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Upper Makefield Township
City Zoning Code

ARTICLE V

Office Districts

§ 500 PS Professional Service Districts.

[Amended effective 11/25/2002 by JMZO Ord. 2002-1, Article IV; adopted 11/20/2002. Amended effective 11/25/2002 by JMZO Ord. 2002-13, § 1.J; adopted 11/20/2002. Readopted effective 6/23/2007 by JMZO Ord. 2007, adopted 6/18/2007.]
In PS Professional Service Districts, the following regulations shall apply:
Use Regulations. A building may be erected or altered, to be used either in whole or in part, and a lot may be used or occupied for any of the following uses, and no other, provided that such uses shall comply with such regulations as yard, lot size, lot width, building area and height, impervious surfaces, easements, buffer yards, off-street parking, and other provisions as are specified in other Articles herein.
Uses by Right. Any of the following uses shall be permitted, provided the Use regulations, Article VIII, of this Ordinance have also been met:
Municipal Building, use C-14.
Forestry, use A-3.
Office, use D-1.
No-Impact Home-Based Business, use H-2.
Temporary Structure, use H-7.
Microwave Antenna for Television Receiving only Satellite Earth Stations, use H-12.
Use H-19, Accessory Solar Energy Equipment.
[Added effective 6/9/2013 by JMZO Ord. 2013-02, adopted 6/4/2013.]
Use H-20, Accessory Outdoor Wood-Fired Boilers.
[Added effective 4/11/2013 by JMZO Ord. 2013-03, adopted 4/6/2013.]
Use H-15.A, Roadside Stands.
[Added effective 7/27/2014 by JMZO Ord. 2014-01, adopted 7/23/2014.]
Accessory Electric Vehicle Charging Stations-Public Use, H-21B.
[Added effective 7/21/2025 by JMZO Ord. No. 2022-02, adopted 7/21/2025.]
Uses by Conditional Approval. Any of the following uses shall be considered permitted, provided the conditions for conditional use approval have been met in accordance with Article XIII, in addition to Article VIII, Use Regulations, of this Ordinance:
Library or Museum, use C-4.
Child Care Facility, uses C-10.
School, use C-2.
Medical Office, use D-2.
Communications Antenna, use I-1.
Communications Equipment Building, use I-2.
Uses by Special Exception. Any of the following uses shall be permitted as a special exception when authorized by the Local Zoning Hearing Board in accordance with Article XV and the Use Regulations, Article VIII, of this Ordinance:
Private Club, use C-8.
Community Center, use C-9.
Funeral Home, use E-19.
Signs shall be permitted in accordance with Article XI.
Table of Area and Dimensional Regulations. The following area and dimensional regulations shall apply:
Minimum Lot Area (1)
(square feet)
Minimum Lot Width at Building Setback Line
Maximum Impervious Surface Ratio
Maximum Building Height (1)
(feet)
Minimum Yards
(feet)
Front
Side
(each)
Rear
15,000
100 feet
0.55
35
25
25
20
Footnotes:
(1)
Not more than one office or professional building shall be built upon each lot.
(2)
One of the front yards on a corner lot may be reduced to a depth of not less than 20 feet.
(3)
There shall be two side yards on each lot which shall not be less than 25 feet in aggregate and neither of which shall be less than 12 feet in width.

§ 501 OR Office Research Districts.

[Amended effective 11/25/2002 by JMZO Ord. 2002-1, Article IV; adopted 11/20/2002. Amended effective 11/25/2002 by JMZO Ord. 2002-13, § 1.K; adopted 11/20/2002. Readopted effective 6/23/2007 by JMZO Ord. 2007; adopted 6/18/2007.]
In OR Office Research Districts, the following regulations shall apply:
Use Regulations. A building may be erected or altered, to be used either in whole or in part, and a lot may be used or occupied for any of the following uses, and no other, provided that such uses shall comply with such regulations as yard, lot size, lot width, building area and height, impervious surfaces, easements, buffer yards, off-street parking, and other provisions as are specified in other Articles herein.
Uses by Right. Any of the following uses shall be permitted, provided the Use Regulations, Article VIII, of this Ordinance have also been met:
Agriculture and Horticulture, use A-1.
Forestry, use A-3.
Single-family Detached Dwelling, use B-1.
Municipal Building, use C-14.
Office, use D-1.
Research, use G-2.
Home Occupation, use H-1.
Residential Accessory Structure, use H-3.
Boarding, use H-4.
Accessory Building, use H-5.
Temporary Structure, use H-7.
Swimming Pool, use H-8.
Microwave Antenna for Television Receiving only Satellite Earth Stations, use H-12.
No-Impact Home-Based Business, us H-2.
Use H-19, Accessory Solar Energy Equipment.
[Added effective 6/9/2013 by JMZO Ord. 2013-02, adopted 6/4/2013.]
Use H-20, Accessory Outdoor Wood-Fired Boilers.
[Added effective 4/11/2013 by JMZO Ord. 2013-03, adopted 4/6/2013.]
Use H-15.A, Roadside Stands.
[Added effective 7/27/2014 by JMZO Ord. 2014-01, adopted 7/23/2014.]
Accessory Electric Vehicle Charging Stations-Public Use, H-21B.
[Added effective 7/21/2025 by JMZO Ord. No. 2022-02, adopted 7/21/2025.]
Uses by Conditional Approval. Any of the following uses shall be considered permitted, provided the conditions for conditional use approval have been met in accordance with Article XIII, in addition to the Use Regulations, Article VIII, of this Ordinance:
(Reserved)[1]
[1]
Editor's Note: Former Subsection A.2.a, Stripping of Soil, use G-15, was repealed effective 7/27/2014 by JMZO Ord. 2014-01, adopted 7/23/2014.
School, use C-2.
Child Care Facility, use C-10.
Communications Antenna, use I-1.
Communications Equipment Building, use I-2.
Communications Towers, use I-3.
Uses by Special Exception. Any of the following uses shall be permitted as a special exception when authorized by the Local Zoning Hearing Board in accordance with Article XV and the Use Regulations, Article VIII, of this Ordinance:
Place of Worship, use C-1.
(Reserved)
Commercial School, use C-3.
Library or museum, use C-4.
Utility Operating Facility, use F-1.
Manufacturing, use G-1, provided that it shall be an accessory use and shall not utilize more than 30% of the total floor area of all buildings on the tract.
Motor Vehicle Fueling and Convenience Store, use E-30.
[Added effective 9/23/2020 by JMZO Ord. No. 2020-02, adopted 9/23/2020.]
Signs shall be permitted in accordance with Article XI.
Table of Area and Dimensional Regulations.
All Residential Uses. All residential uses shall comply with the performance and dimensional regulations in the CM Conservation Management District, §§ 401.B. and 401.C.
Nonresidential Uses Except Public Utility Operating Facility. Nonresidential uses except Public Utility Operating Facility shall comply with the following area and dimensional regulations:
[Amended effective 9/23/2020 by JMZO Ord. No. 2020-02, adopted 9/23/2020.]
Use
Minimum Lot Area
Minimum Lot Width at Building Setback Line
Maximum impervious Surface Ratio
Maximum Building Height
(feet)(1)
Minimum Yards
(feet)
Front
(2)(3)
Side
(both)(2)
Rear
(2)
Non - residential uses except uses F-1 and E-30
15 acres
400 feet
0.50
50
150 feet
120
150
Use E-30
4 acres(4)
150 feet
0.50
35
100/50
100
100
Footnotes:
(1)
Towers, including enclosed equipment towers and chimneys shall be no greater than 75 feet.
(2)
The minimum yard requirements shall apply to towers and chimneys in addition to buildings.
(3)
For Motor Vehicle Fueling and Convenience Store: As to a principal building — 100 feet; as to accessory structures — 50 feet.
(4)
Four acres is required for 1-6 fuel dispensers. For every additional dispenser, an additional one acre is required.
Accessory Buildings. All accessory buildings shall be located in conformance with the front, side, and rear yard requirements as delineated above.
Agriculture. As required by standards in Article VIII, use A-1 of this Ordinance.
Public Utility Operating Facility. No facility nor projected area thereof as viewed in the plan view shall occupy more than 10% of the property on which it is located.

§ 502 PS-2 Professional Service Districts.

[Amended effective 11/25/2002 by JMZO Ord. 2002-1, Article IV; adopted 11/20/2002. Amended effective 11/25/2002 by JMZO Ord. 2002-13, § 1.L; adopted 11/20/2002. Amended effective 8/28/2004 by JMZO Ord. 2004-14, § 06; adopted 8/23/2004. Readopted effective 6/23/2007 by JMZO Ord. 2007; adopted 6/18/2007.]
Use Regulations. A building may be erected or altered, to be used either in whole or in part, and a lot may be used or occupied for any of the following uses, and no other, provided that such uses shall comply with such regulations as yard, lot size, lot width, building area and height, impervious surfaces, easements, buffer yards, off-street parking, and other provisions as are specified in other Articles herein. The design and architecture of buildings shall be subject to review by the Board of Supervisors and shall be consistent with the architectural style of the area, in keeping with the residential character of the district.
Uses by Right. Any of the following uses shall be permitted, provided the Use regulations, Article VIII, of this Ordinance have also been met:
Single-Family Detached Dwelling, use B-1.
Forestry, use A-3.
Municipal Building, use C-14.
No-Impact Home-Business, use H-2.
Home Occupation or Accessory Office, use H-1, provided that the following criteria shall supersede the criteria set forth in § 805.H-1 where inconsistent:
Such use may include medical, dental or psychology/psychiatry offices;
The floor area devoted to the Home Occupation or Accessory Office shall not exceed 1,000 square feet. The 25% floor area ratio of § 805.H-1 shall not be applicable.
Not more than four employees in addition to inhabitants of the principal dwelling shall be permitted.
Not more than eight off-street parking spaces shall be provided in addition to those required for normal residential use.
Temporary Structure, use H-7.
Although not designated as a separate, defined land use, an automated teller machine (ATM) may be installed on any lot used for a non-residential use permitted as a permitted use, by conditional use or by special exception use.
Use H-19, Accessory Solar Energy Equipment.
[Added effective 6/9/2013 by JMZO Ord. 2013-02, adopted 6/4/2013.]
Use H-20, Accessory Outdoor Wood-Fired Boilers.
[Added effective 4/11/2013 by JMZO Ord. 2013-03, adopted 4/6/2013.]
Use H-15.A, Roadside Stands.
[Added effective 7/27/2014 by JMZO Ord. 2014-01, adopted 7/23/2014.]
Accessory Electric Vehicle Charging Stations-Public Use, H-21B.
[Added effective 7/21/2025 by JMZO Ord. No. 2022-02, adopted 7/21/2025.]
Uses by Conditional Approval. Any of the following uses shall be considered permitted, provided the conditions for conditional use approval have been met in accordance with Article XIII, in addition to Article VIII, Use Regulations, of this Ordinance:
Library or Museum, use C-4.
School, use C-2.
Medical Office, use D-2.
Child Care Facility, use C-10.
Office, use D-1.
Communications Antennas, use I-1.
Communications Towers, use I-3.
Uses by Special Exception. Any of the following uses shall be permitted as a special exception when authorized by the Local Zoning Hearing Board in accordance with Article XV and the Use Regulations, Article VIII, of this Ordinance:
Private Club, use C-8.
Community Center, use C-9.
Funeral Home, use E-19.
Signs shall be permitted in accordance with Article XI.
Table of Area and Dimensional Regulations. The following area and dimensional regulations shall apply:
Minimum Lot Area
Minimum Lot Width at Building Setback Line
Maximum Impervious Surface Ratio
Maximum Building Height (1)
(feet)
Minimum Yards
(feet)
Front (2)
Side
(both)
Rear
Single-Family Detached
43,560 square feet (3)
200 feet
0.08
35
100
50
60
Other Uses
40,000 square feet (4)
100 feet
0.30
35
50
25
50
Footnotes:
(1)
A maximum of two stories shall be permitted.
(2)
Provided, however, that the minimum front yard for any lot fronting on Durham Road (Pa 413) shall be 100 feet.
(3)
Provided, however, that the maximum gross density over any site shall not exceed 0.30 dwelling units per acre. There shall be a minimum gross site area of three acres.
(4)
More than one non-residential building lot may be built on a lot and/or more than one property may be combined to form a single lot on which one or more non-residential buildings may be built.