Township of Lower Allen

Accessory dwellings

A second dwelling unit either in or added to an existing single-family detached dwelling, or in an accessory structure on the same lot as the primary dwelling, for use as a complete, independent living facility with provision within the accessory dwelling for cooking, eating, sanitation and sleeping. Such a dwelling is an accessory use to the main dwelling.

Vehicle Parking:
2 required parking spaces per dwelling unit. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Where permitted, an accessory dwelling may be created in a single-family detached dwelling that is owned and occupied by the permit applicant, provided that:

A. The accessory dwelling is designed as a separate and complete housekeeping unit with living, sleeping, cooking and bathroom areas that can be isolated from the remaining original dwelling unit.
B. Only one accessory dwelling may be created within a single-family detached dwelling unit.
C. The original single-family detached dwelling unit or the accessory dwelling shall serve as the owner's principal place of residence, except for bona fide temporary absences.
D. The accessory dwelling shall be designed so that, to the degree feasible, the appearance of the building remains that of a single-family detached dwelling unit, and any new entrances are located to the sides and/or rear of the building.
E. The proposed additions and alterations to the existing building shall conform to all applicable state and Township codes, and to regulations of the Lower Allen Township Authority regarding connection of and fees payable for an additional dwelling unit.
F. The total floor area of additions and alterations that are proposed to create an accessory dwelling are limited to 10% of the floor area existing at the time of permit application.
G. The accessory dwelling shall not be greater than 30% of the building's total floor area.
H. A minimum of 360 square feet of habitable floor area shall be required for the accessory dwelling unit.
I. No application for an accessory dwelling shall be approved if the habitable floor area of the single-family detached dwelling has been increased within three years of the application date.

Accessory dwellings for watchmen or caretakers employed on the premises

A second dwelling unit either in or added to an existing single-family detached dwelling, or in an accessory structure on the same lot as the primary dwelling, for use as a complete, independent living facility with provision within the accessory dwelling for cooking, eating, sanitation and sleeping. Such a dwelling is an accessory use to the main dwelling.

Accessory structures

A structure subordinate to and detached from the principal building on the same lot and used for purposes customarily incidental to the principal structure. Such structures shall also include utility sheds and bath houses.

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:

Accessory structures shall comply with the following provisions:

A. An accessory structure shall not be erected or an existing accessory building shall not be substantially altered within any front yard setback.
B. Any accessory structure may be erected within one of the side yard setbacks or within the rear yard setback, provided that:

(1) Structures accessory to a residential use shall be located within the rear yard or side yard setback of the principal building or structure no less than five feet from any rear or side lot line. Private garages with entrances fronting an alley or access drive shall be located not less than 10 feet from the alley.
(2) Structures accessory to a nonresidential use shall not be located less than 15 feet from any lot line.
(3) No side yard setback shall be required where two or more garages are designed to abut for single-family attached and two-family dwellings.

C. No more than two storage/utility sheds may be located on a lot used for residential purposes.

Accommodation and food services

Administration and support and waste management and remediation services

Vehicle Parking:
Office
50,000 square feet gross floor area (GFA) or less - 1 required parking space per 200 square feet (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 225 square feet GFA.
100,001 + square feet GFA - 1 required parking space per 250 square feet GFA.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 56 Exceptions: Industry 5617 (Services to Buildings and Dwellings); and Subsector 562, Waste Management and Remediation Services (I-3 District)

Agents and managers for artists, athletes, entertainers and other public figures

Vehicle Parking:
Office
50,000 square feet GFA or less - 1 required parking space per 200 square feet gross floor area (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 225 square feet GFA.
100,001 + square feet GFA - 1 required parking space per 250 square feet GFA.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 711

Agricultural uses

The use of land for the growing and/or production of field crops, livestock and livestock products for the production of income, including but not limited to the following:

(1) Field crops, including barley, soybeans, corn, hay, oats, potatoes, rye, sorghum and sunflowers.
(2) Livestock, including dairy and beef cattle, goats, horses, sheep, hogs, poultry, game birds and other animals, excluding dogs.
(3) Livestock products, including milk, butter, cheese, eggs, meat, fur and honey.

Agricultural uses, nonintensive

Any agricultural use that is other than intensive agricultural use, as defined, but may include retail sale of agricultural products as an accessory use. Includes horticulture, floriculture and silviculture.

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:

Nonintensive agricultural uses shall comply with the following provisions:

A. No agricultural building shall be constructed closer than 75 feet to any property line.
B. All grazing or pasture areas utilized for agricultural purposes shall be fenced.
C. Commercial composting is prohibited. Any on-site composting shall be limited for use on the premises on which such compost is made and produced.

Amusement and recreation industries, other

Aquaculture

Arts, entertainment and recreation

Automotive repair and maintenance

Vehicle Parking:
3 required parking spaces per bay, plus 1 required parking space for every 200 square feet of retail parts. Off-street parking/loading and unloading areas shall be provided in accordance with provisions set forth in Article XXIV: Off-street Parking herein.

Development Requirements:

NAICS No. 8111

Bed-and-breakfast establishments

A home occupation providing, for compensation, sleeping accommodations and breakfast for transient guests (see also "home occupation"). Bed-and-breakfast establishments as a principal use shall be defined as a boarding home.

Vehicle Parking:
1 required parking space per sleeping room, plus 1 required parking space per 200 square feet GFA of public meeting area, plus 1 required parking space per every 2 employees on the largest work shift.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 721191

Where permitted, boarding homes (including rooming/lodging houses and bed-and-breakfast establishments as a principal use) may be established subject to the following conditions:

A. Accommodations shall be limited to no more than 10 guest rooms for rent.
B. Not more than 20 guests may be accommodated at any one time.
C. Meals for compensation shall be provided only to boarding home guests. No cooking facilities shall be provided or permitted in the individual guest rooms.
D. Guest rooms shall contain a minimum of 100 square feet of habitable floor area per unit.
E. The minimum front, side and rear yard setbacks shall be no less than 25 feet.

Boarding homes

A building arranged or used for the lodging, with or without meals, of either transient or permanent residents for compensation. This definition includes rooming houses, lodging houses and bed-and-breakfast establishments operated as a principal use.

Vehicle Parking:
1 required parking space per sleeping room, plus 1 per 200 square feet gross floor area (GFA) of public meeting area, plus 1 per every 2 employees on the largest work shift. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Where permitted, boarding homes (including rooming/lodging houses and bed-and-breakfast establishments as a principal use) may be established subject to the following conditions:

A. Accommodations shall be limited to no more than 10 guest rooms for rent.
B. Not more than 20 guests may be accommodated at any one time.
C. Meals for compensation shall be provided only to boarding home guests. No cooking facilities shall be provided or permitted in the individual guest rooms.
D. Guest rooms shall contain a minimum of 100 square feet of habitable floor area per unit.
E. The minimum front, side and rear yard setbacks shall be no less than 25 feet.

Cemeteries

Land used or intended to be used for the burial of the deceased, including a columbarium and mausoleum when operated in conjunction with the cemetery and within its boundaries.

Clubs, lodges and fraternal organizations

A building and/or structure utilized as a private club offering food and/or drink privileges.

Vehicle Parking:
1 required parking space per bar seat, plus 1 per 20 square feet GFA of bar area, plus 1 per employee on maximum shift, plus public assembly requirements for meeting space. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Where permitted, clubs, lodges and fraternal organizations and similar uses shall meet the following requirements:

A. Uses shall be restricted to those not conducted primarily for gain, although a dining room/banquet facility may be rented, leased or operated for the benefit of club members, provided that no permanent sign advertising the sale of food or beverages shall be permitted.

Commercial and industrial machinery and equipment repair and maintenance

Computer and electronic product manufacturing

Concrete and clay products and precast structural units, manufacture of

The processing and/or converting of raw unfinished or finished materials or products or of any combination thereof into an article or substance of a different character or for use for a different purpose, or industries furnishing labor in the case of manufacturing or the refinishing of manufactured articles.

Concrete batching plants and mixing plants for either portland cement or asphalt concrete

Construction

The construction, reconstruction, renovation, repair, extension, expansion, alteration or relocation of a structure, including the placement of manufactured (mobile) homes.

Convenience stores; fuel sales

Any retail establishment offering for sale prepackaged food products, household items, energy products and other goods commonly associated with the same and having a gross floor area of less than 5,000 square feet.

Vehicle Parking:
1 required parking space per 150 square feet gross floor area (GFA). See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

The following shall apply to convenience stores; fuel sales:

A. A site circulation plan shall be devised that separates those patrons awaiting fueling service from those patrons awaiting other services. At a minimum, parking shall not be permitted between the main entrance of the establishment and the refueling bays. Where the area between the main entrance and the parking bays is paved, a no-parking lane shall be established.

Conversion apartments

An existing dwelling unit that is or was converted to a dwelling for more than one family without substantially altering the exterior of the building.

Vehicle Parking:
2 required parking spaces per dwelling unit. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Where permitted, any building existing at the effective date of this chapter may be converted to a dwelling for more than one family, provided that:

A. The proposed conversion shall conform to the regulations for the district in which it is located. The minimum habitable floor area of such converted dwelling unit shall be provided in accordance with Chapter 70: Building Construction and Safety Standards of the Lower Allen Township Code.
B. There is no exterior evidence of change in the building except as required by state or Township building or housing codes or regulations.
C. Fire escapes, where required, shall be in the rear of the building and shall not be located on any wall facing a street, unless permitted by the Zoning Officer upon presentation of evidence that such location is the only feasible alternative.
D. If an apartment conversion results in a total of three or more units, it shall be considered a land development plan, and shall be acted upon in accordance with Chapter 192: Subdivision and Land Development, as amended.

Couriers and messengers

Crop production

Vehicle Parking:
1 required parking space per 1,000 square feet gross floor area (GFA), plus 1 required parking space per 2,000 square feet lot area, excluding buffer area. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 111

Limited to indoor growing facilities.

Day-care facilities

A facility not in a private residence, enrolling four or more children or adults in need of supervised day care and where tuition, fees or other forms of compensation for care are charged. Such facility shall employ licensed personnel and shall be licensed by the Commonwealth of Pennsylvania.

Vehicle Parking:
1 required parking space per employee, plus 1 safe passenger off-street loading/unloading space per 5 children. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 6244 - Child Day-Care Services

Where permitted, day-care facilities may be established subject to the following:

A. Operators are responsible for compliance with all Pennsylvania Department of Public Welfare licensing/registration requirements and any other local, state or federal regulations.
B. Outdoor play areas shall be located in the rear yard and shall be surrounded by a safety fence or natural barrier.
C. Outside play shall be limited to the hours between 8:00 a.m. and 7:00 p.m.

Direct selling establishments

Vehicle Parking:
Retail sales establishments
50,000 square feet gross floor area (GFA) or less - 1 required parking space per 200 square (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 250 square feet GFA.
100,001 to 400,000 square feet GFA - 1 required parking space per 300 square feet GFA.
400,001 + square feet GFA - 1 required parking space per 350 square feet GFA. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 454

Drive-through eating establishments

An eating establishment where patrons may place orders and/or be served in their automobiles.

Vehicle Parking:
See Section § 220-240: Drive-through service facility stacking distance requirements for detailed parking/stacking information.

Development Requirements:

The following shall apply to drive-through eating establishments:

A. Vehicular stacking areas for drive-through services shall be provided in accordance with § 220-240: Drive-through service facility stacking distance requirements .
B. The required space for the drive-through line shall be separated, to the maximum feasible extent, from parking spaces for non-drive-through customers and from pedestrian walkways and shall be incorporated into an overall circulation plan for the site.

Drive-through service facilities

An establishment which, by design, physical facilities or service or by packaging procedures, encourages or permits customers to receive services, obtain goods or be entertained while remaining in their motor vehicles.

Vehicle Parking:
See § 220-240: Drive-through service facility stacking distance requirements for detailed parking/stacking information.

Development Requirements:

The required space for the drive-through line shall be separated, to the maximum extent feasible, from parking spaces for non-drive-through customers and from pedestrian walkways and shall be incorporated into an overall circulation plan for the site.

Educational services

Vehicle Parking:
Office
50,000 square feet gross floor area (GFA) or less - 1 required parking space per 200 square feet (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 225 square feet GFA.
100,001 + square feet GFA - 1 required parking space per 250 square feet GFA.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 61

Electric power transmission, control and distribution

Electric public utilities transmission and distribution facilities, including substations.

Electrical equipment, appliance and component manufacturing

The processing and/or converting of raw unfinished or finished materials or products or of any combination thereof into an article or substance of a different character or for use for a different purpose, or industries furnishing labor in the case of manufacturing or the refinishing of manufactured articles.

Electronic and precision equipment repair and maintenance

Any building, premises and land in which or upon which a business, service or industry involving maintenance, servicing or repairing of goods, excluding vehicles, is conducted or rendered.

Family day-care facilities

A residence offering baby-sitting services and day-care services for four to six children or adults unrelated to the resident household and meeting all applicable licensing/registration requirements of the Pennsylvania Department of Public Welfare.

Vehicle Parking:
1 required parking space per nonresident employee, plus 1 safe passenger off-street loading/unloading space per 4 nonresident children. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Where permitted, family day-care and group day-care homes may be established subject to the following conditions:

A. A minimum of 100 square feet of usable outdoor play space and 40 square feet of usable indoor space must be provided for each child present at the facility, including resident children.
B. Outside play shall be limited to the rear yard of such facility, during the hours of 8:00 a.m. and 7:00 p.m.
C. Operators are responsible for compliance with all Pennsylvania Department of Public Welfare licensing/registration requirements and any other local, state or federal regulations.

Family-care facilities

A facility providing shelter, counseling and other rehabilitative services in a family-like environment for four to six residents, plus such minimum supervisory personnel as may be required to meet standards of the licensing agency. Residents may not be legally related to the facility operators or supervisors and, by reason of mental or physical disability, chemical or alcohol dependency or family or school adjustment problems, require a minimal level of supervision but do not require medical or nursing care or general supervision. A family-care facility must be licensed and/or approved by the Pennsylvania Department of Public Welfare and may include uses such as foster homes, community residential alternative facilities or home individual programs. A family-care facility shall be considered a single-family detached dwelling and be permitted as such.

Finance and insurance

Establishments such as banks and savings and loans, credit agencies, investment companies, brokers and dealers of securities and commodities, security and commodity exchanges, insurance agents, lessors, lessees, buyers, sellers, agents and developers of real estate.

Vehicle Parking:
Office
50,000 square feet GFA or less - 1 required parking space per 200 square feet gross floor area (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 225 square feet GFA.
100,001 + square feet GFA - 1 required parking space per 250 square feet GFA.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 52

Food services and drinking places

Any form of restaurant and/or tavern open to the public, dispensing food and drink.

Furniture and related product manufacturing

The processing and/or converting of raw unfinished or finished materials or products or of any combination thereof into an article or substance of a different character or for use for a different purpose, or industries furnishing labor in the case of manufacturing or the refinishing of manufactured articles.

Golf courses and country clubs

A tract of land improved with tees, greens, fairways and hazards for playing at least nine holes of the game of golf, that may include a clubhouse with dining facilities (excluding drive-through facilities), swimming pool, tennis courts, driving range, miniature golf and other customarily and incidental accessory uses and structures.

Vehicle Parking:
4 required parking spaces per tee, plus 1 per employee. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Where permitted, golf courses and accessory uses and structures shall comply with the following:

A. The minimum lot area shall be 50 acres for a golf course.
B. The course shall not be designed to require a golf ball to be driven across any building, road or parking lot.
C. There shall be a minimum setback of 100 feet from the field of play to any adjacent residentially zoned property.
D. Any points where the golf course crosses a road shall be signed, warning motorists and pedestrians.
E. No outdoor storage of maintenance equipment or golf carts shall be permitted.
F. Dining facilities shall be permitted only in the golf course clubhouse as noted in the definition in § 220-6: Definitions; word usage..
G. No dining facilities on a golf course shall provide drive-through facilities.
H. A golf course may also include a swimming pool, tennis courts, driving range, miniature golf course and other customary accessory uses and structures.

Golf driving ranges

A location, either at a golf course or at a separate location, where players can practice by hitting balls provided with their various clubs in order to improve or warm up.

Vehicle Parking:
1.5 required parking spaces per tee, plus 1 per employee. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Where permitted, golf driving ranges and accessory uses and structures shall comply with the following:

A. The minimum lot area shall be 15 acres for a golf driving range.
B. The driving range shall not be designed to allow a golf ball to be driven across any building, road or parking lot.
C. There shall be a minimum setback of 100 feet from the field of play to any adjacent residentially zoned property.
D. Safety netting shall be provided where necessary to prevent golf balls from exiting the property.
E. No outdoor storage of maintenance equipment or golf carts shall be permitted.
F. Outdoor lighting requirements contained in § 220-193: Outdoor lighting .

Group day-care facilities

A residence offering baby-sitting services and day-care services for seven to 11 children or adults unrelated to the resident household and meeting all applicable licensing/registration requirements of the Pennsylvania Department of Public Welfare.

Vehicle Parking:
1 required parking space per 4 residents, plus 1 per employee in the maximum working shift. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Where permitted, family day-care and group day-care homes may be established subject to the following conditions:

A. A minimum of 100 square feet of usable outdoor play space and 40 square feet of usable indoor space must be provided for each child present at the facility, including resident children.
B. Outside play shall be limited to the rear yard of such facility, during the hours of 8:00 a.m. and 7:00 p.m.
C. Operators are responsible for compliance with all Pennsylvania Department of Public Welfare licensing/registration requirements and any other local, state or federal regulations.

Health care and social assistance

Vehicle Parking:
Office
50,000 square feet GFA or less - 1 required parking space per 200 square feet gross floor area (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 225 square feet GFA.
100,001 + square feet GFA - 1 required parking space per 250 square feet GFA.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 62 Exceptions: Subsectors 622 (Hospitals) and 623 (Nursing and Residential Care Facilities); and Industries 6242 (Community Food and Housing, and Emergency and Other Relief Services) and 6243 (Vocational Rehabilitation Services).

Health practitioners, offices, all other miscellaneous

Vehicle Parking:
Office
50,000 square feet GFA or less - 1 required parking space per 200 square feet gross floor area (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 225 square feet GFA.
100,001 + square feet GFA - 1 required parking space per 250 square feet GFA.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 621399

Heliport

Home occupations

An accessory business or commercial activity, conducted entirely within a residential dwelling by one or more of the permanent residents, that is clearly incidental and secondary to the residential use.

Vehicle Parking:
1 required parking space per nonresident employee, in addition to the requirement for the dwelling unit; plus requirements determined by the Zoning Hearing Board in granting the special exception. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Within the R-1, R-2, R-3 and MUN Districts, home occupations may be established in a lawfully existing residential dwelling, subject to the following conditions:

A. A home occupation that will be administered or conducted without customer, client or patient traffic, whether vehicular or pedestrian, pickup, delivery or removal functions to or from the premises, in excess of those normally associated with residential use, shall be considered a "no-impact home-based business." Such uses shall be permitted by right and do not require a zoning permit, except that such permission shall not supersede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community. The business or commercial activity must satisfy the following requirements:

(1) The business activity shall be compatible with the residential use of the property and surrounding residential uses.
(2) The business shall employ no employees other than family members residing in the dwelling.
(3) There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.
(4) There shall be no outside appearance of a business use, including but not limited to, parking, signs or lights.
(5) The business activity may not use any equipment or process which creates noise, vibration, glare, fumes, odors or electrical or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood, and all business activities shall conform with performance standards contained in Article XIX: Performance Standards.
(6) The business activity may not generate any solid waste or sewage discharge, in volume or type, which is not normally associated with the residential use in the neighborhood.
(7) The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.
(8) The business may not involve any illegal activity.

B. A home occupation that does not meet all the requirements of a no-impact home-based business may only be established by special exception granted by the Zoning Hearing Board. Such home occupations with impact may only deviate from the requirements to establish a no-impact home-based business in the following manner:

(1) A barbershop or beauty shop shall not include any nonresident employees, and all other home occupations with impact shall be limited to one nonresident employee. Where more than one home occupation with impact is proposed within a residential dwelling, there shall be no more than one employee for the sum of all home occupations.
(2) Sale of retail goods may not involve any display of goods visible outside of the dwelling.
(3) Changes to the outside appearance of the home are limited to provision of required off-street parking, in accordance with Article XXIV: Off-street Parking of this chapter, erection of signs by special exception, in accordance with Article XXV: Signs of this chapter, and means of egress lighting, in accordance with Chapter 70: Building Construction and Safety Standards.
(4) Any sewage discharge which deviates from the volume or type which is normally associated with a residential use shall be permitted if the residential property is served by a public sewer system, subject to approval and conditions imposed by the authority having jurisdiction over the sewer system.
(5) The business activity may not occupy more than 25% of the gross floor area of the dwelling. Where more than one home occupation with impact is proposed within a residential dwelling, the total floor area used for all such uses shall be contained within the twenty-five-percent limit specified herein.
(6) Bed-and-breakfast establishments meeting the following criteria shall be considered home occupations:

(a) Sleeping accommodations shall be located only within the principal dwelling and shall be limited to no more than five rooms for rent, with a total size not to exceed 35% or 1,250 square feet of the dwelling, whichever is less.
(b) No more than 10 adult guests may be accommodated at any one time. The length of stay per guest is limited to 15 consecutive days.
(c) Meals for compensation shall be provided only to guests of the bed-and-breakfast establishment.
(d) No more than one bed-and-breakfast establishment is permitted per lot.

C. Applicants for a special exception to establish a home occupation shall demonstrate compliance with all applicable provisions of § 220-165A and § 220-165B and § 220-269D.

Hospitals

An institution specializing in giving clinical, temporary and emergency services of a medical or surgical nature to human patients and injured persons and licensed by state law to provide facilities and services in surgery, obstetrics and general medical practice.

Independent artists, writers and performers

Information

Intensive agricultural uses

Includes, but is not necessarily limited to:
(1) Slaughter areas.
(2) Areas for the storage or processing of manure, garbage or spent mushroom compost.
(3) Structures housing more than 50 animal units.
(4) Confined livestock operations or concentrated animal feeding operations (CAFO). Federal regulations define a CAFO as an animal feeding operation that:

(a) Confines more than 1,000 animal units (AU); or
(b) Confines between 301 and 1,000 AU and discharges pollutants into waters of the United States through a man-made ditch, flushing system or similar man-made device, or directly into waters of the United States that originate outside of and pass over, across or through the facility or otherwise come into direct contact with the animals confined in the operation. Animal quantities equivalent to 1,000 AU are 1,000 slaughter and feeder cattle; 700 mature dairy cattle; 2,500 swine each weighing more than 55 pounds; 30,000 laying hens or broilers (if a facility uses a liquid manure system); and 100,000 laying hens or broilers (if a facility uses continuous overflow watering).

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:

Intensive agricultural uses shall comply with the following provisions:

A. No agricultural building shall be constructed closer than 75 feet to any property line.
B. All properties for such uses shall have a minimum area of 10 acres.
C. A fence shall be maintained around all areas in which animals are kept outside buildings.
D. Solid and liquid waste shall be disposed of in a manner to avoid creating insect or rodent problems.
E. No discharge of liquid waste and/or sewage shall be permitted into a reservoir, sewage or stormwater system, holding pond, stream or other open body of water or into the ground unless treated so that the discharge is in total compliance with the standards approved by the appropriate local, state and federal regulatory bodies and/or agencies.
F. All organic materials to be used in on-site composting shall be stored and processed on an impervious surface under a roof to prevent stormwater runoff from the materials.

Junkyards

A lot, land or structure or part thereof used primarily for the collecting, storage and sale of waste paper, rags, scrap metal or reclaimable material or for the collection, dismantling, storage and salvaging of machinery or two or more unregistered, inoperable motor vehicles or other types of junk. Two or more unregistered and/or inoperable farm vehicles/equipment utilized solely for on-site replacement parts by the owner of the farm shall not be considered a junkyard.

Vehicle Parking:
1 required parking space per employee, plus 1 per 5,000 square feet of lot area, excluding required buffer area. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Where permitted, junkyards may be established in accordance with the following provisions:

A. Junk/salvage shall be stored in piles not exceeding eight feet in height and shall be arranged so as to permit easy access for firefighting purposes.
B. No open burning shall be permitted.
C. Operations shall be conducted in compliance with the performance standards of Article XIX: Performance Standards and other applicable standards established herein.
D. All junkyards shall meet the licensing and screening requirements of Pennsylvania Act 4 of Special Session Number 3 of 1966, prohibiting junk from being located within 1,000 feet of the right-of-way of any interstates or primary roads (roads conveying traffic from one municipality to another).
E. Stored materials shall be set back a minimum of 50 feet from any lot line.

Kennels

A structure on any lot on which animals (except livestock, horses or poultry) are kept, boarded, raised, bred, treated or trained for a fee, including but not limited to dog or cat kennels. For the purpose of this definition, the production of more than two litters in any calendar year shall be considered breeding.

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:

Where permitted, an animal kennel may be established in accordance with performance standards as set forth in Article XIX: Performance Standards and the following provisions:

A. All kennels shall be licensed by the Commonwealth of Pennsylvania and shall be constructed and maintained in accordance with the Pennsylvania Code, Title 7, Part II, Chapter 21: Fire Companies, General Provisions; Kennels; Licensure; Dog-Caused Damages, as amended.
B. All runs shall be located at least 200 feet from all lot lines.
C. All buildings in which animals are housed shall be adequately soundproofed so that sounds generated within the buildings cannot be perceived at the lot line.
D. Outdoor runs may be provided if screened in accordance with § 220-201: Screening requirements. herein. No animal shall be permitted to use the outdoor runs from 8:00 p.m. to 8:00 a.m.

Landfills

A disposal site in which refuse and earth or other suitable cover material are deposited and compacted in alternative layers of specified depth in accordance with a state-approved plan and permit. Such use shall not include the disposal or processing of hazardous or radioactive materials.

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:

Where permitted, a landfill may be established in accordance with the following provisions:

A. Landfills shall be constructed, licensed and operated in accordance with the Cumberland County Solid Waste Plan and/or all applicable local, county and commonwealth laws and regulations.
B. Operations shall be conducted in compliance with performance standards of Article XIX and other applicable standards established herein.

Libraries and archives

Management of companies and enterprises

Vehicle Parking:
Office
50,000 square feet GFA or less - 1 required parking space per 200 square feet gross floor area (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 225 square feet GFA.
100,001 + square feet GFA - 1 required parking space per 250 square feet GFA.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 55

Manufactured (mobile) home parks and subdivisions

A parcel or contiguous parcels of land which has been so designated and improved that it contains two or more manufactured (mobile) home lots for the placement thereon of manufactured (mobile) homes.

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:

Where permitted, manufactured home parks shall be subject to the following provisions:

A. A manufactured home park shall be developed and approved in accordance with regulations as set forth herein and other applicable Township regulations.
B. The maximum permitted density shall be eight units per acre, excluding existing rights-of-way.
C. The minimum building setback line from the cartway line of a private street shall be 20 feet.
D. Detached accessory structures shall be located on the lot no closer than five feet to a manufactured (mobile) home and shall comply with the required front, side and rear building setback lines.
E. Lots shall be served by both public water supply and sanitary sewerage collection systems.
F. Not less than 10% of the total land area shall be provided for usable open space in accordance with the following provisions:

(1) Open space areas shall be developed to complement and enhance the man-made environment. In the selection of the location of such area, consideration shall be given to the preservation of natural and man-made features which will enhance the attractiveness and value of the remainder of the property to be subdivided or developed, including floodplains, streams and ponds, wetlands, slopes equal to or greater than 25%, natural permanent vegetation, historical amenities and other community assets.
(2) The area shall be so located and designed that it is easily accessible to all residents, including handicapped persons. Safe and easy access to common open space areas shall be provided either by adjoining road frontage, easements and/or paths.
(3) Whenever possible, common open space areas shall be designed as a continuous system of usable area, which is interspersed among groupings of dwelling units; provided, however, that in those instances in which the total minimum required open space is less than two acres in size, such areas shall be located in one parcel.
(4) Such areas specifically designed for open space shall be fully usable and suitable for that purpose and shall be set aside by deed restriction.
(5) Sanitary sewer treatment facilities shall not be considered as part of open space.
(6) Accessways to the site shall be of a sufficient width so that maintenance equipment shall have reasonable convenient access to such areas. In all instances, such open space areas shall be maintained in accordance with applicable ordinances.

G. The minimum tract area for a manufactured home park shall be 10 acres.
H. The minimum side yard setback per lot shall be five feet, provided that no manufactured (mobile) home shall be within 15 feet of any other manufactured home or building.
I. The minimum rear yard setback shall be 15 feet.
J. The total area of all impervious surfaces shall not exceed 60% of the gross area of the manufactured home park.
K. All manufactured home parks/subdivisions shall comply with design and improvement standards as set forth in Chapter 192: Subdivision and Land Development.

Manufacturing

The processing and/or converting of raw unfinished or finished materials or products or of any combination thereof into an article or substance of a different character or for use for a different purpose, or industries furnishing labor in the case of manufacturing or the refinishing of manufactured articles.

Manufacturing, miscellaneous

The processing and/or converting of raw unfinished or finished materials or products or of any combination thereof into an article or substance of a different character or for use for a different purpose, or industries furnishing labor in the case of manufacturing or the refinishing of manufactured articles.

Mining

Any aggregate or mass of mineral matter, whether or not coherent, that is extracted by surface mining. The term includes but is not limited to limestone and dolomite, sand and gravel, rock and stone, earth, fill, slag, iron ore, zinc ore, vermiculite and clay, but it does not include anthracite or bituminous coal or coal refuse, except as provided in Section 4 of the Noncoal Surface Mining Conservation and Reclamation Act, No. 1984-219, as amended, or peat.

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:

NAICS No. 21

Unless otherwise provided for by the Pennsylvania Department of Environmental Protection, the following special setback regulations shall apply to this use as contained within § 220-88: Permitted uses:

A. Activities shall not be nearer than 100 feet to any property line or public street.
B. Activities shall not be nearer than 300 feet to an occupied dwelling unit or commercial or industrial building, unless released by the owner thereof.
C. Activities shall not be nearer than 300 feet to a public building, school, or institutional building or a public park.
D. Activities shall not be nearer than 100 feet to a cemetery.
E. Activities shall not be nearer than 100 feet to a bank of a perennial or intermittent watercourse.
F. All activities shall be protected by a fence or wall six feet high and shall have openings no larger than six inches.
G. Quarry walls shall not be readily visible from public streets or adjacent developed properties, except for ingress and egress roads.

All activities must be undertaken in compliance with the Noncoal Surface Mining Conservation and Reclamation Act of 1984, as amended.

Mixed uses

Occupancy of a building or land for more than one use.

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:

When two or more principal uses occupy the same lot, either within one structure or multiple structures, off-street parking, lot area, lot width, building setbacks/placement standards, height and building area requirements shall be provided so that the requirements pertaining to each use will be met in full.

Motels and hotels

MOTEL
A building or group of buildings, whether detached or in connected units, used as individual sleeping or dwelling units, with separate entrances and designed for year-round occupancy, primarily for transient automobile travelers, and providing for accessory off-street parking facilities. The term "motel" includes buildings designated as tourist courts, tourist cabins, motor lodges and similar terms.

HOTEL
A facility offering transient lodging accommodations to the general public and providing additional services such as restaurants, meeting rooms and recreational facilities.

Vehicle Parking:
1 required parking space per sleeping room, plus 1 per 200 square feet gross floor area (GFA) of public meeting area, plus 1 per every 2 employees on the largest work shift. Off-street parking and loading spaces shall be provided for the motel/hotel, in addition to that which is required for other accessory facilities developed as part of the motel/hotel premises, in accordance with Article XXIV: Off-street Parking herein.

Development Requirements:

Where permitted, motels/hotels shall be subject to the following:

A. Off-street parking and loading spaces shall be provided for the motel/hotel, in addition to that which is required for other accessory facilities developed as part of the motel/hotel premises, in accordance with Article XXIV: Off-street Parking herein.
B. Every unit shall be provided with complete bathroom facilities.
C. The minimum front, side and rear yard setbacks shall be no less than 25 feet.
D. Interior yards between structures shall be provided in accordance with § 220-212: Yard regulations. herein.

Multifamily dwellings

A building used by three or more families living independently of each other and doing their own cooking, including apartment houses.

Vehicle Parking:
Multifamily dwellings (including conversion apartments and excluding accessory apartments) [NOTE: The total number of required off-street parking spaces for a multifamily dwelling building shall not be less than two spaces per dwelling unit.]
Age-restricted dwellings - 0.5 required parking spaces per dwelling unit.
Efficiency/studio - 1 required parking space per dwelling unit.
1 bedroom - 1 required parking space per dwelling unit.
2 bedrooms - 2 required parking spaces per dwelling unit.
3 bedrooms or more - 3 required parking spaces per dwelling unit.
Visitor parking - 0.2 required parking spaces per dwelling unit.
Staff parking - 1 required parking space per employee on maximum shift.

Municipal buildings, public libraries and public museums

Any building, structure or use of land by Lower Allen Township, a municipal authority/commission created by the Lower Allen Township Board of Commissioners or the West Shore School District.

Vehicle Parking:
Office
50,000 square feet GFA or less - 1 required parking space per 200 square feet gross floor area (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 225 square feet GFA.
100,001 + square feet GFA - 1 required parking space per 250 square feet GFA.
See Article XXIV: Off-street Parking for more detailed information.

Museums, historical sites and similar institutions

Natural gas distribution

Non-commercial fowl keeping

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:
Use regulations.

(a) Fowl shall be permitted within the R-1 Zoning District provided the conditions set forth herein have been met.
(b) No minimum lot size shall be required.
(c) Maximum permitted number of fowl.

[1] All lots may have up to six fowl without a permit.
[2] All lots may have up to five additional fowl for a total of 11 fowl with a permit.
[3] Lots greater than one-half of an acre may have one additional fowl per one tenth of an acre over one-half of an acre with a permit.

(d) The lot shall have an existing single-family residence.
(e) Male fowl shall not be permitted.
(f) Coop size.

[1] A zoning permit shall be required for the construction of any coop that houses seven or more fowl. A building permit may be required by the adopted building code of the Township at the time of construction of the coop.
[2] The minimum coop size shall be three square feet per fowl.
[3] On lots less than two acres, coops shall be stationary, secure, and roofed, and enclosed in a way that contains fowl.
[4] Outside runs shall be enclosed in such a manner as to securely contain the fowl.
[5] Setbacks for coops shall be in accordance with § 220-150.
[6] Coops shall be ventilated.

Additional requirements. The following provisions shall apply to all properties that are keeping fowl as set forth above:

(a) It shall be unlawful for the owner or owners of any fowl to allow their fowl to run at large upon adjoining properties, any of the common thoroughfares, sidewalks, passageways, play areas, parks, streets, alleys, or public or private highways or any place where people congregate or walk, or upon public or private property in the Township.

(b) Any owner of fowl within the limits of the Township shall be required to house the fowl at all times under sanitary conditions so that the keeping of fowl shall not become either a public or private nuisance. The following provisions apply:

[1] All fowl manure accumulated on private property shall be removed by using the approved sanitary method of double bagging and placed in the trash for collection unless composted. Commercial composting is prohibited. Any on-site composting shall be limited for use on the premises on which such compost is made and produced.

[2] Fowl manure on private property shall not be allowed to accumulate to the degree that it becomes a public health nuisance or hazard. In cases where fowl manure accumulates on private property, the Zoning Officer and/or other designated official may conduct an investigation, after which the accumulation may be declared a public health hazard or nuisance and the owner shall be ordered to remove and dispose of the accumulated manure in an approved manner. The order to remove such accumulated manure shall be hand-delivered to the owner or shall be sent by certified mail. The owner shall be given a period of 48 hours from the date and time of receipt of the order to clean the property and remove the accumulated manure.

(c) It shall be unlawful for any person to spread manure or cause to be spread or deposited upon any ground or premises within the Township. However, fowl manure may be composted on the property where the fowl are housed and the composted material then applied to gardens or yards.

(d) Slaughtering or butchering of fowl for personal consumption or religious practices shall be permitted provided it is done wholly on the property where the fowl are kept and any waste is disposed of in a proper and sanitary way.

(e) No person shall slaughter or butcher any fowl for commercial sale.

(f) All feed, water, and other items associated with the keeping of fowl shall be protected in a way that prevents infestation by rats, mice, other rodents or vectors. Failure to keep all feed, water, and other items associated with the keeping of fowl in a clean and sanitary condition constitutes a violation of this subsection.

Violations (the penalties will be reflected as in § 220-268).

(a) The following acts shall be deemed to be violations of this chapter:

[1] Permitting any owner, renter, lessee or other occupant of a property to keep fowl on a property in violation of this chapter.
[2] Keeping fowl inside the dwelling unit.
[3] The slaughtering of fowl for commercial purposes.

(b) Any person and/or owner violating any provisions of this chapter shall be issued a notice of violation and if the violation is not corrected, a citation will be filed with the local magisterial district justice as outlined in accordance with § 220-268, Violation and penalties, of this chapter.

(c) Any resident with a flock that exceeds the number of fowl permitted by this subsection shall have one year from the effective date of the subsection to reduce his/her flock to the permitted size.

(d) All coops and structures used to house fowl shall have one year from the effective date of the ordinance to be in compliance with all required regulations.

Nonmetallic mineral product manufacturing

The processing and/or converting of raw unfinished or finished materials or products or of any combination thereof into an article or substance of a different character or for use for a different purpose, or industries furnishing labor in the case of manufacturing or the refinishing of manufactured articles.

Nursery schools, public and private

DAY-CARE FACILITY
A facility not in a private residence, enrolling four or more children or adults in need of supervised day care and where tuition, fees or other forms of compensation for care are charged. Such facility shall employ licensed personnel and shall be licensed by the Commonwealth of Pennsylvania.

Vehicle Parking:
1 required parking space per employee, plus 1 safe passenger off-street loading/unloading space per 5 children. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Where permitted, day-care facilities may be established subject to the following:

A. Operators are responsible for compliance with all Pennsylvania Department of Public Welfare licensing/registration requirements and any other local, state or federal regulations.
B. Outdoor play areas shall be located in the rear yard and shall be surrounded by a safety fence or natural barrier.
C. Outside play shall be limited to the hours between 8:00 a.m. and 7:00 p.m.

Nursing homes/Residential care facilities

A building with sleeping rooms where persons are housed or lodged and furnished with meals and nursing care for hire and which is approved for nonprofit/profit corporations licensed by the Pennsylvania Department of Public Welfare for such use.

Outpatient Mental Health and Substance Abuse Centers

Performing arts companies

Personal and household goods repair and maintenance

Any building, premises and land in which or upon which a business, service or industry involving maintenance, servicing or repairing of goods, excluding vehicles, is conducted or rendered.

Personal and laundry service

A business premises equipped with individual clothes washing and/or drying machines for the use of retail customers, exclusive of laundry facilities provided as an accessory use.

Personal-care boarding homes

A building in which food, shelter and personal assistance or supervision are provided for a period exceeding 48 consecutive hours for more than three adults who are not relatives of the operator and who require assistance or supervision in such matters as dressing, bathing, diet or medication prescribed for self-administration. Residents shall consist primarily of elderly persons 55 years of age or older.

Vehicle Parking:
1 required parking space per sleeping room, plus 1 required parking space per 200 square feet gross floor area (GFA) of public meeting area, plus 1 required parking space per every 2 employees on the largest work shift. See Article XXIV: Off-street Parking for more detailed information.

Petroleum and coal products manufacturing

The processing and/or converting of raw unfinished or finished materials or products or of any combination thereof into an article or substance of a different character or for use for a different purpose, or industries furnishing labor in the case of manufacturing or the refinishing of manufactured articles.

Pipeline Transportation

Places of worship

A building or structure or groups of buildings or structures which by design and construction are primarily intended for the conducting of organized religious services and accessory uses.

Planned business center (PBC)

A group of offices planned and designed to function as a unit on the parcel(s) on which it is located, with internal vehicle circulation (public or private) and off-street parking provided as an integral part of the center.

Vehicle Parking:
Office
50,000 square feet GFA or less - 1 required parking space per 200 square feet gross floor area (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 225 square feet GFA.
100,001 + square feet GFA - 1 required parking space per 250 square feet GFA.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

It is the purpose of this section to provide for the orderly and integrated development of a campus-like office park consisting of a variety of office facilities and uses for local residents, as well as the general public. Where permitted, planned business centers may be established subject to the following requirements:

A. Applicant shall submit an overall master plan (OMP) for the PBC which shall:

(1) Show existing features, including but not limited to roads; bridges; culverts; railroads; rights-of-way; easements; utilities; pipelines; and the proposed changes to these features.
(2) Show areas designated for stormwater management facilities.
(3) Show the general layout of streets, sidewalks and trails. This shall include traffic circulation diagrams demonstrating adequate access for emergency and routine service vehicles to all areas of the PBC.
(4) Show in general terms how the PBC will be served by utility and transportation services.
(5) Include typical design details for streets, sidewalks and trails.
(6) Include a phasing plan and schedule for implementation.

B. Permitted uses. Permitted uses are as follows:

(1) All uses permitted in the C-3 Business Park District, as designated within Article X.
(2) Parking garages/decks and lots accessory to other permitted uses in accordance with Article XXIV.
(3) Retail sales and service; provided that such retail uses shall not exceed 5,500 square feet gross floor area for each unit of not less than 10 acres of land area or portion thereof of each PBC. It shall be part of, compatible with and incidental to other permitted uses. Such retail establishments shall not include motor vehicle service stations or garages, motor vehicle sales areas or buildings or adult businesses.

C. Minimum requirements.

(1) Sewer and water. Public sewer and public water service are required.
(2) Access. The proposed tract must abut and have access to a collector street or arterial street as identified by the Township.
(3) Minimum PBC area. Ten acres of contiguous area; following approval of the Overall Master Plan, can be subdivided into separate lots in accordance with the requirements of the applicable zoning district.
(4) Interior yards; open space between separate principal buildings on the same lot.

(a) When front to front, rear to rear, or front to rear, parallel buildings shall have 50 feet between faces of the building. If the front or rear faces are obliquely aligned, the above distance may be decreased by as much as 10 feet at one end if increased by similar or greater distance at the other end.
(b) An interior yard of 50 feet is required between end walls of buildings. If the buildings are at right angles to each other, the distance between the corners of the end walls of the buildings may be reduced to a minimum of 25 feet.
(c) An interior yard of 50 feet is required between end walls and front or rear faces of buildings.

(5) All permitted uses shall comply with performance standards as set forth within Article XIX herein.
(6) Covenants and restrictions. As a condition of approval of the PBC use, there shall be provided a declaration of covenants and restrictions pertaining to the maintenance of all shared facilities, including private streets, private sidewalks or walkways and common areas. After approval of the PBC use, said declaration of covenants and restrictions shall be recorded. Such declaration of covenants and restrictions shall be supplemented as necessary by recorded agreements to provide for maintenance and shared use of private streets, access drives, sidewalks, walkways and common areas.

Postal service

Printing and related support activities

Professional, scientific and technical services

The practice of a profession by any professional, including, but not limited to, attorney, physician, surgeon, osteopath, chiropractor, dentist, optician, optometrist, chiropodist, engineer, surveyor, architect, landscape architect, planner or similar type, entitled to practice under the laws of the Commonwealth of Pennsylvania.

Promoters of performing arts, sports and similar events

Vehicle Parking:
Office
50,000 square feet GFA or less - 1 required parking space per 200 square feet gross floor area (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 225 square feet GFA.
100,001 + square feet GFA - 1 required parking space per 250 square feet GFA.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 7113

Public administration

Vehicle Parking:
Office
50,000 square feet GFA or less - 1 required parking space per 200 square feet gross floor area (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 225 square feet GFA.
100,001 + square feet GFA - 1 required parking space per 250 square feet GFA.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 92 Exception: Industry 92214 (Correctional Institutions).

Public parks, public playgrounds, public recreation areas and public camping facilities

PUBLIC RECREATION LAND
Land dedicated to and accepted by Lower Allen Township for recreation use by the public, in accordance with Chapter 192, Subdivision and Land Development.

Radio and television antennas

Any system of wires, rods, discs, panels, flat panels, dishes, whips, or other similar devices used for the transmission or reception of wireless signals. An antenna may consist of an omnidirectional antenna (rod), directional antenna (panel), parabolic antenna (disc) or any other wireless antenna.

Development Requirements:

A. Satellite dish antennas.

(1) No such antenna shall be located in any front yard setback, unless permitted by the Zoning Officer upon presentation of evidence that an antenna placed within said front yard is the only feasible method of obtaining reception due to physical characteristics of the property and the location of existing structures.
(2) The maximum diameter of any antenna for residential use shall be eight feet.
(3) The maximum height of any freestanding antenna shall be 15 feet.
(4) No part of any freestanding antenna shall be located any closer than 10 feet to any property line.
(5) No such antenna shall be located on the roof of any accessory building such as detached garages or sheds.
(6) Roof-mounted antennas greater than two feet in diameter shall not be permitted in any residential district nor located on the front roofline, unless permitted by the Zoning Officer upon presentation of evidence that a roof-mounted antenna is the only feasible method of obtaining reception due to physical characteristics of the property and the location of existing structures.
(7) Roof-mounted antennas shall not exceed 12 feet in height.

B. Other radio and television antennas subject to licensing and/or regulation by the Federal Communications Commission.

(1) Antennas and associated structures which do not exceed 30 feet in height shall be located at least 15 feet from any property line. Antennas which exceed 30 feet in height shall provide an additional one foot of clearance for every one foot of height in excess of 30 feet.
(2) Antennas shall not be permitted within any front yard setback.
(3) The antenna and associated structures shall be securely anchored in a fixed position on the ground, and the applicant shall provide qualified evidence that the proposed structure will withstand wind and other forces.
(4) The antenna and its associated supports, such as guy wires, or the yard area containing the structure shall be protected and secured to guarantee the safety of the general public. Associated supports and guy wires shall not be located any closer than five feet to any property line.

C. General development standards.

(1) Antenna installation shall meet all manufacturer's specifications.
(2) Whenever it is necessary to install an antenna near power lines or where damage would be caused by its falling, a separate safety wire must be attached to the antenna mast or tower and secured in a direction away from the hazard. Antennas and guy wires must be kept at least four feet clear of telephone or electric wires.
(3) All antennas shall be permanently and effectively grounded.
(4) Installation of any antenna shall comply with the Pennsylvania Uniform Construction Code.
(5) All antennas shall be maintained in good condition and in accordance with all requirements of this section.
(6) All antennas shall be subject to periodic reinspection. No additions, changes or modifications shall be made to an antenna unless the addition, change or modification is in conformity with Township codes and the zoning permit.

Rail transportation

Real estate and rental and leasing

Any fee, leasehold or other estate or interest in, over or under land, including structures, fixtures and other improvements and interests which, by custom, usage or law, pass with a conveyance of land though not described in the contract of sale or instrument of conveyance. Real estate includes parcels with or without upper or lower boundaries and spaces that may be filled with air or water.

Vehicle Parking:
Office
50,000 square feet GFA or less - 1 required parking space per 200 square feet gross floor area (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 225 square feet GFA.
100,001 + square feet GFA - 1 required parking space per 250 square feet GFA.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 53 Excludes Industries 53113 (Lessors of Miniwarehouses and Self-Storage Units); 5321 (Automotive Equipment Rental and Leasing); and 5324 (Commercial and Industrial Machinery and Equipment Rental and Leasing).

Religious, grantmaking, civic, professional and similar organizations

Repair and maintenance

Any building, premises and land in which or upon which a business, service or industry involving maintenance, servicing or repairing of goods, excluding vehicles, is conducted or rendered.

Resource recovery and recycling facilities

RESOURCE RECOVERY
The process of obtaining materials or energy, particularly from solid waste.

RECYCLING FACILITY
A facility employing a technology known as a process that separates or classifies municipal waste and creates or recovers reusable materials that can be sold to or reused by a manufacturer as a substitute for or a supplement to virgin raw materials. This term does not include such facilities as transfer stations, municipal waste landfills, landfills, composting facilities, resource recovery facilities or junkyards.

Vehicle Parking:
Off-street loading/unloading spaces shall be provided on site for three vehicles or the anticipated peak customer load, whichever is greater, to circulate and to deposit recyclable materials. All loading spaces shall be designed in accordance with Article XXIV: Off-street Parking herein.

Development Requirements:

Where permitted, resource recovery and recycling facilities shall be subject to the following safeguards and regulations:

A. All facilities shall be operated and licensed in accordance with Pennsylvania Department of Environmental Protection rules and regulations.
B. All operations shall comply with performance standards as contained within Article XIX: Performance Standards herein.
C. Off-street loading/unloading spaces shall be provided on site for three vehicles or the anticipated peak customer load, whichever is greater, to circulate and to deposit recyclable materials. All loading spaces shall be designed in accordance with Article XXIV: Off-street Parking herein.
D. Containers provided for after-hours donation of recyclable materials shall be located at least 50 feet from any property zoned, occupied or planned for residential use, shall be of sturdy, rustproof construction, shall have sufficient capacity to accommodate materials collected, shall be secure from unauthorized entry or removal of materials and shall be clearly marked to identify the type of materials that may be deposited within them.
E. Stockpiled materials and processing activities shall be set back a minimum of 25 feet from any lot line.

Retail Trade

Vehicle Parking:
Retail sales establishments
50,000 square feet gross floor area (GFA) or less - 1 required parking space per 200 square (GFA).
50,001 to 100,000 square feet GFA - 1 required parking space per 250 square feet GFA.
100,001 to 400,000 square feet GFA - 1 required parking space per 300 square feet GFA.
400,001 + square feet GFA - 1 required parking space per 350 square feet GFA.See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 44-45 Excludes Industry 4543, Direct Selling Establishments (I-3 District), and excluding sexually oriented business as defined by Chapter 59: Sexually Oriented Businesses of the Code of the Township of Lower Allen. Refer to said chapter for sexually oriented business regulations.

Riparian buffers

An area of land adjacent to a perennial or intermittent stream that is managed to maintain the integrity of stream channels and to reduce stream impacts from upland sources.

Development Requirements:

A. Regulated riparian buffers shall consist of the area measuring 50 feet from the top of stream bank, measured perpendicularly, landward.
B. Riparian buffers shall be located on both sides of all perennial and intermittent streams.
C. Riparian buffers shall be undisturbed by construction activities and be vegetated, except as otherwise provided for herein.
D. The following uses are permitted within riparian buffers:

(1) Trails, paved or unpaved.
(2) Stream crossings.
(3) Underground utility facilities.
(4) Maintenance and restoration of the buffer, including revegetation with appropriate native species.
(5) Projects to improve, stabilize, restore or enhance the stream bank, channel floodplain or watershed hydrology.
(6) Private recreational uses by the property owner that do not include installation of structures.

E. Riparian buffers shall be established and maintained in accordance with Township landscape standards

Rock crushing or cement treatment of base materials, installation and operation of plants or apparatus for

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:

Including appurtenant screening, blending, washing, loading and conveyer facilities.

All activities must be undertaken in compliance with the Noncoal Surface Mining Conservation and Reclamation Act of 1984, as amended

Scenic and sightseeing transportation

Schools, including accessory preschool uses, K-12 public and private

Any place offering instruction in any branch of knowledge under the supervision of the Commonwealth of Pennsylvania or a lawfully constituted ecclesiastical governing body, person, partnership or corporation meeting the requirements of the Commonwealth of Pennsylvania.

Vehicle Parking:
Elementary - 2 required parking spaces per classroom, but not less than 1 per teacher and staff member.
Intermediate - 1.5 required parking spaces per classroom, but not less than 1 per teacher and staff member.
Secondary - 1 required parking space per teacher and staff member and 1 per four students, based on design capacity.
See Article XXIV: Off-street Parking for more detailed information.

Self-service storage facilities

A structure or group of structures intended for lease for the sole purpose of storing customers' goods and wares.

Vehicle Parking:
No off-street parking spaces are required for the storage units. Off-street parking shall be provided in accordance with Article XXIV: Off-street Parking herein for accessory uses (i.e., office, manager's residence) of the self-storage facility.

Development Requirements:

Where permitted, self-service storage facilities shall comply with the following:

A. The use shall comply with performance standards as set forth in Article XIX: Performance Standards herein.
B. Yards of the following minimum depths and widths shall be provided:

(1) The minimum front yard depth shall be 30 feet at the dedicated right-of-way line.
(2) The minimum side yard depth shall be 30 feet.
(3) The minimum rear yard depth shall be 35 feet.

C. Minimum building access requirements.

(1) Paved access for fire apparatus must be provided to all buildings.
(2) Access drives which provide loading/unloading space on only one side shall be a minimum of 20 feet in width.
(3) Access drives which provide loading/unloading space on both sides shall be a minimum of 26 feet in width.

D. Maximum area of any individual storage unit shall be 500 square feet.
E. No off-street parking spaces are required for the storage units. Off-street parking shall be provided in accordance with Article XXIV: Off-street Parking herein for accessory uses (i.e., office, manager's residence) of the self-storage facility.
F. Landscape screening shall be required in all yards. For every 20 feet of property line where screening is required, an evergreen or deciduous tree of at least two inches in caliper shall be planted and incorporated into the screening material.
G. Outdoor storage, including the outdoor storage of vehicles, shall not be permitted.
H. Lighting of exterior areas shall be required. Such lighting may be provided through the use of light fixtures on either a pole or a building and shall comply with performance standards set forth in Article XV: Open Space Development (OSD) Overlay District herein.
I. A security fence shall be installed around the perimeter of the facility. The fence shall be a minimum of six feet in height and shall not be located in any yard. A solid building wall with no storage unit access openings may be considered a security fence.
J. Perimeter building walls.

(1) Perimeter building walls facing the front yard(s) of the lot shall be constructed of brick, split-face architectural blocks, natural stone, manufactured stone, exterior insulation and finish system (EIFS) type exterior finish system or similar materials, either alone or in combination.
(2) Perimeter walls facing the side and rear yard(s) of the lot shall be constructed using a minimum of 35% of the materials listed in § 220-175J(1) above.
(3) In no event shall any portion of any wall or storage unit door facing the perimeter of the lot be constructed of unfinished metal or unfinished concrete masonry units.
(4) Wall openings required for doors and windows shall not be included in calculating the building wall construction material requirements specified in this section.

Services, other

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:

NAICS No. 81

Exception: Public Administration (C-2, C-3, C-4 and I-3 Districts).
Exception: Industries 8113 (Commercial and Industrial Machinery and Equipment (C-4 District).
Exceptions: (Automotive and Electronic) Repair and Maintenance) (C-3 and C-4 Districts) and 8114 (Personal and Household Goods Repair and Maintenance)

Shopping centers

A group of establishments planned, constructed and managed as a total entity, with customer and employee parking provided on-site, provision for goods delivery separated from customer access, and landscaping and signage in accordance with an approved plan.

Vehicle Parking:
Parking lots shall be designed in accordance with Article XXIV: Off-street Parking, with an easily discernible circulation pattern, and shall meet the following additional requirements: (1) Terminal islands shall be installed at both ends of each row of parking. Terminal islands shall be a minimum of 15 feet long and a minimum of five feet wide. The terminal islands shall be landscaped in accordance with § 220-200: Landscaping requirements.. (2) The minimum distance between the sidewalk adjacent to the main entrances of establishments and the parking area shall be 30 feet. Sufficient space shall be provided between the sidewalk and the parking area to allow two-way traffic and a pickup/fire lane. Parking shall not be permitted in the required pickup/fire lane.
Shopping centers (regional) Under 400,000 square feet gross floor area (GFA) - 1 required parking space per 250 square feet GFA.
400,000 to 500,999 square feet GFA - 1 required parking space per 300 square feet GFA.
600,000 + square feet GFA - 1 required parking space per 350 square feet GFA.
Shopping centers (neighborhood) 1 required parking space per 250 square feet GFA for the first 1,000 square feet, plus 5 required parking spaces for each additional 1,000 square feet GFA, plus additional spaces, as required herein, for associated offices, theaters and eating establishments.

Development Requirements:

Neighborhood-level shopping centers in accordance with:

A. A shopping center shall contain a minimum of six separate business establishments.
B. Parking lots shall be designed in accordance with Article XXIV, with an easily discernible circulation pattern, and shall meet the following additional requirements:

(1) Terminal islands shall be installed at both ends of each row of parking. Terminal islands shall be a minimum of 15 feet long and a minimum of five feet wide. The terminal islands shall be landscaped in accordance with § 220-200: Landscaping requirements .
(2) The minimum distance between the sidewalk adjacent to the main entrances of establishments and the parking area shall be 30 feet. Sufficient space shall be provided between the sidewalk and the parking area to allow two-way traffic and a pickup/fire lane. Parking shall not be permitted in the required pickup/fire lane.

Single-family attached dwellings

A dwelling containing at least three but not more than six dwelling units attached side by side by the use of a common wall, with end units having a side yard, or front yard for corner lots.

Vehicle Parking:
2 required parking spaces per dwelling unit. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

In the MUN District:

A. No more than six dwelling units per building.
B. A vertical or horizontal visual structural offset or other deviation in exterior architectural materials shall be provided for every other single-family attached dwelling unit.

In the R-3 District:

A. No more than six single-family dwelling units shall be attached.
B. A vertical or horizontal visual structural offset or other deviation in exterior architectural materials shall be provided for every other single-family attached dwelling unit and between every four multifamily dwelling units.

Single-family detached dwellings

A building used by one family, having only one dwelling unit and two side yards, or, for corner lots, a side yard and a front yard, and shall include family care facilities.

Solar collectors and related equipment

Development Requirements:

A. Solar collectors and related equipment shall be permitted in any district as an appurtenance to a building or as an accessory structure.

B. Initial and continued access to solar energy shall be the sole responsibility of the homeowner and/or occupant of the building or accessory structure.

Solid waste storage facilities

A place where solid waste is disposed, brought, sorted, stored for less than four days and transferred from one vehicle to another vehicle or to a rail car for the purpose of transport to a permanent solid waste disposal facility.

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:

All multifamily, commercial and manufacturing/industrial buildings or other nonresidential uses shall include adequate facilities on site for the proper storage of solid waste and recyclable material in accordance with the provisions of the Township solid waste regulations and as hereinafter provided.

A. Such storage areas shall comply with performance standards as contained within Article XIX: Performance Standards herein.
B. Pavement of loading areas shall be of concrete at least eight inches thick or a 50% increase in base and paving thereon.
C. Storage areas shall be located such that collection vehicles will not obstruct the public street or otherwise violate Township regulations while parked for collection of refuse and shall be provided with accessways facilitating ready deposit and collection of refuse.
D. Storage areas shall be of sufficient size to accommodate the container capacity required to store the refuse accumulation between collections but shall not be less than four feet by eight feet in size or of other dimensions providing an approved equal space.
E. Screening and buffering in accordance with § 220-201: Screening requirements. and § 220-202: Buffering requirements .

Spectator sports

Storage, stockpiling, distribution and sale of minerals

Any aggregate or mass of mineral matter, whether or not coherent, that is extracted by surface mining. The term includes but is not limited to limestone and dolomite, sand and gravel, rock and stone, earth, fill, slag, iron ore, zinc ore, vermiculite and clay, but it does not include anthracite or bituminous coal or coal refuse, except as provided in Section 4 of the Noncoal Surface Mining Conservation and Reclamation Act, No. 1984-219, as amended, or peat.

Surface mining, processing, sales and restoration

Any aggregate or mass of mineral matter, whether or not coherent, that is extracted by surface mining. The term includes but is not limited to limestone and dolomite, sand and gravel, rock and stone, earth, fill, slag, iron ore, zinc ore, vermiculite and clay, but it does not include anthracite or bituminous coal or coal refuse, except as provided in Section 4 of the Noncoal Surface Mining Conservation and Reclamation Act, No. 1984-219, as amended, or peat.

Swimming pools

SWIMMING POOL
Any structure intended for swimming or recreational bathing that contains water over 24 inches deep. This includes in-ground, aboveground and on-ground swimming pools, hot tubs and spas.

SWIMMING POOL, PUBLIC
An outdoor or indoor place used for amateur, professional or recreative swimming or bathing, whether or not a fee is charged for admission or for the use of the place, exclusive of a bathing place at a private, single-family residence which is used solely by the owner of the residence, family and their personal guests.

Vehicle Parking:
Public swimming pools: 1 required parking space per 100 square feet gross floor ara (GFA) of recreational surface, plus one for each 30 square feet of GFA used for spectator seating purposes, as applicable. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Swimming pools shall be permitted as an accessory use in any district and shall comply with the following conditions and requirements:

A. Pools shall not be located over an on-lot sewage disposal system.
B. All swimming pools hereafter constructed, installed or established or shall comply with the Pennsylvania UCC, as amended, and maintained in accordance with the International Property Maintenance Code.
C. All public pools must comply with the applicable regulations of the Pennsylvania Department of Health.
D. Water may not be discharged from a swimming pool directly onto adjacent properties or rights-of-way.
E. Pools must comply with applicable regulations pertaining to accessory structures.
F. Outdoor lighting, if any, shall be shielded and/or reflected away from adjoining properties so that no beam of light, other than diffused or reflected light, enters adjoining properties, in accordance with performance standards as set forth in Article XIX: Performance Standards herein.
G. Pools shall be set back a minimum of 10 feet from any property line. Pumps, filters and other appurtenances must be setback a minimum of five feet from any property line.

Timbering, processing, sales and restoration

FORESTRY
The management of forests and timberland, when practiced in accordance with accepted silvicultural principles, through developing, cultivating, harvesting, transporting and selling trees for commercial purposes, which does not involve any land development.

Transit and ground passenger transportation

Transportation, support activities for

Truck transportation

Two-family attached dwellings

A building used by two families, with one dwelling unit arranged over the other and having two side yards, or, for corner lots, a side yard and a front yard.

Two-family side-by-side dwellings

A building used by two families, with one dwelling unit arranged next to the other, and each unit having one side yard, or front yard for corner lots.

Utility facilities

This use permitted where operation requirements necessitate location within the district.

Public utility transmission and distribution facilities, including substations and the like.

Facilities may also include transformers, switch boxes, pedestals, poles, pumps, valves and similar devices.

Vehicle Parking:
1 required parking space per vehicle normally required to service such facility. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Utility facilities shall be permitted in any district without regard to the use and area regulations; provided, however, that buildings or equipment erected for such utilities shall be subject to the regulations of the Zoning District in which the facility is located, and to the following:

A. Equipment and facilities not housed within a building shall be enclosed within a chain link fence a minimum of six feet in height, and screen planting shall be installed in accordance with § 220-201: Screening requirements .
B. When equipment is totally enclosed within a building, no fence or screen planting shall be required.
C. The facility shall comply with performance standards as contained within Article XIX: Performance Standards herein.
D. The external design of the building shall be in character with existing buildings in the respective district.
E. Bus shelters are intended to be in public rights-of-way and do not therefore require minimum setbacks.
F. Exemptions. The following criteria are specific to utility facilities, and supersede the general zoning district requirements:

(1) Facilities, equipment and buildings shall be set back a minimum of five feet from any property line.

Vehicular body shop

Any structure or any building or part thereof that is used for the repair or painting of bodies, chassis, wheels, fenders, bumpers and/or accessories of automobiles and other vehicles of conveyance.

Vehicle Parking:
3 required parking spaces per bay, plus 1 for every 200 square feet of retail parts. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Where permitted, vehicular body shops may be established in accordance with the following:

A. The use shall comply with performance standards as set forth in Article XIX: Performance Standards and § 220-201: Screening requirements. herein.
B. All repair and paint work shall be performed within a structure.
C. Outdoor storage of vehicles shall not exceed 60 days from the date of arrival, unless respective repair parts are documented to be unavailable within such time period. Said documentation shall be provided to the Zoning Officer for approval.

Vehicular freight terminals

Land and buildings used as a relay station for the transfer of a load from one vehicle to another or one party to another. The terminal cannot be used for permanent or long-term accessory storage for principal land uses at other locations. The terminal facility may include storage areas for trucks and buildings or areas for the repair of trucks associated with the terminal.

Vehicle Parking:
See Article XXIV: Off-street Parking for detailed information.

Development Requirements:

Where permitted, vehicular freight terminals shall comply with performance standards as set forth in Article XIX: Performance Standards herein, in addition to the following provisions:

A. The layout of improvements shall provide for convenient forward movement of vehicles leaving and entering the site.
B. Adequate space shall be provided for parked and loading/unloading vehicles that does not interfere with the maneuvering space.
C. All parking, loading, maneuvering and storage areas shall be paved and site drainage shall be provided in accordance with design and improvement standards of Chapter 192: Subdivision and Land Development, and Chapter 184: Stormwater Management.
D. A vehicular freight terminal shall only be permitted where all public streets used to access said terminal have been designed and constructed with a pavement structure adequate for the anticipated traffic loading.

Vehicular service stations

A building or lot or part thereof supplying and selling gasoline or other equivalent fuel for motor vehicles at retail cost, directly from pumps and storage tanks, and which may include accessory facilities for rendering services, such as lubrication, washing and minor repairs.

Vehicle Parking:
3 required parking spaces per bay, plus 1 for every 200 square feet of retail parts. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Such uses, where permitted, shall comply with the following:

A. The use shall comply with performance standards as set forth in Article XIX: Performance Standards herein.
B. No equipment for the service of motor vehicles shall be closer than 25 feet to any side or rear property line.
C. Canopies shall comply with § 220-150: Accessory structures , except that canopies may be located no less than 10 feet from the right-of-way line.
D. Fuel pumps shall be located at least 10 feet from any public right-of-way or 50 feet from the street center line, whichever is greater.
E. Outdoor storage of vehicles shall not exceed 60 days from the date of arrival, unless respective repair parts are documented to be unavailable within such time period. Said documentation shall be provided to the Zoning Officer for approval.
F. The use shall comply with the requirements of § 220-201: Screening requirements..
G. The use shall comply with all applicable requirements of the International Fire Code.

Veterinary facilities

An establishment offering on-site veterinary services.

Vehicle Parking:
4 required parking spaces per doctor or allied professional trained person occupying the use, plus 1 per every additional employee. See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

Veterinary facilities and accessory kennels shall comply with performance standards contained in Article XIX: Performance Standards and § 220-167: Kennels, in addition to the following:

A. All animal boarding buildings that are not wholly enclosed and any outdoor animal pens, stalls or runways shall be located within the rear yard.
B. All animal boarding buildings that are not wholly enclosed and any outdoor animal pens or stalls shall be a minimum of 100 feet from all property lines and shall be screened from all adjacent properties.
C. All outdoor pasture areas shall be enclosed to prevent the escape of the animals. All such enclosures shall be set back a minimum of 25 feet from all property lines.
D. All animal wastes shall be regularly cleaned up and disposed of properly.
E. Animals shall be restricted from using kennel areas not fully enclosed in a building from 8:00 p.m. to 8:00 a.m.

Warehousing and storage

A building used primarily for the storage of goods and materials.

Vehicle Parking:
Under 50,000 square feet gross floor area (GFA) - 1 required parking space per 5,000 square feet GFA, plus required spaces for any office or sales areas.
50,001 square feet and over GFA - 1 required parking space per 10,000 square feet GFA, plus required spaces for any office or sales areas.
See Article XXIV: Off-street Parking for more detailed information.

Development Requirements:

NAICS No. 493

Waste management and remediation services

Water transportation

Water, sewage and other systems

Wholesale trade

Wireless communications facilities

The antennas, nodes, control boxes, towers, poles, conduits, ducts, pedestals, electronics and other equipment used for the purpose of transmitting, receiving, distributing, providing, or accommodating wireless communications services.

Wood product manufacturing, other

The processing and/or converting of raw unfinished or finished materials or products or of any combination thereof into an article or substance of a different character or for use for a different purpose, or industries furnishing labor in the case of manufacturing or the refinishing of manufactured articles.

Township of Lower Allen, PA

MapLink™ | Land Uses