Springfield Township York County
City Zoning Code
City Zoning Code
ARTICLE III
District Regulations
§ 500-8 Designation of districts.
Springfield Township is hereby divided into districts of different types, each being of such number, shape, kind, and area and of such common unity of purpose and adaptability of use deemed most suitable to carry out the purposes of this chapter.
A.
Classes of districts: For the purposes of this chapter, Springfield Township is divided into four groups and eight individual districts:
B.
Applicability. Unless otherwise provided by law or in this chapter, no building, structure or land in each district shall be used or occupied except for the express purposes specified for each district in the section of this chapter applicable thereto. Uses, structures and lots existing at the time of passage of this chapter and not in full compliance with the provisions of this chapter shall comply with the applicable provisions of Article X, Nonconformities, of this chapter.
C.
Zoning Map. The locations and boundaries of the zoning districts are delineated on a map entitled "Springfield Township Zoning Map" that accompanies and which, with all explanatory matter thereon, is hereby made a part of this chapter.[1]
[1]
Editor's Note: The Zoning Map is on file in the Township office and can be found on the Township's website.
D.
Interpretation of district boundaries. Where uncertainty exists with respect to the boundaries of a district as indicated on the Zoning Map, the following rules shall apply:
(1)
Where district boundaries are indicated as approximately coinciding with the center lines of streets, highways, railroad lines, or streams, such center lines shall be construed to be such boundaries.
(2)
Where district boundaries are so indicated that they approximately coincide with lot lines, such lot lines shall be construed to be said boundaries; or where district boundaries are extensions of lot lines or connect the intersections of lot lines, such lines shall be said district boundaries.
(3)
Where district boundaries are so indicated that they are approximately parallel to center lines of streets and highways, such district boundaries shall be construed as parallel thereto and at such distances therefrom as indicated on the Township Zoning Map.
(4)
Where district boundaries divide a lot, the location of such boundaries shall be determined by the use of the scale shown on the Zoning Map, unless the boundaries are indicated by dimensions.
E.
Permitted uses.
F.
All other uses. Any use not specifically allowed elsewhere in this chapter shall be allowed by special exception in the district or districts where, and to the extent that, similar uses are permitted or allowed by special exception, provided that said use meets the general requirements for a special exception set forth in § 500-116C of this chapter and does not constitute a public or private nuisance and, complies with the following:
(1)
The similar use is not found in any other section of this chapter;
(2)
The similar use is compatible with the other uses in the district proposed;
(3)
The similar use is the most similar use of all other uses in this chapter;
(4)
The similar use does not conflict with the general purposes of this chapter.
§ 500-9 (C) Conservation Districts.
A.
Purpose. In areas where major physiographic problems exist, accessibility is difficult or unique natural beauty exists, conservation districts are established to conserve the existing character of such areas by providing for low-intensity residential, agricultural, or recreational uses, thus guiding substantive land development into more appropriate zoning districts.
B.
Permitted uses. A structure may be erected or used and a lot may be used or occupied for any of the following uses and no other. Uses designated by the letters "SE" are permitted only by special exception by the Zoning Hearing Board, and uses designated by the letter "C" are conditional uses granted only by the Board of Supervisors. Additionally, all permitted uses are governed by the regulations contained in Articles IV through X of this chapter as applicable.
Permitted Uses | References | C or SE |
|---|---|---|
Principal Agricultural Uses | ||
Agricultural operations with less than 10,000 square feet of floor space as the term "agricultural operations" is defined in § 500-7 | ||
Animal husbandry | See § 500-18 | |
Concentrated agricultural operations | See § 500-19 | SE |
Crop farming | ||
Greenhouse | See § 500-20 | |
Stable | See § 500-22 | |
Zoo | See § 500-23 | SE |
Principal Residential Uses | ||
Conservation easement residential dwelling | C | |
Conversion dwelling | See § 500-26 | SE |
Group home | ||
Halfway house | See § 500-27 | SE |
Single-family detached dwelling | See § 500-9E | |
Principal Institutional, Social, and/or Recreational Uses | ||
Cemetery | See § 500-33 | S |
Church | See § 500-34 | |
Day-care center | See § 500-35 | SE |
Miniature racing or go-cart track | See § 500-38 | SE |
Outdoor trap, skeet, rifle, pistol, or archery range | See § 500-40 | SE |
Private recreational club | ||
Private recreational facility | ||
Public recreational facility | ||
Recreational vehicle park | See § 500-41 | C |
Principal Commercial Use | ||
Kennel | See § 500-21 | |
Principal Utility and Transportation Uses | ||
Airport and/or landing strip | See § 500-58 | SE |
Communication facility | See § 500-59 | |
Fire station | ||
Sanitary utility | See § 500-62 | C |
Supply utility | See § 500-63 | SE |
Accessory Uses | ||
Accessory building or structure | See § 500-68 | |
Accessory animal husbandry | See § 500-70 | |
Accessory kennel | ||
Accessory stable | See § 500-70 | |
Bed-and-breakfast inn | See § 500-72 | |
Day-care home | See § 500-74 | SE |
Helistop | See § 500-76 | SE |
Home occupation | See § 500-77 | SE |
Mobile home | See § 500-78 | |
Off-street parking | Subject to the requirements of Article IX of this chapter | |
Principal use as an accessory use | See § 500-79 | SE |
Off-road vehicle | See § 500-83 | |
Private swimming pool | See § 500-80 | |
Roadside agricultural stand | (See § 500-81 | |
Signs | Subject to the requirements of Article VIII of this chapter | |
Temporary structure or use | See § 500-82 | |
C.
Dimensional requirements. 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 Article IV of this chapter for any specific use, the requirements of Article IV of this chapter shall take precedence.
D.
Subdivision. Lots shall not be separated from the original parcel unless it is determined that:
(1)
The land being separated from the original parcel is for the purpose of locating one of the dwelling units assigned to the parcel being subdivided, pursuant to § 500-9E of this chapter; or
(2)
The area being separated includes the existing farm buildings, and it is necessary to include all of the land shown on the plan in order to include all of the existing farm buildings; or
(3)
The parcel, except for land approved for inclusion in the parcel's quota of dwelling unit lots pursuant to § 500-9E, is being divided into or among two or more farms which will, after transfer, contain at least 50 acres of agricultural land. Any new division line being created between two farms shall be agriculturally reasonable and will not be so as to render the agricultural use of the lots less efficient; i.e., under normal circumstances, fields and contour strips shall not be split. The lots transferred to a farm shall not subsequently be separated from such farm; or
(4)
Land is proposed to be transferred from one parcel to another parcel, which parcel will, after such transfer, be at least as large as the transferor parcel prior to such transfer and such lands will be permanently merged with the transferee parcel and shall not subsequently be separated therefrom; or
(5)
All of the land proposed to be separated is land of low quality for agricultural use as defined in § 500-7 of this chapter, and is solely for the location of one or more uses described in § 500-9B, specifically cemetery; church; day-care center; miniature racing or go-cart track; outdoor trap, skeet, rifle, pistol or archery range; private recreational club; private recreational facility; public recreational facility; recreational vehicle park; kennel; airport and/or landing strip; communication facility; fire station; and sanitary utility uses, and is not larger in size than is reasonably necessary for the location of such use or uses;
(6)
There must be assigned both to the land being separated from the original parcel for agricultural purposes and the remaining portion of the original parcel at least one of the original parcel's allocation of dwellings permitted by § 500-9E(1) of this chapter, unless that land is being joined to an adjacent lot or parcel which either contains an existing dwelling or has allocated to it the right to construct at least one dwelling;
(7)
Regardless of size, no lot subsequently subdivided from the original parcel shall qualify for additional single-family detached dwellings pursuant to § 500-9E(1) of this chapter;
(8)
Subsequent owners of any parcel of land legally existing on June 30, 1992, shall be bound by the actions of the previous owners in that such current owner may subdivide lots for purposes of additional single-family detached dwellings only that number of lots, if any, remaining from the original number permitted by § 500-9E(1) of this chapter.
E.
Residential uses in C Districts. Principal residential uses listed in § 500-9B of this chapter are permitted by right in the Conservation District but shall in addition be strictly regulated by the following provisions:
(1)
Permitted lots.
(a)
After June 30, 1992, there may be permitted upon each existing parcel of land in existence on that date no more than the following number of single-family detached dwellings:
Size of Parcel | Total Dwellings Permitted* |
|---|---|
0.00 to 4.999 acres | 1 |
5.00 to 14.999 acres | 2 |
15 to 29.999 acres | 3 |
30 to 89.999 acres | 5 |
90 to 149.999 acres | 7 |
150 acres and over | 7, plus 1 lot for each 30 acres over 150 |
(b)
For purposes of calculating parcel size, any portion of the parcel located in any other zoning district, except the Agricultural District, shall not apply and shall be regulated according to applicable regulations for such other zoning district. However, any portion of the parcel located jointly in a Conservation and an Agricultural District shall calculate parcel size by adding together the portions of such parcel in these two districts. Moreover, any lots created within the Agricultural District portion of such parcel since February 5, 1977, under the provisions of § 500-10E(1) of this chapter shall be deducted from that parcel's remaining total.
(2)
Approved subdivision. Each such additional dwelling shall be located upon a separate and approved lot whether intended for transfer of title or not. Such additional lots must meet the requirements of this chapter, Chapter 425, Subdivision and Land Development, of the Code of Springfield Township, and all requirements of the Pennsylvania Department of Environmental Protection. A property owner submitting a subdivision plan will be required to specify on his plan which lot or lots shall carry with them the right to erect or place any unused quota of dwelling units his parcel may have.
(3)
Transfer of development rights. The development rights available to each parcel of land in the C District, which, per § 500-87A of this chapter, is designated as a sending area, may be transferred to an area of the Township that is designated as a receiving area in accordance with the provisions of Article V of this chapter.
(4)
Each lot upon which a principal residential lot use is to be located shall be at least one acre in area but not more than two acres, unless it is determined from the subdivision plan submitted by the property owner that the physical characteristics of the land require a lot size in excess of two acres to provide a suitable location for the dwelling, the well, the on-site sewerage disposal system and the driveway. In such cases, the additional lot area shall be the minimum amount necessary to accommodate the dwelling, well, sewerage disposal system and the driveway.
(a)
If as a result of any tests or studies required by the Pennsylvania Department of Environmental Protection (DEP) or other governmental agency, the lot size necessary for a specified minimum area required for the absorption field for an on-lot sewage disposal system exceeds the maximum lot area allowed in this zoning district, then such additional lot area for the absorption field shall require the forfeiture of additional dwelling rights, being one dwelling right for every two acres or part thereof of the total additional area. The additional area for absorption field can be provided in any subdivision plan in either, but not a combination of both, of the following ways:
[1]
By increasing the lot size of any lot to at least the minimum area required for the absorption field, subject to the dwelling rights forfeiture; or
[2]
If the applicant is unwilling to forfeit dwelling rights, then each such lot may be maintained at the maximum lot area with an easement provided for each lot for any additional minimum area required for the absorption field, subject to the following conditions:
[a]
The area of the absorption field easement shall be delineated on the subdivision plan creating the lot, and the plan shall note and explain the easement.
[b]
If the absorption field easement is located on a tract of land which is not owned by the person creating the lot, or if owned by the same person but is on a separate deed, both the parent tract of the subdivided lot and the tract on which the absorption field easement is shall be shown on and made part of the plan, and the owners of all tracts involved in the plan shall join in the plan by signature and consent.
[c]
Each lot shall have its own absorption field easement, which shall not overlap with any other absorption field easement.
[d]
A separate easement agreement in a form satisfactory to the Township Solicitor shall be prepared for each absorption field easement being created, which agreement shall be recorded in the York County Recorder of Deeds office.
[e]
The deed for each newly created lot, the deed for the lot on which the absorption field easement is located, and each easement agreement shall identify the easement and refer to the subdivision plan and the easement agreement, including each recording location.
[f]
Any reduction, modification, elimination or termination of an absorption field easement agreement shall only be effective if the Township consents, in writing by joinder in the document, to effect the same, prepared for and recorded in the York County Recorder of Deeds office.
[g]
Any and all additional requirements of DEP for absorption field easements shall be met, and the stricter requirement of this section or the DEP requirements shall be the minimal applicable requirements.
(b)
The forfeiture of dwelling rights pursuant to this section shall be absolute and irrevocable. In the event that the DEP reduces or eliminates its requirements for absorption fields in the future, the forfeiter shall not be entitled to return or reinstatement of any dwelling right units forfeited pursuant to this section. If the Township determines the reduction or elimination is appropriate and the easement is no longer legally required, the Township may concur in any agreement reducing or eliminating, in whole or in part, previously recorded absorption field easement agreements.
F.
Nonagricultural uses within the Conservation District. Nonagricultural uses, except for single-family detached dwellings, which shall be regulated by § 500-9E of this chapter, shall be located on land of low quality for agricultural use, unless located in a building(s) existing prior to January 27, 1996, and each such use permitted shall reduce the number of dwelling units permitted the parcel by one, unless the location of such use will not have an effect of precluding the property owner from locating all the dwelling units permitted the parcel by § 500-9E(1) of this chapter on land of low quality for agricultural use. For purposes of this section, "land of low quality for agricultural use" shall be as defined in § 500-7 of this chapter.
§ 500-10 (A) Agricultural Districts.
A.
Purpose. In areas of highly productive soils and where agricultural activity remains strong, Agricultural Districts are established. The purpose of these districts is primarily to protect and stabilize agriculture as an ongoing economic activity by permitting only those land uses and activities which are either agricultural in nature or act in direct support thereof.
B.
Permitted uses. A structure may be erected or used and a lot may be used or occupied for any of the following uses and no other. Uses designated by the letters "SE" are permitted only by special exception by the Zoning Hearing Board, and uses designated by the letter "C" are conditional uses granted only by the Board of Supervisors. Additionally, all permitted uses are governed by the regulations contained in Articles IV through X of this chapter, as applicable.
Permitted Uses | References | C or SE |
|---|---|---|
Principal Agricultural Uses | ||
Agricultural operations with less than 10,000 square feet of floor space as the term "agricultural operations" is defined in § 500-7 | ||
Animal husbandry | See § 500-18 | |
Concentrated agricultural operations | See § 500-19 | SE |
Crop farming | ||
Greenhouse | See § 500-20 | |
Stable | See § 500-22 | |
Zoo | See § 500-23 | SE |
Principal Residential Uses | ||
Conservation easement residential dwelling | C | |
Boardinghouse or rooming house | See § 500-24 | |
Conversion dwelling | See § 500-26 | SE |
Group home | ||
Halfway house | See § 500-27 | SE |
Single-family detached dwelling | See § 500-10E | |
Principal Institutional, Social, and/or Recreational Uses | ||
Church | See § 500-34 | SE |
Day-care center | See § 500-35 | SE |
Veterinary office or animal hospital | See § 500-44 | |
Principal Commercial Uses | ||
Agricultural equipment and machinery sales and/or service facility | See § 500-46 | SE |
Kennel | See § 500-21 | |
Principal Utility and Transportation Uses | ||
Airport and/or landing strip | See § 500-58 | SE |
Communication facility | See § 500-59 | |
Communication tower | See § 500-60 | SE |
Fire station | ||
Parking lot | See § 500-61 | |
Sanitary utility | See § 500-62 | |
Supply utility | See § 500-63 | SE |
Principal Industrial Uses | ||
Junkyard | See § 500-64 | SE |
Mill, where grain, lumber, or similar products are stored or processed | See § 500-65 | SE |
Sanitary landfill or incinerator | See § 500-66 | SE |
Accessory Uses | ||
Accessory building or structure | See § 500-68 | |
Accessory animal husbandry | See § 500-70 | |
Accessory kennel | ||
Accessory stables | See § 500-70 | |
Bed-and-breakfast inn | See § 500-72 | |
Boardinghouse or rooming house | See § 500-73 | |
Boardinghouse or rooming house, transient | See § 500-73 | SE |
Day-care home | See § 500-74 | SE |
Helistop | See § 500-76 | SE |
Home occupation | See § 500-77 | SE |
Mobile home | See § 500-78 | |
Off-street parking | Subject to the requirements of Article IX of this chapter | |
Principal use as an accessory use | See § 500-79 | SE |
Private swimming pool | See § 500-80 | |
Off-road vehicle | See § 500-83 | |
Roadside agricultural stand | See § 500-81 | |
Signs | Subject to the requirements of Article VIII of this chapter | |
Temporary structure or use | See § 500-82 | |
C.
Dimensional requirements. 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 Article IV of this chapter for any specific use, the requirements of Article IV of this chapter shall take precedence.
(1)
Minimum and maximum lot area and lot width.
(b)
For permitted accessory uses: none unless specified in Article IV of this chapter or required by the Zoning Hearing Board.
(c)
Lot lines defining new lots in Agricultural Districts shall, insofar as possible and practical, utilize natural boundaries such as streams, woods, fence rows, and other similar boundaries.
D.
Subdivision. Lots shall not be separated from the original parcel unless it is determined that:
(1)
There is being separated from the original parcel no more than two acres for each dwelling unit assigned to the parcel being subdivided, pursuant to § 500-10E of this chapter, unless it is determined from the subdivision plan submitted by the property owner that the physical characteristics of the land require a lot size in excess of two acres to provide a suitable location for the dwelling, the well, the on-site sewage disposal system, and the driveway. In such cases, the additional lot area shall be the minimum amount necessary to accommodate the dwelling, well, sewage disposal system, and driveway; or
(2)
The area being separated includes the existing farm buildings and it is necessary to include all of the land shown on the plan in order to include all of the existing farm buildings; or
(3)
The parcel, except for land approved for inclusion in the parcel's quota of dwelling unit lots pursuant to § 500-10E of this chapter, is being divided into or among two or more farms which will, after transfer, contain at least 50 acres of agricultural land. Any new division line being created between two farms shall be agriculturally reasonable and will not be so as to render the agricultural use of the lots less efficient; i.e., under normal circumstances, fields and contour strips shall not be split. The lots transferred to a farm shall not subsequently be separated from such farm; or
(4)
Land is proposed to be transferred from one parcel to another parcel, which parcel will, after such transfer, be at least as large as the transferor parcel prior to such transfer, and such lands will be permanently merged with the transferee parcel and shall not subsequently be separated therefrom; or
(5)
All of the land proposed to be separated is land of low quality for agricultural use as defined in § 500-7 of this chapter, and is solely for the location of one or more uses described in § 500-10B, specifically church; day-care center; veterinary office or animal hospital; agricultural equipment and machinery sales and/or service facility; kennel; airport and/or landing strip; communication facility; communication tower; fire station; parking lot; sanitary utility; supply utility; junkyard; and mill uses, and is not larger in size than is reasonably necessary for the location of such use or uses;
(6)
There must be assigned both to the land being separated from the original parcel for agricultural purposes and the remaining portion of the original parcel at least one of the original parcel's allocation of dwellings permitted by § 500-10E(1) of this chapter, unless that land is being joined to an adjacent lot or parcel which either contains an existing dwelling or has allocated to it the right to construct at least one dwelling;
(7)
Regardless of size, no lot subsequently subdivided from the original parcel shall qualify for additional single-family detached dwellings pursuant to § 500-10E(1) of this chapter;
(8)
Subsequent owners of any parcel of land legally existing on February 5, 1977, shall be bound by the actions of the previous owners in that such current owner may subdivide lots for purposes of additional single-family detached dwellings only that number of lots, if any, remaining from the original number permitted by § 500-10E(1) of this chapter.
E.
Single-family detached dwellings in a districts. Single family detached dwellings are permitted by right in the Agricultural District but shall in addition be strictly regulated by the following provisions:
(1)
Permitted lots.
(a)
After February 5, 1977, there may be permitted upon each existing parcel of land in existence on that date no more than the following number of single family detached dwellings:
Size of Parcel | Total Dwellings Permitted* |
|---|---|
0.00 to 4.999 acres | 1 |
5.00 to 14.999 acres | 2 |
15.00 to 29.999 acres | 3 |
30.00 to 89.999 acres | 5 |
90.00 to 149.999 acres | 7 |
150.00 acres and over | 7, plus 1 lot for each 30 acres over 150 |
* | For purposes of the transfer of development rights, the "total dwellings permitted" are considered as development rights. [See §§ 500-10E(6) and 500-88A of this chapter.] |
(b)
For purposes of calculating parcel size, any portion of the parcel located in any other zoning district, except the Conservation District, shall not apply and shall be regulated according to applicable regulations for such other Zoning District. However, any portion of the parcel located jointly in a Conservation and an Agricultural District shall calculate parcel size by adding together the portions of such parcel in these two districts. Moreover, any lots created within the Conservation District portion of such parcel since June 30, 1992, under the provisions of § 500-9E(1) of this chapter shall be deducted from that parcel's remaining total.
(2)
Approved subdivision. Each such additional dwelling shall be located upon a separate and approved lot whether intended for transfer of title or not. Such additional lots must meet the requirements of this chapter, Chapter 425, Subdivision and Land Development, of the Code of Springfield Township, and all requirements of the Pennsylvania Department of Environmental Protection. A property owner submitting a subdivision plan will be required to specify on his plan which lot or lots shall carry with them the right to erect or place any unused quota of dwelling units his parcel may have.
(3)
Road frontage required. Each such lot upon which an additional single-family detached dwelling is to be located shall have frontage upon an existing Township or state road, or an approved private street.
(4)
Lot location and soil characteristics. Lots for single-family detached dwellings shall be located upon land included within the following capability classes as classified by the Soil Survey of York County, Pennsylvania, Series 1959, No. 23, issued May 1963:
Class III: Units IIIe-3 through IIIe-6 |
Class IV: Units IVe-1 through IVe-7 |
Class VI: Entire class |
Class VII: Entire class |
or on lots on lands which cannot feasibly be farmed |
(a)
Due to existing features of the site, such as rock outcroppings, or the fact that the area is heavily wooded; or
(b)
Due to the fact that the shape of the area suitable for farming is insufficient to permit efficient use of farm machinery.
[1]
Where such location is not feasible, permits shall be issued to enable dwelling units to be located on lots containing higher-quality soils. However, in all cases such residential lots shall be located on the least agriculturally productive land feasible, and so as to minimize interference with agricultural production.
[2]
The applicant shall have the burden of proving that the land he seeks to subdivide meets the criteria set forth in this section. Any landowner who disagrees with the classification of his farm or any part of it by the Soil Survey of York County, Pennsylvania, Series 1959, No. 23, issued May 1963, may submit an engineering analysis of the soils on the portion of the farm which he seeks to have reclassified, and if the Board of Supervisors finds his study correct, it shall alter the Township Soil Map to reflect the results of such analysis.
(5)
Lot size and configuration.
(a)
Each such lot upon which an additional single-family detached dwelling is to be located shall be at least one acre in area but not more than two acres, unless it is determined from the subdivision plan submitted by the property owner that the physical characteristics of the land require a lot size in excess of two acres to provide a suitable location for the dwelling, the well, the on-site sewage disposal system, and the driveway. In such cases, the additional lot area shall be the minimum amount necessary to accommodate the dwelling, well, sewage disposal system, and driveway.
(b)
If as a result of any tests or studies required by the Pennsylvania Department of Environmental Protection (DEP) or other governmental agency, the lot size necessary for a specified minimum area required for the absorption field for an on-lot sewage disposal system exceeds the maximum lot area allowed in this zoning district, then such additional lot area for the absorption field shall require the forfeiture of additional dwelling rights, being one dwelling right for every two acres or part thereof of the total additional area. The additional area for absorption field can be provided in any subdivision plan in either, but not a combination of both, of the following ways:
[1]
By increasing the lot size of any lot to at least the minimum area required for the absorption field, subject to the dwelling rights forfeiture; or
[2]
If the applicant is unwilling to forfeit dwelling rights, then each such lot may be maintained at the maximum lot area with an easement provided for each lot for any additional minimum area required for the absorption field, subject to the following conditions:
[a]
The area of the absorption field easement shall be delineated on the subdivision plan creating the lot, and the plan shall note and explain the easement.
[b]
If the absorption field easement is located on a tract of land which is not owned by the person creating the lot, or if owned by the same person but is on a separate deed, both the parent tract of the subdivided lot and the tract on which the absorption field easement is shall be shown on and made part of the plan, and the owners of all tracts involved in the plan shall join in the plan by signature and consent.
[c]
Each lot shall have its own absorption field easement, which shall not overlap with any other absorption field easement.
[d]
A separate easement agreement in a form satisfactory to the Township Solicitor shall be prepared for each absorption field easement being created, which agreement shall be recorded in the York County Recorder of Deeds office.
[e]
The deed for each newly created lot, the deed for the lot on which the absorption field easement is located, and each easement agreement shall identify the easement and refer to the subdivision plan and the easement agreement, including each recording location.
[f]
Any reduction, modification, elimination or termination of an absorption field easement agreement shall only be effective if the Township consents, in writing by joinder in the document, to effect the same prepared for and recorded in the York County Recorder of Deeds office.
[g]
Any and all additional requirements of DEP for absorption field easements shall be met and the stricter requirement of this section or the DEP requirements shall be the minimal applicable requirements.
(c)
The forfeiture of dwelling rights pursuant to this section shall be absolute and irrevocable. In the event that the DEP reduces or eliminates its requirements for absorption fields in the future, the forfeiter shall not be entitled to return or reinstatement of any dwelling right units forfeited pursuant to this section. If the Township determines the reduction or elimination is appropriate and the easement is no longer legally required, the Township may concur in any agreement reducing or eliminating, in whole or in part, previously recorded absorption field easement agreements.
(6)
Transfer of development rights. Development rights available to each parcel of land in the Agricultural District, per Subsection E(1) of this section, may be transferred as follows:
(a)
To a parcel of land in an area of the Township that is designated as a receiving area in accordance with the requirements of, and procedures set forth in, Article V of this chapter; or
(b)
To another parcel of land in the Agricultural District upon conditional use approved by the Board of Supervisors in accordance with the requirements of § 500-129 of this chapter and subject to the specific criteria set forth below:
[1]
The parcels must be in common ownership as of the date of the proposed transfer.
[2]
One development right transferred shall equate to the right to construct one additional dwelling unit on the transferee parcel.
[3]
The resulting residential lots on the transferee parcel must consist in their entirety of land of low quality for agricultural use as defined in § 500-7 of this chapter or of land which is less desirable for agricultural use than any land on which a single-family detached dwelling could feasibly be located on the transferor parcel.
[4]
The location of the additional dwellings on the transferee parcel shall not have an adverse effect on nearby agricultural practices.
[5]
If transferred, the dwelling(s) would be located in an agriculturally inferior area of the Township as compared to locating the dwelling(s) on the transferor parcel. In determining whether an area is agriculturally inferior, the Board of Supervisors shall consider the soil type(s) within a one mile radius of the transferee parcel, as well as the amount of land within that one-mile radius that is within an agricultural security area. This is in recognition of the fact that the existence of dwellings in the area constitutes some interference with agricultural use and activity and that it would contravene the Township's policy of preserving its best lands for agricultural use and promoting the agricultural use of such lands if dwellings, in addition to the allocation permitted by this chapter, were permitted in the best agricultural areas of the Township.
[6]
In no case may a transfer be approved if dwellings allocated to the transferor parcel are precluded from being developed on that parcel due to the physical features of the parcel, such as inadequate access, steep slopes, wetlands, etc.
[7]
Following the transfer, the transferor parcel must either contain an existing dwelling unit or have allocated to it the right to construct at least one dwelling unit, unless it is being permanently joined to an adjacent parcel which either contains an existing dwelling unit or has allocated to it the right to construct at least one dwelling unit.
(c)
The transfer of development rights within the Agricultural District shall be conducted in accordance with the requirements of §§ 500-88 and 500-89A and B(6) of this chapter. In applying the provisions set forth in these sections, references to the "sending area" or "sending area parcel" shall be replaced with "Agricultural District" or "transferor parcel," and references to the "receiving area" or "receiving area parcel" shall be replaced with "Agricultural District" or "transferee parcel."
F.
Nonagricultural uses within the agricultural zone. Nonagricultural uses, except for single-family detached dwellings which shall be regulated by § 500-10E of this chapter, shall be located on land of low quality for agricultural use, unless located in a building(s) existing prior to January 27, 1996, and each such use permitted shall reduce the number of dwelling units permitted the parcel by one, unless the location of such use will not have an effect of precluding the property owner from locating all the dwelling units permitted the parcel by § 500-10E(1) of this chapter on land of low quality for agricultural use. For purposes of this section, "land of low quality for agricultural use" shall be as defined in § 500-7 of this chapter.
§ 500-11 (ROS) Residential Open Space districts.
A.
Purpose. In areas where a limited amount of low-density residential development has occurred and where public water and public sewer is expected to be available, Residential Open Space Districts are established. The purpose of these districts is to maintain the rural, natural, and scenic qualities and natural features of the Township, while maintaining development potential in the District. development shall be of low density and shall be restricted to single-family detached dwellings and residential support uses, except in the case of a cluster or Village Residential Development where a mix of dwelling types will be permissible. Flexible cluster and Village Residential Development design standards will be used for the protection of important natural resources and the provision of open space.
B.
Permitted uses. A structure may be erected or used and a lot may be used or occupied for any of the following uses and no other. Uses designated by the letters "SE" are permitted only by special exception by the Zoning Hearing Board, and uses designated by the letter "C" are conditional uses granted only by the Board of Supervisors. Additionally, all permitted uses are governed by the regulations contained in Articles IV through X of this chapter, as applicable.
Permitted Uses | References | C or SE |
|---|---|---|
Principal Agricultural Uses | ||
Animal husbandry | See § 500-18 | SE |
Crop farming | ||
Greenhouse | See § 500-20 | |
Stable | See § 500-22 | SE |
Principal Residential Uses | ||
Boardinghouse or rooming house | See § 500-24 | |
Cluster residential development | See § 500-25 | |
Conservation easement residential dwelling | C | |
Conversion dwelling | See § 500-26 | SE |
Group home | ||
Mobile home park | See § 500-28 | |
Single-family detached dwellings on lots of record of less than 10 acres | ||
Village Residential Development (VRD) | See § 500-31 | C |
Principal Institutional, Social, and/or Recreational Uses | ||
Cemetery | See § 500-33 | SE |
Church | See § 500-34 | |
Cultural facility | ||
Day-care center | See § 500-35 | SE |
Golf course | See § 500-36 | SE |
Licensed hospital | See § 500-37 | SE |
Private recreational facility | ||
Public recreational facility | ||
Retirement village | See § 500-42 | SE |
School | See § 500-43 | |
Principal Commercial Uses | ||
Kennel | See § 500-21 | SE |
Principal Utility and Transportation Uses | ||
Communication facility | See § 500-59 | |
Fire station | ||
Parking lot | See § 500-61 | |
Sanitary utility | See § 500-62 | |
Supply utility | See § 500-63 | SE |
Accessory Uses | ||
Accessory building or structure | See § 500-68 | |
Accessory animal husbandry | See § 500-70 | |
Accessory kennel | ||
Accessory stable | See § 500-70 | |
Bed-and-breakfast inn | See § 500-72 | |
Boardinghouse or rooming house | See § 500-73 | |
Boarding house or rooming house, transient | See § 500-73 | SE |
Day-care home | See § 500-74 | SE |
Helistop | See § 500-76 | SE |
Home occupation | See § 500-77 | SE |
Mobile home | See § 500-78 | |
Off-street parking | Subject to the requirements of Article IX of this chapter | |
Principal use as an accessory use | See § 500-79 | SE |
Private swimming pool | See § 500-80 | |
Roadside agricultural stand | See § 500-81 | |
Signs | Subject to the requirements of Article VIII of this chapter | |
Temporary structure or use | See § 500-82 | |
C.
Base density. The residential base density in the Residential Open Space District shall not exceed one dwelling unit per acre.
D.
Dimensional requirements for development other than cluster residential development. 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 Article IV of this chapter for any specific use, the requirements of Article IV of this chapter shall take precedence.
(1)
Minimum lot area and lot width*:
Public/ Unregulated Water and Central Sanitary Sewer** | Public/ Unregulated Water or Central Sanitary Sewer** | No Public/ Unregulated Water or Central Sanitary Sewer** | ||||
|---|---|---|---|---|---|---|
Lot Area (square feet) | Lot Width (feet) | Lot Area (square feet) | Lot Width (feet) | Lot Area (square feet) | Lot Width (feet) | |
All uses | 17,500 | 90 | 35,000 | 125 | 43,560 | 150 |
* | Permitted accessory uses shall have no minimum lot area or lot width, unless specified in Article IV or required by the Zoning Hearing Board. |
** | All uses must be serviced by a public or unregulated water supply system and a central sanitary sewer system, if such facilities are available. |
(2)
Minimum lot area and lot width for developments utilizing transferred development rights: In those areas of the Residential Open Space District where both a public or unregulated water supply system and a central sanitary sewer system are provided and a proposed development utilizes transferred development rights in accordance with the provisions of Article V of this chapter, lots for single-family detached dwellings are permitted as follows:
(4)
(5)
Maximum coverage.
(a)
Building coverage:
[1]
Twenty percent of the lot area for lots of one acre or less.
[2]
For any lot greater than one acre, the additional acreage building coverage shall only be 15% of that additional acreage.
[3]
For example, a three-acre lot is allowed 20% building coverage of the first acre (8,712 square feet) and 15% of the additional acreage (13,068 square feet).
(b)
Lot coverage:
[1]
Thirty percent of the lot area for a lot of one acre or less.
[2]
For any lot greater than one acre, the additional acreage lot coverage shall only be 25% of that additional acreage.
[3]
For example, a three-acre lot is allowed 30% total lot coverage of the first acre (13,068 square feet) and 25% of the additional acreage (21,780 square feet).
§ 500-12 (R) Residential Districts.
A.
Purpose. Near established activity centers in areas of planned growth, and having a reasonable expectation of a public sewer system, Residential Districts are established. It shall be the purpose of such districts to provide for medium-density residential uses, appropriate public activities, and general residential support activities. The development standards of this district shall also be designed to preserve the rural character of the Township.
B.
Permitted uses. A structure may be erected or used and a lot may be used or occupied for any of the following uses and no other. Uses designated by the letters "SE" are permitted only by special exception by the Zoning Hearing Board, and uses designated by the letter "C" are conditional uses granted only by the Board of Supervisors. Additionally, all permitted uses are governed by the regulations contained in Articles IV through X of this chapter as applicable.
Permitted Uses | References | C or SE |
|---|---|---|
Principal Agricultural Uses | ||
Animal husbandry | See § 500-18 | SE |
Crop farming | ||
Principal Residential Uses | ||
Boardinghouse or rooming house | See § 500-24 | |
Cluster residential development | See § 500-25 | |
Conservation easement residential dwelling | C | |
Conversion dwelling | See § 500-26 | SE |
Group Home | ||
Multifamily dwelling(s) on lots of record of less than 10 acres | See § 500-29 | |
Single-family dwelling(s) on lots of record of less than 10 acres | See § 500-30 | |
Two-family dwelling(s) on lots of record of less than 10 acres | ||
Principal Institutional, Social, and/or Recreational Uses | ||
Cemetery | See § 500-33 | SE |
Church | See § 500-34 | |
Cultural facility | ||
Day-care center | See § 500-35 | SE |
Licensed hospital | See § 500-37 | SE |
Nursing home | See § 500-39 | |
Public recreational facility | ||
School | See § 500-43 | |
Principal Office Uses | ||
Public service office | ||
Principal Commercial Uses | ||
Mortuary or funeral home | See § 500-53 | SE |
Principal Utility and Transportation Uses | ||
Communication facility | See § 500-59 | |
Fire station | ||
Parking lot | See § 500-61 | |
Sanitary utility | See § 500-62 | |
Supply utility | See § 500-63 | SE |
Accessory Uses | ||
Accessory building or structure | See § 500-68 | |
Accessory animal husbandry | See § 500-70 | |
Accessory kennel | ||
Accessory stable | See § 500-70 | |
Bed-and-breakfast inn | See § 500-72 | |
Boardinghouse or rooming house | See § 500-73 | |
Day-care home | See § 500-74 | SE |
Helistop | See § 500-76 | SE |
Home occupation | See § 500-77 | SE |
Off-street parking | Subject to the requirements of Article IX of this chapter | |
Principal use as an accessory use | See § 500-79 | SE |
Private swimming pool | See § 500-80 | |
Signs | Subject to the requirements of Article VIII of this chapter | |
Temporary structure or use | See § 500-82 | |
C.
Base density. The residential base density in the Residential District shall not exceed two dwelling units per acre.
D.
Dimensional requirements for development other than cluster residential development. 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 Article IV of this chapter for any specific use, the requirements of Article IV of this chapter shall take precedence.
(1)
Minimum lot area and lot width*:
Public/ Unregulated Water and Central Sanitary Sewer** | Public/Unregulated Water or Central Sanitary Sewer** | No Public/Unregulated Water or Central Sanitary Sewer** | |||||
|---|---|---|---|---|---|---|---|
Lot Area (square feet) | Lot Width (feet) | Lot Area (square feet) | Lot Width (feet) | Lot Area (square feet) | Lot Width (feet) | ||
Single-family detached dwellings | 16,500 | 90 | 30,000 | 125 | 40,000 | 150 | |
Single-family semi-detached and two-family dwellings | 14,500/unit | 80/unit | 30,000/unit | 125/unit | 40,000 | 150/unit | |
Single-family attached dwellings | 3,000/unit | 30/unit | Not permitted | Not permitted | |||
Multifamily dwellings | 6,000/unit | 100 | Not permitted | Not permitted | |||
All other uses | 16,500 | 90 | 30,000 | 125 | 40,000 | 150 | |
* | Permitted accessory uses shall have no minimum lot area or lot width, unless specified in Article IV of this chapter or required by the Zoning Hearing Board. |
** | All uses must be serviced by a public or unregulated water supply system and a central sanitary sewer system, if such facilities are available. |
(2)
Minimum lot area and lot width for developments utilizing transferred development rights. In those areas of the Residential District where both a public or unregulated water supply system and a central sanitary sewer system are provided and a proposed development utilizes transferred development rights in accordance with the provisions of Article V of this chapter, lots for single-family dwellings and two-family dwellings are permitted as follows:
(a)
Minimum lot area/lot width for single-family detached dwellings: 10,000 square feet/80 feet.
(b)
Minimum lot area/lot width for single-family semidetached dwellings and two-family dwellings: 8,500 square feet/70 feet per dwelling unit.
(c)
Minimum lot area/lot width for single-family attached dwellings: 2,400 square feet/25 feet per dwelling unit.
(4)
(5)
Maximum coverage.
(b)
Lot coverage.
[1]
Forty percent of the lot area for a lot of 20,000 square feet or less.
[2]
For any lot area greater than 20,000 square feet, the additional area lot coverage shall be only 30% of the additional area.
[3]
For example, a 40,000-square-foot area is allowed 40% of lot coverage for the first 20,000 square feet (8,000 square feet) and 30% of the additional area (6,000 square feet).
§ 500-13 (VC) Village Center District.
A.
Purpose. The purpose of this district is to permit and promote development that includes both residential and nonresidential uses in a community setting, surrounded by a protected rural landscape of generally open land that serves as a transition between adjacent areas and distinguishes the Village Center District as a unique community. Development within the district shall be of a "human" scale which promotes pedestrian travel and which preserves the intended community character of the district.
(1)
Within the district, a mix of residential dwelling types shall be encouraged. Nonresidential land uses shall be limited to basic convenience goods and services that residents are likely to need on a daily or regular basis, and the size of such uses shall be limited to prevent the establishment of intensive nonresidential uses that exceed the local orientation of this district. In addition, multiple-use buildings, consisting of a mixture of residential and nonresidential uses, shall be encouraged.
B.
Permitted uses. A structure may be erected or used and a lot may be used or occupied for any of the following uses and no other. Uses designated by the letters "SE" are permitted only by special exception by the Zoning Hearing Board, and uses designated by the letter "C" are permitted as conditional uses granted by the Board of Supervisors. Additionally, all permitted uses are governed by the regulations contained in Articles IV through X of this chapter, as applicable.
Permitted Uses | References | C or SE |
|---|---|---|
Principal Agricultural Uses | ||
Crop farming | ||
Stable | See § 500-22 | |
Principal Residential Uses | ||
Boardinghouse or rooming house | See § 500-24 | |
Cluster residential development | See § 500-25 | |
Conservation easement residential dwelling | C | |
Conversion dwelling | See § 500-26 | SE |
Group home | ||
Multifamily dwelling(s) on lots of record of less than 10 acres | See § 500-29 | |
Single-family dwellings on lots of record of less than 10 acres | See § 500-30 | |
Two-family dwellings on lots of record of less than 10 acres | ||
Principal Institutional, Social, and/or Recreational Uses | ||
Church | See § 500-34 | |
Cultural facility | ||
Day-care center | See § 500-35 | SE |
Private social club | ||
Public recreational facility | ||
School | See § 500-43 | |
Principal Office Uses | ||
Business complex | See § 500-49 | SE |
Business office | ||
Financial office | ||
Health Service office | ||
Professional office | ||
Public service office | ||
Veterinary office or animal hospital | See § 500-44 | |
Principal Commercial Uses | ||
Agricultural commercial facility | See § 500-46 | |
Business complex | See § 500-49 | SE |
Commercial entertainment facility | See § 500-50 | SE |
Gasoline service station | See § 500-51 | SE |
Medical marijuana dispensary | See § 500-52 | SE |
Mortuary or funeral home | See § 500-53 | SE |
Personal service business | ||
Private function facility | See § 500-55 | SE |
Repair service business | ||
Restaurant, sit-down | ||
Retail service business | ||
Village inn | See § 500-56 | SE |
Principal Utility and Transportation Uses | ||
Communication facility | See § 500-59 | |
Fire station | ||
Parking lot | See § 500-61 | |
Sanitary utility | See § 500-62 | |
Supply utility | See § 500-63 | SE |
Accessory Uses | ||
Accessory building or structure | See § 500-68 | |
Accessory animal husbandry | See § 500-70 | |
Accessory kennel | ||
Accessory stable | See § 500-70 | |
Bed-and-breakfast inn | See § 500-72 | |
Boardinghouse or rooming house | See § 500-73 | |
Day-care home | See § 500-74 | SE |
Dwelling unit in combination with a principal office or commercial use | See § 500-75 | SE |
Home occupation | See § 500-77 | SE |
Off-street parking | Subject to the requirements of Article IX of this chapter | |
Principal use as an accessory use | See § 500-79 | SE |
Private swimming pool | See § 500-80 | |
Roadside agricultural stand | See § 500-81 | |
Signs | Subject to the requirements of Article VIII of this chapter | |
Temporary structure or use | See § 500-82 | |
C.
Base density. The residential base density in the Village Center District shall not exceed two dwelling units per acre.
D.
Dimensional requirements for development other than cluster residential development. 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 Article IV of this chapter for any specific use, the requirements of Article IV of this chapter shall take precedence.
(1)
Minimum lot area and lot width*:
Public/Unregulated Water and Central Sanitary Sewer** | Public/Unregulated Water or Central Sanitary Sewer** | No Public/Unregulated Water or Central Sanitary Sewer** | ||||
|---|---|---|---|---|---|---|
Lot Area (square feet) | Lot Width (feet) | Lot Area (square feet) | Lot Width (feet) | Lot Area (square feet) | Lot Width (feet) | |
Single-family detached dwellings | 16,500 | 90 | 30,000 | 125 | 40,000 | 150 |
Single-family semidetached and two-family dwellings | 14,500 | 80/unit | 30,000 | 125/unit | 40,000 | 150/unit |
Single-family attached dwellings | 3,000/unit | 30/unit | Not permitted | Not permitted | ||
Multifamily dwellings | 6,000 | 100 | Not permitted | Not permitted | ||
All other uses | 16,500 | 90 | 30,000 | 125 | 40,000 | 150 |
* | Permitted accessory uses shall have no minimum lot area or lot width, unless specified in Article IV of this chapter or required by the Zoning Hearing Board. |
** | All uses must be serviced by a public or unregulated water supply system and a central sanitary sewer system, if such facilities are available. |
(2)
Minimum lot area and lot width for developments utilizing transferred development rights. In those areas of the Village Center District where both a public or unregulated water supply system and a central sanitary sewer system are provided and a proposed development utilizes transferred development rights in accordance with the provisions of Article V of this chapter, lots for single-family and two-family dwellings are permitted as follows:
(a)
Minimum lot area/lot width for single-family detached dwellings: 10,000 square feet/80 feet.
(b)
Minimum lot area/lot width for single-family semidetached dwellings and two-family dwellings: 8,500 square feet/70 feet, per dwelling unit.
(c)
Minimum lot area/lot width for single-family attached dwellings: 2,400 square feet/25 feet, per dwelling unit.
(4)
(5)
Lot coverage. Not more than 60% of the lot area shall be covered with an impervious surface.
(6)
Environmental standards. The environmental regulations set forth in Article VII of this chapter shall be met.
(7)
Standards for principal office and commercial uses:
(a)
Each principal office or commercial use, excluding a village inn, shall be limited to a maximum floor area of 4,000 square feet, excluding any area devoted to an accessory dwelling unit established in combination with the use.
[1]
Principal office uses. The size of a principal office use may be increased from 4,000 to 8,000 square feet by special exception by the Zoning Hearing Board if the following conditions are met:
[a]
The maximum building footprint is 6,000 square feet.
[b]
The structure has a pitched roofline.
[c]
All loading areas are screened.
[d]
The architectural design of the building is compatible with the rural character of the Township.
[e]
All other general conditions for obtaining a special exception are met.
[2]
Principal commercial uses. The size of a principal commercial use may be increased from 4,000 square feet to a maximum of 8,000 square feet by special exception by the Zoning Hearing Board if the following conditions are met:
[a]
The maximum building footprint is 6,000 square feet.
[b]
A pitched roofline is required.
[c]
All loading areas are screened.
[d]
The architectural design of the building is compatible with the rural character of the Township.
[e]
Each retail use is limited to 3,600 square feet of gross floor area used or intended to be used for servicing customers.
[f]
All other general conditions for obtaining a special exception are met.
(b)
Business complex. In the case of a business complex, each of the individual uses established in the complex, excluding a village inn, shall be permitted to have a maximum floor area of 4,000 square feet, excluding any area devoted to an accessory dwelling unit established in combination with the use. No special exceptions to increase individual commercial and/or office uses in excess of 4,000 square feet shall be permitted inside a business complex. In addition, no business complex structure shall be greater than a total of 12,000 square feet in size.
(8)
Additional standards for all nonresidential uses:
(a)
Any portion of the site not used for buildings, structures, parking, loading, access drives, and sidewalks shall be maintained with a vegetative ground cover and other ornamental plantings.
(b)
Dumpsters are permitted within a side or rear yard, provided such facilities are set back at least 15 feet from the front wall of the building; are set back a minimum of 25 feet from any adjoining residential use; and are screened from any adjoining roads and/or residential properties. In addition, all dumpsters shall be located so as not to conflict with parking or through traffic.
(c)
All waste receptacles, other than a dumpster, shall be located in a side or rear yard and shall be completely enclosed within a masonry or framed enclosure with a self-closing door or gate. Waste receptacles shall not be located in any required parking space.
(d)
No outdoor storage of any material, other than dumpsters and waste receptacles, shall be permitted.
E.
Lot access and traffic control criteria. In Village Center Districts, in addition to the requirements for motor vehicle access contained in § 500-111 of this chapter, the design, construction, and improvement of any lot shall, in addition to all other requirements for land development, meet the following lot access and traffic control criteria:
(1)
Off-street parking. All off-street parking spaces for nonresidential uses shall be located in the rear yard.
(2)
Access limited. Vehicular access to any lot may not be taken directly from any arterial or collector street so specified by the Township Comprehensive Plan Update.
(3)
Required improvements. The following site improvements are required in Village Center Districts as part of any land development plan:
(a)
Along that portion of any lot or parcel fronting upon an existing public street(s), such street(s) shall be improved to meet minimum Township standards.
(b)
New streets shall be constructed as necessary to meet the access requirements of § 500-13E(2) of this chapter, and where the location of any such street is such that it follows the general alignment for any proposed street shown in the Township Comprehensive Plan Update and/or Official Map, then such new street shall be designed to meet the purposes of the street proposed by the Township Comprehensive Plan Update and/or Official Map.
(c)
A pedestrian circulation system, consisting of sidewalks, pathways, bikeways, and/or greenways must be provided throughout the Village Center District to promote community interaction. The pedestrian circulation system must meet the requirements of §§ 425-34 and 425-42 of Chapter 425, Subdivision and Land Development, of the Code of Springfield Township.
F.
Site development criteria.
(1)
Overall access plan. Following passage of this provision, an overall and integrated access plan for the entire Village Center District will be prepared by the Township to serve as a guide for the development of each individual lot located within the Village Center District.
(2)
Site plan. Following passage of this provision, and prior to or concurrent with the initial subdivision or development of any individual parcel within a Village Center District, the owner of any such parcel shall submit a site plan for his entire parcel. Such plan shall be consistent with the Township's overall plan or an alternative suitable to the Board of Supervisors. The site plan may be schematic in nature but must minimally show proposed street layout, land uses, number and kind of dwelling units, lot access points, building locations, public areas, and major landscaping features.
§ 500-14 (HC) Highway Commercial Districts.
A.
Purpose. Highway Commercial Districts are established to accommodate business activities which serve commuters, highway travelers, and nearby industrial districts; incompatible uses are specifically rejected.
B.
Permitted uses. A structure may be erected or used and a lot may be used or occupied for any of the following uses and no other. Uses designated by the letters "SE" are permitted only by special exception by the Zoning Hearing Board, and uses designated by the letter "C" are conditional uses granted only by the Board of Supervisors. Additionally, all permitted uses are governed by the regulations contained in Articles IV through X of this chapter, as applicable.
Permitted Uses | References | C or SE |
|---|---|---|
Principal Agricultural Uses | ||
Crop farming | ||
Greenhouse | See § 500-20 | |
Principal Institutional, Social, and/or Recreational Uses | ||
Day-care center | See § 500-35 | SE |
Recreational vehicle park | See § 500-41 | |
Principal Office Uses | ||
Business complex | See § 500-49 | SE |
Business office | ||
Financial office | ||
Health services office | ||
Professional office | ||
Public services office | ||
Veterinary office or animal hospital | See § 500-44 | |
Principal Commercial Uses | ||
Agricultural commercial facility | See § 500-71 | |
Automotive repair garage | See § 500-47 | |
Automotive sales facility | See § 500-48 | |
Automobile washing facility | ||
Business complex | See § 500-49 | SE |
Commercial entertainment facility | See § 500-50 | |
Gasoline service station | See § 500-51 | |
Medical marijuana dispensary | See § 500-52 | SE |
Mini storage facility | See § 500-57 | SE |
Motel/hotel | See § 500-54 | |
Private function facility | See § 500-55 | SE |
Restaurant | ||
Retail service business | ||
Recreational vehicle, construction equipment, automobile sales and service and agricultural equipment sales and service | ||
Principal Utility and Transportation Uses | ||
Bus, taxi or railroad terminal | ||
Fire station | ||
Parking lot | See § 500-61 | |
Sanitary utility | See § 500-62 | |
Supply utility | See § 500-63 | SE |
Communication facility | See § 500-59 | |
Communication tower | See § 500-60 | SE |
Principal Industrial Uses | ||
Truck terminal | ||
Accessory uses | ||
Accessory building or structure | See § 500-68 | |
Accessory animal husbandry | See § 500-70 | |
Accessory kennel | ||
Accessory stable | See § 500-70 | |
Agricultural commercial facility | See § 500-71 | |
Bed-and-breakfast inn | See § 500-72 | |
Home occupation | See § 500-77 | SE |
Off-street parking | Subject to the requirements of Article IX of this chapter | |
Principal use as an accessory use | See § 500-79 | SE |
Roadside agricultural stand | See § 500-81 | |
Signs | Subject to the requirements of Article VIII of this chapter | |
Temporary structure or use | See § 500-82 | |
C.
Dimensional requirements. 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 Article IV of this chapter for any specific use, the requirements of Article IV of this chapter shall take precedence.
§ 500-15 (CI) Campus Industrial districts.
A.
Purpose. Like Industrial Districts, Campus Industrial Districts have been established to contribute to the regional economy and the local tax base, but they differ in that they are intended to serve as a buffer between residential districts and higher-intensity districts. Their physical characteristics should be closer to those of residential districts: low lot coverage, no outdoor storage, generous setbacks, and high environmental performance standards.
B.
Permitted uses. A structure may be erected or used and a lot may be used or occupied for any of the following uses and no other. Uses designated by the letters "SE" are permitted only by special exception by the Zoning Hearing Board, and uses designated by the letter "C" are conditional uses granted only by the Board of Supervisors. Additionally, all permitted uses are governed by the regulations contained in Articles IV through X of this chapter, as applicable.
Permitted Uses | References | C or SE |
|---|---|---|
Principal Agricultural Uses | ||
Agricultural operations as defined in § 500-7 | ||
Animal husbandry | See § 500-18 | SE |
Crop farming | ||
Principal Institutional, Social, and/or Recreational Uses | ||
Day-care center | See § 500-35 | SE |
Principal Office Uses | ||
Financial office | ||
Health service office | ||
Professional office | ||
Public service office | ||
Principal Commercial Uses | ||
Mini storage facility | See § 500-57 | SE |
Private function facility | See § 500-55 | SE |
Trade or professional school | ||
Recreational vehicle, construction equipment, lawn and garden equipment automobile sales and service and agricultural equipment sales and service | ||
Principal Utility and Transportation Uses | ||
Communication facility | See § 500-59 | |
Communication tower | See § 500-60 | SE |
Fire station | ||
Parking lot | See § 500-61 | |
Sanitary utility | See § 500-62 | |
Supply utility | See § 500-63 | SE |
Principal Industrial Uses | ||
Manufacturing use, including the production, processing, cleaning, testing, and distribution of materials | ||
Medical marijuana grower/processor facility | See § 500-52) | SE) |
Printing, publishing, and/or binding facility | ||
Research, testing, or experimental laboratory | ||
Warehouse, including wholesale business | ||
Accessory Uses | ||
Accessory building or structure | See § 500-68 | |
Accessory animal husbandry | See § 500-70 | |
Accessory kennel | ||
Accessory stable | See § 500-70 | |
Helistop | See § 500-76 | SE |
Off-street parking | Subject to the requirements of Article IX | |
Off-road vehicle | See § 500-83 | |
Principal use as an accessory use | See § 500-79 | SE |
Signs | Subject to the requirements of Article VIII | |
Temporary structure or use | See § 500-82 | |
C.
Dimensional requirements. 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 Article IV for any specific use, the requirements of Article IV shall take precedence.
D.
Site development criteria. In Campus Industrial Districts, the design, construction, and improvement of any lot shall, in addition to all other requirements for land development, meet the following site development criteria:
(1)
Outdoor storage. The outdoor storage, on either a permanent or temporary basis, of any vehicles, objects, materials, or refuse, except off-street parking required by Article IX of this chapter and approved containers for on-lot-generated solid waste awaiting pickup, is prohibited.
(2)
Off-street parking. Off-street parking spaces shall not be located within any required yard or setback areas, including buffer yards. Additionally, no off-street parking areas shall be located closer to the street line than the front wall of any principal building.
(3)
Landscaping. Landscaping is required upon all portions of any lot not covered by buildings, driveways, parking areas, sidewalks, or any other impervious surface. A landscape plan, in accordance with §§ 425-36 and 425-37 of Chapter 425, Subdivision and Land Development, of the Code of Springfield Township, shall be submitted for approval as part of any required land development plan. The primary objectives of any landscaping or landscape plan shall be:
(4)
Underground utilities. All utilities, including telephone, electric, and electronic message transmission and distribution lines, shall be located underground.
(5)
Solid waste processing. A plan for the collection, storage, and disposal of solid waste shall be submitted for approval as part of any required land development plan.
(6)
Access limited. Vehicular access to any lot may not be taken directly from any arterial or collector street so specified by the Township Comprehensive Plan Update.
§ 500-16 (I) Industrial Districts.
A.
Purpose. Industrial Districts are established to contribute to the overall economy of the region and to the Township tax base. It shall be the purpose of such districts to encourage industrial development in areas of good highway accessibility, with the existence or reasonable expectation of public sanitary sewer service and within reasonable proximity to supporting commercial activities.
B.
Permitted uses. A structure may be erected or used and a lot may be used or occupied for any of the following uses and no other. Uses designated by the letters "SE" are permitted only by special exception by the Zoning Hearing Board, and uses designated by the letter "C" are conditional uses granted only by the Board of Supervisors. Additionally, all permitted uses are governed by the regulations contained in Articles IV through X of this chapter, as applicable.
Permitted Uses | References | C or SE |
|---|---|---|
Principal Agricultural Uses | ||
Agricultural operations as defined in § 500-7 | ||
Animal husbandry | See § 500-18 | SE |
Crop farming | ||
Principal Institutional, Social, and/or Recreational Uses | ||
Day-care center | See § 500-35 | SE |
Miniature racing or go-cart track | See § 500-38 | SE |
Outdoor trap, skeet, rifle, pistol, or archery range | See § 500-40 | SE |
Principal Office Uses | ||
Financial office | ||
Professional office | ||
Public service office | ||
Adult entertainment facility | See § 500-45 | SE |
Principal Commercial Uses | ||
Gasoline service station | See § 500-51 | |
Recreational vehicle, construction equipment, lawn and garden equipment, automobile sales and service and agricultural equipment sales and service | ||
Mini storage facility | See § 500-57 | SE |
Principal Utility and Transportation Uses | ||
Communication facility | See § 500-59 | |
Communication tower | See § 500-60 | SE |
Fire station | ||
Parking lot | See § 500-61 | |
Sanitary utility | See § 500-62 | |
Supply utility | See § 500-63 | SE |
Principal Industrial Uses | ||
Contractors' office and storage | ||
Lumber yard | ||
Manufacturing use, including the production, cleaning, testing, and distribution of materials | ||
Medical marijuana grower/processor facility | See § 500-52 | SE |
Mill, where grain, lumber, and similar products are stored or processed | See § 500-65 | |
Printing, publishing, and/or binding facility | ||
Research, testing, or experimental laboratory | ||
Truck terminal | ||
Upholsterer or cabinetmaker | ||
Warehouse, including wholesale business | ||
Accessory Uses | ||
Accessory building or structure | See § 500-69 | |
Accessory animal husbandry | See § 500-70 | |
Accessory kennel | ||
Accessory stable | See § 500-70 | |
Helistop | See § 500-76 | SE |
Off-street parking | Subject to the requirements of Article IX of this chapter | |
Off-road vehicle | See § 500-83 | |
Principal use as an accessory use | See § 500-79 | SE |
Roadside agricultural stand | See § 500-81 | |
Signs | Subject to the requirements of Article VIII of this chapter | |
Temporary structure or use | See § 500-82 | |
C.
Dimensional requirements. 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 Article IV of this chapter for any specific use, the requirements of Article IV of this chapter shall take precedence.