Township of Doylestown

Accessory apartment (H-13)

Districts Where Allowed Districts where this use is Permitted by Right: VC

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Development Requirements:
Accessory apartment dwelling units shall be permitted as an accessory use, provided the following conditions are met:

(a) The apartment use shall be accessory to nonresidential uses only.

(b) No accessory uses shall be permitted in a building or structure wherein the principal use is a residential use or on a lot whereon the principal use is a residential use.

(c) Each accessory apartment unit shall contain separate cooking, sleeping, living and bathroom facilities.

(d) One accessory apartment will be permitted per 1,000 square feet of nonresidential use.

Accessory family apartment (H-12)

Districts Where Allowed Districts Allowed as a Special Exception: R-1, R-1A, R-2, R2A, R2B, R-4

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Development Requirements:
One accessory dwelling unit to a single-family detached dwelling shall be permitted as a residence by family members or a family caregiver, provided that the conditions set forth in this section are met, and further provided that the accessory use, in all respects, complies with this chapter relating to the zoning district wherein the proposed accessory dwelling unit is to be constructed or to be used.

(a) The accessory family apartment shall occupy no more than 25% of the total usable floor area of the principal residence, not including any garage.

(b) Accessory family apartments shall be part of the principal residence or may be contained in the existing accessory structure such as a garage.

(c) The required off-street parking for the principal dwelling plus one additional off-street parking space for the accessory family apartment shall be provided.

(d) There shall be no changes to the exterior of the residence which suggests that the dwelling unit is other than a single-family dwelling or which would otherwise detract from the single-family character of the neighborhood. Manufactured homes, industrialized housing, recreational vehicles, travel trailers, and any other wheeled or transportable structure shall not be used as an accessory family apartment.

(e) No more than one accessory family apartment shall be permitted per single-family detached dwelling.

(f) A maximum of two occupants are permitted in such units. Accessory family apartment shall be occupied by family members or a family caregiver.

Adult-oriented use (E-19)

See individual definitions for:
A. ADULT ARCADE
B. ADULT BOOKSTORE, ADULT NOVELTY STORE or ADULT VIDEO STORE
C. ADULT CABARET
D. ADULT MOTION-PICTURE THEATER
E. ADULT BUSINESS
F. ADULT THEATER
G. ESCORT
H. ESCORT AGENCY
I. NUDITY or STATE OF NUDITY
J. SEMINUDE or SEMINUDE CONDITION
K. SEXUAL ENCOUNTER CENTER
L. SPECIFIED ANATOMICAL AREAS
M. SPECIFIED SEXUAL ACTIVITIES

Districts Where Allowed Districts Allowed as a Special Exception: C-1, C-2

Vehicle Parking:
2 off-street parking spaces for each 4 seats provided for patron use, or at least 1 off-street parking space for each 50 square feet of gross floor area used or intended to be used for services to customers, patrons, clients, guests or members, whichever requires the greater number of off-street parking spaces, plus 1 additional parking space for each full-time employee.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
(a) The building or structure of such use shall be located no less than 400 feet from any residential use or district, public or private school, church recreation facility or any other religious, institutional or educational, or any youth-oriented use (e.g., day-care service, entertainment, and including parks and recreation areas) within Doylestown Township or any adjoining municipality.

(b) No such use shall be located within 2,000 feet of a similar use.

(c) No display of adult-related materials depicting specified sexual activities or specified anatomical areas shall be visible from a window, door or exterior of the building.

(d) No person under the age of 18 years of age shall be permitted within a building whose operation would be considered an adult-oriented establishment.

(e) No more than one adult-oriented use shall be permitted within any one building or lot, and no adult-oriented use shall be permitted on the same lot as any other principal use.

(f) No adult-oriented use or activity may change to another type of adult-oriented use or activity except upon application to and approval by the Zoning Hearing Board of such change as a special exception.

(g) The entrance to the adult-oriented use shall include a sign warning all individuals that the premises is classified as an adult-oriented use and that no persons under the age of 18 are permitted on the premises.

(h) No adult-oriented use may remain open at any time between the hours of 1:00 a.m. and 6:00 a.m. on weekdays and Saturdays, and 1:00 a.m. and 12:00 noon on Sundays.

(i) The Zoning Hearing Board must determine that the adult-oriented use:

[1] Is in general harmony with the immediate vicinity.
[2] Does not create an atmosphere of enticement for minors.
[3] Will not be detrimental to the public health, public safety or general welfare of the Township.

(j) It shall be a violation of this subsection for a person to knowingly or intentionally, in an adult-oriented use, appear in a nude or seminude condition, unless the person is an employee who, while nude or seminude, shall be at least 10 feet from any patron or customer and on a stage at least two feet above the floor level.

Agriculture and horticulture (A-1)

AGRICULTURE — The cultivating of soil and the raising and harvesting of products of the soil, including but not limited to nurseries, nursery sales yards, horticulture, forestry and animal husbandry.

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, C-3, C-4, CR, I, I-2, LI, ME, R-1, R-1A, R-2, R2A, R2B, R-4, VC

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Development Requirements:
Agricultural uses.

(1) A-1. Agriculture and horticulture. Agriculture and horticulture shall be limited to uses such as tilling of soil; raising of livestock; growing trees, shrubs, flowers or vegetables; and related farmhouses and usual farm buildings; single-family detached dwellings for the sole use of individuals and their immediate families engaged in agricultural employment on the same site or for the immediate family of the landowner or for persons engaged in agricultural employment on the property.

All buildings associated with the use, i.e., barns, sheds, silos, etc., shall be permitted, provided that no building shall be located any closer than 100 feet to any street line, proposed street line or a dwelling other than the owner's dwelling and not less than 50 feet from any other property line. Any building or structure used for the keeping or raising of livestock, horses or poultry shall be situated not less than 100 feet from any street line or property line.

A nursery or produce sales yard or farm stand or farm market, as part of this use, shall be permitted for the sale of products grown on the property. In addition, the buying of some plants or products for resale will be permitted, so long as the buying and resale does not result in the cultivation and sale of products produced on the property becoming mere accessories to the commercial buying and resale. Access to the tract must be controlled by physical means to limit access to two points. The access points shall be no more than 24 feet wide, and the location of the use shall not be closer than 60 feet to any intersection. Sales buildings or stands shall comply with the minimum setback requirements of the district. Such use does not include landscape contracting.

The minimum lot area shall be two acres, except as specified below.

[1] The keeping of livestock, horses, or poultry shall be limited to lots of at least five acres in area and shall be limited to one head of livestock or horse or 10 fowl per acre.
[2] Intensive agriculture, such as mushroom houses, feedlots or confinement livestock or poultry operations, taking place in structures or closed pens shall require a minimum lot size of five acres and shall not be situated less than 30 feet from any stream, swale or body of water.

This use shall not include riding academies, livery or boarding stables, commercial dog kennels and the raising of fur-bearing animals.

Athletic facility (C-6)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, I, LI, ME

Vehicle Parking:
1 parking space per each 50 square feet of gross floor area used or intended to be used for service to customers, patrons, clients, guests or members; for health and fitness clubs only,
1 off street parking space for every 170 square feet of gross floor area, which calculation shall not include utility rooms, mechanical rooms, storage facilities or hallways.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
This use shall be limited to a commercial athletic recreational facility owned or operated by a nongovernmental agency and shall be limited to the following uses and facilities related thereto: fitness club or athletic training center, dance or gymnastics studio; tennis, racquetball, or squash club, and shall be subject to the following:

(a) A minimum lot size of three acres is required.

(b) This use shall not permit amusement parks, shooting range or target or gun club, or any other activity specifically listed by this chapter as commercial recreation and entertainment or recreational facility.

(c) No outdoor active recreational area shall be located nearer to any lot line than 100 feet.

(d) A planted buffer 10 feet in width shall be provided where the use abuts existing residences or land zoned residential.

Automobile sales (E-11)

Districts Where Allowed Districts where this use is Permitted by Right: C-1 Districts Allowed as a Special Exception: C-2

Vehicle Parking:
1 parking space for each 200 square feet of gross floor area in the indoor display area, plus 1 parking space for each 1,500 square feet of outdoor display area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Automotive sales shall be limited to the sale and lease of automobiles by a duly franchised new car, truck, boat or motorcycle dealership; used car, truck, boat or motorcycle sales; or car, truck, trailer, motorcycle and/or boat rentals; farm machinery or travel campers, provided that:

(a) Lighting. All outside lighting shall be directed in such a way as not to create a nuisance to any adjacent property, and all lighting shall be arranged and shielded so as to protect the street or highway and adjoining property from direct glare or hazardous interference of any kind.

(b) All facilities shall be located and all services be conducted within the confines of the lot.

(c) All preparation, lubrication, repair or similar activities shall be accessory.

Automotive body repair and paint shop (E-12)

Districts Where Allowed Districts where this use is Permitted by Right: LI, ME

Vehicle Parking:
1 parking space for each 100 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to paint spraying, body and fender work and custom body work, provided that:

(a) All such work is performed within a building.

(b) All related automotive parts, refuse and similar articles shall be stored within a building or enclosed area.

Babysitting service (H-10)

Districts Where Allowed Districts where this use is Permitted by Right: R-1, R-1A, R-2, R2A, R2B, R-4, VC

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Development Requirements:
Babysitting service on a regular and frequent basis for compensation can be provided as an accessory use, provided that:

(a) The number of children in the care of the owner/tenant of the residence shall be limited to three children in addition to the children of the owner/tenant and who normally reside on the premises.

(b) No outside advertising is permitted.

Banquet facility (E-18)

Districts Where Allowed Districts where this use is Permitted by Right: C-4

Vehicle Parking:
1 parking space for each 2 seats in capacity. See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A facility available for special dinners, banquets or other dining events by prearrangement with the management of the facility for groups or parties and not open to the general public on a daily basis; not an eating place or restaurant.

Building materials sales (G-8)

Districts Where Allowed Districts where this use is Permitted by Right: LI, ME Districts Allowed as a Special Exception: C-1

Vehicle Parking:
1 parking space for each employee on the largest sale shift, plus 1 parking space for every 250 square feet of gross floor area used for servicing customers.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to a lumberyard and the storage and sale of finished products used in building and construction, such as concrete and metal pipes, provided that:

(a) Millworking is permitted as an accessory use.

(b) Storage yards shall be fully enclosed by fencing and a landscaped buffer at least 20 feet in width.

(c) The storage of flammable or toxic gases and liquids and the production and mixing of asphalt and concrete is prohibited.

(d) The minimum lot area shall be three acres.

Car wash (E-13)

Districts Where Allowed Districts Allowed as a Special Exception: C-1

Vehicle Parking:
1 parking space for each full-time employee.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
(a) A car wash shall include a water-recycling facility.
(b) Car washes shall be designed with a stacking area adequate for six cars so that waiting cars do not interfere with traffic flow.

Cemetery (C-14)

Districts Where Allowed Districts Allowed as a Special Exception: I, R-1, R-2, R2A, R2B, R-4

Vehicle Parking:
Parking shall be required to serve any custodial residence on the property.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Development Requirements:
A cemetery shall be limited to a burial place or graveyard, including a mausoleum, provided that:

(a) Cemetery area and bulk regulations.

[1] The minimum lot size shall be 100 acres.
[2] No more than 5% of the entire area, to a maximum of five acres, may be devoted to aboveground buildings not serving as burial markers or memorials, such as business and administration offices, chapels, maintenance facilities, greenhouses, workhouses, repair shops and the like. This restriction includes parking facilities.
[3] For all accessory buildings, the setback line requirement shall be the same as for single-family detached dwellings in the zone in which the cemetery is located.
[4] A buffer strip of at least 20 feet shall be provided between building or burial sites and the cemetery property line.
[5] One dwelling, to be used for custodial personnel, may be permitted.

(b) Cemetery design standards.

[1] The maximum height of buildings, including dwelling units where permitted, shall be two stories or 35 feet.
[2] For all entrance features, including gates, fountains, statuary, identification signs and the like:

[a] There shall be not more than two identification signs at such entrance.
[b] The main portion of entrance features shall be located no closer to the nearest right-of-way line of any public street than a distance equal to the building setback line required in the district in which the cemetery is located.
[c] No such entrance features shall exceed 12 feet in height.

(c) Such use may be an accessory use to any place of worship.

Commercial school (C-3)

Districts Where Allowed Districts where this use is Permitted by Right: C-2, C-4, LI

Vehicle Parking:
1 parking space for each faculty member and employee, plus 1 parking space per 3 students.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to a trade, professional, music or dancing school, operated as a commercial business.

Contract services (G-5)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, LI, ME

Vehicle Parking:
1 parking space for each employee on the largest shift, plus 1 parking space for every 250 square feet of gross floor area used for servicing customers.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Contract services shall be limited to offices and supply shops such as building supplies, cement, electric, heating, plumbing, masonry, painting, landscaping and roofing.

Day-care service (C-10)

Districts Where Allowed Districts where this use is Permitted by Right: C-3, C-4, I, LI

Vehicle Parking:
1 parking space per employee or volunteer, plus 1 parking space per 6 children receiving day care.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Day-care service for four or more children providing out-of-home care for part of a twenty-four-hour day to children under 16 years of age, excluding care provided by relatives and care provided by places of worship during religious services, subject to the following additional provisions:

(a) The facility shall meet all applicable design, site and area standards of the Pennsylvania Department of Public Welfare, Day-Care Division.

(b) Buffer yards shall be provided if the use is located within a residential district or adjacent to a residential use or district.

Detention facility (C-16)

Districts Where Allowed Districts where this use is Permitted by Right: I

Vehicle Parking:
Parking shall be provided in accordance with the requirements of the sponsoring agency.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to facilities owned and operated by the County of Bucks and shall be limited to the following:

(a) A juvenile detention facility as described and regulated in 42 Pa.C.S.A. § 6327.

(b) A rehabilitation center providing for minimum security detention of prisoners for work release or partial confinement. Such rehabilitation center shall not include facilities for the total confinement of prisoners who have been sentenced or who are awaiting trial.

(c) A penitentiary, correctional institution or prison.

Drug and alcohol rehabilitation center (C-13)

Districts Where Allowed Districts Allowed as a Special Exception: C-4

Vehicle Parking:
1 parking space for each employee, plus 1 parking space for each 3 patients.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to clinics for the diagnosis, treatment and rehabilitation of persons with dependency on drugs and/or alcohol; such facilities must be licensed by the Commonwealth of Pennsylvania. The minimum lot size shall be five acres.

Dwelling in combination with a business (H-8)

Eating place (E-5)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, ME, VC

Vehicle Parking:
1 parking space for each 2 seats in capacity. See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
An eating place shall be limited to any place for the sale and consumption of food and beverages, provided that:

(a) Drive-in service is prohibited.
(b) The sale of alcoholic beverages must be incidental to the sale and consumption of food.

Eating place, drive-through (E-6)

Districts Where Allowed Districts where this use is Permitted by Right: C-2 Districts Allowed as a Special Exception: C-1

Vehicle Parking:
1 parking space for each 1.5 seats in capacity. See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to cafeterias and eating establishments in which the principal business is the sale of foods and/or beverages in a ready-to-consume state for consumption either within the restaurant building or for carryout with consumption off the premises, provided that:

(a) The use must have direct access to an arterial or community collector street.

(b) There shall be only one point of ingress and only one point of egress per community collector or arterial street.

(c) Where a drive-in window is proposed, a stacking lane shall be provided to serve a minimum of 10 cars. The stacking lane shall not be used for parking lot circulation aisles nor shall it in any way conflict with through circulation or parking.

(d) A pedestrian walkway shall be provided between an existing sidewalk and the entrance to the restaurant. If there is no sidewalk, one shall be provided along the street frontage.

(e) All such restaurants shall provide a trash storage area which shall be screened from the street and adjacent properties, in accordance with this chapter, to prevent trash from blowing from the area and to permit safe and easy removal of the trash.

(f) Trash receptacles shall be provided outside the restaurant for patron use.

Electric vehicle charging station (EVSE) (E-21)

The equipment, including the cables, cords, conductors, connectors, couplers, enclosures, attachment plugs, power outlets, power electronics, transformer, switchgear, switches and controls, network interfaces, point of sale equipment, and associated apparatus designed and used for the purpose of transferring energy from the electric supply system to a plug-in electric vehicle. "EVSE" may deliver either alternating current or, consistent with fast charging equipment standards, direct current electricity. "EVSE" is synonymous with "electric vehicle charging station."

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, C-3, C-4, CR, I, I-2, LI, ME, R-1, R-1A, R-2, R2A, R2B, R-4, VC

Vehicle Parking:
1 parking space for each 250 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Development Requirements:
A. An electric vehicle charging station (EVCS) is a public or private parking space(s) that is (are) served by battery charging equipment with the purpose of transferring electric energy to a battery or other energy storage device in an electric vehicle.

B. EVCS are permitted in every zoning district, when accessory to the primary permitted use. Such stations located at single-family, two-family, and multifamily land uses shall be designated as private restricted use only.

C. If the primary use of the parcel is the retail electric charging of vehicles, then the use shall be considered a service station or a motor vehicle fueling center for zoning purposes and shall comply with § 175-16E(10) or § 175-16E(21). Installation shall be located in zoning districts which permit such uses.

D. Except when located in conjunction with single-family residences, electric vehicle charging stations shall be reserved for parking and charging of electric vehicles only.

E. General requirements.

(1) Electric vehicle charging stations within single-family and two-family residences are exempt from the below general requirements. This does not exempt electrical or other permit obligations.

(2) Equipment. Equipment for electric vehicle charging stations shall comply with the following standards:

(a) Equipment mounted on pedestals, lighting posts, bollards, or other devices for on-street charging station shall be designed and located as to not impede pedestrian travel or create trip hazards within the right-of-way.
(b) Charging station outlets and connector shall be no less than 36 inches or no higher than 48 inches from the top of the surface where an EVCS is operated from and shall contain a retraction device or a place to hang cords and connectors above the ground surface.
(c) Equipment shall be protected by wheel stops or concrete-filled bollards.

(3) Notification. The following information shall be posted at all electric vehicle charging stations:

(a) Voltage and amperage levels;
(b) Hour of operations if time limits or tow-away provisions are to be enforced by the property owner;
(c) Usage fees;
(d) Safety information;
(e) Contact information for reporting when the equipment is not operating or other problems.

(4) Signage. Each electric vehicle charging station shall be posted with signage indicating the space is only for electric vehicle charging purposes. Signage shall include items contained in § 175-30.7E(3). Additional signage is not permitted.

(5) Electric vehicle charging stations located within parking lots or garages may be included in the calculation of the minimum required parking spaces in accordance with § 175-22D.

(6) Site lighting shall be provided where an electric vehicle charging station is installed, unless charging is for daytime purposes only.

(7) The siting and dimensional standards for EVCS and associated equipment/ infrastructure shall comply with PA Uniform Construction Code standards, as amended.

(8) Accessible parking spaces for people with disabilities with electric vehicle service equipment shall comply with the general accessibility requirements as required by the PA UCC and the ADA.

(9) EVCS shall be installed by a licensed professional contractor and shall be in compliance with the National Electric Code and PA UCC, as amended.

Emergency services (F-2)

Districts Where Allowed Districts where this use is Permitted by Right: C-4, LI

Vehicle Parking:
3 parking spaces for each emergency vehicle. See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Emergency services shall be limited to fire, ambulance, rescue and other emergency services of a municipal or volunteer nature.

(a) For facilities without a community room, there shall be a minimum lot size of one acre.

(b) For facilities with a community room, there shall be a minimum lot size of three acres.

Entertainment, commercial recreation (E-9)

Districts Where Allowed Districts where this use is Permitted by Right: C-2

Vehicle Parking:
1 parking space for each 4 seats provided for patron use or at least 1 parking space for each 50 square feet of gross floor area used or intended to be used for services to customers, patrons, clients, guests or members, whichever requires the greater number of off-street parking spaces.
If the entertainment use is contained within a shopping center, the parking requirements for the entertainment use as set forth in this subsection shall be met separately and shall not be calculated on the basis of the shopping center use parking requirements as previously set forth in this section.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
An indoor or outdoor entertainment or recreational facility operated as a commercial venture, which may include a bowling alley, skating rink, movie theater, theater, games arcade, recreational camps, driving range, chip and putt golf or miniature golf.

(a) Minimum lot area: 5 acres.

(b) No outdoor active recreation area shall be located nearer to any lot line than 100 feet.

(c) Outdoor play areas shall be sufficiently screened with a planted buffer 10 feet in width.

(d) This use does not include a shooting range or target or gun club.

Equipment storage (G-9)

Districts Where Allowed Districts where this use is Permitted by Right: LI, ME

Vehicle Parking:
1 parking space for each employee on the largest shift, plus 1 parking space for every 250 square feet of gross floor area used for servicing customers.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to the rental and storage of construction equipment. No storage of junk vehicles shall be permitted.

(a) Storage yards shall be fully enclosed by fencing and a landscaped buffer at least 20 feet in width.
(b) The minimum lot area shall be three acres.

Financial establishment (E-4)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, C-3, C-4

Vehicle Parking:
1 parking space for each 200 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A financial establishment shall be limited to a bank, savings and loan association, credit union or other financial establishment, provided that if a drive-in window is provided, a stacking area to accommodate at least six vehicles shall be provided for each drive-in window.

Flea market (E-17)

Districts Where Allowed Districts Allowed as a Special Exception: C-2

Vehicle Parking:
5.5 parking spaces for each 1,000 square feet devoted to sales.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
The outdoor sale of handicraft items, art, flowers, household goods and antiques, provided that:

(a) The maximum site area shall be 15 acres.

(b) The minimum site area shall be five acres.

(c) The minimum setback from all property lines and the street right-of-way line shall be 50 feet.

(d) A planted buffer shall be provided wherever the use abuts a noncommercial district or use.

(e) Snack stands and food vendors operating outside an enclosed building are permitted. Vending machines located outside an enclosed building shall be prohibited.

(f) Tables and other accessories to the flea market use shall be stored within a completely enclosed building when the market is not open or otherwise in operation.

Food processing (G-11)

Districts Where Allowed Districts where this use is Permitted by Right: LI, ME

Vehicle Parking:
1 parking space for each employee on the largest shift, plus 1 parking space for every 250 square feet of gross floor area used for servicing customers.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
This use shall be limited to food processing, packing, canning of meat, fish, dairy and other food products as well as the manufacture and packaging of nonalcoholic beverages, provided that such uses are served by public water and public sewer services.

Fuel storage and distribution (G-7)

Districts Where Allowed Districts where this use is Permitted by Right: LI, ME

Vehicle Parking:
1 parking space for each employee on the largest shift, plus 1 parking space for every 250 square feet of gross floor area used for servicing customers.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to fuel storage and distribution tanks and related buildings, provided that:

(a) The maximum lot area shall be 10 acres.

(b) No retail sales will be permitted on the premises.

Funeral home (E-15)

A mortuary, including auditorium, crematorium, funeral equipment sales, laboratory and temporary storage facilities, but not including cemeteries, columbariums, mausoleums or any other permanent storage facility.

Garage/yard sales (H-9)

Golf course (C-7)

Districts Where Allowed Districts where this use is Permitted by Right: I, R-1, R-1A

Vehicle Parking:
50 parking spaces for an 18-hole golf course shall be provided;
An additional parking requirement for clubhouse, restaurant and other recreational uses shall be 50% of the requirements of use C-6, C-8 and E-5.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Development Requirements:
A golf course may include an eighteen-hole golf course, a club house, restaurant and other accessory uses, provided that these are clearly accessory to the golf course, and is subject to the following provisions:

(a) A lot area of not less than 90 acres shall be provided.
(b) No building shall be closer than 100 feet to any lot line.
(c) A buffer shall be provided, in accordance with the provisions of this chapter, along side and rear property lines where abutting properties are in any residential district or residential use.

Guesthouse/bed-and-breakfast (B-12)

A dwelling in which temporary sleeping accommodations are provided for compensation for no more than 10 persons at any given time.

Districts Where Allowed Districts Allowed as a Special Exception: C-1, C-2, I, R-1, R-1A, R-2, R2A, R2B, R-4, VC

Vehicle Parking:
1 parking space for each room, plus 1 for each employee.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
The use and occupancy of a detached dwelling shall be permitted for accommodating transient guests for rent subject to the following additional conditions and restrictions:

(a) No more than two adults and two children may occupy one guest room.

(b) The minimum lot size for the guesthouse use shall be one acre for the first two guest rooms and 20,000 square feet for each additional guest room. In no case shall the lot area be less than that required for single-family detached dwellings in the district in which the proposed guesthouse is located.

(c) The off-street parking and off-street loading provisions and provisions relating to highway frontage contained in this chapter shall apply.

(d) At least one bathroom shall be provided for each two guest rooms.

(e) No external alterations, additions or changes to the exterior structure shall be permitted except as required by any governmental agency for safety reasons.

(f) The use shall be carried on primarily by members of the immediate family which must reside on the premises. Nonresident employees shall be limited to two in addition to the resident members of the family. There may be a resident employee on the property whose living quarters shall be exclusive of those provided for guests.

(g) There shall be no separate kitchen or cooking facilities in any guest room.

(h) The maximum uninterrupted length of stay at a guesthouse shall be 14 days.

(i) The use of any amenities provided by the guesthouse, such as swimming pool or tennis courts, shall be restricted in use to guests of the establishment. The serving of meals shall be restricted to the guests of the establishment.

(j) There shall be no use of show windows or display or advertising visible outside the premises to attract guests other than a single nonilluminated sign which meets the regulations set forth in this chapter.

(k) If the facility is served by an on-lot water supply system and/or an on-lot wastewater disposal system, the applicant shall demonstrate to the satisfaction of the Bucks County Health Department and the Board of Supervisors that these on-lot facilities are adequate to serve the maximum number of guests which could be housed at the facility at any one time.

(l) Such use shall be restricted to structures which are officially designated as historic structures by the Board of Supervisors.

Home-based business (H-1)

A business or commercial activity administered or conducted as an accessory use which is clearly secondary to the use as a residential dwelling and which involves some customer, client or patient traffic, whether vehicular or pedestrian, pickup, meeting location, delivery or removal functions to or from the premises, in excess of those normally associated with a residential use.

Districts Where Allowed Districts where this use is Permitted by Right: C-1, R-2, VC Districts Allowed as a Special Exception: R-1, R-1A, R2A, R2B, R-4

Vehicle Parking:
1 parking space for each employee not residing within the dwelling and no more than 2 parking spaces for guests or patrons in addition to those required for the single-family residence.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Development Requirements:
A business or commercial activity administered or conducted as an accessory use which is clearly secondary to the use as a residential dwelling and which involves some customer, client or patient traffic, whether vehicular or pedestrian, pickup, meeting location, delivery or removal functions to or from the premises in excess of those normally associated with a residential use. The business or commercial activity must satisfy the following requirements:

(a) The home-based business shall be accessory to a residence and carried on wholly indoors and within a dwelling or other structure accessory thereto and shall be clearly incidental and subordinate to its use for residential purposes by its occupants.

(b) The business activity shall be compatible with the residential use of the property and surrounding residential uses and shall meet the minimum and maximum area, height and dimensional requirements of the district in which the use is located.

(c) Such use shall be limited to single-family detached dwellings.

(d) There shall be no use of show windows, display or advertising visible outside the premises, except as provided for signs herein.

(e) There shall be no exterior storage of material or building material.

(f) There shall be no parking of commercial vehicles, except that parking of not more than one commercial vehicle exceeding a one-ton loading capacity and with no more than two axles or four wheels, whichever is less, including any construction or landscaping vehicles and trailers used for their transportation (i.e., front-end loaders, cranes, cement mixers, riding lawn mowers, etc.) shall be permitted only within a completely enclosed building.

(g) The appearance of the residential structure shall not be altered or the home-based business within the residence be conducted in a manner which would cause the premises to differ from the residential character by the use of colors, materials, construction, lighting, show windows or advertising visible on the premises to attract customers or clients, other than an identification sign not exceeding two square feet, notwithstanding any other provisions of this chapter.

(h) A sign displaying the name and address of the home-based business may be permitted, subject to the following requirements: no more than one such sign shall be erected on the lot; the area of the sign shall not exceed two square feet in size; and the sign shall be either fixed flat on the main wall of the building or may be erected in the front yard, but not within 10 feet of the cartway.

(i) No articles shall be sold or offered for sale except such as may be produced on the premises.

(j) There shall be no stockpiling, storage or inventory of products of a substantial nature.

(k) There shall be no commodities sold or services rendered that require receipt or delivery of merchandise, goods or equipment by other than passenger motor vehicle or by parcel or letter carrier mail service using vehicles typically employed in residential deliveries.

(l) The home-based business shall be carried on only by inhabitants of the dwelling and not more than two additional employees.

(m) The floor area devoted to a home-based business shall not occupy more than 25% of the ground floor of the principal residential structure or 500 square feet, whichever is less; all portions of the floor area to be used for the home-based business shall be accessible to employees and clients without having to enter or walk through the areas of the residence devoted to solely residential use, and all areas to be used for employees and client visits shall be in one location and not separated by rooms or hallways which are used for residential purposes.

(n) No equipment or process shall be used in a home-based business which creates discernible noise, vibration, glare, fumes, odors or electrical interference at the property line, and no equipment or process shall be used which creates visual or audible interference in any radio or television receiver off the lot or causes fluctuations in line voltage off the lot.

(o) No manufacturing, repairing or other mechanical work shall be performed in any open area. All such activities shall be conducted in such a manner that they are not detectable or noticeable at or beyond the property line.

(p) The business activity may not generate any solid waste or sewage discharge, in volume or type, which is not normally associated with residential use in the neighborhood.

(q) The maximum number of off-street parking spaces shall be limited to six parking spaces, which shall not include any garage spaces and shall be designed to comply with the appropriate provisions of Article V of this chapter.

(r) No more than one home-based business shall be permitted per residential dwelling.

(s) The hours of operation shall be limited to Monday through Saturday, and activities shall occur between the hours of 8:00 a.m. to 9:00 p.m.

(t) Parking spaces required by the home-based business in addition to those required for the residential use must be located to the side or to the rear of the principal residence and must be separated from adjoining properties by a ten-foot-wide planted buffer.

(u) The business may not involve any illegal activity.

Hospital (C-12)

Districts Where Allowed Districts where this use is Permitted by Right: C-4, I

Vehicle Parking:
1 parking space for every 2 patient beds. See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A state-licensed facility subject to the following provisions:

(a) The minimum lot area shall be 10 acres.
(b) The minimum lot width shall be 500 feet.
(c) A hospital shall have direct access from a major collector or arterial highway.
(d) Emergency and service entrances shall be located so as not to be offensive to adjoining residential areas.

See § 175-77.3A for detailed information on area, height and dimensional standards for hospitals.

Junkyard (G-16)

A lot, land or structure or part thereof used primarily for the collection, storage and sale of wastepaper, rags, scrap metal or discarded material or for the collection, dismantling, storage or salvaging of machinery or vehicles not in operating condition and for the sale of parts thereof.

Districts Where Allowed Districts Allowed as a Special Exception: LI, ME

Vehicle Parking:
1 parking space for each employee on the largest shift.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to an area of land, with or without buildings, that is used for the storage of used or discarded materials, including but not limited to wastepaper, rags, metal, building materials, house furnishings, machinery, vehicles and parts thereof, provided that:

(a) The proposed use of an area shall not be detrimental to adjacent land uses.

(b) There shall be maximum lot size of five acres.

(c) Such use shall be a minimum of 200 feet from any public road as measured from the street line.

(d) The land area used for such purposes shall not be exposed to public view from any residence or public street or road.

(e) Such uses shall be entirely enclosed by a solid fence or wall at least six feet high and constructed of plank boards, brick, cinder block or concrete, with access only through solid gates. Such fence or wall shall be kept in good repair and neatly painted in uniform color.

(f) A dense evergreen buffer shall be provided on the outside perimeter of the fenced area. Evergreens shall be four to five feet in height and planted on ten-foot staggered centers.

(g) The contents of such use shall not be placed or deposited to a height greater than the height of the fence or wall herein prescribed.

(h) The storage of paper shall be within a building.

(i) The storage of toxic chemicals shall be prohibited.

(j) Dumping of trash or landfill operations and burning of any materials shall specifically be prohibited.

(k) All such uses shall be sealed from groundwater contamination and shall provide groundwater monitoring wells.

Kennels (A-3)

Any establishment wherein four or more dogs and other domesticated pets four months of age or older are kept for the purpose of breeding, boarding, sale or show purposes.

Districts Where Allowed Districts where this use is Permitted by Right: I, LI, ME, R2A, R2B, R-4 Districts Allowed as a Special Exception: R-1

Vehicle Parking:
1 parking space for each 4 animals in capacity.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
The keeping of more than four dogs, cats, ferrets or other animals customarily kept as household pets that are more than four months old for breeding, training, selling or boarding for a fee is permitted, provided that the following conditions are met.

(a) Minimum lot size shall be five acres.

(b) No animal shelter or runway shall be located closer than 300 feet to any residential building other than the owner's or closer than 100 feet to the property line.

(c) The kennel shall be constructed so that the animals cannot stray therefrom.

(d) All animals must be kept indoors between 10:00 p.m. and 7:00 a.m.

Large retail store (E-2)

Districts Where Allowed Districts where this use is Permitted by Right: C-2

Vehicle Parking:
1 parking space for each 200 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A large retail store is a store with greater than 10,000 square feet of floor area, including, regardless of size, any variety store, supermarket, department store and discount store.

Laundry, dry-cleaning or dyeing plant (G-14)

Districts Where Allowed Districts where this use is Permitted by Right: LI, ME

Vehicle Parking:
1 parking space for each employee on the largest shift, plus 1 parking space for every 250 square feet of gross floor area used for servicing customers.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A commercial plant for laundry, dry cleaning or dyeing.

Lawful use not otherwise permitted

Districts Where Allowed Districts Allowed as a Conditional Use: C-1, C-2, C-3, C-4, I, I-2, LI, ME

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Development Requirements:
This section is intended to provide, by conditional use, for any lawful use that is required to be permitted by the Pennsylvania Municipalities Planning Code and which is not otherwise permitted in any other use categories described in this section. A lawful use not otherwise permitted shall be subject to the following requirements in addition to the regulations found in Article XXIII, General Requirements, § 175-138A(6), (7), (9), (10), (11), (12), (13) and (14) hereof:

(a) The use must comply with the open space, impervious surface, area, lot area, and dimensional requirements of the district in which the use is proposed.

(b) The applicant must demonstrate that the use proposed will comply with all permit requirements of the Pennsylvania Department of Environmental Protection or any other commonwealth or federal government agency which regulates such use.

(c) A buffer area shall be established in accordance with the conditions imposed upon the granting of conditional use approval which is sufficient to adequately screen the lawful permitted use from other uses in the vicinity. The buffer area shall be in accordance with § 175-21 of the Zoning Chapter and shall be of sufficient width to protect the surrounding area from the objectionable effects of the proposed use, including, but not limited to noise, dust, vibration, odor, illumination, visual effects and the like.

(d) In addition, conditional use approval will only be granted by the Board of Supervisors after it has determined that the granting of such will not result in additional threats to public safety or extraordinary public expense, create nuisances, cause fraud or victimization of the public or conflict with local laws or ordinances.

Library or museum (C-4)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, CR, I, I-2 Districts Allowed as a Special Exception: C-3, R-2, R2B, R-4

Vehicle Parking:
1 parking space per 250 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to a library or museum open to the public or connected with a permitted educational use and operated by a public or quasi-public institution.

Livestock in residential areas (H-11)

Includes all cattle, horses, ponies, donkeys, mules, hogs, sheep, goats, rabbits, hares, poultry and any other similar creature raised for human use or profit, but shall not include dogs, cats or similar creatures customarily kept as household pets.

Districts Where Allowed Districts where this use is Permitted by Right: R-1, R-1A, R2A, R2B, R-4

Development Requirements:
Livestock shall be permitted on residential properties in accordance with the following regulations:

(a) A minimum lot area of five acres shall be required.
(b) No more than two animals shall be permitted for every five acres of lot area.
(c) Accessory structures shall be located only in the side or rear yards and no closer than 100 feet from the property lines.

(d) Poultry. The following regulations shall apply specifically to the raising and keeping of chickens on a noncommercial basis at a residential property:

[1] A minimum lot area of 40,000 square feet shall be required.
[2] Five chickens are permitted for the first acre, and one additional chicken is permitted for each 1/4 acre.
[3] No rooster shall be permitted on any lot less than five acres.
[4] Chicken runs, pens, henhouses, and chicken coops shall be set back from any lot line not less than 50 feet or the minimum yard setbacks for the district in which they are located, whichever is greater.
[5] All structures relating to chickens shall be located to the rear of the residence.
[6] No facility for storing manure or feed shall be located within 75 feet of any lot line.
[7] The exterior areas of henhouses and chicken coops shall not be illuminated.
[8] A written waste storage and removal plan shall be submitted. The henhouse, chicken run and pen and surrounding area must be kept free from trash and accumulated manure.

Manufactured home community (B-13)

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

Districts Where Allowed Districts where this use is Permitted by Right: R2A

Vehicle Parking:
Two off-street parking spaces shall be provided for each manufactured home.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Development Requirements:
A manufactured home community is a parcel or contiguous parcels of land which has been so designated and improved that it contains two or more manufactured home lots for the placement thereon of manufactured homes and meeting the regulations set forth in Article IX herein.

A. Manufactured home communities shall be buffered in accordance with the buffering requirements of Article V: General Requirements.

B. All manufactured home communities shall be served by public sewer systems and public water systems.

C. The construction and maintenance of all manufactured homes shall be in compliance with the National Manufactured Housing Construction and Safety Standards Act of 1974, as amended.

D. There shall be a minimum distance of 25 feet between an individual manufactured home, including accessory structures associated therewith, and other manufactured homes, the adjoining pavement of a park street or a common parking area or other common areas or structures.

E. The required 100-foot front yard setback shall be measured from the ultimate right-of-way line of the adjacent street.

F. No parking, loading or service areas shall be located less than 50 feet from a street ultimate right-of-way or other property line.

G. All utilities shall be placed underground within the manufactured home community.

H. The minimum number of manufactured home spaces completed and ready for occupancy before the first occupancy is permitted shall be nine.

I. Not more than 10% of the total number of manufactured home spaces shall be rented for residential use of a manufactured home for periods of less than 180 days.

J. All interior parking, service, accessways and streets shall be constructed in accordance with Chapter 153, Subdivision and Land Development.

K. Park areas for nonresidential uses.

(1) No part of any manufactured home community shall be used for nonresidential purposes except such uses that are required for direct servicing, management or maintenance of the community and its residents.

(2) Nothing contained in this section shall be deemed as prohibiting the sale of a manufactured home located on a manufactured home lot and connected to utilities.

L. Parking. See "Vehicle Parking" above for details.

R-2a District:
See § 175-48: Open space, impervious surface and area requirements for detailed information.
See also § 175-49: Lot area and dimensional requirements for more detailed information.

Manufacturing (G-1)

Districts Where Allowed Districts where this use is Permitted by Right: LI, ME

Vehicle Parking:
1 parking space for each 500 square feet of gross floor area, plus 1 parking space for each company vehicle.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Manufacturing uses shall include but not be limited to the production, processing, cleaning and testing of materials, goods, foodstuffs and products from the following previously processed and prepared materials: bone, ceramics, cork, feathers, felt, fur, glass, hair, horn, leather, metal, paper, plaster, plastics, precious and semiprecious stones, rubber, shells, textiles and tobacco. Manufacturing may also include the manufacture of electrical appliances and supplies, small or hand tools, hardware, toys, jewelry, clocks and watches, musical, professional and scientific instruments, optical goods, machinery and machine tools, electrical equipment, motors, iron and steel products, including fabrication and assembly, or other similar uses.

Medical marijuana dispensary (E-20)

Refer to definition as provided by Act 16 of 2016, 35 P.S. § 1023.101 et seq., as amended.

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Development Requirements:
(a) A medical marijuana dispensary must be legally registered in the commonwealth and possess a current valid medical marijuana permit from the Pennsylvania Department of Health. A medical marijuana dispensary shall provide proof of registration with the Pennsylvania Department of Health and shall at all times maintain a valid, accurate, and up-to-date registration with the Pennsylvania Department of Health. Should registration be denied or revoked at any time, any permits shall immediately become void.

(b) A medical marijuana dispensary shall at all times operate in compliance with all Pennsylvania Department of Health regulations pertaining to such facilities.

(c) A medical marijuana dispensary must operate entirely within an indoor, enclosed, and secured facility. No exterior sales and no sidewalk displays shall be permitted. No drive-through, dropoff, or pickup services shall be permitted.

(d) A medical marijuana dispensary may not be located:

[1] Within 1,000 feet of the property line of the property line of a public, private, or parochial school or day-care center. This distance shall be measured in a straight line from the closest exterior walls of the buildings or portions thereof in which the businesses are conducted or proposed to be conducted. Any medical marijuana facility lawfully operating shall not be rendered in violation of these provisions by the subsequent location of a public, private, or parochial school or day-care center;
[2] At the same site used for growing and processing medical marijuana; and
[3] In the same office as a practitioner or other physician.

Medical marijuana grower/processor (G-18)

Refer to definition as provided by Act 16 of 2016, 35 P.S. § 1023.101 et seq., as amended.

Districts Where Allowed Districts where this use is Permitted by Right: LI

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
(a) A medical marijuana grower/processor may only grow medical marijuana in an indoor, enclosed, and secure building, which includes electronic locking systems, electronic surveillance, and other features required by the Pennsylvania Department of Health. The grower/processor facility shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle, or other motor vehicle.

(b) Marijuana remnants and by-products shall be secured and properly disposed of in accordance with the Pennsylvania Department of Health Policy and shall not be placed within any unsecure exterior refuse containers.

(c) The grower/processor shall provide only wholesale products to other medical marijuana facilities. Retail sales and dispensing of medical marijuana and related products is prohibited at medical marijuana grower/processor facilities. A medical marijuana grower/processor may not operate on the same site as a medical marijuana dispensary.

(d) Growers/processors may not locate within 1,000 feet of the property line of a public, private, or parochial school or day-care center. This distance shall be measured in a straight line from the closest exterior walls of the buildings or portions thereof in which the businesses are conducted or proposed to be conducted. Any medical marijuana facility lawfully operating shall not be rendered in violation of these provisions by the subsequent location of a public, private, or parochial school or day-care center.

(e) A medical marijuana grower/processor shall at all times operate in compliance with all Pennsylvania Department of Health and Medical Marijuana Act regulations pertaining to such facilities. A medical marijuana grower/processor shall provide proof of registration with the Pennsylvania Department of Health and shall at all times maintain a valid, accurate, and up-to-date registration with the Pennsylvania Department of Health. Should registration be denied or revoked at any time, any permits shall immediately become void.

(f) A grower/processor facility shall not be open to the general public. Visitors, including vendors, contractors, and other individuals requiring access to the facility, shall be required to sign a visitor log and present government-issued identification in order to gain access to the site and facility.

(g) A grower/processor shall have security and surveillance systems to prevent unauthorized entry and to prevent and detect an adverse loss. A medical marijuana grower/processor shall submit a security plan to the Township. The security plan shall specify the type and manner of twenty-four-hour security, tracking, recordkeeping, record retention, and surveillance system to be utilized in the facility as required by the Medical Marijuana Act and as supplemented by regulations promulgated by the Pennsylvania Department of Health pursuant to the Medical Marijuana Act.

Medical office (D-2)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, C-3, C-4, CR, LI, VC

Vehicle Parking:
1 parking space for each 150 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to a building or buildings with multiple offices for more than one physician or dentist or other medical professional for examination or treatment of persons as outpatients and laboratories incidental thereto.

Mineral extraction (G-13)

The removal of any aggregate or mass of mineral matter, whether or not coherent. 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, anthracite and bituminous coal, coal refuse, peat and crude oil, and natural gas.

See also § 175-16G(13)(a) for more terms associated with mineral extraction.

Districts Where Allowed Districts Allowed as a Conditional Use: ME

Vehicle Parking:
1 parking space for each employee on the largest shift.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
The activities and residual effects shall not create conditions hazardous or otherwise adverse to the value and use of adjacent properties or the well-being of the surrounding area and its residents.

The site shall be reclaimed to a nonhazardous state permitting some reasonable future use and so that the extracting activities and resulting condition of the site will not result in environmental degradation of the surrounding area.

All activities of these land uses shall comply with all setback requirements of the zoning district in which the site is located or a minimum of 100 feet, whichever is greater, to protect adjacent properties.

Unique or environmentally significant natural features and significant historic or architectural structures and sites shall be protected from disruption or adverse effects from quarrying and/or mining activities.

Access to the site shall be from a community collector or arterial street.

See § 175-16G(13) for complete, detailed infromation on mineral extraction.

Regulations and requirements.

A. Hours of operation. No extractive operation or activity that involves the use of blasting, crushing, and material-handling equipment and vehicles, other than those customarily employed in office-type functions, shall commence before 6:30 a.m. or after 7:00 p.m. (either Eastern standard time or daylight saving time). There shall be no extractive operation of any type on Sundays.

B. Setback. No mineral extraction pit shall be opened, and no extraction shall be conducted, except in strict conformance with the setback requirements of all applicable federal, state, and local statutes, ordinances, regulations, and/or standards.

C. Fencing. Chain-link fencing or its equivalent, at least five feet in height, shall be erected within a distance of one foot from any adjoining property line or right-of-way line of any public street or highway, and the same shall be maintained in a constant state of good repair. The entire perimeter of all mineral extraction sites shall be fenced, and said fence shall bar all reasonable and normal access to the lands whereon the extractive operation is located, except through a substantial self-latching-type gate or gates, which shall, at all times, when not attached, be secured by a suitable lock or locks. Appropriate warning signs, which warn against trespassing and the presence of a mineral extraction operation, shall be mounted or posted along the fence at intervals of not more than 100 feet.

D. Control of vibration. No ground vibration caused by blasting or machinery shall exceed the limits established under any applicable federal, state or local statutes, ordinances, regulations or standards.

E. Blasting. No blasting or use of explosives shall be permitted upon said mineral extraction site, except in accordance with the laws of the Commonwealth of Pennsylvania and in accordance with the regulations that may be promulgated by the Secretary of Labor and Industry of the Commonwealth of Pennsylvania, and, prior to the firing of a blast or the setting off of explosives in any mineral extraction site in Doylestown Township, said owner/operator shall advise, at least 24 hours prior to the time of said detonation, one adult occupant of each dwelling located on a property adjoining the property line of said mineral extraction site as to the date and time that said blast will be detonated.

F. Reports. The owner shall submit and maintain on a current basis a list of all reports, except financial reports, filed with the federal, state, regional and county officials, including dates and agencies with which filed. Copies of any reports or records, except financial reports, required to be submitted to federal, state, regional or county officials or agencies pursuant to any laws or regulations shall be made available to the Township upon request.

In addition, conditional use approval will only be granted by the Board of Supervisors after it has determined that the granting of such will not result in additional threats to public safety or extraordinary public expense, create nuisances, cause fraud or victimization of the public, or conflict with local laws or ordinances.

Conformity with other regulations.
All permitted quarrying and related uses and operations shall conform to any applicable federal, state and local statutes, ordinances, regulations and standards relative to water or air pollution, particle emission, noise, waste disposal, vibration, land rehabilitation and reclamation and performance bond requirements. The applicable laws shall include but not be limited to the Clean Streams Law and the Surface Mining Conservation and Reclamation Act, as amended.

Mini warehouse/mini storage (G-3)

A building or group of buildings with individual, controlled access compartments for rental storage for nonbusiness use.

Districts Where Allowed Districts where this use is Permitted by Right: LI, ME

Vehicle Parking:
1 parking space for every 20 rental units. See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to the storage of items, limited to personal property generally stored in residential structures, within a warehouse structure or mini warehouse structure, provided that:

(a) The use shall be enclosed with a fence. Between the fence and the perimeter of the property there shall be a landscaped buffer planted in accordance with § 175-21.

(b) The minimum driveway width between buildings shall be 20 feet.

(c) No business activity other than leasing of storage units shall be permitted.

(d) All storage shall be within enclosed buildings.

(e) Explosive, radioactive or highly flammable materials and automobiles shall be prohibited.

Mixed residential subdivision (B-8)

Districts Where Allowed Districts where this use is Permitted by Right: R-4

Vehicle Parking:
In all residential districts, a minimum of two off-street parking spaces shall be provided for each dwelling unit. Parking spaces within garages shall not be used to meet the off-street parking requirement.

Development Requirements:
A subdivision in which a mixture of types of residential dwelling units is encouraged to promote sound land use planning and to provide a variety of housing choices. In a mixed residential subdivision, the following regulations must be met:

(a) The mixed residential subdivision shall be constructed in accordance with an overall plan.

(b) The development shall consist of a harmonious grouping of buildings, parking areas, circulation system and open spaces, planned as a single unit, in such manner as to constitute a safe, efficient and convenient residential site.

(c) There shall be adequate provisions for safe and efficient pedestrian and vehicular traffic circulation within the site and for ingress and egress to and from public streets and highways serving the site without undue congestion of or interference with the normal traffic flow within the region.

(d) If the development is to be carried out in successive stages, each stage must be planned so that the requirements of this chapter shall be fully complied with by the development at the completion of any stage.

(e) All mixed residential subdivisions shall conform to the minimum standards for a mix of dwelling unit types as set forth below: see § 175-16B(8)(e) for details.

(f) Such uses shall be served by public water and public centralized sewage systems.

R-4 District:
See § 175-59: Open space, impervious surface and height requirements for detailed information.
See also § 175-60: Lot area and dimensional requirements for more detailed information.

Motel, hotel or inn (E-8)

A building used for the purpose of furnishing for compensation temporary lodging to the public and having lodging accommodations for more than 10 persons.

Districts Where Allowed Districts where this use is Permitted by Right: C-2, R-4

Vehicle Parking:
1.2 parking spaces per room. See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to a building or group of buildings containing rooms for rent for the accommodation of transient guests, chiefly motorists, plus an eating place, provided that:

(a) The use must have direct access to a community collector or an arterial street.

(b) Units in such facilities shall contain a minimum of 200 square feet of floor space, with a minimum of two rooms: a bedroom and a separate bathroom equipped with a flush water closet, a lavatory basin and a bathtub or shower, all properly connected to a public water and public centralized sewer system.

(c) All such uses shall be served by public water and public centralized sewage disposal systems.

(d) The minimum lot area shall be 10 acres.

(e) Any retail or commercial use accessory to the hotel, motel or inn use shall be subject to the following restrictions:

[1] The accessory use shall be contained within the hotel, motel or inn building, and any customer entrance to any place of business, except for a banquet, convention or conference center associated with the hotel, motel or inn, shall be from inside the building.
[2] The accessory use, except for a banquet, convention or conference center associated with the hotel, motel or inn, shall be principally for customers of the hotel, motel or inn.
[3] There shall be no display of merchandise or other manifestation of commercial or retail use visible from the street or property line.

(f) Loading requirements.

[1] There shall be at least one loading berth to serve the facility for each three trucks serving the facility on an average day or a suitable alternative solution applicable to the proposed use as long as no trucks are parked on any streets and the alternative is reviewed by the Township Planning Commission and approved by the Township Board of Supervisors.
[2] No permitted or required loading berth shall be located within 50 feet of any property line.
[3] Additional off street loading requirements of Article V shall be met.
[4] All loading berths shall be located at the rear of the hotel/motel/inn facility.

The following minimum dimensional requirements shall apply for all shopping centers (use E-14) and hotels, motels or inns (use E-8):

(1) Minimum lot area: 10 acres.
(2) Minimum lot width at building setback line: 500 feet.
(3) Maximum impervious surface coverage: 50% of net buildable site area.
(4) Maximum building height: 35 feet.
(5) Minimum yards:

(a) Front: 100 feet.
(b) Side: 75 feet each.
(c) Rear: 75 feet.

R-4 District:
See § 175-59: Open space, impervious surface and height requirements for detailed information.
See also § 175-60: Lot area and dimensional requirements for more detailed information.

Motor vehicle fueling center and retail shop (E-21)

A facility associated with the sale of motor vehicle fuel, including but not limited to gasoline, diesel, electricity and other alternative fuels, that also offers for sale grocery type items, and including items from the following groups: beverages, snacks (including confectionery), dairy products and tobacco. Food preparation for take-away consumption shall be permitted. The use may provide for indoor automated teller machines and financial services, indoor public telephone facilities, indoor vending machines, electric vehicle charging stations, and air pumps for the inflation of tires.

Districts Where Allowed Districts where this use is Permitted by Right: C-2 Districts Allowed as a Special Exception: C-1

Vehicle Parking:
1 parking space for each 250 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A facility associated with the sale of gasoline and other motor vehicle fuel products that also offers for sale grocery type items, and including items from the following groups: beverages, snacks (including confectionery), dairy products and tobacco. Food preparation for take-away consumption shall be permitted. The use may provide for indoor automated teller machines and financial services, indoor public telephone facilities, indoor vending machines, electric vehicle charging stations, and air pumps for the inflation of tires.

The minimum required lot area: two acres.

The minimum required lot width: 200 feet measured at the street line.

Access shall be to a regional arterial or community arterial street classification as identified in the Doylestown Township Subdivision and Land Development Ordinance.

All activities except those performed at fuel pumps and air pumps must be performed completely within an enclosed building.

No drive-in windows are permitted for the sale of convenience items.

The applicant shall incorporate design elements such as buffer plantings, sidewalks, fencing, ornamental plantings, and other similar features to enhance the aesthetics of the street frontage.

Buffer yards shall be provided in accordance with the requirements of § 175-21 and Chapter 153. Subdivision and Land Development.

No vehicle may be stored on the site,and no vehicle may remain on the premises for more than 24 hours.

Canopies over pump islands shall be constructed with pitched roofs, and canopy columns shall be laced with brick wainscoting or similar materials up to a height of at least six feet. All building facades facing a public right-of-way must include two additional features among this list: windows, pent roofs, offsets, variations in materials, or other architectural amenities designed to enhance the building's appearance.

Such use may he conducted on a twenty-four-hour basis, notwithstanding any other provision of this subsection, providing that all of the following criteria are met:

[1] No deliveries or pick-up of inventory, merchandise, foodstuffs, fuel, trash, or other product shall occur between the hours of 10:00 p.m. and 7:00 a.m.

[2] A buffer or screen which is a minimum six feet high above grade, consisting of two of the following elements (except for an area occupied by a trash enclosure, in which case the screen shall consist of one of the following elements): a decorative wall, fencing, or landscaping to screen adjoining residential properties and to inhibit light generated on-site from traversing off the site.

[3] No amplified sound and/or gas pump televisions are permitted to be operated between the hours of 10:00 p.m. and 7:00 a.m.

All trash shall be stored within a building or enclosed area.

Any electric vehicle charging station(s) shall comply with the requirements of § 175-30.7E.

Multifamily dwelling (B-6)

A building, not a townhouse, on a lot designed for and occupied exclusively as a residence for three or more families living independently of one another, with or without the provisions of meal service for its tenants and guests and with or without a central dining room, but without meal service for the general public and without habitable rooms in the basement: an apartment house or apartment complex.

Districts Where Allowed Districts where this use is Permitted by Right: R-2, R2A, R-4

Vehicle Parking:
In all residential districts, a minimum of two off-street parking spaces shall be provided for each dwelling unit. Parking spaces within garages shall not be used to meet the off-street parking requirement.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Development Requirements:
An attached dwelling unit may be arranged in a variety of configurations: side by side, back to back or vertically. Access shall be by way of an individual outside entrance to each dwelling unit.

(a) The maximum length of such a building shall be 180 feet.

(b) Multifamily units shall be arranged in groups or clusters and not in long rows parallel to street lines.

(c) To create architectural interest in the layout and character of housing fronting streets, variations in setbacks, materials and design shall be used.

(d) The distance between any two buildings, either of which faces or backs upon the other in whole or in part, shall not be less than 75 feet.

(e) The distance between the ends of two buildings, similarly oriented and without openings or windows in the end walls, shall not be less than 24 feet.

(f) The distance between any building face and a parking area shall not be less than 20 feet.

(g) All multifamily developments shall be served by public water and public centralized sewage disposal facilities.

(h) The following yard requirements for multifamily development shall apply:

[1] Front yard: 100 feet.
[2] Side yard: 75 feet each side.
[3] Rear yard: 75 feet.
[4] Minimum lot width: 300 feet.

(i) Where individual dwelling units do not have separate lots, there shall be an area at least 20 feet along the outside perimeter of the dwellings which shall be available to the residents of the dwellings, but which shall not be considered and/or counted as required open space.

(j) Required open space shall be separated from the rest of the development by means of a fence or planted buffer so that open space areas are clearly defined.

R-2 District:
See § 175-43: Open space, impervious surface and area requirements for detailed information.
See also § 175-44: Lot area and dimensional requirements for more detailed information.

R-2a District:
See § 175-48: Open space, impervious surface and area requirements for detailed information.
See also § 175-49: Lot area and dimensional requirements for more detailed information.

R-2b District:
See also § 175-55: Lot area and dimensional requirements for detailed information.

R-4 District:
See § 175-59: Open space, impervious surface and height requirements for detailed information.
See also § 175-60: Lot area and dimensional requirements for more detailed information.

Municipal/governmental building (C-15)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, I, I-2, LI, ME, R-2, VC

Vehicle Parking:
1 parking space for each 2 seats in public meeting rooms, plus 1 parking space per employee.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to a municipal or governmental administration building, municipal police station, courthouse, district justice office, road maintenance facility and such other uses as would customarily be associated with the operations of government, except such use shall not be deemed to encompass a landfill, incinerator or other waste disposal facility.

No-impact home-based business (H-2)

A business or commercial activity administered or conducted as an accessory use which is clearly secondary to the use as a residential dwelling and which involves no 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.

Districts Where Allowed Districts where this use is Permitted by Right: C-1, R-1, R-1A, R-2, R2A, R2B, R-4, VC

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Development Requirements:
A business or commercial activity administered or conducted as an accessory use which is clearly secondary to the use as a residential dwelling and which involves no 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. The business or commercial activity must satisfy the following requirements:

(a) The no-impact home-based business shall be accessory to a residence and carried on wholly indoors and within a dwelling or other structure accessory thereto and shall be clearly incidental and subordinate to its use for residential purposes by its occupants.

(b) The business activity shall be compatible with the residential use of the property and surrounding residential uses and shall meet the minimum and maximum area, height and dimensional requirements of the district in which the use is located.

(c) There shall be no use of show windows, display or advertising visible outside the premises.

(d) There shall be no exterior storage or building material.

(e) There shall be no outside appearance of a business use, including, but not limited to, parking, signs or lights.

(f) The appearance of the residential structure shall not be altered or the no-impact home-based business within the residence be conducted in a manner which would cause the premises to differ from the residential character by the use of colors, materials, construction, lighting, show windows or advertising visible on the premises to attract customers or clients.

(g) There shall be no display or sale of retail goods and no stockpiling, storage or inventory of products of a substantial nature.

(h) There shall be no commodities sold or services rendered that require receipt or delivery of merchandise, goods or equipment by other than passenger motor vehicle or by parcel or letter carrier mail service using vehicles typically employed in residential deliveries.

(i) The no-impact home-based business shall be carried on only by inhabitants of the dwelling.

(j) The floor area devoted to a no-impact home-based business shall not occupy more than 25% of the ground floor of the principal residential structure or 500 square feet, whichever is less.

(k) No equipment or process shall be used in a no-impact home-based business which creates discernible noise, vibration, glare, fumes, odors or electrical interference at the property line, and no equipment or process shall be used which creates visual or audible interference in any radio or television receiver off the lot or causes fluctuations in line voltage off the lot.

(l) The business activity may not generate any solid waste or sewage discharge, in volume or type, which is not normally associated with residential use in the neighborhood.

(m) The business may not involve any illegal activity.

Nonresidential planned group development

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Development Requirements:
Nonresidential planned group development. The following regulations shall apply to nonresidential development where group development of more than one building or use is permitted on a single lot. Planned group development shall also comply with all other applicable regulations of this chapter.

(1) The proposed development shall be constructed in accordance with an overall plan and shall be designed as or as part of a single architectural and landscaping theme. All buildings on a lot shall be arranged in a group of buildings, and the group of buildings as a unit shall comply with the area and yard regulations of the zoning district in which it is located.

(2) The tract of land on which each permitted use is conducted shall be owned and operated as a single or common management and maintenance unit, with common open space, parking, utility and maintenance facilities.

(3) Building arrangement. The distance between two principal buildings on a lot shall be equal to or greater than the height of the taller building, unless the buildings are attached by an enclosed walkway.

(4) Water supply and sewage facilities. All buildings shall be served by a public water supply and public centralized sewage disposal system, where feasible.

(5) Underground utilities. All public utility lines and similar facilities servicing the proposed development and its area shall be installed underground, and electric transformers shall be installed underground or within the walls of a completely enclosed building.

(6) Staged development. If the development is to be carried out in stages, each stage shall be so planned that the intent of this chapter shall be fully complied with at the completion of any stage.

(7) Lighting facilities. Lighting facilities shall be arranged in a manner which will protect the highway and neighboring properties from unreasonable glare or hazardous interference of any kind. Lighting facilities shall be required where deemed necessary for the safety and convenience of residents and shall comply with Chapter 153, Subdivision and Land Development, requirements for a lighting plan as well as with the provisions of § 175-20, Outdoor illumination.

Planning and development considerations. In considering the plans submitted for nonresidential group development, the Planning Commission will consider the following factors:

(a) That the plan for development is consistent with the Comprehensive Plan for the orderly development of the Township and with the purpose of this chapter to promote the health, safety, morals and general welfare of the Township.

(b) That the appropriate use of property adjacent to the area included in the plan be safeguarded.

(c) That the development will consist of a harmonious grouping of buildings, service and parking area circulation and open spaces, planned as a single unit, in such manner as to constitute a safe, efficient and convenient use.

(d) That provision is made for safe and efficient ingress and egress to and from public streets and highways serving the site without undue congestion to or interference with normal traffic flow within the Township.

(e) That adequate off street parking space is provided in accordance with this chapter as an integral part of the plan.

(f) That all buildings within the development shall be served by a public centralized sanitary sewage disposal system and public centralized water system wherever possible.

Non-tower wireless communications facilities (F-4)

All non-tower wireless communications facilities, including, but not limited to, antennas and related equipment. Non-tower WCFs shall not include support structures for antennas and related equipment.

See also § 175-16F(4)(a) for additional terms associated with wireless facilities.

Nursing home (C-11)

A licensed establishment which provides full-time convalescent or chronic care for three or more individuals who are not related by blood or marriage to the operator and who, by reason of chronic illness or infirmity, are unable to care for themselves. No care for the acutely ill or surgical or obstetrical services shall be provided in such a home.

Districts Where Allowed Districts where this use is Permitted by Right: C-3, C-4, CR, I

Vehicle Parking:
1 parking space per every 3 patient beds. See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A nursing facility or convalescent home licensed by the Pennsylvania Department of Health which is set up to provide long-term health care primarily to senior residents with chronic diseases or disabilities. This use does not include life-care or continuing-care facilities.

The maximum height for nursing homes shall be 60 feet or five stories, whichever is less.

Office (D-1)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, C-3, C-4, LI, ME, VC Districts Allowed as a Special Exception: I, R-2, R2A, R2B, R-4

Vehicle Parking:
1 parking space for each 200 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A building for business, professional or governmental offices, provided that:

(a) Such use shall be carried on wholly indoors and within the principal building.

(b) No office building shall include a store, beauty shop or other personal service shop.

(c) No office building shall include a store front, a store window or any other retail commercial characteristic which detracts materially from the character of the district or surrounding neighborhood.

(d) No structure designed for office use erected or renovated after the effective date of this chapter shall include any dwelling unit or units.

VC District:
Within the VC Village Center District, a D-1 office use is permitted. However, the requirements of § 175-16D(1)(b) and (d) of this chapter shall not apply.

Outside storage (H-4)

Districts Where Allowed Districts where this use is Permitted by Right: C-2, LI, ME

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
(a) Outside storage, other than storage as a primary use of the land, necessary but incidental to the normal operation of a primary use, shall be permitted, subject to the following additional provisions:

[1] No part of the street right-of-way, no sidewalks or other areas intended or designed for pedestrian use, no required parking areas and no part of the required front yard shall be occupied by outside storage.

[2] Outside storage areas shall occupy an area of less than 1/2 of the existing building coverage.

[3] Outside storage areas shall be shielded from view from the public streets in accordance with the buffer requirements of this chapter.

(b) Uses requiring more substantial amounts of land area for storage may be exempt from the provisions of Subsection (a)[2] and [3] above. For these uses only, outdoor storage may be placed within the required yard area so long as all storage is set back a distance equal to at least 50% of the required yard area for the district in which the use is located.

[1] Uses that may be exempt include, but are not limited to:

A-1	Agriculture and horticulture
E-11	Automotive sales
G-1	Manufacturing
G-5	Contract services
G-10	Truck terminal
G-12	Recycling facility
G-13	Quarry

[2] Uses that shall not be considered appropriate for inclusion under this provision include:

E-1	Retail shop
E-7	Repair shop
E-10	Service station
E-12	Automotive repair and paint shop
E-13	Car wash
G-3	Mini warehouse/mini storage
G-6	Trades
G-15	Warehouse
G-16	Junkyard

(c) The storage of tractor trailers, panel trucks, vans and similar vehicles which supply or service establishments in commercial or industrial districts shall be permitted, provided that such vehicles shall be used by the establishment in the normal conduct of its business.

Personal care home for senior adults (C-17)

Districts Where Allowed Districts where this use is Permitted by Right: C-2, C-3, R-4

Vehicle Parking:
1 parking space for every 2.5 beds of total capacity in the facility, which said parking requirements include employee parking.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A facility in which food, shelter, personal assistance or supervision are provided for a period exceeding 24 consecutive hours for more than three adults who are not relatives of the operator and who require assistance or supervision in matters such as dressing, bathing, diet or medication prescribed for self-administration but do not require hospitalization or care in a skilled nursing or intermediate care facility. A personal-care home for senior adults shall comply with the following requirements:

(a) The facility shall meet the standards and requirements for licensing of personal-care boarding homes as established by the Pennsylvania Department of Public Welfare and shall be licensed by the Commonwealth of Pennsylvania. Residents of the facility shall be 55 years of age of older, but in the case of married couples wishing to be admitted together, at least one of the individuals must be 55 years of age or older.

(b) The maximum density shall be 20 beds per acre of net lot area unless the facility is located within the C-2 Commercial District. ["Net lot area" is defined as the lot area less covenants, easements, rights-of-way and resource-protected areas pursuant to § 175-27C, and, for the purposes of this use, a bed shall be used as the indicator of the capacity of the facilities so that the maximum capacity of the facility shall not exceed 20 beds per acre.]

(c) A maximum of 10% of the facility's beds may be included within independent living units, as defined by the Pennsylvania Department of Public Welfare.

(d) Area and dimensional requirements shall be as follows: see § 175-16C(17)(d)[1] for details.

(e) A buffer area, planted and maintained in accordance with the provisions of Article V, shall be established and shall have a minimum width of 30 feet. A buffer area shall be located along all lot lines except where the lot line is a front street line.

(f) A minimum of 40% of the tract shall be devoted to open space, which shall be area which is not used for building, parking, paving, loading area, detention basins, accessory buildings, rights-of-way, etc., but the open space may include minimum yard requirements for this district, all of which said open space shall be landscaped or, if wooded, may be left in its natural state.

(g) For the purposes of this use, the open space must be contained within the lot which will ultimately include the personal care facility, and the site upon which the facility is to be placed must, in and of itself, meet all of the requirements of this chapter and Chapter 153, Subdivision and Land Development, including but not limited to such issues as environmental performance standards and tree preservation, etc.

The following minimum dimensional requirements shall apply for all personal-care homes for senior adults (use C-17):

(1) Minimum lot area: five acres.
(2) Minimum lot width at building setback line: 200 feet.
(3) Maximum impervious surface coverage: 50%.
(4) Maximum building height: 40 feet, provided that no building shall contain more than three stories.
(5) Minimum yards:

(a) Front: 80 feet.
(b) Side: 40 feet.

(c) Rear: 100 feet.
(6) Minimum open space ratio: 0.40.

NOTE: Where a property abuts a residentially zoned district, no parking areas, buildings, structures, accessways or driveways shall be located within 50 feet of the residential district; which 50 feet shall be used for buffer plantings and landscaped space only.

C-3 District:
This use in the C-3 Commercial Zoning District shall be subject to the dimensional criteria applicable to the C-3 Zoning District and shall not be subject to the dimensional criteria set forth in § 175-16C(17)(d). In addition, in the C-3 Commercial Zoning District, Use C-17 shall not be subject to the requirements of § 175-16C(17)(c) related to limiting to 10% the facility beds which may be included within independent living units.

Place of worship (C-1)

Districts Where Allowed Districts where this use is Permitted by Right: I Districts Allowed as a Special Exception: R-1, R2A, R2B, R-4, VC

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Development Requirements:
Such use shall be limited to a church, synagogue, monastery or other place of worship, provided that:

(a) Access shall be to a collector or arterial highway or to a street which lies within 1,000 feet of a collector or arterial highway;

(b) Minimum yards. Where said use abuts a residential use, the minimum yard requirements shall be doubled, but in no case shall be less than the following:

[1] Front yard: 100 feet.
[2] Side yard: 50 feet each.
[3] Rear yard: 50 feet.

(c) The minimum lot area shall be five acres.

Printing (G-4)

Private organization or community center (C-8)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-3, C-4, I, I-2 Districts Allowed as a Special Exception: CR, R-1, R-2, R2B, R-4, VC

Vehicle Parking:
1 parking space for each 200 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A building and related facilities used for fraternal, educational, social, cultural or recreational activities, owned or operated by a corporation, association or group of individuals, or by an educational, philanthropic, governmental or religious institution.

(a) The use shall not be conducted as a private gainful business.

(b) No outdoor recreational area shall be located nearer to any lot line than 100 feet.

(c) In residential districts, private organizations and community centers shall be limited to those operated by groups which do not provide dining services and/or the service of alcoholic beverages.

(d) The minimum lot area shall be three acres in the R-2 and R-2b Zoning Districts, but in all other districts the minimum lot size shall be five acres.

R-4 District:
See § 175-59: Open space, impervious surface and height requirements for detailed information.

Quarry (G-13)

Any natural or excavated opening in the ground from which clay, gravel, slate, limestone, sandstone or other rocks or minerals or material are obtained by stripping, digging, blasting or other means, except for anthracite or bituminous coal stripping. "Blasting" shall mean the explosion of dynamite, black powder, fuse, blasting cap, detonators, electric squibs or other explosives as defined in the Regulation for Pits and Quarries, 1959 Edition, issued by the Commonwealth of Pennsylvania through the Department of Labor and Industry, as amended.

Recreational facility (C-5)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, C-3, C-4, CR, I, LI, ME, R-1, R-2, R2A, R2B, R-4, VC Districts Allowed as a Special Exception: R-1A

Vehicle Parking:
1 parking space per each 50 square feet of gross floor area used or intended to be used for service to customers, patrons, clients, guests or members.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A public park, nature preserve or outdoor recreation area, owned and operated by the Township, county, state or federal government, subject to the following:

(a) No outdoor active recreational area shall be located nearer to any lot line than 100 feet, unless the adjacent property is preserved open space or park land.

(b) A planted buffer 10 feet in width shall be provided where the use abuts existing residences or where properties that adjoin are zoned for residential use and are not preserved open space or park land.

(c) Minimum lot area shall be one acre.

(d) This use shall not include a shooting range or target or gun club.

Recreational vehicles (H-8)

RECREATIONAL EQUIPMENT — Equipment including boats, boat trailers, travel trailers, pickup campers or coaches designed to be mounted on automotive vehicles, motorized dwellings, tent trailers, recreational vehicles and the like, and cases or boxes used for transporting recreational equipment, whether occupied by such equipment or not.

Districts Where Allowed Districts where this use is Permitted by Right: R-1, R-1A, R-2, R2A, R2B, R-4

Vehicle Parking:
Recreational vehicle parking is permitted as an accessory residential use only for single-family detached dwellings.

Development Requirements:
These regulations apply to recreational vehicles which are stored on a property but are not enclosed within a garage or other building.

(a) Recreational vehicles include travel trailers, boats, campers, snowmobiles, all-terrain vehicles, trailers for these vehicles and other similar vehicles.

(b) Two recreational vehicles, not enclosed within a garage or other building, shall be permitted per dwelling.

(c) See "Vehicle Parking" above for details.

(d) Recreational vehicles shall not be stored between the street line and the front building line and/or in front of the principal building unless the recreational vehicle is totally screened from view by fencing and vegetation or the recreational vehicle is at least 400 feet from the front property line of the single-family dwelling.

(e) No such vehicle shall be used for living, sleeping or housekeeping purposes when parked or stored on a residential lot or in any location not approved for such use.

(f) No recreational vehicles stored on the property shall be closer than seven feet from any property lines.

(g) For the purpose of this subsection, recreational vehicles shall be presumed stored on a property if they remain on the property for more than seven consecutive days and more than 10 days in any calendar month.

Recycling facility (G-12)

Districts Where Allowed Districts Allowed as a Special Exception: I, LI, ME

Vehicle Parking:
1 parking space for each employee on the largest shift.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to an area of land, with or without buildings, that is used for the storage of used or discarded materials, administered by the municipality for the purpose of recycling, including but not limited to wastepaper, metal and glass, provided that:

(a) The proposed use of an area shall not be detrimental to adjacent land uses.

(b) There shall be maximum lot size of five acres.

(c) Such use shall be a minimum of 200 feet from any public road as measured from the street line.

(d) The land area used for such purposes shall be hidden from public view by an evergreen buffer so that it is not visible from neighboring streets, residences or other structures.

(e) There shall be no compacting of automobiles and no storage of auto chassis from which usable parts have been removed.

(f) The storage of paper shall be within a building.

(g) The storage of toxic chemicals shall be prohibited.

(h) Dumping of trash or landfill operations and burning of any materials shall specifically be prohibited.

(i) Any such uses shall be sealed from groundwater contamination.

Repair shop (E-7)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, VC

Vehicle Parking:
1 parking space for each 300 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A repair shop shall be limited to any business for the repair of appliances, lawn mowers, watches, guns, bicycles, locks and small business machines (but not including automobile, vehicle and motorcycle repairs).

Research (G-2)

Districts Where Allowed Districts where this use is Permitted by Right: I, LI, ME Districts Allowed as a Special Exception: C-3

Vehicle Parking:
1 parking space for each 500 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Development Requirements:
Scientific or industrial research, testing or experimental laboratory or similar establishment for research or product development, provided that:

(a) No research facility shall be a commercial production facility.

(b) No research facility shall be permitted which constitutes a danger to the community because of combustible or radioactive materials

Residential accessory structure (H-3)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, R-1, R-1A, R-2, R2A, R2B, R-4, VC

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Development Requirements:
Such use shall include a residential accessory structure or use, including but not limited to:

Parking spaces for the parking of passenger vehicles. All driveways and on-lot parking spaces shall be at least 10 feet from any side or rear lot line for single-family detached dwellings (use B-1), single-family cluster dwellings (use B-7) and single-family dwellings with lot averaging (use B-9).

Parking of not more than one commercial vehicle not exceeding a one-ton loading capacity and with no more than two axles or four wheels, whichever is less, including any construction or landscaping vehicles and trailers used for their transportation (i.e., front-end loaders, cranes, cement mixers, riding lawn mowers, etc.) shall be permitted only within a completely enclosed building and only as an accessory to a single-family detached dwelling and shall only be for the use of the inhabitants of the subject residence.

Structures, such as fences and walls, that are man-made structures, erected to enclose or screen areas of land are permitted, subject to the property owner and/or applicant applying for and receiving a zoning permit from the Township and subject to the following restrictions:

[1] Fences and walls in any portion of the front yard, as defined by this chapter, shall not exceed six feet in height. Height shall be measured from the mean ground level surrounding the fence or wall to the highest point of the fence or wall.
[2] Fences and walls in side and rear yards shall not exceed eight feet in height.
[3] No fences or walls may be constructed in the clear site triangle or in any portion of a street right-of-way or in a public easement or in any portion of any public or private easement where the easement agreement prohibits fences or walls.
[4] Notwithstanding anything to the contrary contained in this subsection, fences or walls surrounding tennis courts may be not more than 10 feet in height, but tennis courts may not be located in any portion of the required front yard as defined by this chapter.
[5] These regulations shall not apply to the following:

[a] Fences or walls required to be installed in order to comply with swimming pool fencing requirements of this chapter and/or the Township Building Codes.
[b] Fences or walls solely required as a result of an agricultural or horticultural use of real property.

Structures, such as storage sheds, bathhouses, detached garages, and private greenhouses, provided that they do not exceed 20 feet in height and that they meet the following requirements:

[1] Structures with a floor area of 144 square feet or less shall be no closer than seven feet to any property line.
[2] Structures with a floor area of more than 144 square feet shall meet the setback requirement for principal buildings for the applicable zoning district.
[3] Such structures shall be permitted accessory uses for single-family detached dwellings only.
[4] The impervious surface requirements of the district in which the use is located must be met and shall be calculated, including the accessory structures.
[5] Decks attached to or immediately adjoining a dwelling unit shall not encroach more than 10 feet into a required rear yard.
[6] All accessory structures shall be located behind the principal building setback line closest to the street on which the principal building fronts.

Tennis courts or sports courts. Tennis courts or sports courts and any accessory construction associated with tennis courts or sports courts, including but not limited to fencing and paving, shall be no closer than 15 feet to any side or rear property line.

In addition to the regulations as set forth herein, all accessory buildings or structures shall also be subject to the requirements of § 175-17F of this chapter for minimum setbacks for accessory uses.

Residential conversion in connection with use of historic structures (B-10)

Districts Where Allowed Districts Allowed as a Conditional Use: R-1, R-1A Districts Allowed as a Special Exception: C-1, R2B, R-4, VC

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Development Requirements:
See § 175-37D for information on conditional uses.

Such use shall be limited to the conversion of an existing dwelling into more than one dwelling or the conversion of an accessory building into no more than one dwelling, provided that:

(a) Such use shall be permitted as a special exception with approval of the Zoning Hearing Board only for structures which have been officially designated by the Township as being historic structures.

(b) Each dwelling unit shall have not less than 750 square feet of floor area.

(c) The lot area per family shall not be reduced thereby to an amount less than 75% of that required by this chapter for the district in which the designated lot is located.

(d) There shall be no external alteration of the building area except as may be necessary for reasons of safety. Fire escapes and outside stairways shall, where practical, be located on the rear of the building.

(e) The Zoning Hearing Board shall specify the maximum number of families permitted to occupy such buildings and may prescribe such further conditions and restrictions as the Board may consider appropriate and reasonable.

(f) The conversion shall be authorized only for a structure with relatively little economic usefulness as a conforming use.

Residential planned group development

Districts Where Allowed Districts where this use is Permitted by Right: R-1, R-1A, R-2, R2A, R2B, R-4

Vehicle Parking:
In all residential districts, a minimum of two off-street parking spaces shall be provided for each dwelling unit. Parking spaces within garages shall not be used to meet the off-street parking requirement.

Development Requirements:
A. Residential planned group development. The following regulations shall apply to residential development where group development of more than one building or use is permitted in a single lot. Planned developments shall also comply with all other applicable regulations of this chapter.

(1) The proposed development shall be constructed in accordance with an overall plan and shall be designed as or as part of a single architectural and landscaping theme. All buildings on a lot shall be arranged in a group of buildings. The group of buildings as a unit shall comply with the area and yard regulations of the zoning district in which it is located.

(2) The tract of land on which each permitted use is conducted shall be owned and operated as a single or common management and maintenance unit, with common open space, parking, utility and maintenance facilities.

(3) Building arrangement. The use regulations in Article IV herein shall apply.

(4) Minimum space requirements (exclusive of hallways).

(a) One-bedroom units shall have a minimum of 550 square feet of living area.
(b) Two-bedroom units shall have a minimum of 800 square feet of living area.
(c) Three-bedroom units shall have a minimum of 1,000 square feet of living area.

(5) Water supply and sewage facilities. All buildings within the development shall be served by a public water supply and centralized sewage disposal system.

(6) Underground utilities, All public utility lines and similar facilities servicing the proposed development and its area shall be installed underground, and electric transformers shall be installed underground or within the walls of a completely enclosed building.

(7) Staged development. If the development is to be carried out in stages, each stage shall be so planned that the intent of this chapter shall be fully complied with at the completion of any stage.

Retail shop (E-1)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, VC

Vehicle Parking:
1 parking space for each 200 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A retail shop shall be limited to a store selling apparel, baked goods, books, confections, catering services, drugs, dry goods, flowers, foodstuffs, furniture, gifts, hardware, household appliances, jewelry, liquor, milk, notions, periodicals, shoes, stationery, tobacco, toys, paint, records, cards, novelties, hobby and art supplies, music, luggage, sporting goods, pets, floor covering, garden supplies, plants, fabrics and beer and soft drinks or other retail goods, provided that:

(a) All products produced on the premises are sold on the premises.

(b) Over-the-counter sale of alcoholic beverages in taverns and bars is not included.

(c) Stores with a gross floor area in excess of 10,000 square feet are not included.

Riding academy (A-2)

Districts Where Allowed Districts where this use is Permitted by Right: I

Vehicle Parking:
1 parking space for each 4 animals in capacity. See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Riding academy, livery or boarding stable, subject to the following provisions:

(a) A lot area of not less than 10 acres shall be required.

(b) Dwellings and accessory farm buildings shall be permitted in accordance with the regulations for agriculture and horticulture use A-1.

(c) No more than one horse per acre shall be permitted.

Sales of consumer fireworks (F-5)

Any composition or device for the purpose of producing a visible or an audible effect for entertainment purposes by combustion, deflagration, or detonation that meets the definition of 1.4 (G) fireworks or 1.3 (G) fireworks, as set forth in the latest edition of the International Fire Code, including, but not limited to, those compositions or devices defined in APA Standard 87-1.

Districts Where Allowed Districts Allowed as a Conditional Use: LI

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A building or facility devoted to the sales of consumer fireworks subject to compliance with the requirements set forth in § 175-84D, below:

(1) Sales of consumer fireworks. Subject to compliance with all of the following regulations with respect to the use, as well as the general provisions regarding the special exceptions noted in § 175-138A(7) and (10), which said standards, although related to special exceptions, shall be applicable to conditional uses pursuant to this section. The following specific requirements shall be required:

(a) Any structure containing quantities of consumer fireworks, as defined herein, exceeding 50 pounds shall be no closer than 150 feet to any building, state highway, railway, local street or alley, waterway, or utility right-of-way, including, but not limited to, any natural gas line.

(b) All land development plans for the construction, use, or renovation of an existing building for the purpose of selling fireworks shall be reviewed by the Pennsylvania UCC Certified Plan Reviewer and the Doylestown Township Fire Marshal for compliance with all required fire safety codes, including, but not limited to, the International Fire Code.

(c) Sale of fireworks shall be subject to compliance with all of the provisions of Pennsylvania Act 43 of 2017 pertaining to the sale thereof. Security and site management shall be provided 24 hours per day.

(d) All sales of consumer fireworks shall be conducted only within a facility approved by the Pennsylvania Department of Agriculture pursuant to the Pennsylvania Fireworks Law.

(e) All sales of consumer fireworks, as defined herein, shall be conducted only from a facility exclusively dedicated to the storage and sale of fireworks.

(f) If the facility in which the sales of consumer fireworks are conducted is a temporary structure, it shall comply with the following regulations, in addition to the other regulations set forth in Subsections (1)(a) through (f) above:

[1] The temporary structure is located no closer than 250 feet from a facility storing, selling or dispensing gasoline, propane or other flammable products.

[2] An evacuation plan is posted in a conspicuous location for a temporary structure in accordance with NFPA 1124.

[3] The outdoor storage unit, if any, is separated from the wholesale or retail sales area to which a purchaser may be admitted by appropriately rated fire separation.

[4] The temporary structure complies with NFPA 1124 as it relates to retail sales of consumer fireworks in temporary structures.

[5] The temporary structure is located one of the following distances from a permanent facility licensed to sell consumer fireworks under the Act of May 15, 1939 (P.L. 134, No. 65), referred to as the Fireworks Law, at the time of the effective date of this subsection:

[a] Prior to January l, 2023, at least five miles.
[b] Beginning January 1, 2023, at least two miles.

[6] The temporary structure does not exceed 2,500 square feet.
[7] The temporary structure is secured at all times during which consumer fireworks are displayed within the structure.
[8] The temporary structure has a minimum of $2,000,000 in public and product liability insurance.
[9] The sales period is limited to June 15 through July 8 and December 21 through January 2 of each year.
[10] Consumer fireworks not on display for retail sale are stored in an outdoor storage unit.

[11] Limitations. The sale of consumer fireworks from the temporary structure is limited to the following:

[a] Helicopter, aerial spinner (APA 87-1, 3.1.2.3).
[b] Roman candle (APA 87-1, 3.1.2.4).
[c] Mine and shell devices not exceeding 500 grams.

[12] Storage of consumer fireworks shall be permitted only as an accessory use to the sale of consumer fireworks on premises.

(g) The facility from which fireworks are sold, whether permanent or temporary, shall comply with the on-lot dimensional, area and parking regulations of the LI Zoning District, including, but not limited to, setbacks and buffers.

School (C-2)

COLLEGE/UNIVERSITY - A post-secondary institution for higher learning that grants associate, bachelor, masters, professional, and/or doctoral degrees. This also includes community colleges that grant associate or bachelor degrees or certificates in business, technical, or other fields.

Districts Where Allowed Districts where this use is Permitted by Right: C-2, C-3, I, I-2 Districts Allowed as a Special Exception: R-1, R-2, R2A, R2B, R-4

Vehicle Parking:
1 parking space for each faculty member and employee, plus 1 additional parking space per 2 classrooms for elementary and junior high school facilities;
For senior high school facilities, there shall be 1 parking space for each faculty member and employee, plus 1 parking space per 10 students of projected building capacity.
See § 175-16C(2)(e)[8] for more detailed parking information.
See also § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A school shall be limited to a private school, religious or nonreligious, a public school or a college or university, operated by a public or quasi-public institution, which is not conducted as a private, gainful business as a commercial school and is licensed under the proper governmental authority, provided that:

(a) The minimum lot area for elementary schools, junior high schools, middle schools or high schools shall meet the minimum requirements of the Pennsylvania State Board of Education.

(b) Outdoor play areas shall be screened so as to protect adjacent residential neighborhoods from inappropriate noise and other disturbances.

(c) Minimum yards shall be as follows:

[1] Front yard: 200 feet.
[2] Side yard: 100 feet each.
[3] Rear yard: 200 feet.

(d) There shall be no outdoor storage of buses on the property.

(e) Colleges and/or universities shall be permitted to operate on their property ancillary uses, facilities and/or events operated by an entity other than the college/university subject to the following provisions:

[1] Terms. See § 175-16C(2)(e)[1] for terms associated with this use.

[2] Uses included as part of the college/university that are not considered ancillary and subject to the additional provisions of this section are dormitories, classrooms, theaters/auditoriums, libraries, museums, places of worship, athletic fields, gymnasiums, retail bookstores selling paraphernalia, food service facilities owned and/or operated by the college/university or by a third party, provided said food service is for students and staff pursuant to an agreement with the college or university, pools, events run exclusively by the college/university, and other similar uses directly related to the programs of study offered by the college/university.

[3] A use, facility and/or event operated on college/university property by an entity other than the college/university shall be required to submit to the Township, for review, a signed agreement between the entity and the college/university. The agreement shall demonstrate cooperation between both entities, including how the use, facility and/or event provides a significant benefit to the college/university and its students and staff, which said benefit shall include, but not be limited to, opportunities for student enrichment and/or employment. The relationship between the college/university and the entity may be contained in a separate cooperation agreement and not set forth within the business terms of the agreement between the college/university and the entity.

[4] Retail uses operated on college/university property by an entity other than the college/university shall be permitted, provided:

[a] No less than 75% of the square footage of the retail use shall be dedicated to the display and sale of nursery, horticultural and/or agricultural products.
[b] The maximum area or the structure(s) selling nonnursery, nonhorticultural and/or nonagricultural products shall not exceed 7,500 square feet.
[c] Operating hours shall be between 7:00 a.m. and 8:00 p.m.

[5] Food service uses, such as cafes, restaurants, and/or other eating places operated on college/university property and operated by an entity other than the college/university, shall be permitted, provided:

[a] The maximum building area of such food service uses, including kitchen facilities, shall not exceed 6,000 square feet.
[b] Operating hours shall be between 7:00 a.m. and 9:00 p.m., Sunday through Thursday, and 7:00 a.m. and 10:00 p.m., Friday through Saturday.
[c] Outdoor amplification shall not be permitted.
[d] Drive-through service shall not be permitted.

[6] Festivals and/or similar outdoor special events operated on college/university property and operated by an entity other than the college/university shall be permitted, provided: see Subsection (e) for details.

[7] Indoor banquet facilities operated on college/university property and operated by an entity other than the college/university shall be permitted, provided:

[a] Operating hours shall be between 9:00 a.m. and 10:00 p.m., Sunday through Thursday, and 9:00 a.m. and 11:00 p.m., Friday through Saturday.
[b] Outdoor amplification shall not be permitted.

[8] See "Vehicle Parking" above for details.

[9] The maximum acreage devoted to the use described in Subsection (e) [3] through [10], above, as set forth herein shall be five acres (provided that the calculation of acreage shall be exclusive of parking areas, loading areas, buffer and/or required landscape areas, and areas containing stormwater management facilities).

[10] Any combination of one or more of the ancillary uses described in Subsection (e) [3] through [10], above, herein conducted by an entity other than the college/university shall be referred to herein as a "college/university ancillary use." Only one college/university ancillary use shall be permitted on the property owned and/or controlled by the college/university.

Senior citizen housing (B-14)

Senior citizen housing shall be in the form of a planned community for senior citizens which provides proper care, supervision, living accommodations and recreation for said senior citizens and shall comply with the specific regulations set forth in Article XII, Commercial Retirement District. Such use may include life-care and continuing-care facilities.

Districts Where Allowed Districts where this use is Permitted by Right: CR

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Senior citizen housing is limited to residential developments designed and operated for mature adults.

(a) Applications for senior citizen housing developments shall be accompanied by a proposed set of regulations including definitions of age and income limitations and admissions procedures.

(b) Senior citizen housing shall be designed to serve persons aged 55 and over and persons with disabilities as defined by the Social Security Act.

The maximum senior citizen housing use height shall be 45 feet, provided that no building shall contain more than four stories.
The maximum net density for senior citizen housing: eight dwelling units per acre.

Service business (E-3)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, VC

Vehicle Parking:
1 parking space for each 100 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A service business shall be limited to such uses as a barber, beautician, laundry and dry cleaning (whether or not coin-operated), shoe repair, tailor, photographer, newspaper, printer and travel agency, provided that laundry, dry-cleaning or clothes-pressing establishments shall not employ equipment or materials which involve danger from fire or explosion, which detract from the character of the district or which involve the disposal of materials or fluids which may result in pollution of air, soil or waterways.

Service station (E-10)

Any area of land, including structures thereon, or any building or part thereof that is used for the sale of gasoline or other motor vehicle fuel or accessories and which may or may not include facilities for lubrications, washing or otherwise servicing motor vehicles but which shall not include painting or body or fender repairs.

Districts Where Allowed Districts where this use is Permitted by Right: C-1

Vehicle Parking:
2 parking spaces for each service bay, plus 1 parking space for each full-time employee.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A service station shall be limited to a building or group of buildings for the sale of petroleum products, tires and automotive service, provided that:

(a) A minimum lot width of not less than 200 feet shall be provided along each street on which the lot abuts.

(b) The minimum lot area shall be one acre.

(c) Such use shall be located on an arterial or a higher order road.

(d) All fuel tanks shall be placed underground.

(e) All pumps, lifts and other service facilities shall be located not closer than 35 feet to any lot or street line.

(f) No vehicle shall be stored in the open, except those awaiting minor repairs, for a period exceeding seven consecutive days, unless screened from adjacent or residential properties.

(g) All lubricating, making of minor repairs or similar activities shall be performed in an enclosed building.

(h) Separate accessways shall be provided for the safe and convenient egress and ingress of motor vehicles. No accessway shall exceed 35 feet in width nor be less than 15 feet in width.

(i) Access to the street shall be physically controlled by a concrete curbing at least eight inches in height.

(j) All parking, access and outdoor service areas shall be graded, surfaced, drained and suitably maintained to the satisfaction of the Township Engineer to the extent necessary to avoid nuisances of dust, erosion or excessive water flow across streets.

(k) All automobile parts and similar articles shall be stored within a building.

(l) All refuse shall be stored within a building or enclosed area.

(m) Paint spraying or body and fender work shall not be permitted.

(n) Junk vehicles shall not be stored in the open at any time.

(o) The sale or rental of automobiles, trucks, trailers or other vehicles shall be prohibited.

(p) Convenience shopping shall be permitted as an accessory use to the sale of petroleum products, provided that:

[1] It shall be in lieu of the sale of tires and automotive service.
[2] The use shall occupy no more than 50% of the service station building.

(q) Service stations designed to offer to the public self-service facilities for dispensing of gasoline and other motor vehicle fuels shall meet the following conditions:

[1] At least one qualified attendant shall be on duty while the station is open to the public, whose primary function shall be to supervise, observe and control dispensing of flammable or combustible liquids.

[2] The attendants shall be situated so as to have a clear view of the dispensing operations.

[3] A voice communication system, such as but not limited to an intercom system, shall be provided so as to allow direct voice communications at all times between the person dispensing flammable or combustible liquids and the attendant.

[4] Emergency controls, including the main power shutoff, shall be conspicuously posted in the immediate vicinity of the principal control or the dispenser island.

[5] Instructions for the operation of the dispensers shall be conspicuously posted on either the dispenser or the dispenser island.

[6] A list of emergency procedures and instructions shall be conspicuously posted in the immediate vicinity of the principal control location of the attendant.

[7] Fire-extinguishing and flammable liquids dispensing equipment shall be approved through National Standards testing.

[8] At least one fire extinguisher shall be located within 25 feet of each gasoline pump.

[9] Warning signs shall be placed in a conspicuous place with each sign indicating "Warning: (a) It is unlawful to dispense gasoline into any portable container unless the container is constructed of metal or is approved by the Fire Marshal; (b) No smoking; (c) Stop motor."

[10] Any electric vehicle charging station(s) shall comply with the requirements of § 175-30.7E.

Shopping center (E-14)

Districts Where Allowed Districts where this use is Permitted by Right: C-2

Vehicle Parking:
Less than 400,000 square feet of gross floor area - 1 parking space for each 250 square feet of gross floor area.
More than 400,000 square feet of gross floor area - 1 parking space for each 200 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to a building or a group of buildings, designed as a planned complex of related structures and circulation patterns, subject to the following additional criteria:

(a) Such centers shall have a lot area of not less than 10 acres and a lot width of not less than 500 feet at the street right-of-way line.

(b) The majority of all parking shall be provided in separate areas surrounding any group of shopping buildings.

(c) Such centers shall be located on an arterial or higher order road.

(d) The following uses are permitted as part of a shopping center:

C-3	Commercial school
C-6	Athletic facility
D-1	Office
D-2	Medical office
E-1	Retail shop
E-2	Large retail store
E-3	Service business
E-4	Financial establishment
E-5	Eating place
E-6	Eating place, drive through
E-9	Entertainment

(e) The shopping center shall be constructed in accordance with an overall plan and designed with a single architectural style approved by the Board of Supervisors.

(f) Regulations dealing with lighting, parking, outdoor storage, buffering, points of access, signs, landscaping and other applicable regulations set forth herein shall be met.

(g) All establishments in the shopping center must have vehicular service access either from an individual service yard or from a common service area serving several establishments. All such service areas must be segregated from public areas and screened from public view.

(h) Within a tract to be used for a shopping center, subdivision of the tract into individual lots is not permitted.

The following minimum dimensional requirements shall apply for all shopping centers (use E-14) and hotels, motels or inns (use E-8):

(1) Minimum lot area: 10 acres.
(2) Minimum lot width at building setback line: 500 feet.
(3) Maximum impervious surface coverage: 50% of net buildable site area.
(4) Maximum building height: 35 feet.
(5) Minimum yards:

(a) Front: 100 feet.
(b) Side: 75 feet each.

(c) Rear: 75 feet.

Short-term rentals

Renting for a period of 30 consecutive days or less any dwelling unit, in whole or in part, for exclusive transient use. "Exclusive transient use" shall mean that no resident of the dwelling unit lives on-site, in the dwelling unit, throughout any visitor's stay. Rentals of units located within Township-approved hotels, motels, inns, and bed-and-breakfasts shall not be considered short-term rentals as defined herein.

Vehicle Parking:
In all residential districts, a minimum of two off-street parking spaces shall be provided for each dwelling unit. Parking spaces within garages shall not be used to meet the off-street parking requirement.

Development Requirements:
Short-term rentals shall not be permitted in any zoning district except as permitted as a Township approved use, i.e., guesthouse/bed-and-breakfast; motel, hotel, or inn. Notwithstanding any other provision of this Code, it shall be unlawful for any person to offer or make available for rent or to rent (by way of a rental agreement, lease, license or any other means, whether oral or written), for compensation or consideration, a short-term rental unit.

Single-family attached dwelling (townhouse) (B-4)

A dwelling on a lot designed and occupied exclusively as a residence for one family, having independent outside access and attached to but separated from adjoining dwellings by not more than two party walls: a townhouse dwelling.

Districts Where Allowed Districts where this use is Permitted by Right: R-2, R2B, R-4

Vehicle Parking:
In all residential districts, a minimum of two off-street parking spaces shall be provided for each dwelling unit. Parking spaces within garages shall not be used to meet the off-street parking requirement.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Development Requirements:
(a) Dwellings shall be arranged in groups or clusters and not in long rows parallel to street lines. No more than eight such buildings may be so attached in any one group.

(b) To create architectural interest in the layout and character of housing fronting streets, variations in setbacks, materials and design shall be encouraged. In any case, a minimum of two feet variation in setback shall occur at least every third dwelling.

(c) Such uses shall be served by public water and public centralized sewage systems.

(d) In addition to the minimum yard requirements for each unit, a group of single-family attached dwellings shall meet the following yard requirements for the group development:

[1] Front yard: 100 feet.
[2] Side yard: 50 feet each side.
[3] Rear yard: 75 feet.
[4] Minimum lot width: 300 feet.

R-2 District:
See § 175-43: Open space, impervious surface and area requirements for detailed information.
See also § 175-44: Lot area and dimensional requirements for more detailed information.

R-2b District:
See § 175-54: Open space; impervious surface and area requirements for detailed information.
See also § 175-55: Lot area and dimensional requirements for more detailed information.

R-4 District:
See § 175-59: Open space, impervious surface and height requirements for detailed information.
See also § 175-60: Lot area and dimensional requirements for more detailed information.

Single-family attached dwellings in conjunction with use of historic structures (B-15)

Districts Where Allowed Districts Allowed as a Conditional Use: R-1, R-1A

Vehicle Parking:
In all residential districts, a minimum of two off-street parking spaces shall be provided for each dwelling unit. Parking spaces within garages shall not be used to meet the off-street parking requirement.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Development Requirements:
See § 175-37D for information on conditional uses.

Dwellings shall be arranged in groups or clusters and not in long rows parallel to street lines. No more than four such buildings may be so attached in any one group.

To create architectural interest in the layout and character of housing fronting streets, variations in setbacks, materials and design shall be encouraged. In any case, a minimum of two-feet variation in setback shall occur at least every second dwelling.

Such uses shall be served by public water and a public centralized sewage systems.

Minimum area/yard requirements for each unit if the underlying zoning is R-1:

[1] Minimum required lot area: 4,000 square feet.
[2] Minimum required lot width: 30 feet.
[3] Yard setbacks:

[a] Front yard: 20 feet.
[b] Side yard: 5 feet (one side only).
[c] Rear yard: 25 feet, provided; however, that the Board of Supervisors may reduce the minimum rear yard requirement to 15 feet for 20% of the dwelling units provided the units are not in a back-to-back configuration with any other proposed dwelling units.

Minimum area/yard requirements for each unit if the underlying zoning is R-1a:

[1] Minimum required lot area: 4,000 square feet.
[2] Minimum required lot width: 30 feet.
[3] Yard setbacks:

[a] Front yard: 20 feet.
[b] Side yard: 10 feet.
[c] Rear yard: 25 feet.

Condominium ownership of the units is permitted, provided it is demonstrated that each unit would meet the minimum area/yard requirements under this subsection.

In addition to the minimum yard requirements for each unit, a group of single-family attached dwellings (two or more) shall meet the following yard requirements for the tract development:

[1] Front yard: 65 feet.
[2] Side yard: 75 feet.
[3] Rear yard: 75 feet.
[4] Minimum base site area: 10 acres.
[5] Maximum net density: 2.0 dwelling units per acre in the R-1 Zoning District and 1.0 dwelling unit per acre in the R-la Zoning District.
[6] Minimum open space ratio: 50%.
[7] Maximum impervious surface ratio: 40% in the R-1 Zoning District and 20% in the R-la Zoning District.

The open space created shall be owned and maintained by Doylestown Township and/or a homeowners' association, or a combination thereof, which said determination shall be made by the Township Board of Supervisors.

This use shall only be permitted if the tract contains a structure or structures identified as eligible historic resources in accordance with the provisions of § 175-30A of the Doylestown Township Codified Zoning Ordinance of 1988, and said historic structure or structures must be preserved as part of the use. The detached historic structure may remain as a single-family dwelling although the balance of the tract may be developed utilizing use B-15.

Single-family detached cluster (B-7)

Districts Where Allowed Districts where this use is Permitted by Right: R-1, R-1A, R-2, R2A

Vehicle Parking:
In all residential districts, a minimum of two off-street parking spaces shall be provided for each dwelling unit. Parking spaces within garages shall not be used to meet the off-street parking requirement.

Development Requirements:
A single-family detached cluster use shall be limited to single-family detached dwellings on individual lots. Cluster development is intended to provide flexibility in the design of residential developments and to preserve open space and provide other public amenities and services by permitting a reduction in residential lot size. Cluster development may be used to provide for open space, protection of critical natural features not protected by other regulations, park land, recreational facilities, community facilities, historic sites or other public uses.

(a) All single-family detached dwelling units within a cluster development shall include front, rear and side yards.

(b) The tract of land to be developed shall be a minimum of 10 acres and shall be in single and separate ownership or shall be the subject of an application filed jointly by all the owners of the entire tract who shall stipulate that the entire tract will be developed in accordance with the approved plan.

(c) All dwelling units shall be served by a public sewage disposal system or a nonpublic centralized sewer system acceptable to the Board of Supervisors, the Bucks County Department of Health and the Pennsylvania Department of Environmental Resources and shall be served by a centralized water supply system, either public or nonpublic.

(d) Areas set aside for open space shall be part of the same tract as the proposed cluster development, be suitable for the designated purpose and shall be consistent with the future land use plan policies of the Township. Any such area shall contain no structure other than a structure related to the purposes of the open space. Where structures are included in the open space, no more than 5% of the total open space area may be used for buildings.

(e) Open space shall be uninterrupted by unrelated buildings or drives and appropriately landscaped and designated as open space. Open space areas shall be interconnected with open space areas on abutting parcels whenever possible. It shall be incumbent upon the applicant to demonstrate that the open space configuration meets the intent of the cluster philosophy and the goals of the Township and is compatible with the surrounding areas.

(f) Any land set aside as open space which is of such a size as may be capable of future subdivision under the regulations of this chapter must be made subject to a deed restriction, conservation easement or agreement acceptable to the Board of Supervisors and duly recorded in the Bucks County Recorder of Deeds Office.

(g) Open space shall be offered for dedication to Doylestown Township, which shall have the sole discretion to accept the open space.

R-1a District:

See § 175-33: Open space, impervious surface and area requirements for detailed information.
See also § 175-34: Lot area and dimensional requirements for more detailed information.

R-1 District:
See § 175-38: Open space, impervious surface and area requirements. for detailed information.
See § 175-39: Lot area and dimensional requirements. for more detailed information.

R-2 District:
See § 175-44: Lot area and dimensional requirements for detailed information.

R-2a District:
See § 175-48: Open space, impervious surface and area requirements for detailed information.
See also § 175-49: Lot area and dimensional requirements for more detailed information.

Single-family detached dwelling (B-1)

A building designed for and occupied exclusively as a residence for only one family and having no party wall in common with an adjacent building. Where a private garage is structurally attached to such a building, it shall be considered a part thereof.

Single-family detached residential development with lot averaging (B-9)

Single-family semidetached dwelling (twin) (B-2)

A building designed for and occupied exclusively as a residence for only one family and having a party wall in common with one adjacent building; a single-family twin dwelling. Where a private garage is structurally attached to such a building, it shall be considered a part thereof.

Districts Where Allowed Districts where this use is Permitted by Right: R2B, R-4, VC

Vehicle Parking:
In all residential districts, a minimum of two off-street parking spaces shall be provided for each dwelling unit. Parking spaces within garages shall not be used to meet the off-street parking requirement.

Development Requirements:
Such uses shall be served by public water and public centralized sewage systems.

R-2b District:
See § 175-54: Open space; impervious surface and area requirements for detailed information.
See also § 175-55: Lot area and dimensional requirements for more detailed information.

R-4 District:
See § 175-59: Open space, impervious surface and height requirements for detailed information.
See also § 175-60: Lot area and dimensional requirements for more detailed information.

Spas/hot tubs/pools of restrictive size (H-7)

Districts Where Allowed Districts where this use is Permitted by Right: R-1, R-1A, R-2, R2A, R2B, R-4, VC

Development Requirements:
Such pools are permitted on all private lots except those within multifamily dwellings, provided that:

(a) The pool is located either entirely within the house or, if located outside, within an enclosed patio.

(b) The patio shall be fully enclosed by the rear wall of the housing unit and the common walls of adjoining units and/or a wall or fence along the rear and/or side of the patio. The height of the walls or fences shall not be less than 3 5/10 feet or the height of the walls or fences designed throughout the development, whichever is higher. The pool shall be located anywhere within the enclosed patio, either below ground, at grade or above ground, provided that the level of the water surface is at least two feet below the height of the shortest wall or fence enclosing the patio.

(c) The area covered by the pool and any of the framing, decking, pump and filter system or related structures and equipment shall not exceed 40% of the area of the enclosed patio.

(d) The pool shall be required to have a cover capable of being locked, for the purposes of safety and to cover the water surfaces during the off-season or such other periods of nonuse. The pool cover shall be required to be locked when not in use.

Swimming pools (H-6)

Any pool which is used or intended to be used for swimming or bathing, over 18 inches in depth or with a surface area of 150 square feet or more. For the purposes of this chapter, a swimming pool is considered an accessory structure.

Districts Where Allowed Districts where this use is Permitted by Right: R-1, R-1A, R-2, R2A, R2B, R-4, VC

Development Requirements:
The building area restrictions as set forth for the pertinent zoning districts in this chapter shall apply and, in addition thereto, each such pool area and the paving or coping surrounding it or associated with it shall be located not less than 15 feet back from the front building setback line and not closer than 15 feet to property lines.

Safety. Any pool or water area subject thereto shall be suitably designed, located and maintained so as not to become a nuisance or hazard either to adjoining property owners or the public generally. All detachable ladders shall be removed when the pool is not in use.

Sanitary quality of water. The physical, chemical and bacterial qualities of the water in public swimming pools shall comply with the latest standards of the Commonwealth of Pennsylvania Department of Health. Failure to maintain the sanitary quality of water prescribed by this section or to restore such water to the required quality within the time prescribed by the Department of Health shall be a violation of this section.

Accessory buildings. Locker rooms, bathhouses, cabanas, shower rooms, toilets, runways and all other physical facilities or equipment incidental to the operation of any public swimming pool shall be kept in a sanitary condition at all times and shall otherwise comply with the Township ordinances, rules and regulations.

Construction and maintenance. The construction and design of all pools shall be such that the same can be maintained and operated as to be clean and sanitary at all times. The owners of every such pool shall be responsible to maintain said pool in such condition as to prevent breaks in the pool chassis or water from the pool overflowing into adjacent public or private property. Swimming pools shall be constructed, equipped, and maintained in strict conformity with the provisions of the latest edition of swimming pool and public health codes issued by the Commonwealth of Pennsylvania and the Bucks County Health Department.

Outdoor lighting, if used, shall be installed in such a way as to be shielded and not to illuminate beyond the property line nor reflect toward or into the interior of adjacent residential properties.

All electrical work connected with the pool and all equipment incidental thereto shall comply with all Underwriters' Laboratories, Inc., regulations and must be inspected and certified by an electrical underwriter's inspection agency prior to the issuance of a certificate of compliance. In no event may said pool be used prior to such approval.

If pools are connected to any water, sewer or public utility line, there must be installed a separate valve controlling such line, both as to supply and drainage, and a permit must be obtained prior to installation from the agency furnishing such utility service. A minimum isolation distance of 25 feet or distance as required by Bucks County Health Department shall be required between a swimming pool and any sewage disposal system.

Approved filtration systems and circulators must be provided for all pools except such exempt or nonexempt wading pools as are emptied on a daily basis as hereinafter provided.

All pool installations shall conform to all applicable construction codes as amended.

In no case shall water in the pool or pool area be permitted to emit an offensive odor or create any unhealthful condition. Further, it shall be a violation of this chapter to cause or allow drainage onto adjoining land, public or private.

Overhead conductor clearance will comply with the PA UCC and National Electrical Code, as amended.

No water shall be placed in the pool until a barrier, as required by this chapter, has been completed.

Fencing of pools. Permanent swimming pools above or below grade must be completely enclosed with a barrier in compliance with the latest edition of the International Swimming Pool and Spa Code as referenced by the PA UCC, as amended.

The owner of any swimming pool shall allow the Township Building Inspector, Health Officer or other authorized official access to the pool and appurtenances for the purpose of inspection to ascertain compliance with this chapter at all reasonable times.

Pool construction and security. All pools shall be constructed and secured in accordance with the Pennsylvania Uniform Construction Code (UCC), as adopted by Doylestown Township.

Temporary uses, structures, vehicles and signs during construction (H-5)

TEMPORARY STRUCTURE — A structure other than a permanent facility with fixed utility connections, which is in use or in place for a period of 20 consecutive calendar days or less, and is dedicated to the storage and sale of consumer fireworks and related items; the term includes temporary retail sales stands, tents, canopies, and membrane structures meeting the specifications of NFPA 1124. The term shall not include a facility that is not licensed to sell consumer fireworks under this chapter. This definition is limited to the portions of the chapter related to the sale of consumer fireworks.

Districts Where Allowed Districts Allowed as a Special Exception: R-1, R-1A, R-2, R2A, R2B, R-4, VC

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Development Requirements:
Such a temporary use shall be limited to uses, structures, vehicles, or signs that are utilized for a specified duration during new construction, renovation, reconstruction, or other special circumstances of a nonrecurring nature, such as fires and acts of nature. This temporary use shall be a permitted use in all zoning districts, provided the primary use is a permitted use within the subject zoning district, and subject to the following provisions:

Temporary nonconforming use, structures, or signs shall be subject to authorization by the Zoning Officer or Board of Supervisors.

Such temporary uses, structures, or signs shall be removed completely within 30 days of the expiration of the permit without cost to the municipality.

Tractor trailers shall not be permitted to be parked in residential districts, except during construction.

No retail sales shall be permitted from temporary uses or structures.

The placement of all temporary structures shall be subject to the approval of the Zoning Officer.

All signage associated with the H-5 use is subject to the time limits of the temporary permit in Subsection (a) above, as well as the sign regulations contained in Article XX.

Terminal (F-3)

Tower-based wireless communications facilities (F-4)

Any structure that is used for the purpose of supporting one or more antennas, including, but not limited to, self-supporting lattice towers, guy towers, monopoles, utility poles, light poles, and hub facilities for distributed antenna systems.

See also § 175-16F(4)(a) for additional terms associated with wireless facilities.

Districts Where Allowed Districts Allowed as a Special Exception: C-1, C-2, LI

Development Requirements:
General requirements for all tower-based wireless communications facilities. The following regulations shall apply to all tower-based wireless communications facilities:

[1] Standard of care. The WCF applicant shall present documentation that the tower-based WCF shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including, but not limited to, the most-recent editions of the American National Standards Institute (ANSI) Code, National Electrical Safety Code, National Electrical Code, as well as the accepted and responsible workmanlike industry practices of the National Association of Tower Erectors. Any tower-based WCF shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Township.

[2] Wind. Any tower-based WCF structures shall be designed to withstand the effects of wind according to the standard designed by the American National Standards Institute as prepared by the engineering departments of the Electronics Industry Association and Telecommunications Industry Association (ANSI EIA/TIA-222-E Code, as amended).

[3] Public safety communications. No tower-based WCF shall interfere with public safety communications or the reception of broadband, television, radio or other communication services enjoyed by occupants of nearby properties.

[4] Maintenance. The following maintenance requirements shall apply:

[a] Any tower-based WCF shall be fully automated and unattended on a daily basis and shall be visited only for maintenance or emergency repair.
[b] Such maintenance shall be performed to ensure the upkeep of the facility in order to promote the safety and security of the Township's residents.
[c] All maintenance activities shall utilize nothing less than the best available technology for preventing failures and accidents.

[5] Radio frequency emissions. No tower-based WCF may, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC, including, but not limited to, the FCC Office of Engineering Technology Bulletin 65, entitled "Evaluating Compliance with FCC Guidelines for Human Exposure to Radio Frequency Electromagnetic Fields," as amended.

[6] Historic buildings or districts. No tower-based WCF may be located on a building, structure, or site that is listed on either the National or Pennsylvania Register of Historic Places or the Official Historic Structures and/or Historic Districts List maintained by the Township or has been designated by the Township as being of historic significance.

[7] Identification. All tower-based WCFs shall post a notice in a readily visible location identifying the name and phone number of a party to contact in the event of an emergency, subject to approval by the Township.

[8] Lighting. Tower-based WCFs shall not be artificially lighted, except as required by law and as may be approved by the Township. If lighting is required, the applicant shall provide a detailed plan for sufficient lighting, demonstrating as unobtrusive and inoffensive an effect as is permissible under state and federal regulations.

[9] Appearance. Towers shall be galvanized and/or painted with a rust-preventive paint of an appropriate color to harmonize with the surroundings.

[10] Noise. Tower-based WCFs shall be operated and maintained so as not to produce noise in excess of applicable noise standards under state law and the Township Code, except in emergency situations requiring the use of a backup generator, where such noise standards may be exceeded on a temporary basis only.

[11] Aviation safety. Tower-based WCFs shall comply with all federal and state laws and regulations concerning aviation safety.

Nonconforming uses. Nonconforming tower-based WCFs which are hereafter damaged or destroyed due to any reason or cause may be repaired and restored at their former location but must otherwise comply with the terms and conditions of this section.

See also § 175-16F(4)(c) and § 175-16F(4)(d) for more information on tower-based facilities.
See § 175-16F(4) for complete, detailed information on wireless communications facilities.

Trades (G-6)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, LI, ME

Vehicle Parking:
1 parking space for each employee on the largest shift, plus 1 parking space for every 250 square feet of gross floor area used for servicing customers.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Such use shall be limited to a plumbing shop, carpentry shop, electrical shop, cabinetmaking, furniture-making and other similar trades, provided that this use shall not include outside storage.

Truck terminal (G-10)

Districts Where Allowed Districts where this use is Permitted by Right: LI, ME

Vehicle Parking:
1 parking space for each employee on the largest shift, plus 1 parking space for every 250 square feet of gross floor area used for servicing customers.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
This shall be limited to express trucking or hauling stations.

(a) This use may not include facilities for the hauling or transfer of solid or liquid wastes.

(b) No outdoor storage of materials or vehicles is permitted.

(c) The minimum lot area shall be three acres.

Two-family detached dwelling (duplex) (B-3)

A building designed for and occupied exclusively as a residence for two families living independently of each other with one family wholly or partly over the other and having no party wall in common with an adjacent building: a detached duplex dwelling. Where a private garage is structurally attached to such a building, it shall be considered a part thereof.

Districts Where Allowed Districts where this use is Permitted by Right: R2B, R-4, VC

Vehicle Parking:
In all residential districts, a minimum of two off-street parking spaces shall be provided for each dwelling unit. Parking spaces within garages shall not be used to meet the off-street parking requirement.

Development Requirements:
Such uses shall be served by public water and public centralized sewage systems.

R-2b District:
See § 175-54: Open space; impervious surface and area requirements for detailed information.
See also § 175-55: Lot area and dimensional requirements for more detailed information.

R-4 District:
See § 175-59: Open space, impervious surface and height requirements for detailed information.
See also § 175-60: Lot area and dimensional requirements for more detailed information.

Two-family semidetached dwellings (B-5)

A building designed for and occupied exclusively as a residence for two families living independently of each other with one family living wholly or partly over the other and having a party wall in common with an adjacent building: a semidetached duplex dwelling. Where a private garage is structurally attached to such a building, it shall be considered a part thereof.

Utility operating facility (F-1)

PUBLIC UTILITY FACILITY — A building or structure and its equipment used for the transmission and exchange of telephone, radio, gas, power, sewer and water facilities.

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, C-3, CR, I, LI, ME, R-1, R-1A, R-2, R2A, R2B Districts Allowed as a Special Exception: VC

Vehicle Parking:
5.5 parking spaces for each 1,000 square feet devoted to sales.
No parking shall be permitted within the required setbacks.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Development Requirements:
Such use shall be limited to a sewage pumping station, electrical substation, telephone substation, sewage treatment plant, and any public service or utility, not including a public incinerator, public or private landfill, or a wireless communications facility, and provided that the following conditions are met:

(a) Such installation must be essential to serve the Township of Doylestown.

(b) No zoning permit shall be required for public utilities to be located in public streets or rights-of-way.

(c) The following minimum setbacks from all property lines shall be provided:

[1] Water tower: setback not less than the height of the tower, plus 200 feet.
[2] Electrical substation: 50 feet.
[3] Well facility: 100 feet.
[4] Sewer pumping station: 50 feet.
[5] Water treatment facility: 100 feet.
[6] Water pump station: 20 feet.
[7] Sewage treatment plant: 200 feet.
[8] All other uses: 50 feet.

(d) Minimum lot sizes shall be adequate to accommodate the above setbacks, parking requirements and other building requirements.

(e) See "Vehicle Parking" above for details.

Vending and service machines

VENDING AND SERVICE MACHINES

A. SERVICE MACHINE
A device for personal or business use or pleasure, including, but not limited to, devices for washing, drying, cleaning, change, letter or package delivery services or amusement, but specifically excluding United States Postal Service facilities.

B. VENDING MACHINE
A device for dispensing merchandise, including, but not limited to, devices dispensing beverages, candy, tobacco products, toiletries, dairy products, ice or food, newspapers, brochures, sales literature, but excluding automatic bank teller machines.

Vehicle Parking:
See § 175-22: Off-street parking and § 175-23: Parking design standards for detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
A. Vending and service machines are permitted as accessory uses in all zoning districts; provided, however, that no service or vending machine shall be permitted outside a completely enclosed building, except as permitted below.

B. Newspaper and news/sales material vending machines may be outside an enclosed building only where the following conditions are met:

(1) A permit shall be required for all such machines to be located outside an enclosed building.
(2) The machine shall be secured to a concrete pad or other suitable permanent and secure base.
(3) The machine shall be located a minimum of 10 feet from the edge of the cartway and shall not be located within the right-of-way of any roadway.
(4) The machine shall be located so that it does not interfere with clear sight distance.
(5) The machine shall not be located within any parking area that is needed to meet parking requirements.
(6) The machine shall not interfere with safe pedestrian flow or access.
(7) The machine must be properly maintained so that it is secured to its pad, operating properly and free of debris, graffiti and vandalism.
(8) Prior to the placement of any machines, the person placing the machine must secure the written permission of the property owner wherein the machine is to be placed.

Veterinary office or clinic (E-16)

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, C-3, C-4, VC

Vehicle Parking:
1 parking space for each 200 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Development Requirements:
Such use shall be limited to the office of veterinarian. If a kennel is part of the office or clinic, the use shall meet the regulations of use A-3, Kennel.

Warehouse (G-15)

A storehouse for materials and merchandise from which they may be distributed.

Districts Where Allowed Districts where this use is Permitted by Right: C-2, LI, ME Districts Allowed as a Special Exception: C-1, C-4

Vehicle Parking:
1 parking space per 10,000 square feet of gross floor area.
See § 175-22: Off-street parking and § 175-23: Parking design standards for more detailed information on parking requirements and design standards.

Merchandise Loading:
See § 175-24: Off-street loading and unloading requirements for detailed information.

Development Requirements:
Wholesale business, wholesale storage or warehousing, excluding retail sales except as provided for below. A small retail store may be operated in conjunction with use G-15, subject to the following conditions:

(a) The retail store shall be an accessory use which is clearly incidental and subordinate to the primary use G-15;

(b) The retail store may only sell those items stored at the property in accordance with use G-15; and

(c) The retail store may not exceed 15% of the gross floor area or 1,000 square feet, whichever is less.

Wind energy facility and/or system (H-14)

An electric generating facility, whose main purpose is to supply electricity, consisting of one or more wind turbines and other accessory structures and buildings, including substations, metrological towers, electrical infrastructure, transmission lines and other appurtenant structures and facilities.

Districts Where Allowed Districts where this use is Permitted by Right: C-1, C-2, C-3, C-4, CR, I, I-2, LI, ME, R-1, R-1A, R-2, R2A, R2B, R-4, VC

Development Requirements:
(a) There shall be a maximum of one device on a single parcel, or multiple contiguous parcels in the same ownership.

(b) Wind energy facilities and/or systems shall be located no less than 100 feet from overhead utility lines and no less than 300 feet from a street line unless the building located on the parcel is located closer to the street line than 300 feet, at which time, the wind energy facility and/or system may be located no closer than the front setback of the house and/or primary building from the street line. In no case, however, shall a wind energy system be located within a front yard as defined in the Zoning Ordinance or within the minimum required side and/or rear yard.

(c) Maximum height of the structure, including all moving and rotating parts, shall be 65 feet, measured from the undistributed ground elevation at the base of the device, to the highest point of the arc of the blade, or to the top of the tower, whichever is greater, unless a greater restriction is imposed by FAA regulations.

(d) Minimum distance between the undisturbed ground at the base of the device and any protruding blade shall be 15 feet, as measured at the lowest point of the arc of the blades.

(e) When a building is necessary for storage cells or related mechanical equipment, the building shall not exceed 150 square feet in area, shall not exceed eight feet in height and must not be located in any required front, side or rear yards.

(f) Wind turbines shall be an unobtrusive, nonreflective color such as white, off-white or gray, or the original factory galvanized steel.

(g) Shadow flicker at any occupied building on any adjacent property caused by a wind energy facility and/or system located within 1,000 feet of the occupied building shall not exceed 30 hours per year.

[1] Noise and/or shadow flicker provisions may not be applicable if the following conditions are met:

[a] The affected property owner(s) sign an agreement that allows the noise and/or shadow flicker to exceed the above noted requirements.
[b] The written agreement shall state the zoning ordinance requirements, indicate how the wind energy facility and/or system does not comply with the requirements, and state the maximum limit the noise and/or shadow flicker may be above the zoning requirements.
[c] Any such agreement shall be signed by the applicant and the applicable adjacent property owner(s), and recorded on all affected properties in the Recorder of Deeds Office.

(h) Operation of a device shall comply with the performance standards of § 175-26 of the Zoning Ordinance.

(i) The use shall not interfere with the reception of any radio, television or other communication equipment, nor inhibit solar access to adjacent properties.

(j) No artificial lighting (unless required by the Federal Aviation Administration), signage (with the exception of warning signage at the base of the tower), or any forms of advertising shall be utilized or attached to the wind energy facility and/or system.

(k) All ground-mounted electrical and control equipment shall be labeled or secured to prevent unauthorized access. The tower shall not provide steps or a ladder readily accessible to the public for a minimum height of eight feet above the ground surface. All wind energy facilities and/or systems and associated buildings shall be enclosed by a fence at least four feet in height which is located at least five feet from the base. All access doors and gates shall be locked, as appropriate, to prevent entry by unauthorized persons.

(l) A clearly visible warning sign concerning voltage must be placed at the base of all pad-mounted transformers and substations.

(m) Visible, reflective, colored objects, such as flags, reflectors, or tape shall be placed on the anchor points of guy wires and along guy wires up to a height of 10 feet from the ground.

(n) All wind energy facilities and/or systems shall be equipped with a redundant braking system. This includes both aerodynamic overspeed controls (including variable pitch, tip and other similar systems) and mechanical brakes. Mechanical brakes shall be operated in a fail-safe mode. Stall regulation shall not be considered a sufficient braking system for overspeed protection.

(o) All wind energy facilities and/or systems shall primarily serve on-site generation needs unless otherwise approved by the Board of Supervisors. If a hookup to a public or community utility system is proposed, electrical plans must be prepared by a certified electrical engineer, at the applicant's expense, and submitted to the utility company and Township for approval.

(p) If a proposed project includes the installation of building-integrated wind energy facilities, then such facilities shall be integrated into the overall design and architecture of the proposed project.

(q) Building-integrated wind energy facilities and/or systems shall not have a height (as measured from the highest portion of the roof), including all mounting and supporting structures, greater than 25% of the height of the building on which the facility is to be installed, and may not exceed 65 feet from the ground to the highest point of the turbine rotor plane.

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MapLink™ | Land Uses

This site is under active development. Got it!

Township of Doylestown, PA

MapLink™ | Land Uses