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West Goshen Township
City Zoning Code

ARTICLE IX

C-4 Special Limited Business and Apartment District

§ 84-28 Use regulations.

[Amended 6-13-1973 by Ord. No. 3-1973; 4-10-1978 by Ord. No. 3-1978; 5-14-1985 by Ord. No. 6-1985; 10-14-1986 by Ord. No. 13-1986; 1-23-1993 by Ord. No. 1-1993; 10-25-1994 by Ord. No. 3-1994; 8-22-1995 by Ord. No. 5-1995; 5-9-2001 by Ord. No. 6-2001; 9-25-2002 by Ord. No. 11-2002; 4-9-2003 by Ord. No. 5-2003; 8-10-2005 by Ord. No. 7-2005; 6-28-2006 by Ord. No. 8-2006; 1-24-2007 by Ord. No. 4-2007; 12-10-2008 by Ord. No. 10-2008; 11-14-2012 by Ord. No. 08-2012; 6-12-2013 by Ord. No. 03-2013; 2-11-2015 by Ord. No. 1-2015; 5-13-2015 by Ord. No. 4-2015(A); 4-12-2017 by Ord. No. 1-2017; 6-18-2019 by Ord. No. 6-2019; 8-17-2021 by Ord. No. 12-2021; 12-7-2021 by Ord. No. 14-2021; 9-16-2025 by Ord. No. 8-2025]
A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and for no other:
A. 
Office building, banks.
B. 
Laboratory or research facilities.
C. 
Wholesale sales, storage or distribution.
D. 
Church.
E. 
Learning center.
F. 
Nursing homes.
G. 
Hospitals, medical clinics.
H. 
Athletic club; private club, provided that it does not offer entertainment that would constitute a sexually oriented business.
I. 
Apartment buildings.
J. 
Standard restaurant, fast-food restaurant, drive-through restaurant, microbrewery, brewery pub and limited distillery.
K. 
Motel.
L. 
Multifamily dwellings, exclusive of apartments, in accordance with the area and bulk regulations and design standards of § 84-16C and the design standards of § 84-17B.
M. 
Forestry, subject to the standards in § 84-57.8.
N. 
Accessory uses to the aforementioned permitted uses, including outdoor dining as an accessory use to a restaurant subject to the conditions in § 84-57.11 and a home-related business as an accessory use to an existing lawful nonconforming single-family detached dwelling.
O. 
Personal service.
P. 
(Reserved)
Q. 
The following uses shall be permitted as a conditional use when authorized by the Board of Supervisors. In allowing a conditional use, the Board may attach such reasonable conditions and safeguards, in addition to those expressed in this Zoning Chapter, as it may deem necessary to implement the purposes of the MPC and this Zoning Chapter.
(1) 
Child day-care center, subject to the regulations of §§ 84-29, 84-30, 84-31 and 84-31.1.
(2) 
The educational uses specified in § 84-57.10 of this chapter, subject to the regulations specified in § 84-57.10 of this chapter.

§ 84-29 Area and bulk regulations.

The following area and bulk regulations shall apply:
A. 
Lot size: four acres minimum.
B. 
Lot width at building line: 400 feet minimum.
C. 
Lot width at street right-of-way line: 50 feet minimum.
D. 
Lot coverage: 25% maximum.
E. 
Setback lines.
[Amended 9-23-1986 by Ord. No. 12-1986]
(1) 
Building setback line: 100 feet minimum.
(2) 
Parking area/space setback line: 40 feet minimum for all uses except convalescent or nursing homes (§ 84-28F), apartments (§ 84-28I), motels (§ 84-28K) and multifamily dwellings (§ 84-28L), which uses shall require a parking area/space setback of 100 feet minimum.
[Amended 4-25-2012 by Ord. No. 03-2012]
F. 
Green area (landscaped): 25% minimum.
G. 
Side yards: 50 feet minimum for each.
H. 
Rear yard: 100 feet minimum.
I. 
Maximum building height: three stories, not to exceed 35 feet.
[Amended 7-24-1979 by Ord. No. 3-1979]
J. 
Paved surface area: may not exceed 55% of total lot.
K. 
Building length: residential buildings not to exceed 175 feet maximum.
L. 
Distance between buildings: 50 feet minimum.
[Amended 9-12-1973 by Ord. No. 6-1973]
M. 
Dwelling unit density for apartments:
[Amended 6-13-1973 by Ord. No. 3-1973; 4-25-2012 by Ord. No. 03-2012]
(1) 
Four acres to less than 10 acres: eight dwelling units per acre.
(2) 
Ten acres or more: 10 dwelling units per acre.
N. 
Public water and public sewer facilities required for apartments.
[Amended 4-25-2012 by Ord. No. 03-2012]
O. 
Apartment construction permitted only in areas served by fire hydrants. All buildings must be within 750 feet of a hydrant.

§ 84-30 Design standards.

The following design standards shall apply:
A. 
Screening: as required by § 84-55A of this chapter, or as directed by the Zoning Hearing Board.
B. 
Storage: as required by § 84-55B of this chapter.
C. 
Landscaping: as required by § 84-55C of this chapter.
D. 
Access and traffic control: as required by § 84-55D of this chapter. However, if the development is located adjoining an arterial highway, a frontage road must be provided adjacent and parallel to the arterial route at the discretion of the Township Engineer.
E. 
Interior circulation: as required by § 84-55E of this chapter.
F. 
Lighting: as required by § 84-55F of this chapter.
G. 
Loading: as required by § 84-55H of this chapter.
H. 
Parking: as required by § 84-55I of this chapter.

§ 84-31 General standards.

The following limitations shall be applied to any use permitted in this district:
A. 
No use shall be conducted in any open area.
B. 
No goods shall be displayed in any open area.
C. 
No odors shall be emitted which are perceptible at the lot line adjoining another zoning district.
D. 
No glare shall be allowed which is perceptible at the lot line adjoining another zoning district.
E. 
No loading shall be permitted in the area between the building and any street line.
F. 
No noise emanating from a use in this section shall exceed the level of ordinary conversion at the rear lot line. Short, intermittent noise peaks may be permitted if they do not exceed normal traffic noise peaks.

§ 84-31.1 Day-care centers.

[Added 8-22-1995 by Ord. No. 5-1995]
The following conditions shall be applied to child day-care centers permitted in this district:
A. 
The use shall be located and conducted within a detached building, except for authorized outdoor play areas.
B. 
No other use shall be located or conducted in the same building as the child day-care center unless the center is conducted by or located in a church, school or hospital and is approved by the Supervisors.
C. 
The use, including buildings, outdoor play areas, parking and other facilities shall be physically separated on all sides by a minimum setback of 25 feet from any residential building or use.
D. 
All outdoor play areas accessible to children attending the center shall be enclosed with a fence having a minimum height of six feet, with all openings being secured with a gate having a self-latching device.
E. 
Parking shall be provided as required by § 84-55I for day-care center.
F. 
A pickup and drop-off area measuring at least 60 feet in length and 10 feet in width, marked by signs and physically removed from any required parking area, loading area and all points of vehicular access for ingress to and egress from the site shall be provided and maintained for the discharge and collection of children attending the center.
G. 
All areas of the center, whether interior or exterior, shall be physically separated by a distance of 100 feet from any natural or man-made hazard, including but not necessarily limited to swimming pools, water retention or detention ponds, machinery, electric generating and transmitting equipment and streets, unless secured to the satisfaction of the Township Supervisors.
H. 
The center shall comply with all minimum space allocation requirements and standards required for licensure and promulgated by the Pennsylvania Department of Public Welfare and other regulatory agencies having jurisdiction.
I. 
The Supervisors in granting a conditional use shall have authority to impose such additional conditions as they shall determine are reasonably required with respect to any application for a child day-care center.