Township of Lower Southampton

Accessory drive-through facility

Any vehicle-related commercial facility where a service is provided or goods, food or beverages are sold to the operator of or passengers in a vehicle without the necessity of the operator or passengers disembarking from the vehicle. Any facility which proposes a drive-through or drive-up window as an accessory facility to a retail, service, financial, restaurant or other use where customers are served in their vehicles shall be subject to the requirements set forth in this section.

Vehicle Parking:
See Part 19: Off-Street Parking and Loading for detailed information on parking.

Development Requirements:

(1) Use 79, Accessory Drive-Through Facility.

(a) A drive-through facility is any vehicle-related commercial facility where a service is provided or goods, food or beverages are sold to the operator of or passengers in a vehicle without the necessity of the operator or passengers disembarking from the vehicle. Any facility which proposes a drive-through or drive-up window as an accessory facility to a retail, service, financial, restaurant or other use where customers are served in their vehicles shall be subject to the requirements set forth in this section.
(b) General standards. A drive-through facility is subject to the following standards, in addition to those standards for a drive-through facility set forth in § 22-511: Accessory drive-through facilities of Chapter 22: Subdivision and Land Development, to the extent such standards exceed or differ from the following standards:

1) The drive-through facility shall be designed so as not to impede or impair vehicular and pedestrian traffic movement or exacerbate the potential for pedestrian/vehicular conflicts. A bypass lane/escape lane shall be provided for all drive-through facilities.
2) To minimize the impact of drive-through facilities located adjacent to residential uses, hours of operation shall be set as a condition of approval of the use.
3) Frontage requirements. Minimum lot frontage on at least one street shall be 150 feet for all principal uses with accessory drive-through facilities to ensure adequate room for access drives.
4) Stacking distance.

a) A stacking area, separated from other traffic circulation on the site, is to be provided for vehicles waiting for service in the drive-through lane.
b) The stacking distance shall be as follows:

Use	Minimum Number of Vehicles
Eating place	5
Bank	3
Car wash	5
Dry cleaner	2
Pharmacy	2
Other uses	As determined by SALDO (see Chapter 22)

See § 27-1403H.(12)(b) for more information.

Accessory in-law dwelling

Accessory In-Law Dwellings are permitted as accessory uses only for single-family detached dwellings.

Vehicle Parking:
One parking space per bedroom contained within the suite.
See § 27-1902: Modification of parking requirements, § 27-1903: General regulations applying to required off-street parking facilities and § 27-1904: Off-street loading for more general information on parking.

Development Requirements:

Accessory In-Law Dwellings are permitted as accessory uses only for single-family detached dwellings.

(a) The minimum lot area for the use in the district in which the dwelling is located is required for the principal dwelling in order to be eligible to add an accessory in-law dwelling.
(b) A permit from the Township shall be required, as well as an annual inspection.
(c) Only one accessory in-law dwelling shall be allowed per lot.
(d) Accessory in-law dwellings shall be part of the principal residence, provided that there is a door connecting the in-law suite to the remainder of the residence. No new separate structures on the same lot with the principal residence shall be permitted to be constructed for this use.
(e) Accessory in-law dwellings shall not be located in cellar or basement areas (area having 1/2 or more of its floor-to-ceiling height below the average level of the adjoining ground), except where at least one wall of the accessory in-law dwelling is at grade level with direct access to the outside from the accessory in-law dwelling.
(f) There shall be no changes to the exterior of the residence which suggest that the dwelling unit is other than a single-family detached dwelling or which otherwise detract from the single-family character of the neighborhood.
(g) The height of the accessory building to be used for the accessory in-law dwelling shall not exceed the height of the principal dwelling.
(h) Parking shall be provided for the in-law suite at the rate of one space per bedroom contained within the suite.
(i) As a condition of the issuance of a permit from the Township for an accessory in-law dwelling, the owner of the property shall provide the Township with an affidavit confirming the relationship of the in-law dwelling tenant to the property owner and shall consent to an annual inspection by the Township as a part of the issuance of a permit. Failure to comply with this provision shall result in the denial/revocation of any requested or issued permit.
(j) No accessory in-law dwelling shall exceed an aggregate of 600 square feet.

See § 27-1403H.(11) for more information.

Accessory office

Accessory Office of a Physician, Lawyer, Clergyman, Teacher, Architect, Accountant or Tutor.

Vehicle Parking:
One parking space for each employee, in addition to the parking spaces otherwise required for the primary residential use.
See § 27-1902: Modification of parking requirements, § 27-1903: General regulations applying to required off-street parking facilities and § 27-1904: Off-street loading for more general information on parking.

Development Requirements:

(a) The area devoted to the permitted professional use shall be located within either the practitioner's dwelling or a building accessory thereto.
(b) The floor area devoted to such professional use shall be equivalent to not more than 25% of the ground area covered by the practitioner's dwelling, excluding the ground area covered by an attached garage or such other similar building.
(c) No more than two employees, assistant or associate, in addition to the resident practitioner shall be employed on the premises.
(d) No external alterations shall be made which involve construction features not customary in dwellings.
(e) The accessory professional use shall have direct access to an arterial street as herein defined.

Adult business

Adult day care

A facility operated to provide older adult daily living services for four or more older or disabled individuals who are not relatives of the operator, for part of a sixteen-hour day. Services provided for the older or disabled individuals may include personal care, nutritional, health, social, educational, recreational, therapeutic, rehabilitative, habilitative and developmental activities.

Vehicle Parking:
One parking space for every 200 square feet of gross floor area.
See § 27-1902: Modification of parking requirements, § 27-1903: General regulations applying to required off-street parking facilities and § 27-1904: Off-street loading for more general information on parking.

Development Requirements:

(a) This use does not include services provided for persons whose needs are such that they can only be met in a long-term-care facility on an inpatient basis receiving professionally supervised nursing care and related medical and other health services.
(b) An applicant for adult day care shall obtain a license from the Pennsylvania Department of Aging in compliance with the 6 Pa. Code Chapter 11 before an occupancy permit is issued for the use.
(c) Sufficient facilities for passenger loading and unloading shall be provided. A dropoff area and automobile stacking lane shall be provided.

Agriculture

Alternative therapy provider

Any establishment where alternative therapy is administered for the payment of a fee or other compensation or consideration, but not including: a hospital; nursing home; medical clinic; the office of a physician, surgeon, physical therapist, chiropractor, or osteopath currently licensed as such by the Commonwealth of Pennsylvania; barbershops or practices licensed by the Department of Cosmetology; or any athletic program of accredited junior and senior high schools or colleges in which a massage is administered by a trainer within the scope of such athletic program.

Any additional municipal use as deemed appropriate by the Board of Supervisors

Vehicle Parking:
Off street parking shall be determined by the Board of Supervisors based on anticipated use for the type of facility involved.
See § 27-1902: Modification of parking requirements, § 27-1903: General regulations applying to required off-street parking facilities and § 27-1904: Off-street loading for more general information on parking.

Development Requirements:

A. Minimum lot area. Each lot shall contain an area of not less than one acre, unless a different lot area is deemed to be appropriate by the Board of Supervisors.
B. Minimum lot width: 150 feet.
C. Building area. No more than 25% of the area of each lot shall be occupied by buildings.
D. Maximum impervious surface. No more than 50% of the lot area shall be impervious surfaces.
E. Front yards: 50 feet minimum measured from the street line.
F. Side yards: 25 feet minimum for each side yard.
G. Rear yard: 35 feet.

Apartment buildings

Dwelling designed and occupied exclusively as a residence and containing two or more dwelling units that may have individual outside entrances or unit entrances from a common entryway.

Vehicle Parking:
Three parking spaces per dwelling unit. Garage spaces do not count as required parking spaces. See § 27-1724: Vehicles regularly parked on premises for details on parking, housing or maintaining of vehicles on residential premises.
TC District:
1.5 parking spaces per unit.
See § 27-1309: Parking and access for more details on parking in the TC District.
See § 27-1902: Modification of parking requirements, § 27-1903: General regulations applying to required off-street parking facilities and § 27-1904: Off-street loading for more general information on parking.

Development Requirements:

1. Building design standards. Nonresidential buildings and apartment buildings shall meet the following requirements:

A. Building footprint. The maximum building footprint of nonresidential buildings shall not exceed 10,000 square feet.
B. Building orientation and entrances.

(1) The front facade of buildings shall be oriented towards commercial/main streets with an everyday public entrance in this front facade.
(2) When buildings are located on corners, the entrance shall be located on the corner with an appropriate building articulation, such as a chamfered corner, turret, canopy or other similar building feature. The Board of Supervisors may allow front facades to face existing side streets when these facades will extend an existing commercial district along this existing side street.
(3) All primary building entrances shall be accentuated. Entrances permitted include recessed, protruding, canopy, portico or overhang.

C. Walls and windows:

(1) Blank walls shall not be permitted along any exterior wall facing a street, parking area or walking area. Walls or portions of walls where windows are not provided shall have architectural treatments that are similar to the front facade, including materials, colors and details. At least four of the following architectural treatments shall be provided:

(a) Masonry (but not flat concrete block).
(b) Concrete or masonry plinth at the base of the wall.
(c) Belt courses of a different texture or color.
(d) Projecting cornice.
(e) Projecting metal canopy.
(f) Decorative tilework.
(g) Trellis containing planting.
(h) Medallions.
(i) Opaque or translucent glass.
(j) Artwork.
(k) Vertical/horizontal articulation.
(l) Lighting fixtures.
(m) An architectural element not listed above, as approved by the Board of Supervisors, that meets the intent.

(2) Windows.

(a) The ground-floor front facades of buildings visible from the pedestrian view shall consist of a minimum of 60% window area and a maximum of 75%, with views provided through these windows into the business. Ground-floor windows shall be a maximum of 12 to 20 inches above the sidewalk.
(b) Upper-story windows of front facades shall not be boarded or covered and shall comprise a minimum of 35% window area in the facade above the ground floor and a maximum of 75%.
(c) Smoked, reflective or black glass in windows is prohibited.

D. Roofs. Roofs shall be in keeping with the character of adjacent buildings or shall have pitched roofs. Pitched roofs shall have a minimum slope of 4:12 and a maximum slope of 12:12.
E. Building character. New infill development shall generally employ building types that are compatible to the historic architecture of the area in their massing and external treatment.
F. Architectural rhythm.

(1) New infill development shall also retain the architectural rhythm of building openings (including windows and entries) of the same block.
(2) New infill development shall also attempt to maintain the horizontal rhythm of main street facades by using a similar alignment of windows, floor spacing, cornices, awnings as well as other elements. This rhythm shall be achieved by aligning the top, middle and base floors. Buildings shall have a distinct base at ground level using articulation or materials such as stone, masonry or decorative concrete. The top level should be treated with a distinct outline with elements such as projecting parapet, cornice or other projection.

G. Massing.

(1) Buildings shall be similar in height and size or articulated and subdivided into massing that is more or less proportional to adjacent structures and maintains the existing architectural rhythm.
(2) The massing of any facade should generally not exceed 50 feet maximum (horizontal dimension). Shop fronts may be broken down even further. Massing variations every 30 feet or less is preferred.
(3) Nonresidential buildings must have at least a three-to-five-foot break in depth in all street facades for every 50 feet of continuous facade. Such breaks may be met through the use of bay windows, porches, porticos, building extensions, towers, recessed doorways, and other architectural treatments.

See § 27-13062 for additional information.

Bank, savings and loan association

A bank, savings and loan, credit union for consumer use.

Vehicle Parking:
TC District:
Four parking spaces per indoor teller window.
With walk-up ATM: Four parking spaces plus two parking spaces per ATM.
See § 27-1309: Parking and access for more details on parking in the TC District.
See § 27-1902: Modification of parking requirements, § 27-1903: General regulations applying to required off-street parking facilities and § 27-1904: Off-street loading for more general information on parking.

Development Requirements:

If a drive-through window is part of the establishment, the regulations set forth in § 27-1403H(12), Use 79, shall apply (See below):

(1) Use 79, Accessory Drive-Through Facility.

(a) A drive-through facility is any vehicle-related commercial facility where a service is provided or goods, food or beverages are sold to the operator of or passengers in a vehicle without the necessity of the operator or passengers disembarking from the vehicle. Any facility which proposes a drive-through or drive-up window as an accessory facility to a retail, service, financial, restaurant or other use where customers are served in their vehicles shall be subject to the requirements set forth in this section.
(b) General standards. A drive-through facility is subject to the following standards, in addition to those standards for a drive-through facility set forth in § 22-511: Accessory drive-through facilities of Chapter 22: Subdivision and Land Development, to the extent such standards exceed or differ from the following standards:

1) The drive-through facility shall be designed so as not to impede or impair vehicular and pedestrian traffic movement or exacerbate the potential for pedestrian/vehicular conflicts. A bypass lane/escape lane shall be provided for all drive-through facilities.
2) To minimize the impact of drive-through facilities located adjacent to residential uses, hours of operation shall be set as a condition of approval of the use.
3) Frontage requirements. Minimum lot frontage on at least one street shall be 150 feet for all principal uses with accessory drive-through facilities to ensure adequate room for access drives.
4) Stacking distance.

a) A stacking area, separated from other traffic circulation on the site, is to be provided for vehicles waiting for service in the drive-through lane.
b) The stacking distance shall be as follows:

Use	Minimum Number of Vehicles
Eating place	5
Bank	3
Car wash	5
Dry cleaner	2
Pharmacy	2
Other uses	As determined by SALDO (see Chapter 22)

Banquet/catering facility

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. Such establishments may include full kitchen facilities and a catering facility, as defined in this section. A catering facility is the use of a building or part of a building where food or beverages, or both, are prepared on the premises and picked up or delivered for off-site consumption as part of a banquet or other dining event for groups or parties. Where such facility is housed on the same premises or within the same building as a banquet facility, food and beverages may also be served and consumed on site. This use shall not be considered a restaurant.

Vehicle Parking:
Twenty-five parking spaces per every 1,000 square feet of gross floor area.
See § 27-1902: Modification of parking requirements, § 27-1903: General regulations applying to required off-street parking facilities and § 27-1904: Off-street loading for more general information on parking.

Development Requirements:

A. Minimum lot area. Each lot shall contain an area of not less than one acre with a width of not less than 150 feet at the front property line, except for the use "large retail center," which shall require lots in accordance with the requirements of Part 14.
B. Building area. No more than 25% of the area of each lot shall be occupied by buildings.
C. Front yards. There shall be a front yard along each street on which a lot abuts which shall be not less than 35 feet in depth.
D. Side yards. Unless otherwise provided in this chapter, each side yard shall be not less than 20 feet in width.
E. Impervious surface ratio. No more than 60% of the total lot area shall be covered with impervious surface.
F. Rear yard. Unless otherwise provided in this chapter, there shall be a rear yard on each lot which shall be not less than 35 feet in depth.
G. Buffer yards. Along any residential zoning district boundary line or along any lot line separating a residential use from a nonresidential use, a buffer yard shall be provided which shall be not less than 25 feet in width measured from such boundary line or from the street line where such street constitutes the district boundary line and shall be in accordance with the provisions of this chapter. Such buffer yards may be conterminous with any required yard in this district, and in case of conflict, the largest yard requirement shall apply.
H. Off-street parking and loading space, pedestrian walkways and motor vehicle access shall be provided in accordance with the provisions of this chapter.

Bed-and-breakfast

Vehicle Parking:
One off-street parking space for each rental room or suite. If special events are permitted, parking to accommodate attendees, at a rate of one parking space per every two attendees of capacity, shall be provided.
TC District:
Two parking spaces, plus one parking space per guest or rental room.
See § 27-1309: Parking and access for more details on parking in the TC District.
See § 27-1902: Modification of parking requirements, § 27-1903: General regulations applying to required off-street parking facilities and § 27-1904: Off-street loading for more general information on parking.

Development Requirements:

The use and occupancy of a detached dwelling shall be permitted for accommodating transient guests for rent, which does not include residential facilities for chronically ill or other persons who need institutional care due to illness, disability or who are part of a criminal justice program, subject to the following additional conditions and restrictions:

(a) No more than five guest rooms may be provided.
(b) Required off-street parking spaces shall be located either to the rear of the main dwelling or screened from the roadway by a five-foot fence or plant material.
(c) 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 may not exceed eight square feet.
(d) The use shall be carried on primarily by members of the immediate family who reside on the premises.
(e) There shall be no separate kitchen or cooking facilities in any guest room. Food served on the premises shall be served only to guests of the establishment.
(f) The maximum, uninterrupted length of stay at a guesthouse shall be 14 days.
(g) Weddings, receptions, and special events. A bed-and-breakfast may be used for weddings, receptions, meetings and other special events which attract people who are not guests at the bed-and-breakfast only where the following additional requirements are met:

1) The bed-and-breakfast must have frontage on and access to an arterial road.
2) Weddings, receptions and special events may be held no more than eight times per year, and each event shall last no more than one day.
3) A conditional use permit is required.
4) There shall be no outdoor amplified music.
5) Provision shall be made for adequate and safe parking, which shall be reviewed as part of the conditional use application.

Business office

Business office, such as real estate sales, travel agency, insurance sales, advertising or retail copying and printing services, or other uses of similar intensity.

Vehicle Parking:
One space for each 200 square feet of gross floor area.
TC District:
No parking is required for the first 400 gross square feet; one parking space per each additional 300 gross square feet.
See § 27-1309: Parking and access for more details on parking in the TC District.
See § 27-1902: Modification of parking requirements, § 27-1903: General regulations applying to required off-street parking facilities and § 27-1904: Off-street loading for more general information on parking.

Development Requirements:

1. Minimum lot size: 2,500 square feet.
2. Minimum lot width: 25 feet.
3. Build-to-line. Buildings shall be:

A. Built to the sidewalk; or
B. Set back from the sidewalk 10 to 20 feet for purposes of a plaza, square, courtyard, recessed entrance or outdoor dining.

4. Side yard setback. There shall be no side yard setback for buildings that share a party wall. The setback between buildings shall be 10 feet (five feet per each building) when not sharing a party wall.
5. Maximum impervious coverage: 100%.
6. Building height. Buildings shall be a minimum of two stories or a maximum of 35 feet.
7. Maximum building footprint for nonresidential buildings: 10,000 square feet.

Business or professional office

Car wash

An automobile washing facility shall mean a public facility designed for washing motor vehicles, whether by mechanized apparatus or manually and also whether by attendant employees or by the customer-motorist.

Vehicle Parking:
One parking space per employee on duty at any one time, not counting those parking spaces required for a car wash for stacking area.
See § 27-1902: Modification of parking requirements, § 27-1903: General regulations applying to required off-street parking facilities and § 27-1904: Off-street loading for more general information on parking.

Development Requirements:

(a) Minimum lot width of not less than 120 feet shall be provided along each street on which the lot abuts.
(b) Each facility shall provide paved, off-street stacking or parking spaces for the temporary storage of vehicles waiting to use the facility. A stacking area shall be provided for each wash bay. Under no circumstances shall vehicles be permitted to use abutting streets to temporarily wait to use the car wash facility.
(c) A water recycling system shall be employed. Environmentally friendly soaps and solvents shall be used.

Carpentry shop

Lower Southampton Township, PA

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