before zoning approval is granted for any new principal building, a conceptual architectural plan shall be submitted to the Township for review by the Planning Commission and Board of Supervisors. Such plans shall show the front elevation of the building and shall list the types of exterior building materials of the front facade.

         (9)   Street level storefronts shall be inviting to pedestrians.

         (10)   Loading and unloading spaces for trucks shall not block major pedestrian ways or create blind spots.

         (11)   Design Guidelines. The following advisory guidelines are recommended to be used by the Township and applicants in the VR District:

            (a)   Parking. Parking areas should be well screened from arterial roads by landscaping and/or a decorative masonry wall.

            (b)   Blank Walls. Blank walls without door and window openings should be avoided along a street. Overly modernistic or bland buildings devoid of details should be avoided when adjacent buildings have architectural details.

            (c)   Fencing. Chain link metal fencing should be avoided in the front yard.

            (d)   Materials. On building sides facing a street, new construction should use building materials that are similar to appearance to older buildings, such as brick, stone, glass, clapboard-type siding.

            (e)   Buildings of over 100 feet in length should be designed to have the appearance of inter-connected buildings and to avoid the appearance of monotony. This should be accomplished through variations in rooflines, overhangs, setbacks, colors and facade materials and use of canopies, porches and awnings.

            (f)   Buildings should have the appearance of having a pitched or peaked roof as viewed from an arterial street or have a decorative cornice roof.

            (g)   Retail stores should have display windows facing onto the street.

            (h)   To the maximum extent feasible, off-street parking should be located to the rear or side of nonresidential buildings.

            (i)   Buildings should be designed and arranged to provide a character similar to an older village.

   In the HC Highway Commercial Districts, the following regulations shall apply:

      A.   Use Regulations.

         (1)   Uses by Right. Only the following uses shall be permitted by right within the HC District: (See Article 4, “Use Regulations.”)

            (a)   A-1 Agriculture.

            (b)   A-2 Accessory Agricultural Sales.

            (c)   A-3 Forestry.

            (d)   A-4 Greenhouse.

            (e)   A-7 Nursery.

            (f)   A-8 Riding Academy/Boarding Stable.

            (g)   A-9 Accessory Farm Business.

            (h)   B-2a Group Home.

            (i)   B11 Single Family Detached Dwelling.

            (j)   Reserved.

            (k)   C-2 Commercial School.

            (l)   C-3 Day-Care Center.

            (m)   C-4 Golf Course.

            (n)   C-5 Hospital.

            (o)   C-7 Municipal Facility.

            (p)   C-6 Library or Museum.

            (q)   C-10 Place of Worship.

            (r)   C-11 Private Organization.

            (s)   C-12 Recreational Facility/Community Center.

            (t)   C-13 Primary or Secondary School or College.

            (u)   C-14 Municipal Passive Recreation Park. (Ord. 176, passed 1-5-2014)

            (v)   D-1 Medical Office. (Ord. 176, passed 1-5-2014)

            (w)   D-2 Office. (Ord. 176, passed 1-5-2014)

            (x)   D-3 Veterinary Office or Clinic. (Ord. 176, passed 1-5-2014)

            (y)   D-4 Office Park/Corporate Center. (Ord. 176, passed 1-5-2014)

            (z)   E-2 Vehicle Sales. (Ord. 176, passed 1-5-2014)

            (aa)   E-3 Vehicle Repair, Body/Paint Services or Vehicle Accessory Sales. (Ord. 176, passed 1-5-2014)

            (bb)   E-4 Car Wash. (Ord. 176, passed 1-5-2014)

            (cc)   E-5 Convenience Store, provided that gasoline sales need conditional use approval. (Ord. 176, passed 1-5-2014)

            (dd)   E-6 Restaurant Without Drive-through Service. (Ord. 176, passed 1-5-2014)

            (ee)   E-8 Entertainment. (Ord. 176, passed 1-5-2014)

            (ff)   E-9 Financial Institution. (Ord. 176, passed 1-5-2014)

            (gg)   E-10 Funeral Home. (Ord. 176, passed 1-5-2014)

            (hh)   E-11 Bed and Breakfast. (Ord. 176, passed 1-5-2014)

            (ii)   E-13 Mini-warehouse. (Ord. 176, passed 1-5-2014)

            (jj)   E-14 Motel or Hotel. (Ord. 176, passed 1-5-2014)

            (kk)   E-17 Repair Shop. (Ord. 176, passed 1-5-2014)

            (ll)   E-18 Retail Trade and Retail Services of up to 10,000 square feet of retail indoor floor area. (Ord. 176, passed 1-5-2014)

            (mm)   E-21 Parking Lot or Garage. (Ord. 176, passed 1-5-2014)

            (nn)   E-16 Recreational Campsites. (Ord. 176, passed 1-5-2014)

            (oo)   F-2 Emergency Services. (Ord. 176, passed 1-5-2014)

            (pp)   F-4 Essential Services. (Ord. 176, passed 1-5-2014)

            (qq)   H-1 Accessory Apartment for Immediate Family Member. (Ord. 176, passed 1-5-2014)

            (rr)   H-2 One Dwelling Unit in Combination with a Principal Business on the Same Lot. (Ord. 176, passed 1-5-2014)

            (ss)   H-3 Family Day Care. (Ord. 176, passed 1-5-2014)

            (tt)   H-4 Home Based Business. (Ord. 176, passed 1-5-2014)

            (uu)   H-6 Outside Storage, as accessory to an allowed principal use. (Ord. 176, passed 1-5-2014)

            (vv)   H-5 Livestock and Horses as an accessory use. (Ord. 176, passed 1-5-2014)

            (ww)   H-7 Recreational Vehicles. (Ord. 176, passed 1-5-2014)

            (xx)   H-8 Residential Accessory Structure or Use. (Ord. 176, passed 1-5-2014)

            (yy)   H-9 Spa/Hot Tubs. (Ord. 176, passed 1-5-2014)

            (zz)   H-10 Swimming Pool. (Ord. 176, passed 1-5-2014)

            (aaa)   H-11 Temporary Structures and Vehicles. (Ord. 176, passed 1-5-2014)

            (bbb)   H-13 Customarily Accessory Use or Structure. (Ord. 176, passed 1-5- 2014)

            (ccc)   H-14 Accessory Solar-Powered Generating Facilities. (Ord. 176, passed 1-5- 2014)

              (ddd)   H-16 Accessory Geothermal Heat Pump. (Ord. 203, passed 2-28- 2023)

         (2)   Uses by Conditional Approval. Only the following uses shall be allowed as conditional uses within the HC District: (See Article 8, “Conditional Uses,” and Article 4, “Use Regulations.”)

            (a)   C-15 Detention Facility. (Ord. 176, passed 1-5-2014)

            (b)   E-7 Restaurant with Drive-Through Service. (Ord. 176, passed 1-5-2014)

            (c)   E-12 Retail Store over 10,000 square feet. (Ord. 176, passed 1-5-2014)

            (d)   E-19 Gas Station, which shall require the submittal of a traffic study. (Ord. 176, passed 1-5-2014)

            (e)   E-20 Shopping Center. (Ord. 176, passed 1-5-2014)

            (f)   E-23 Tavern. (Ord. 176, passed 1-5-2014)

            (g)   E-25 Betting Use. (Ord. 176, passed 1-5-2014)

            (h)   F-5 Commercial Communications Tower/Antenna. (Ord. 176, passed 1-5-2014)

            (i)   G-7 Quarry. (Ord. 176, passed 1-5-2014)

            (j)   B-5 Mobile (Manufactured) Home Park. (Ord. 176, passed 1-5-2014)

         (3)   Uses by Special Exception. Only the following uses shall be allowed as special exception uses: (See Article 10, “Zoning Hearing Board,” and Article 4, “Use Regulations.”)

            (a)   B-1 Boarding House.

            (b)   B-2b Halfway House.

            (c)   C-8 Nursing Home.

            (d)   C-9 Personal Care Facility.

            (e)   E-22 Mobile Home and Accessory Sales.

            (f)   E-24 Treatment Center.

            (g)   F-1 Utility Operating Facility.

         (4)   Signs. Signs shall be permitted in accordance with Article 9.

      B.   Performance Regulations. The following provisions shall apply within the HC District, unless a more restrictive provision is established by another Section of this Ordinance:

 

 

      C.   Area and Dimensional Regulations. The following regulations shall apply within the HC District, unless a more restrictive provision is established by another Section of this Ordinance:

 

 

         (1)   Height. The maximum building height is 45 feet or three stories, whichever is more restrictive.

         (2)   Vegetative Area. A minimum width of 30 feet adjacent to the curbline of an arterial street shall be planted and maintained in grass or other vegetative ground cover, except for necessary approximately perpendicular driveway crossings. Trees and shrubs shall also be planted in this vicinity, provided they do not obstruct safe sight distances. Where a sidewalk is provided, such 30 feet width may be provided in two segments, provided that the total width totals at least 30 feet. Where curb is not provided, such width shall be measured from the street right-of-way.

   In the PI District, the following regulations shall apply:

      A.   Use Regulations. Only the following uses shall be allowed within the PI District:

         (1)   Uses by Right. Only the following uses shall be permitted by right: (See also Article 4.)

            (a)   A-1 Agriculture and Horticulture.

            (b)   A-2 Accessory Agricultural Sales.

            (c)   A-3 Forestry.

            (d)   A-4 Greenhouse.

            (e)   A-7 Nursery.

            (f)   A-9 Accessory Farm Business.

            (g)   B-2a Group Home within an existing dwelling.

            (h)   C-1 Cemetery without a crematorium (see also under special exception uses).

            (i)   C-2 Commercial School.

            (j)   C- 3 Day-Care Center.

            (k)   C-5 Hospital.

            (l)   C-6 Library or Museum.

            (m)   C-7 Municipal Facility.

            (n)   C-10 Place of Worship.

            (o)   C-12 Recreational Facility/Community Center.

            (p)   C-13 Primary or Secondary School or College.

            (q)   C-14 Municipal Passive Recreation Park. (Ord. 176, passed 1-5-2014)

            (r)   D-1 Medical Office. (Ord. 176, passed 1-5-2014)

            (s)   D-2 Office. (Ord. 176, passed 1-5-2014)

            (t)   D-3 Veterinary Office or Clinic. (Ord. 176, passed 1-5-2014)

            (u)   D-4 Office Park/Corporate Center. (Ord. 176, passed 1-5-2014)

            (v)   E-8 Entertainment. (Ord. 176, passed 1-5-2014)

            (w)   E-9 Financial Institution, which may include drive-through service. (Ord. 176, passed 1-5-2014)

            (x)   E-10 Funeral Home. (Ord. 176, passed 1-5-2014)

            (y)   E-11 Bed and Breakfast. (Ord. 176, passed 1-5-2014)

            (z)   E-13 Mini-Warehouse. (Ord. 176, passed 1-5-2014)

            (aa)   E-18 Retail Trade and Services up to 10,000 square feet of retail indoor floor area. (Ord. 176, passed 1-5-2014)

            (bb)   E-21 Parking Lot or Garage. (Ord. 176, passed 1-5-2014)

            (cc)   E-26 Motor Vehicle Racetrack.

            (dd)   F-1 Utility Operating Facility. (Ord. 176, passed 1-5-2014)

            (ee)   F-2 Emergency Services. (Ord. 176, passed 1-5-2014)

            (ff)   F-3 Passenger Terminal. (Ord. 176, passed 1-5-2014)

            (gg)   F-4 Essential Services. (Ord. 176, passed 1-5-2014)

            (hh)   G-2 Building Materials Sales/Equipment Storage. (Ord. 176, passed 1-5-2014)

            (ii)   G-3 Contractor Service. (Ord. 176, passed 1-5-2014)

            (jj)   G-4 Food Processing. (Ord. 176, passed 1-5-2014)

            (kk)   G-6 Manufacturing, including only the following products (see also under Conditional Uses): (Ord. 176, passed 1-5-2014)

               1)   Food and Beverage Products for humans.

               2)   Apparel and Textile Products.

               3)   Paper, Furniture and Wood Products, other than paper pulp mill.

               4)   Assembly, Packaging or Finishing of Products Manufactured Elsewhere.

               5)   Computers and Electronics and Electrical Equipment.

               6)   Transportation Vehicles and Equipment.

               7)   Sporting Goods, Toys, Games, Jewelry, Silverware, Musical Instruments or Signs.

               8)   Medical and Scientific Equipment, Supplies and Instruments.

               9)   Pharmaceuticals and Medicines.

               10)   Gaskets.

            (ll)   G-8 Recycling Facility. (Ord. 176, passed 1-5-2014)

            (mm)   G-9 Research. (Ord. 176, passed 1-5-2014)

            (nn)   G-12 Wholesale (Ord. 176, passed 1-5-2014)

            (oo)   G-13 Warehouse. (Ord. 176, passed 1-5-2014)

            (pp)   G-14 Printing. (Ord. 176, passed 1-5-2014)

            (qq)   G-15 Planing Mill. (Ord. 176, passed 1-5-2014)

            (rr)   H-4 Home Based Business. (Ord. 176, passed 1-5-2014)

            (ss)   H-5 Livestock and Horses as an accessory use. (Ord. 176, passed 1-5- 2014)

            (tt)   H-7 Recreational Vehicles. (Ord. 176, passed 1-5-2014)

            (uu)   H-8 Residential Accessory Structure or Use as accessory to an existing dwelling. (Ord. 176, passed 1-5-2014)

            (vv)   H-9 Spa/Hot Tubs as accessory to an existing dwelling. (Ord. 176, passed 1-5-2014)

            (ww)   H-10 Swimming Pool. (Ord. 176, passed 1-5-2014)

            (xx)   H-11 Temporary Structures and Vehicles. (Ord. 176, passed 1-5- 2014)

            (yy)   H-13 Customarily Accessory Use or Structure. (Ord. 176, passed 1-5- 2014)

            (zz)   H-14 Accessory Solar-Powered Generating Facilities. (Ord. 176, passed 1-5-2014)

            (aaa)   H-16 Accessory Geothermal Heat Pump. (Ord. 203, passed 2-28- 2023)

         (2)   Uses by Conditional Approval. Only the following uses shall be allowed as a conditional use: (See also Article 8, “Conditional Uses,” and Article 4, “Use Regulations.”)

            (a)   C-4 Golf Course.

            (b)   C-11 Private Organization/Club.

            (c)   C-15 Detention Facility. (Ord. 176, passed 1-5-2014)

            (d)   E-1 Adult Entertainment. (Ord. 176, passed 1-5-2014)

            (e)   E-3 Automotive Repair or Shop. (Ord. 176, passed 1-5-2014)

            (f)   E-6 Restaurant, without drive-through service. (Ord. 176, passed 1-5-2014)

            (g)   E-14 Motel or Hotel. (Ord. 176, passed 1-5-2014)

            (h)   E-17 Repair Shop. (Ord. 176, passed 1-5-2014)

            (i)   E-26 Motor Vehicle Race Track.

            (j)   F-5 Commercial Communications Tower/Antenna. (Ord. 176, passed 1-5-2014)

            (k)   F-6 Airport or Heliport. (Ord. 176, passed 1-5-2014)

            (l)   F-7 Commercial Solar-Powered Generating Facilities. (Ord. 176, passed 1-5-2014)

            (m)   F-8 Commercial Wind-Powered Generating Facilities. (Ord. 176, passed 1-5-2014)

            (n)   G-5 Fuel Storage and Distribution. (Ord. 176, passed 1-5-2014)

            (o)   G-6 Manufacturing, other than types of manufacturing that are listed as by right uses. (Ord. 176, passed 1-5-2014)

            (p)   G-7 Quarry. (Ord. 176, passed 1-5-2014)

            (q)   G-1 Salvage Facility. (Ord. 176, passed 1-5-2014)

            (r)   G-10 Solid Waste Facility. (Ord. 176, passed 1-5-2014)

            (s)   G-11 Truck Terminal. (Ord. 176, passed 1-5-2014)

         (3)   Uses by Special Exception. Only the following uses shall be allowed as special exception uses: (See also Article 10, “Zoning Hearing Board,” and Article 4, “Use Regulations.”)

            (a)   B-2b Halfway House.

            (b)   C-1 Cemetery with Crematorium.

            (c)   E-24 Treatment Center.

         (4)   Signs. Signs shall be permitted in accordance with Article 9.

      B.   Performance Regulations. The following requirements shall apply within the PI District, unless a more restrictive provision is established by another Section of this Ordinance (such as in Articles 4 or 5):

 

 

      C.   Area and Dimensional Regulations. The following regulations shall apply within the PI District, unless a more restrictive provision is established by another Section of this Ordinance.

 

 

         (1)   Berm. If a new principal use in use category “G-“ is constructed with a side or rear yard abutting a residential district, then a landscaped undulating earth berm shall be provided abutting the residential district. Such berm shall have a minimum average height of 5 feet and a maximum 3:1 slope on the residential side. The business side of the berm may utilize retaining walls.