Township of Upper Providence

Accessory uses

ACCESSORY BUILDING
A subordinate building, the use of which is customarily incidental to that of the principal building and is used for an accessory use and is located on the same lot.
ACCESSORY USE or ACCESSORY
A use clearly incidental to and customarily found in connection with a particular principal use and conducted on the same lot as a principal use to which it is related and located, either within the same structure or in an accessory structure or as an accessory use of land, except that off-street parking need not be located on the same lot.

Vehicle Parking:
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter.
A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.
In the OSC District: Any parking necessary to serve any of the permitted or conditional uses in this District shall be provided in accordance with the regulations of Article XXII: Off-Street Parking and Loading of this chapter. Wherever practical, gravel or other all-weather porous pavement treatments shall be utilized in this District. Handicapped parking shall be paved.
See § 182-90.6B(7) for detailed information on parking in the YMU District.

Development Requirements:

Accessory uses authorized by zoning regulations shall include any of the following or similar uses:

A. Uses accessory to land cultivation.

(1) Greenhouses.
(2) Preparation of products produced on the premises for use by residents only.

Uses accessory to a dwelling:

(1) Private garage, children's playhouse, private swimming pool, parking space, private stables, barn, shelter for pets.[1]
(2) Noncommercial greenhouses.
(3) Home gardening.
(4) Temporary unit for relative (in-law suite). A temporary dwelling unit may be established as an accessory use to a principal single-family dwelling unit if the following requirements are met:

(a) The unit shall be totally enclosed within the principal building.
(b) The principal dwelling unit shall be owner-occupied.
(c) An internal connection shall be maintained as a means of access between the principal and accessory dwelling units.
(d) The owners shall file a written covenant in the Montgomery County's Recorder of Deeds office that prohibits the use of the property as two or more dwelling units. The covenant must be approved by the Township Solicitor.
(e) Immediate family members are limited to parents, grandparents, children, grandchildren, siblings, aunts, uncles, stepparents, and stepchildren.

Uses accessory to residential subdivisions or land developments:

(1) Sales trailer or similar temporary structure used in connection with the sale of lots, single-family detached houses or other dwelling units in new residential subdivisions or land developments; provided, however, that the trailer or structure and any ancillary parking facilities are located only within the building envelope on an approved residential lot in the subdivision or within the area approved for development of residential units in the case of development of non-single-family detached homes, and further provided that said sales structure shall be removed within seven days following the issuance of a certificate of occupancy for the first sample in the subdivision or phase of subdivision or development or phase of development with which the sales structure is associated.

Permits required. Construction of any accessory use which is either a structure or building, as defined in this chapter, shall require the issuance of a zoning permit, regardless of the size of its footprint.

Limitation on number of accessory structures and/or uses: The number of accessory structures and/or uses on any individual lot shall be limited as follows: No more than 3% of the lot area shall be devoted to the cumulative total for such structures and/or uses for lots with lot areas up to and including 20,000 square feet, and no more than 2% of the lot area shall be devoted to the cumulative total for such structures and/or uses for lots with lot areas greater than 20,000 square feet; provided, however, that in no case shall the total number of accessory uses and/or structures on any lot exceed three, exclusive of one swimming pool; further provided, that nothing in this section shall be construed to allow greater building coverage than is otherwise permitted in the zoning district in which the lot is located.

Minimum setback for accessory uses.

Except where stricter requirements apply, an accessory building may be erected within side or rear yards, provided that it is located at least as far back from the street line as the foremost portion of the principal building and provided, further, that the minimum distance between the building and side and/or rear lot line is five feet. When an accessory building is located on a corner lot the accessory building may be placed in a yard defined as the front yard for a comer lot (defined in § 182-5.1 herein), as long as that yard is not the front yard in which the primary structure predominantly faces. Any ambiguity regarding the yard area that the primary structure predominantly faces shall be determined by the Zoning Officer.

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.

Any accessory use on the same lot with and customarily incidental to the permitted uses here (see § 182-92A(1) through § 182-92A(9), including activities other than sales and services and accommodations for watchmen or caretakers.

In an OSC Open Space Conservation District, land may be used and occupied for this use or combination of the uses in § 182-38.2: Permitted uses and no other uses.
Accessory uses customarily incidental to this permitted use, provided that no more than 5% of a tract located in the OSC District may be devoted to any one or combination of accessory uses.

(1) Accessory uses in an OSC District may include a single-family house occupied by a groundskeeper, security guard, maintenance worker or by an individual(s) performing similar functions; provided, however, that such house shall be considered in the above five-percent limitation.
(2) Accessory uses for agricultural uses in an OSC District may include stands for the sale of products harvested on-site, subject to the restrictions of Article IV: R-1 Residential-Agricultural District, § 182-40C(4) of this chapter.

In the YMU Yerkes Mixed-Use District, a building may be erected, altered or used and a tract may be used or occupied for this use subject to compliance with the 100-foot-wide setback requirement as set forth in § 182-90.6B(2)(a), where applicable, accessory uses on the same lot with and incidental to any permitted use, which may include appropriate accessory uses developed in conjunction with any of the uses in § 182-90.5C, § 182-90.5D and § 182-90.5E, including but not limited to indoor and outdoor recreational facilities, community centers and other similar uses; provided, however, that none is intended as an independent freestanding use.

Adult bookstores, adult motion-picture theaters and adult entertainment cabarets (Adult uses)

ADULT USE
A use composed of an adult bookstore, adult motion-picture theater or adult entertainment cabaret.
ADULT BOOKSTORE
An establishment having as a substantial or significant portion of its stock-in-trade books, magazines, films for sale or viewing on the premises by the use of motion-picture devices or any other coin-operated means and other periodicals, which are distinguished or characterized by their emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas or an establishment with a segment or section devoted to the sale or display of such material or similar establishment to which access is limited to persons 18 years of age or older.
ADULT ENTERTAINMENT CABARET
A public or private establishment which is licensed to serve food and/or alcoholic beverages and which features topless dancers, strippers, male or female impersonators or similar entertainers or a similar establishment to which access is limited to persons 18 years of age or older.
ADULT MOTION-PICTURE THEATER
An enclosed building used regularly and routinely for presenting material having as a dominant theme material distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas for observation by patrons therein or a similar establishment to which access is limited to persons 18 years of age or older.

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

In an M-1 Office and Limited Industrial District, this use is considered a special exception use.
(1) Adult uses shall be permitted only as special exceptions in the M-1 District.

(a) No such adult use shall be allowed within 1,000 feet of another existing adult use.
(b) No such adult use shall be located within 1,000 feet of any zoning district which is zoned for residential use.
(c) No such adult use shall be located within 1,000 feet of a preexisting school or place of worship.
(d) No such adult use shall be located in any zoning district except an M-1 zoned area by special exception.
(e) No such adult use shall be deemed to be a permissible change of use as set forth in this chapter.

(2) Exterior display. No adult use shall be conducted in any manner that permits the observation of any material depicting, describing or relating to specified sexual activities or specified anatomical areas, from any public way or from any property not registered as an adult use. This provision shall apply to any display, decoration, sign, show window or other opening.
(3) No adult use shall be permitted which is obscene or contains uses or sells obscene materials as defined by Section 5903 of the Pennsylvania Crimes Code.
This use shall not be permitted on any portion of a property which is submitted for CRSC uses within the M-1 District.
Adult uses are prohibited in the IO-3 District.

Agricultural uses

The cultivation of the soil and the raising and harvesting of the products of the soil, including nursery, horticulture and forestry.

Vehicle Parking:
The number of spaces to be determined by the use as set forth to which the ground is devoted. The required parking space shall be all-weather and shall be paved, and such parking spaces shall be located on the same lot therewith. See Article XXII: Off-Street Parking and Loading for more detailed parking information.
In the OSC District: Any parking necessary to serve any of the permitted or conditional uses in this District shall be provided in accordance with the regulations of Article XXII: Off-Street Parking and Loading of this chapter. Wherever practical, gravel or other all-weather porous pavement treatments shall be utilized in this District. Handicapped parking shall be paved.

Development Requirements:

In the R-1 Residential-Agricultural District, a building may be erected, altered or used and a lot or premises may be used or occupied for this use.
Agricultural uses, provided that a tract of not less than five acres is available and further provided that any building used in the keeping or raising of livestock or poultry shall be located not less than 100 feet from an ultimate right-of-way line and not less than 50 feet from any other property line.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the OSC District: Agriculture as defined in this chapter, as well as the raising and sale of livestock and fowl, including associated grazing or pastureland.

Alcoholic beverage sales, state store, beer and wine, beverage center

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Animal hospitals and kennels

Vehicle Parking:
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Accessory uses on the same lot and customarily incidental to this permitted use, may include:

(1) Storage within a completely enclosed building in conjunction with a permitted use.
(2) A repair shop or maintenance facility normally required for the conduct of industrial operations.
(3) A cafeteria, recreation facility or other service located within a permitted use and operated for the exclusive use of the occupants of the building.
(4) Living quarters for watchmen, caretakers or similar employees.

This use shall not be permitted on any portion of a property which is submitted for CRSC uses within the M-1 District.
In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.

Antique store

Vehicle Parking:
One space for each 100 square feet of gross floor area.
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

This use is permitted without outside storage or display.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use and subject to the standards outlined in § 182-204: Procedure for consideration of conditional use application and as listed below, any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2A(1) through § 182-96.2A(10):

(a) In the judgment of the Township Board of Supervisors, the proposed use will not generate a significantly greater amount of traffic volume than those uses specifically named, based upon recommendation of Township staff or professionals.
(b) The use will not generate noise, noxious odors, air pollution or glare, nor result in pedestrian-vehicular conflict or create any other conditions hazardous to the health, safety and welfare of the village area.
(c) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.

Assembly hall

Vehicle Parking:
One space for each four seats or stacked chairs available for assembly; for elementary schools, one space for each six seats. See § 182-179B(1) for more details on parking.
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.

Auction establishment, flea market or outdoor sale of a similar nature

Vehicle Parking:
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of three acres (130,680 square feet).
Conditional uses, per the requirements in § 182-86G, permitted on parcels with a minimum lot area of one acre and with a minimum two-hundred-foot frontage on a road classified as collector or higher by the Upper Providence Township Rights-of-Way Map.
(1) Any combination of the uses listed within § 182-86A or § 182-86B.

(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the requirements of the design guidelines in § 154-36.3: Design guidelines for select commercial developments. of Chapter 154: Subdivision and Land Development.
(b) If existing buildings are retained and rehabilitated for the uses contained herein, the same coverage bonuses regulated by § 182-90.1: Preservation of existing buildings shall apply.

Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86C for more details.

Automotive garage

Any premises used principally for the commercial repair of vehicles, but not including automotive wrecking.

Vehicle Parking:
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

In the VCO District: On any lot greater than one acre (greater than 43,560 square feet), this use is permitted on a lot within the Village Commercial and Office Zoning District.
This use is permitted with all repairs or other work completed indoors. Sales of gasoline are strictly prohibited.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use any combination of uses listed within § 182-96.2A, § 182-96.2B, and § 182-96.2C, and subject to the requirements of § 182-204: Procedure for consideration of conditional use application and the following:

(a) All uses must be contained within a single structure.
(b) Parking requirements shall be cumulative for all uses and shared to the greatest extent possible.
(c) All uses shall have individual entrances, and if feasible those entrances shall be on the front (street side) of the building.

As a conditional use any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2C(1) through § 182-96.2C(8), and subject to the requirements listed within § 182-96.2A(10) and § 182-204: Procedure for consideration of conditional use application.

Automotive sales

AUTOMOTIVE SALES BUILDING
A building used for the sale of, hire of or remuneration from automotive equipment. This shall be interpreted to include auto accessory sales rooms but not the sale of junked automotive equipment.

Bakery, confectionery or custom shop

Vehicle Parking:
One space for each 100 square feet of gross floor area.
See § 182-179B(2) for more details on parking.
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is for the production of articles to be sold at retail, only on the premises, and not employing more than 10 persons at any one time.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.

Bed-and-breakfast establishments

A single-family residential building occupied by a resident innkeeper, containing up to eight rooms for the temporary lodging of guests for compensation and providing such lodging services to the guests as maid service and serving meals only, to guests during their stay.

Vehicle Parking:
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Bed-and-breakfast establishments are permitted on any size lot, provided that:
(1) It is conducted out of an existing single-family building;
(2) All guest stays are limited to one week or less;
(3) All parking is provided on the side or in the rear of the building, with none located further forward than the front of the building;
(4) Two parking spaces shall be provided for the resident innkeeper, one additional space shall be provided for each guest room, and one additional space for each employee during the highest staffing period.
(5) No more than one sign identifying the facility may be provided, which shall conform to the requirements of § 182-145C if it is freestanding, or be a maximum of 20 square feet if attached to the building. Any sign may be illuminated only through indirect lighting.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
In the VCO District:

(a) Must be conducted out of an existing single-family detached dwelling.
(b) Two parking spaces shall be provided for the resident innkeeper, one additional space shall be provided for each guest room, and one additional space for each employee during the highest staffing period.
(c) Guest stays are limited to one continuous seven-day period.

An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use and subject to the standards outlined in § 182-204: Procedure for consideration of conditional use application and as listed below, any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2A(1) through § 182-96.2A(10), herein:

(a) In the judgment of the Township Board of Supervisors, the proposed use will not generate a significantly greater amount of traffic volume than those uses specifically named, based upon recommendation of Township staff or professionals.
(b) The use will not generate noise, noxious odors, air pollution or glare, nor result in pedestrian-vehicular conflict or create any other conditions hazardous to the health, safety and welfare of the village area.
(c) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.

Bookstore, furniture sales and showroom, sporting goods

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Brokerage, financial, insurance, travel agency and real estate offices.

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Buildings which contain any combination of attached dwellings and two-story multifamily dwellings

Vehicle Parking:
Parking requirements for the RUG Use Group shall be as follows:
[1] For the residents of each dwelling unit, not less than two off-street automobile parking spaces shall be required. The required spaces, when they are not an integral part of the building design, shall be arranged within a court or separate parking area(s). If one or more parking spaces are provided within a garage for that unit, the off-street area in front of the garage may also be counted as a parking space.
[2] If a clubhouse or common facility is provided, parking for that facility will be provided pursuant to the requirements for a private meeting room or place of private assembly pursuant to § 182-179B(1)(a).
[3] For guest parking, the applicant shall demonstrate that there is sufficient on- and off-street parking available. If this cannot be demonstrated to the Township's satisfaction, visitor parking shall be provided at the rate of 1/2 parking space per unit, in addition to the parking as required in § 182-120.18C(2)(c)[1]. If centrally located with respect to the majority of dwelling units, clubhouse and common facility parking spaces provided pursuant to § 182-120.18C(2)(c)[2] may be used in calculating the number of visitor parking spaces provided.
[4] No parking area of three or more cars shall be located closer than 25 feet to a perimeter property line or to an ultimate right-of-way line of any abutting road classified as a limited-access highway on the Upper Providence Township Ultimate Rights-of-Way Map, nor closer than 50 feet to the right-of-way line of any other abutting road. This provision shall not apply to parking for resident access adjacent to mailbox facilities provided within the community.
[5] In parking areas storing 10 or more cars, not less than 10% of the area devoted to parking facilities shall consist of interior parking lot landscaping. As a requirement in the RUG Use Group, such landscaping shall be designated on a separate landscape plan as set forth in §§ 182-120.18C(2)(h) and in accordance with Chapter 154: Subdivision and Land Development, of the Code of the Township of Upper Providence.
[6] When conditions warrant, the use of reserve parking is encouraged. The requirements of § 182-180: Parking reserve areas of this chapter shall be applicable.

Development Requirements:

In the IO-3 District: In an RUG Use Group, this use is permitted by conditional use when authorized in accordance with § 182-204: Procedure for consideration of conditional use application, a building may be erected, altered or used and a lot may be used for this use. See § 182-120.3B for information on conditional use standards.
A principal use permitted may be constructed on the same lot with another permitted principal use(s).

Business or administrative office

Vehicle Parking:
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-93C(8) for details on off-street parking and loading in the CRSC District.
See § 182-102: Parking requirements for details on parking in the PBO District.
See § 182-96.3C(6) for detailed information on parking in the VCO District.
See § 182-90.6B(7) for detailed information on parking in the YMU District.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of 1/2 acre (21,780 square feet):
Limited to a sole practitioner, with ancillary staff.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the NC District: Conditional uses permitted on parcels with a minimum lot area of 1/2 an acre (21,780 square feet) and subject to the standards outlined within § 182-86G:
(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86A(1) through § 182-86A(5).

As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:

(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of one acre (43,560 square feet):
This use as regulated by § 182-90.1: Preservation of existing buildings, uses within rehabilitated buildings will earn a bonus of 10% additional building coverage and 5% additional impervious coverage.
This use or any combination of two of the uses listed within § 182-86A of this section is permitted. The combination of uses must be within a single building.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the NC District: Conditional uses permitted on parcels with a minimum lot area of one acre (43,560 square feet) and subject to the standards outlined within § 182-86G:
(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86B(1) through § 182-86B(3).
See § 182-86B for more details.
In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
This use shall be subject to and controlled by § 182-100: Development regulations through § 182-104: Landscaped planting and buffer areas, contained in the PBO Professional and Business Office District regulations, except that all other requirements of this district which are not specifically addressed in the above-referenced sections shall also apply.
In the PBO Professional and Business Office District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. Includes providing credit services, security and commodity brokerage, real estate sale, employment counseling, insurance sales, advertising and mailing and stenographic services.
Accessory uses on the same lot with and customarily incidental to this use are permitted.
Any use(s) listed in § 182-98A and § 182-98B and in § 182-99A(2) may be allowed as a conditional use on an existing lot which does not meet the lot area and width requirements of § 182-100A. Modifications to the dimensional standards of § 182-100B may be allowed as part of a conditional use, provided that any adjacent residential or institutional use is properly buffered with the following: a minimum fifteen-foot buffer between a new building and an existing property line; a minimum ten-foot buffer between a new parking lot and an existing property line; and a minimum five-foot buffer between a new driveway/accessway and an existing property line. A combination of fencing and/or landscaping to the satisfaction of the Township shall be placed in said buffer areas. The requirements of § 182-104: Landscaped planting and buffer areas shall be applicable for all buffers; provided, however, that where there is a discrepancy in buffer width, the width shall be as prescribed in this subsection.
In the PBO District: This use as a conditional use shall be permitted when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXII: Off-Street Parking and Loading, § 182-204: Procedure for consideration of conditional use application, of this chapter and additional criteria set forth in § 182-99B.
In the PBO District: This use may be allowed as a conditional use on an existing lot which does not meet the lot area and width requirements of § 182-100A. Modifications to the dimensional standards of § 182-100B may be allowed as part of a conditional use, provided that any adjacent residential or institutional use is properly buffered with the following: a minimum fifteen-foot buffer between a new building and an existing property line; a minimum ten-foot buffer between a new parking lot and an existing property line; and a minimum five-foot buffer between a new driveway/accessway and an existing property line. A combination of fencing and/or landscaping to the satisfaction of the Township shall be placed in said buffer areas. The requirements of § 182-104: Landscaped planting and buffer areas shall be applicable for all buffers; provided, however, that where there is a discrepancy in buffer width, the width shall be as prescribed in this subsection.
In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted in the M-1 District provided that the provisions of § 182-93: District regulations, are met, and specifically the site development requirements established for the category "Regional Shopping Center" within said section are utilized.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
In an IO-2 Interchange Office Support District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in § 182-120.2: Permitted uses and no others.
In the VCO District: Use permitted with sole practitioner with ancillary staff.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use and subject to the standards outlined in § 182-204: Procedure for consideration of conditional use application and as listed below, any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2A(1) through § 182-96.2A(10), herein:

(a) In the judgment of the Township Board of Supervisors, the proposed use will not generate a significantly greater amount of traffic volume than those uses specifically named, based upon recommendation of Township staff or professionals.
(b) The use will not generate noise, noxious odors, air pollution or glare, nor result in pedestrian-vehicular conflict or create any other conditions hazardous to the health, safety and welfare of the village area.
(c) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.

In the VCO District: On any lot greater than 1/2 acre (greater than 21,780 square feet), this use is permitted on a lot within the Village Commercial and Office Zoning District.

An accessory use on the same lot with and customarily incidental to this use is permitted.

Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use any combination of two uses listed within § 182-96.2A, and subject to the requirements of § 182-204: Procedure for consideration of conditional use application. and the following:

(a) All uses must be contained within a single structure.
(b) Parking facilities between the two uses shall be shared to the greatest extent possible.
(c) Both uses shall have individual entrances, and if feasible those entrances shall be on the front (street side) of the building.

As a conditional use any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2B(1) through § 182-96.2B(6), and subject to the requirements listed within § 182-96.2A(10) and § 182-204: Procedure for consideration of conditional use application.
In the VCO District: On any lot greater than one acre (greater than 43,560 square feet), this use is permitted on a lot within the Village Commercial and Office Zoning District.
This use is permitted in a single building, with no more than four individual tenants.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use any combination of uses listed within § 182-96.2A, § 182-96.2B, and § 182-96.2C, and subject to the requirements of § 182-204: Procedure for consideration of conditional use application and the following:

(a) All uses must be contained within a single structure.
(b) Parking requirements shall be cumulative for all uses and shared to the greatest extent possible.
(c) All uses shall have individual entrances, and if feasible those entrances shall be on the front (street side) of the building.

As a conditional use any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2C(1) through § 182-96.2C(8), and subject to the requirements listed within § 182-96.2A(10) and § 182-204: Procedure for consideration of conditional use application.
In the YMU Yerkes Mixed-Use District, a building may be erected, altered or used and a tract may be used or occupied for this use on parcels that, as of the date of enactment of Article XIIA: YMU Yerkes Mixed-Use District, have frontage on a road then classified as an arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, to a maximum depth of 450 feet measured from the center line of said arterial road, the following use is permitted:

Multiple business or professional offices, in a single building, with no more than four individual tenants.

Camps, recreational facilities and open space preservation areas

OPEN SPACES

Common greens, other recreation space or generally open areas available to the public or yards or other open areas provided in connection with residential developments which are intended for the sole use of the residents of such developments and their guests.
PUBLIC RECREATION
Leisure-time activities, including but not limited to sports and entertainment, that are open to anyone without restriction except for rules and standards of conduct and use.

Vehicle Parking:
The number of spaces to be determined by the use as set forth to which the ground is devoted. The required parking space shall be all-weather and shall be paved, and such parking spaces shall be located on the same lot therewith. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter, and additional criteria set forth in § 182-80.1C, and shall be on tracts with a minimum size of 10 acres.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:
(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.
(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use are permitted, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities.

Car wash

Vehicle Parking:
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted provided that no portion of the lot used for washing shall be closer than 100 feet to an abutting residential or institutional district boundary line and all washing operations shall be conducted within an enclosed building or structure.

Caretakers/watchmen living quarters

Catering

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Cemeteries

Land used or intended to be used for the burial of the deceased, including columbariums, crematories, mausoleums and mortuaries when operated in conjunction with the "cemetery" and within the boundaries.

Vehicle Parking:
The number of spaces to be determined by the use as set forth to which the ground is devoted. The required parking space shall be all-weather and shall be paved, and such parking spaces shall be located on the same lot therewith. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter, and additional criteria set forth in § 182-80.1C.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:

(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.

(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities. Accessory uses to a residential care facility for senior citizens may include those service facilities associated with a residential care facility, including community facilities, congregate dining facilities, personal care and health-care services.

Chemical facility, construction, enlargement or expansion of a toxic

Vehicle Parking:
One space for each employee on the largest work shift, plus an additional 10% which additional amount shall not be less than two additional spaces. Additional parking areas as determined by § 182-180: Parking reserve areas shall also be constructed.

Development Requirements:

This use shall be specifically prohibited in a Floodplain Conservation District.
The construction, enlargement or expansion of any structure which would be used for the production, storage or maintenance of a supply of the following toxic chemicals which are dangerous to human life: acetone, ammonia, benzine, calcium carbide, carbon disulfide, celluloid, chlorine, hydrochloric acid, hydrocyanic acid, magnesium, nitric acid and oxides of nitrogen, petroleum products (gasoline, fuel oil, etc.), phosphorus, potassium, sodium, sulphur and sulphur products, pesticides (including, without limitation, insecticides, fungicides and rodenticides), radioactive substances insofar as such substances are not otherwise regulated, and any other dangerous materials or substances regulated by the appropriate federal or state agencies.

Churches, chapels or other places of worship and their adjunct residential dwellings

CHURCH
A building used for public worship by a congregation, excluding buildings used exclusively for residential, education, burial, recreational or other uses not normally associated with worship.

Vehicle Parking:
One parking space for each four seats or stacked chairs available for assembly; for elementary schools, one parking space for each six seats. See § 182-179B(1) for more details on parking for this use.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.
See § 182-93C(8) for details on off-street parking and loading in the CRSC District.

Development Requirements:

This use shall be permitted in this district: the construction, alteration or use of structures and/or the land.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:

(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.

(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use are permitted, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities.
In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.

Clearing of all existing vegetation

Clinics

Ambulatory health care facility, generally including a number of medical, dental, and/or mental health specialties, in which examinations, diagnostic and preventive health services, and treatment are provided for patients on an outpatient basis, generally on a walk-in or first-come, first-served basis; a clinic is characterized by centralized facilities and services, including patient records storage/management, waiting areas, and laboratory and other diagnostic and testing facilities. It is typically managed by a single institution or corporation and is distinguished from a medical office building wherein individual offices or suites are leased or sold to a health care provider or group of same and wherein the health care provider(s) in one office or suite does not necessarily have any corporate, managerial or similar relationship to the health care provider(s) occupying other offices or suites in the building.

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter, and additional criteria set forth in § 182-80.1C.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:
(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.
(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities. Accessory uses to a residential care facility for senior citizens may include those service facilities associated with a residential care facility, including community facilities, congregate dining facilities, personal care and health-care services.

Club, fraternal organization or lodge

Vehicle Parking:
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

In the VCO District: On any lot greater than one acre (greater than 43,560 square feet), this use is permitted on a lot within the Village Commercial and Office Zoning District.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use any combination of uses listed within § 182-96.2A, § 182-96.2B, and § 182-96.2C, and subject to the requirements of § 182-204: Procedure for consideration of conditional use application and the following:

(a) All uses must be contained within a single structure.
(b) Parking requirements shall be cumulative for all uses and shared to the greatest extent possible.
(c) All uses shall have individual entrances, and if feasible those entrances shall be on the front (street side) of the building.

As a conditional use any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2C(1) through § 182-96.2C(8), and subject to the requirements listed within § 182-96.2A(10) and § 182-204: Procedure for consideration of conditional use application.

Cluster development

A development pattern wherein structures are arranged in closely related groups, reducing lot sizes and preserving land for open space.

Vehicle Parking:
See § 182-52B(3) for details on parking in the R-3 District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

The following necessary conditions must be satisfied by an applicant seeking to develop in a clustered fashion before the Board of Supervisors will grant a preliminary plan approval for a subdivision plan prepared in accordance with the requirements of this article.
A. Tract size. The tract of land to be developed shall not be less than 25 acres in area.
B. Ownership. The tract of land to be developed shall be in one ownership or shall be the subject of an application filed jointly by the owners of the entire tract, and it shall be agreed that the tract will be developed under single direction in accordance with an approved plan.
C. Natural and man-made amenities. At least 15% of the gross land area of the tract to be subdivided must contain any one or combination of the following natural and manmade amenities:

(1) A floodplain, as defined in Article III: Floodplain Conservation District.
(2) Slopes of 15% or greater, as defined in Article XV: M-1 Office and Limited Industrial District.
(3) Mature permanent vegetation.
(4) Other natural features of irreplacable value.
(5) Historic sites, as identified by the Montgomery County Resource Protection Plan, or other sites supported by appropriate documentation or endorsement of local historic societies.
(6) Land suitable for active recreational use, located adjacent to and as an integral part of the features of the site detailed in § 182-68C(1) through § 182-68C(5) above.

D. Sewer and water facilities. The cluster development shall be served by centralized water facilities and public sewer facilities, which may include capped sewers, deemed acceptable by the Board of Supervisors, upon recommendation of the Township Engineer.
E. Development plan. The application for development shall be accompanied by a plan or plans in accordance with § 182-71: Plan submission requirements showing the detailed use of the entire tract, which plan or plans shall also comply with all requirements of Chapter 154: Subdivision and Land Development, and other applicable ordinances, unless these requirements are relaxed in accordance with § 182-69H. The plan shall clearly designate the proposed use of each area of the tract.
F. Development stages and permits. The development of a tract carried out in either a single phase or in stages shall be executed in accordance with a development agreement. The owner, developer and Township shall enter into said agreement embodying all details regarding compliance with this article to assure the binding nature thereof on the overall tract and its development, which agreement shall be recorded with the final development plan.
The requirements listed in Article IVA: Open Space and Recreational Facilities, of Chapter 154: Subdivision and Land Development, shall govern the required open space created by cluster development in R-2 and R-3 Districts.

Colleges, universities and theological schools

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

Includes adjunct dormitories and other uses customarily incidental to a school.

This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter, and additional criteria set forth in § 182-80.1C, and shall be on tracts with a minimum size of 10 acres.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:

(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.

(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use are permitted, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities.

Commercial recreation use

Vehicle Parking:
The number of spaces to be determined by the use as set forth to which the ground is devoted. The required parking space shall be all-weather and shall be paved, and such parking spaces shall be located on the same lot therewith. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

This use shall require a special exception when the proposed use is located within the Floodplain Conservation District, as defined in § 182-26A. The use may be allowed or denied by the Zoning Hearing Board after recommendations by the Township Planning Commission, pursuant to the standards set forth in these regulations.
A commercial recreation use, whether open to the public or restricted to private membership, such as parks, camps, picnic areas, golf courses or fishing, sport or boating clubs, not to include enclosed structures excepting toilet facilities, but permitting piers, docks, floats or shelters usually found in developed outdoor recreation areas. Any toilet facilities provided shall be connected to public water and sewage systems and subject to the floodproofing regulations in applicable ordinances.

Commercial uses

Vehicle Parking:
Parking requirements for RUG-3 shall be as follows:
[1] For the residents of each dwelling unit, no fewer than 1.7 automobile parking spaces shall be required for the first phase of development.
[2] Loading and unloading space shall comply with § 182-184: Loading and unloading space.
[3] Parking for those nonresidential uses permitted in § 182-120.19B(3)(e) shall comply with the standards set forth in Article XXII: Off-Street Parking and Loading; however, parking spaces may be provided at 1/2 of the amount described therein upon presentation of a shared parking agreement through which 1/2 of the total required parking can be shared as between residential and nonresidential uses.
[4] Parking may be phased to run concurrent with the residential buildings. The installation of parking spaces shall be phased to ensure that at no time will parking be less than 1.7 parking spaces per the number of built dwelling units.

Development Requirements:

In the IO-3 District: In an RUG-3 Use Group, a building may be erected, altered or used and a lot may be used or occupied for this use.
Commercial uses with the following conditions:
[1] The use must be wholly contained (other than outdoor seating) within the multifamily residential buildings.
[2] Commercial uses are limited to the ground floor of all buildings; utility space may extend beyond the first floor, but may not have public access.
[3] Commercial uses are limited to those multifamily buildings with facades within 100 feet of the shared shopping center property lines.
[4] Uses are limited to the following:

[a] Retail establishments directly serving the needs of the residential units, including but not limited to pharmacies, coffee shops, newsstands or any other use of a similar nature.
[b] Service establishments directly serving the needs of the permitted uses herein, including but not limited to such uses as automated bank machines, fitness centers, travel consultants, single practitioner medical offices, and other small-scale office uses of a similar nature.
[c] Full-service restaurant serving food on premises with table service and using reusable (nondisposable) dishes and utensils.

A principal use permitted may be constructed on the same lot with other permitted principal uses.

Communications antennas

ANTENNA
Any system of wires, rods, discs, panels, flat panels, dishes, whips, or other similar devices used for the transmission or reception of wireless signals. An antenna may include an omnidirectional antenna (rod), directional antenna (panel), parabolic antenna (disc) or any other wireless antenna. An antenna shall not include tower-based wireless communications facilities.
WIRELESS COMMUNICATIONS FACILITY (WCF)
The antennas, nodes, control boxes, towers, poles, conduits, ducts, pedestals, electronics and other equipment used for the purpose of transmitting, receiving, distributing, providing, or accommodating wireless communications services.
TOWER-BASED WIRELESS COMMUNICATIONS FACILITY (TOWER-BASED WCF)
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 and monopoles, utility poles and light poles. DAS hub facilities are considered to be tower-based WCFs.

Vehicle Parking:
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-93C(8) for details on off-street parking and loading in the CRSC District.
See § 182-102: Parking requirements for details on parking in the PBO District.
See § 182-126G for details on off-street parking and loading in the M-2 District.

Development Requirements:

In the R-1 Residential-Agricultural District, a building may be erected, altered or used and a lot or premises may be used or occupied for this use.

In the R-1 District: Communications antennas, in accordance with the provisions of § 182-21.1: Wireless communications facilities, mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings, only upon a showing, in addition to any other that may be required under this chapter, that denial of such a special exception would have the effect of prohibiting the provision of personal wireless service. Communications towers are not permitted.

In an R-3 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use or a combination of the other uses for the R-3 District.

This additional conditional use is permitted, when authorized by the Board of Supervisors, in compliance with § 182-204: Procedure for consideration of conditional use application.

In the R-3, R-4, VP and GCR Districts, this use is a special exception only, communications antennas, in accordance with the provisions of § 182-21.1: Wireless communications facilities, mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings only upon a showing, in addition to any other that may be required under this chapter, that denial of such a special exception would have the effect of prohibiting the provision of personal wireless service. Communications towers are not permitted.

A principal use permitted in the R-3 District other than a single-family detached or two-family dwelling owned in fee simple, may be constructed on the same lot with another permitted principal use(s).

In an R-4 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use.
A principal use permitted in the R-4 District may be constructed on the same lot with another permitted principal use(s).
In the OSR-2 District, this use is specifically permitted in an open space residential community.
Accessory uses on the same lot or premises with and incidental to the other uses are permitted in this district. In addition to accessory uses customarily incidental to a dwelling unit, appropriate accessory uses may be permitted in a park, including but not limited to uses such as rest rooms, parking for park users and other similar uses, subject to approval by the Township.

(1) Accessory uses in an OSR-2 District may include a single-family house occupied by a groundskeeper, security guard, maintenance worker or by an individual(s) performing similar functions.

Communications antennas, in accordance with the provisions of § 182-21.1: Wireless communications facilities of this chapter, mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings. Communications towers are permitted only as a conditional use pursuant to § 182-38.3: Conditional uses.
In the R-1, R-3, R-4 and VP Districts: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the IN District: This use shall be permitted in this district: the construction, alteration or use of structures and/or the land. Communications antennas, in accordance with the provisions of § 182-21.1: Wireless communications facilities, mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings. Communications towers are not permitted.
In the IN District: Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:

(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.

(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use are permitted, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities.
In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of 1/2 acre (21,780 square feet).
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the NC District: Conditional uses permitted on parcels with a minimum lot area of 1/2 an acre (21,780 square feet) and subject to the standards outlined within § 182-86G:

(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86A(1) through § 182-86A(5).

As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:

(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. Communications antennas are permitted, in accordance with the provisions of § 182-21.1: Wireless communications facilities, mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings.
In the CRSC District: As a special exception only, communications antennas mounted on a communications tower and communications equipment buildings, only upon a showing, in addition to any other that may be required under this chapter, that denial of such a special exception would have the effect of prohibiting the provision of personal wireless service and that it is not feasible to mount the communications antenna on an existing public utility transmission tower, existing building or other existing structure. Communications antennas shall conform to the requirements of § 182-21.1: Wireless communications facilities, and communications towers shall conform to the requirements of § 182-21.2: (Reserved).
In the PBO Professional and Business Office District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. As a special exception only, communications antennas, in accordance with the provisions of § 182-21.1: Wireless communications facilities, mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings only upon a showing, in addition to any other that may be required under this chapter, that denial of such a special exception would have the effect of prohibiting the provision of personal wireless service. Communications towers are not permitted.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
In an IO Interchange Office District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in § 182-115: Permitted uses.This use is a permitted use, in accordance with the provisions of § 182-21.1: Wireless communications facilities., mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings.
In the M-1, IO and IO-2 Districts: As a special exception only, communications antennas mounted on a communications tower and communications equipment buildings only upon a showing, in addition to any other that may be required under this chapter, that denial of such a special exception would have the effect of prohibiting the provision of personal wireless service and that it is not feasible to mount the communications antenna on an existing public utility transmission tower, existing building, or other existing structure. Communications antennas shall conform to the requirements of § 182-21.1: Wireless communications facilities, and Communications Towers shall conform to the requirements of § 182-21.2: (Reserved).
In an IO-2 Interchange Office Support District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in § 182-120.2: Permitted uses and no others.
In the IO-2 and OSC Districts: Communications antennas are permitted in accordance with the provisions of § 182-21.1: Wireless communications facilities, mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings.
In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
In the M-2 District: Communications antennas mounted on a communications tower and communications equipment buildings, only upon a showing, in addition to any other that may be required under this chapter, that is not feasible to mount the communications antenna on an existing public utility transmission tower, existing building or other existing structure. Communications antennas shall conform to the requirements of § 182-21.1: Wireless communications facilities and communications towers shall conform to the requirements of § 182-21.2: (Reserved).

Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.

Communications towers

ANTENNA
Any system of wires, rods, discs, panels, flat panels, dishes, whips, or other similar devices used for the transmission or reception of wireless signals. An antenna may include an omnidirectional antenna (rod), directional antenna (panel), parabolic antenna (disc) or any other wireless antenna. An antenna shall not include[1] tower-based wireless communications facilities, as defined below.
WIRELESS COMMUNICATIONS FACILITY (WCF)
The antennas, nodes, control boxes, towers, poles, conduits, ducts, pedestals, electronics and other equipment used for the purpose of transmitting, receiving, distributing, providing, or accommodating wireless communications services.
TOWER-BASED WIRELESS COMMUNICATIONS FACILITY (TOWER-BASED WCF)

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 and monopoles, utility poles and light poles. DAS hub facilities are considered to be tower-based WCFs.

Community and Regional Shopping Center

A shopping center providing for the sale of a variety of goods and service and general merchandise for several neighborhoods.

Vehicle Parking:
Off-street parking and loading facilities. A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
A. A community shopping center incorporating the following uses:

(1) A retail store, food market, garden shop or personal service shop, excluding an automobile sales outlet.
(2) A financial institution, studio and office for professional use or general business activity, which shall be subject to and controlled by § 182-100: Development regulations through § 182-104: Landscaped planting and buffer areas, contained in the PBO Professional and Business Office District regulations, except that all other requirements of this district which are not specifically addressed in the above-referenced sections shall also apply.
(3) A medical and dental clinic for the treatment of humans.
(4) A restaurant (including live entertainment) and catering service, but excluding the sale of prepared food for consumption in automobiles.
(5) A bakery, confectionery or custom shop for the production of articles to be sold at retail, only on the premises, and not employing more than 10 persons at any one time.
(6) A church, library, post office, educational facility, community center for cultural or recreational activities, theater for motion picture or stage productions (excluding an outdoor motion-picture establishment) or assembly hall.
(7) Day-care center.
(8) A passenger station for public transportation.
(9) Structured parking for the use of employees and patrons of the proposed shopping center.
(10) An accessory use on the same lot with and customarily incidental to any of the above permitted uses, including activities other than sales and services and accommodations for watchmen or caretakers.
(11) Communications antennas, in accordance with the provisions of § 182-21.1: Wireless communications facilities, mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings.
(12) Helistop, subject to the provisions of § 182-21: Heliports and helistops of this chapter.
(13) Indoor fitness, recreation, or entertainment use, provided the gross floor area devoted to said use does not exceed 30,000 square feet.
In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted in the M-1 District provided that the provisions of § 182-93: District regulations, are met, and specifically the site development requirements established for the category "Regional Shopping Center" within said section are utilized.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
In the M-1 District: Any Community and Regional Shopping Center must be a portion of a total site containing at least 100 acres in single and separate ownership, or shall be the subject on an application filed jointly by the owners of the entire tract, and it shall be agreed that the tract shall be developed under single direction in accordance with an approved master plan. Seventy-five percent of the site area shall be located within a one-mile radius of an interchange of a limited-access highway. Such one-mile radius shall be measured from the point at which the center of the limited-access highway intersects with the center of a public road connected to the limited-access highway.
Any property having Community and Regional Shopping Center uses must first file a master plan for the entire property in the form provided in § 182-120.7: Master plan required, and specifically following the requirements in said section, with the exception of those in § 182-106C and § 182-106E, of this chapter as a prerequisite for approval. In addition, the master plan shall specifically allocate commercial and industrial development areas and delineate separations between uses, as well as required parking associated with each use area, and provide a general landscape and buffer plan and a circulation plan that would segregate automobile and truck traffic from each other as well as commercial access from access to the industrial development areas. Any required buffer areas shall conform to the greater requirement of the CRSC or M-1 District.

Community center (age-restricted community)

Vehicle Parking:
In the IN District: One parking space for every 800 square feet of floor area in public use.
See § 182-63.22M for details on parking in the ARR District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In the ARR District: This additional use shall be developed in conjunction with an age-restricted residential community and shall include this use, provided, however, that it is intended as an independent, freestanding commercial use:
(1) Community center for the exclusive use of residents of the community or their guests. Development of the community center shall occur in the first phase of any multiphase project. The community center shall provide at least ten square feet of area for each household in the community it is to serve; provided, however, that it shall have a minimum of 2,000 square feet. A community center may include the following:

(a) Kitchen, dining, and banquet facilities.
(b) Lobby(ies) or other common gathering areas; meeting rooms.
(c) Locker rooms, rest rooms, and exercise facilities.
(d) Administrative/management offices.

Community center for cultural or recreational activities

Vehicle Parking:
One space for every 800 square feet of floor area in public use. See § 182-179B(1) for more details on parking.
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.

Community Residential Programs

An establishment, sometimes referred to as a "community living arrangement" or a "group home," licensed by the Commonwealth of Pennsylvania, that provides a home for not more than six handicapped individuals, excluding staff who do not reside on the property, who live and cook together as a single housekeeping unit. This definition shall not include a facility housing persons released from or under the jurisdiction of a government bureau of corrections or similar institution. "Handicapped" means, with respect to a person, a physical or mental impairment which substantially limits one or more of such person's major life activities; a record of having such an impairment; or being regarded as having such an impairment; but such term does not include current, illegal use of or addiction to a controlled substance as defined in Section 102 of the Controlled Substances Act (21 U.S.C. § 802).

Vehicle Parking:
Parking for a community residential program shall be provided in accordance with the requirements of § 182-179A(1), § 182-179A(2) or § 182-179A(3), as applicable. In addition, one additional all-weather parking space shall be provided for each resident who is permitted by the Commonwealth of Pennsylvania to operate a motor vehicle.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

Community residential programs as defined within § 182-24: Terms defined of this chapter shall be permitted in any district in which other residential uses are allowed. In any such district in which there is more than a single set of area and width regulations, community residential programs shall meet the area and width regulations for single-family dwellings. Community residential programs which are intended to accommodate more than six handicapped individuals, excluding staff who do not reside on the property, shall only be permitted in an IN Institutional District and shall meet the applicable requirements of that district.
It is the intent of this section to make reasonable accommodations in the rules, policies and practices within this Township to afford all handicapped or disabled persons equal opportunity to use and enjoy a dwelling in satisfaction of the requirements of the Fair Housing Act (42 U.S.C.A. § 3601 et seq.), as amended, and the applicable regulations of the Pennsylvania Human Relations Commission as they pertain to housing accommodations for any person on the basis of a protected class as such term is defined by said regulations. No provision of this chapter shall require that a dwelling be made available to an individual whose tenancy would constitute a direct threat to the health or safety of other individuals or whose tenancy would result in substantial physical damage to the property of others.

Concert hall

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Condominiums

An estate in real property consisting of an undivided interest in a portion of a parcel, together with a separate interest in a space within a structure. This form of ownership may be applied in residential, professional office, industrial and commercial land uses.

Conference center

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

This use may be authorized as a conditional use when incorporated in the M-1 Office and Limited Industrial District, according to the provisions of § 182-108: Conditional uses and § 182-204: Procedure for consideration of conditional use application.
In the IO District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in § 182-204: Procedure for consideration of conditional use application and pursuant to the requirements set forth.
In the IO District: Conference facilities are for the express use of the office park clients, visitors and employees.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of the conditional use application:
(1) The use shall have hours of operation that coincide with the largest shift of employees in the district, unless additional hours are deemed reasonable by the Board of Supervisors based upon the nature of the use.
(2) The use shall be oriented to the interior of the development and visually screened from view of the abutting rights-of-way.
(3) External identification signs shall not be permitted except where directories or kiosks list all uses within the development.
(4) Except in the case of transportation centers, heliports and supplementary parking, the use shall not take up more than 10% of the first floor area of the development, located at ground level within the primary structure. Freestanding conditional uses shall not be permitted.
(5) Additional parking may be required for a conditional use by the Board of Supervisors where warranted.

Convenience/milk retail

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Convention facility

Vehicle Parking:
In the IO-3 District: For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
See § 182-120.15D and § 182-120.15E for details on parking in the IO-3 District.
See Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

This use whether placed on an individual site or in combination with other uses, shall not exceed 50% of the total land area of each IO-3 District but in no event greater than 75 acres.
Uses not otherwise permitted in Article XVI: IO Interchange Office District shall not extend beyond a distance of 2,000 feet measured from the ultimate right-of-way of Route 29 (Collegeville Road).

Convents and monasteries

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

This use shall be permitted in this district: the construction, alteration or use of structures and/or the land.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:

(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.

(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use are permitted, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities.

Conversions of residential structures

The remodeling or alteration of a structure so as to accommodate the provision of more dwelling units than were originally intended. "Conversions" include the alteration of a nonresidential structure into a dwelling unit for at least one family, the modification of a single-family structure so as to accommodate two or more dwelling units and the alteration of a multifamily structure so as to accommodate more units than originally intended.

Vehicle Parking:
See § 182-90.6B(7) for detailed information on parking in the YMU District.
See Article XXII: Off-Street Parking and Loading for more parking information.

Development Requirements:

In the VP District, conversions of residential structures are permitted when authorized as a special exception. The conversion of a single-family dwelling or other building into a dwelling for two or more families, subject to the following requirements:
(a) Each dwelling unit shall not have less than 600 square feet of floor area, plus an additional 100 square feet of floor area for each additional bedroom in excess of one.
(b) The lot area per family may not be reduced to an amount less than 33% of that required by this article.
(c) No more than three families shall be permitted to occupy such buildings.
(d) The off-street parking requirements of this chapter shall be met.
(e) The conversion shall be authorized only for a large dwelling with relatively little economic usefulness as a conforming use.
(f) The Zoning Hearing Board may prescribe such further conditions and restrictions as they may consider appropriate to preserve the character of the surrounding neighborhood.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
On parcels that, as of the date of enactment of Article XIIA: YMU Yerkes Mixed-Use District, have frontage on a road then classified as an arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, to a maximum depth of 450 feet measured from the center line of said arterial road, the following use is permitted:

1) Conversion of a single-family detached dwelling to a use described in § 182-96.2A(1) through § 182-96.2A(5).

2) Conversion of a single-family detached dwelling as a permitted use under § 182-90.5B(1) and freestanding commercial and mixed uses developed as a permitted use under § 182-90.5B(2) through § 182-90.5B(4) shall comply with those regulations within Article XIIIA: VCO Village Commercial and Office District for that specific use.

Copy center

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Creameries or butter- or cheese-making or milk-bottling and distribution stations

Vehicle Parking:
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Accessory uses on the same lot and customarily incidental to this permitted use, may include:

(1) Storage within a completely enclosed building in conjunction with a permitted use.
(2) A repair shop or maintenance facility normally required for the conduct of industrial operations.
(3) A cafeteria, recreation facility or other service located within a permitted use and operated for the exclusive use of the occupants of the building.
(4) Living quarters for watchmen, caretakers or similar employees.

In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.

Cultivation and harvesting of crops

Vehicle Parking:
The number of spaces to be determined by the use as set forth to which the ground is devoted. The required parking space shall be all-weather and shall be paved, and such parking spaces shall be located on the same lot therewith. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

Permitted use in the Floodplain Conservation District in accordance with recognized soil conservation practices.
This permitted use is subject to floodproofing regulations in applicable codes. Any of the uses in § 182-28A shall not be permitted within the designated floodway unless the effect of such proposed activity on flood heights is fully offset by accompanying stream improvements.
In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:
A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.
C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This conservation use shall be permitted in the Steep Slope Conservation District without the submission of an erosion and sediment control plan.
This use is permitted in accordance with recognized soil conservation practices.
This use also includes any nonstructural accessory uses, except swimming pools, necessary for the operation and maintenance of it's use.

Day-care facility/center

Any facility that provides care for individuals on a less than sixteen-hour-per-day basis. All day-care centers shall meet all applicable design, site, and area standards as set forth by the Pennsylvania Department of Welfare or Department of Aging, whichever agency is applicable to the proposed use. The definition includes child day care and adult day care. Child day care is further defined as for seven or more children under the age of six years of age, excluding care from relatives and care provided by places of worship during religious services; provided, however, that before-and after-school care may be provided for children up to the age of 16. Adult day care is further defined as those facilities in which care is provided for a senior citizen through a structured, community-based program which provides health, social, and other related support services.

Vehicle Parking:
One space for every 10 children of designed capacity, plus one space for every employee. In addition, at least one space for every 15 children of designed capacity shall be provided for child drop-off; required parking may be used to meet this requirement if the drop-off does not require crossing a street or driveway to reach the entry door. See § 182-179B(1) for more details on parking.
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-179B(1) for more details on parking for this use.
See § 182-93C(8) for details on off-street parking and loading in the CRSC District.
In the IO-2 District: Parking may be established as the sole use on the lot, if the lot is slated for future development on the most recently approved master plan and in accordance with the provisions of § 182-120.3B(3) of this chapter.
See § 182-120.15D and § 182-120.15E for details on parking in the IO-3 District.
See § 182-96.3C(6) for detailed information on parking in the VCO District.
See § 182-90.6B(7) for detailed information on parking in the YMU District.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of three acres (130,680 square feet).
Conditional uses, per the requirements in § 182-86G, permitted on parcels with a minimum lot area of one acre and with a minimum two-hundred-foot frontage on a road classified as collector or higher by the Upper Providence Township Rights-of-Way Map.
(1) Any combination of the uses listed within § 182-86A or § 182-86B.

(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the requirements of the design guidelines in § 154-36.3: Design guidelines for select commercial developments. of Chapter 154: Subdivision and Land Development.
(b) If existing buildings are retained and rehabilitated for the uses contained herein, the same coverage bonuses regulated by § 182-90.1: Preservation of existing buildings shall apply.

Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86C for more details.
In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
This use may be authorized as a conditional use when incorporated in the M-1 Office and Limited Industrial District, according to the provisions of § 182-108: Conditional uses and § 182-204: Procedure for consideration of conditional use application.
In the IO-2 District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth.
In the IO-2 District: This freestanding commercial use is permitted in accordance with the applicable standards contained in § 182-120.3B, and limited to the following:
Child-care facility, registered with and approved by the Commonwealth of Pennsylvania, in which children not more than six years of age are supervised on weekdays by licensed child-care personnel, for daytime hours after 7:00 a.m. and before 7:00 p.m.
Additional uses on the same lot or premises with and incidental to the other uses permitted in the IO-2 District. In addition to accessory uses customarily incidental to a residential use, appropriate accessory uses may be developed in conjunction with any of the uses; provided, however, that none is intended as an independent freestanding commercial use. See § 182-120.10.1B(3) for more details.
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in section § 182-120.12A and no others.
In the IO-3 District: This conditional use (Use Group A) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.
In the VCO District: On any lot greater than three acres (greater than 130,860 square feet), any of the following uses are permitted on a lot within the Village Commercial and Office Zoning District.
Any combination of those uses outlined within § 182-96.2A, § 182-96.2B, § 182-96.2C, and this use are subject to the following requirements:

(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the design requirements contained within § 182-96.3C(7), and the design guidelines, § 154-36.3: Design guidelines for select commercial developments, of Chapter 154: Subdivision and Land Development.

In the YMU Yerkes Mixed-Use District, a building may be erected, altered or used and a tract may be used or occupied for this use on parcels that, as of the date of enactment of Article XIIA: YMU Yerkes Mixed-Use District, have at least 400 feet of frontage on a road then classified as an arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, and with a gross minimum tract area of seven acres, and to a maximum depth of 600 feet measured from the center line of said arterial road.

Delicatessen

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Department stores

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Detention or erosion control basins, storm drainage systems, pipes, culverts, bridges and the relocation of any watercourse

Development Requirements:

This use shall be specifically prohibited in a Floodplain Conservation District.
Detention or erosion control basins, storm drainage systems, pipes, culverts, bridges and the relocation of any watercourse unless approved by the Board of Supervisors of Upper Providence Township, which shall first have received favorable acceptance from the Township Planning Commission, Township Engineer and Montgomery County Conservation District. All required permits or approvals must be obtained from the Pennsylvania Department of Environmental Protection, Bureau of Dams, Waterways and Wetlands. FEMA and the Pennsylvania Department of Conservation and Natural Resources shall be notified prior to any alteration or relocation of any watercourse. All improvements within the FEMA area must receive approval from FEMA and all adjacent communities, and the Pennsylvania Department of Conservation and Natural Resources must be contacted prior to the construction of any of the improvements. Copies of such notification shall be sent to FEMA. The flood-carrying capacity within the altered or relocated watercourse shall be maintained.

Doctor, dentist, orthodontist or other similar professional office

MEDICAL OFFICE
A facility for the examination and treatment of ill and afflicted human outpatients; provided, however, that patients are not kept overnight except under emergency conditions, and includes doctors' and dental offices and clinics.

Vehicle Parking:
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of 1/2 acre (21,780 square feet):
Limited to a sole practitioner, with ancillary staff.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the NC District: Conditional uses permitted on parcels with a minimum lot area of 1/2 an acre (21,780 square feet) and subject to the standards outlined within § 182-86G:

(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86A(1) through § 182-86A(5).

As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:

(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
This use is permitted on parcels with a minimum lot area of one acre (43,560 square feet):
With four or fewer practitioners, with ancillary staff.
This use or any combination of two of the uses listed within § 182-86A of this section is permitted. The combination of uses must be within a single building.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the NC District: Conditional uses permitted on parcels with a minimum lot area of one acre (43,560 square feet) and subject to the standards outlined within § 182-86G:

(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86B(1) through § 182-86B(3).

As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86B for more details.
In the VCO District: On any lot greater than 1/2 acre (greater than 21,780 square feet), this use is permitted on a lot within the Village Commercial and Office Zoning District.
This use is permitted with four or fewer practitioners, with ancillary staff.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use any combination of two uses listed within § 182-96.2A, and subject to the requirements of § 182-204: Procedure for consideration of conditional use application. and the following:

(a) All uses must be contained within a single structure.
(b) Parking facilities between the two uses shall be shared to the greatest extent possible.
(c) Both uses shall have individual entrances, and if feasible those entrances shall be on the front (street side) of the building.

As a conditional use any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2B(1) through § 182-96.2B(6), and subject to the requirements listed within § 182-96.2A(10) and § 182-204: Procedure for consideration of conditional use application.

Drive-in/fast-food restaurants

Vehicle Parking:
One space for each four seats provided, plus one space for each employee on the largest work shift.
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of one acre (43,560 square feet).
Conditional uses, per the requirements in § 182-86G, permitted on parcels with a minimum lot area of one acre and with a minimum two-hundred-foot frontage on a road classified as collector or higher by the Upper Providence Township Rights-of-Way Map.

[1] Drive-in/fast-food restaurant hours will be limited to between 6:00 a.m. and 12:00 midnight on any day during the week.
[2] The drive-in portion of any drive-in/fast-food restaurant shall not be permitted within 100 feet of any lot that is residentially used or zoned.
[3] Drive-in/fast-food restaurant uses do not include portable food carts, temporary food stands, temporary barbeque stands, outdoor sales of food or any other temporary food vending operation, all of which are prohibited.

Any combination of the uses contained within § 182-86B.

[1] The design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the requirements of the design guidelines in § 154-36.3: Design guidelines for select commercial developments of Chapter 154: Subdivision and Land Development.

Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86B for more details.

Dry cleaner

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Dry-cleaning and machine laundry plants

Vehicle Parking:
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Accessory uses on the same lot and customarily incidental to this permitted use, may include:

(1) Storage within a completely enclosed building in conjunction with a permitted use.
(2) A repair shop or maintenance facility normally required for the conduct of industrial operations.
(3) A cafeteria, recreation facility or other service located within a permitted use and operated for the exclusive use of the occupants of the building.
(4) Living quarters for watchmen, caretakers or similar employees.

This use shall not be permitted on any portion of a property which is submitted for CRSC uses within the M-1 District.
In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.

Educational facility

Vehicle Parking:
One space for each four seats or stacked chairs available for assembly; for elementary schools, one space for each six seats. See § 182-179B(1) for more details on parking.
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.

Farm stand

Vehicle Parking:
The number of spaces to be determined by the use as set forth to which the ground is devoted. The required parking space shall be all-weather and shall be paved, and such parking spaces shall be located on the same lot therewith. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In the R-1 Residential-Agricultural District, a building may be erected, altered or used and a lot or premises may be used or occupied for this use.
This use is permitted when authorized as a special exception.
For use for more than six months in any calendar year, for the sale of products of the farm on which it is located.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.

Fast-food restaurant

Vehicle Parking:
One space for each four seats provided, plus one space for each employee on the largest work shift. See § 182-179B(2) for more details on parking for this use.
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.

Financial institution or banks

Vehicle Parking:
See § 182-179B(2) for details on parking.
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-93C(8) for details on off-street parking and loading in the CRSC District.
In the IO-2 District: Parking may be established as the sole use on the lot, if the lot is slated for future development on the most recently approved master plan and in accordance with the provisions of § 182-120.3B(3) of this chapter.
See § 182-120.15D and § 182-120.15E for details on parking in the IO-3 District.
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of one acre (43,560 square feet):
This use as regulated by § 182-90.1: Preservation of existing buildings, uses within rehabilitated buildings will earn a bonus of 10% additional building coverage and 5% additional impervious coverage.
This use or any combination of two of the uses listed within § 182-86A of this section is permitted. The combination of uses must be within a single building.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the NC District: Conditional uses permitted on parcels with a minimum lot area of one acre (43,560 square feet) and subject to the standards outlined within § 182-86G:
(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86B(1) through § 182-86B(3).
As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86B for more details.
In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
This use shall be subject to and controlled by § 182-100: Development regulations through § 182-104: Landscaped planting and buffer areas, contained in the PBO Professional and Business Office District regulations, except that all other requirements of this district which are not specifically addressed in the above-referenced sections shall also apply.
In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted in the M-1 District provided that the provisions of § 182-93: District regulations, are met, and specifically the site development requirements established for the category "Regional Shopping Center" within said section are utilized.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
This use may be authorized as a conditional use when incorporated in the M-1 Office and Limited Industrial District, according to the provisions of § 182-108: Conditional uses and § 182-204: Procedure for consideration of conditional use application.
In the IO-2 District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth.
In the IO-2 District: This freestanding commercial use is permitted in accordance with the applicable standards contained in § 182-120.3B, and limited to the following:
Bank or similar financial institution, which may include drive-in facilities.
Additional uses on the same lot or premises with and incidental to the other uses permitted in the IO-2 District. In addition to accessory uses customarily incidental to a residential use, appropriate accessory uses may be developed in conjunction with any of the uses; provided, however, that none is intended as an independent freestanding commercial use. See § 182-120.10.1B(3) for more details.
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in section § 182-120.12A and no others.
In the IO-3 District: This conditional use (Use Group A) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In IO-3 District: Banks (Use Group B) includes drive-through lanes.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.
In the VCO District: On any lot greater than one acre (greater than 43,560 square feet), this use is permitted on a lot within the Village Commercial and Office Zoning District.
This use is permitted without drive-through facilities.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use any combination of uses listed within § 182-96.2A, § 182-96.2B, and § 182-96.2C, and subject to the requirements of § 182-204: Procedure for consideration of conditional use application and the following:

(a) All uses must be contained within a single structure.
(b) Parking requirements shall be cumulative for all uses and shared to the greatest extent possible.
(c) All uses shall have individual entrances, and if feasible those entrances shall be on the front (street side) of the building.

As a conditional use any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2C(1) through § 182-96.2C(8), and subject to the requirements listed within § 182-96.2A(10) and § 182-204: Procedure for consideration of conditional use application.
In the VCO District: As a conditional use a bank or other financial institution with drive-through facilities is subject to the requirements of § 182-204: Procedure for consideration of conditional use application and the following:

(a) Banks or other financial institutions must abut one of the following:

[1] Two collector or higher classification streets as shown on the Township's Ultimate Right-of-Way Map on file in the Township offices.
[2] A collector or higher classification street (as shown on the Ultimate Right-of-Way Map) and a public or private road with average annual daily trips in excess of 6,500. [The applicant shall show average annual daily trips as part of the required traffic study; reference § 182-96.3A(5)].

(b) Drive-through facilities must have direct access to a private road or collector or higher road as classified by the Upper Providence Township Ultimate Right-of-Way Map on file at the Township offices.
(c) Drive-through facilities are limited to one lane with a drive-up window, one additional lane served by a teller, and one freestanding ATM lane.
(d) Drive-through facilities are limited to the hours of operation between 8:00 a.m. and 7:00 p.m.; ATM hours are not restricted.
Any combination of those uses outlined within § 182-96.2A, § 182-96.2B, § 182-96.2C, and this use are subject to the following requirements:
(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the design requirements contained within § 182-96.3C(7), and the design guidelines, § 154-36.3: Design guidelines for select commercial developments, of Chapter 154: Subdivision and Land Development.

Food court; banquet hall

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Food market

Vehicle Parking:
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use may be incorporated into a community shopping center, excluding an automobile sales outlet.
In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted in the M-1 District provided that the provisions of § 182-93: District regulations, are met, and specifically the site development requirements established for the category "Regional Shopping Center" within said section are utilized.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
In the VCO District: On any lot greater than three acres (greater than 130,860 square feet), any of the following uses are permitted on a lot within the Village Commercial and Office Zoning District.
This use may be permitted with these requirements:

(a) Outdoor eating space may be provided in conjunction with a food market as a conditional use subject to the requirements of § 182-204, and compliance with the following:

[1] Pedestrian flow, parking, or other traffic is not impeded.
[2] Is not within 150 feet of a residential zoning district.
[3] No outdoor speakers are permitted.
[4] Is not larger than 20% of the gross floor area of the food market.

Any combination of those uses outlined within § 182-96.2A, § 182-96.2B, § 182-96.2C, and this use are subject to the following requirements:

(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the design requirements contained within § 182-96.3C(7), and the design guidelines, § 154-36.3: Design guidelines for select commercial developments, of Chapter 154: Subdivision and Land Development.

Forestry, lumbering and reforestation

Vehicle Parking:
One space for each employee on the largest work shift, plus an additional 10% which additional amount shall not be less than two additional spaces. Additional parking areas as determined by § 182-180: Parking reserve areas shall also be constructed.

Development Requirements:

Permitted use in the Floodplain Conservation District in accordance with recognized natural resource conservation practices, but permitting no structures.
This permitted use is subject to floodproofing regulations in applicable codes. Any of the uses in § 182-28A shall not be permitted within the designated floodway unless the effect of such proposed activity on flood heights is fully offset by accompanying stream improvements.
In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:
A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.
C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This conservation use shall be permitted in the Steep Slope Conservation District without the submission of an erosion and sediment control plan.
This use is permitted in accordance with recognized soil conservation practices.
This use also includes any nonstructural accessory uses, except swimming pools, necessary for the operation and maintenance of it's use.

Freestanding structures, buildings, and retaining walls

STRUCTURE
Anything constructed or erected with a fixed location on the ground or attached to something having a fixed location on the ground, including a gas or liquid storage tank that is principally above ground, as well as a manufactured home.
BUILDING
A structure or appendage to a structure which is permanently affixed to the land, has one or more floors or stories and is bounded by either lot lines or yards. A "building" shall not include such structures as billboards, fences or other structures with interior surfaces not normally accessible to human use such as gas tanks, grain elevators, coal bunkers or similar structures. A "building" may accommodate more than one family and have more than one dwelling unit and may be used for residential, commercial, industrial, public or semipublic purposes.

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

Freestanding structures, buildings and retaining walls shall be specifically prohibited in a Floodplain Conservation District.
Freestanding structures, buildings and retaining walls are prohibited in the SS Steep Slope Conservation District, unless no alternative location is feasible, as set forth in § 182-134G.

Funeral parlor

Vehicle Parking:
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of three acres (130,680 square feet).
Conditional uses, per the requirements in § 182-86G, permitted on parcels with a minimum lot area of one acre and with a minimum two-hundred-foot frontage on a road classified as collector or higher by the Upper Providence Township Rights-of-Way Map.
(1) Any combination of the uses listed within § 182-86A or § 182-86B.

(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the requirements of the design guidelines in § 154-36.3: Design guidelines for select commercial developments. of Chapter 154: Subdivision and Land Development.
(b) If existing buildings are retained and rehabilitated for the uses contained herein, the same coverage bonuses regulated by § 182-90.1: Preservation of existing buildings shall apply.

Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86C for more details.

Game farm, fish hatchery or hunting and fishing preserve

Vehicle Parking:
The number of spaces to be determined by the use as set forth to which the ground is devoted. The required parking space shall be all-weather and shall be paved, and such parking spaces shall be located on the same lot therewith. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

This use shall require a special exception when the proposed use is located within the Floodplain Conservation District, as defined in § 182-26A. The use may be allowed or denied by the Zoning Hearing Board after recommendations by the Township Planning Commission, pursuant to the standards set forth in these regulations. A game farm, fish hatchery or hunting and fishing preserve for the protection or propagation of wildlife, but permitting no structures.
In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:
A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.
C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This conservation use shall be permitted in the Steep Slope Conservation District without the submission of an erosion and sediment control plan.
This use is for the protection and propagation of wildlife, but excluding enclosed structures.
This use also includes any nonstructural accessory uses, except swimming pools, necessary for the operation and maintenance of it's use.

Garden shop

Vehicle Parking:
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use may be incorporated into a community shopping center, excluding an automobile sales outlet.
In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted in the M-1 District provided that the provisions of § 182-93: District regulations, are met, and specifically the site development requirements established for the category "Regional Shopping Center" within said section are utilized.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
In the VCO District: On any lot greater than three acres (greater than 130,860 square feet), any of the following uses are permitted on a lot within the Village Commercial and Office Zoning District.
This use may be permitted with these requirements:

(a) Outdoor eating space may be provided in conjunction with a food market as a conditional use subject to the requirements of § 182-204, and compliance with the following:

[1] Pedestrian flow, parking, or other traffic is not impeded.
[2] Is not within 150 feet of a residential zoning district.
[3] No outdoor speakers are permitted.
[4] Is not larger than 20% of the gross floor area of the food market.

Any combination of those uses outlined within § 182-96.2A, § 182-96.2B, § 182-96.2C, and this use are subject to the following requirements:

(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the design requirements contained within § 182-96.3C(7), and the design guidelines, § 154-36.3: Design guidelines for select commercial developments, of Chapter 154: Subdivision and Land Development.

Gasoline stations or other automotive repair facilities

An area of land, together with any structure thereon, used for:
A. The retail sale of motor fuel and lubricants and incidental services, such as lubrication and handwashing of motor vehicles; and
B. The sale, installation or minor repair of tires, batteries or other automobile accessories.

Vehicle Parking:
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-93C(8) for details on off-street parking and loading in the CRSC District.
See § 182-120.15D for details on parking in the IO-3 District.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of one acre (43,560 square feet).
Conditional uses, per the requirements in § 182-86G, permitted on parcels with a minimum lot area of one acre and with a minimum two-hundred-foot frontage on a road classified as collector or higher by the Upper Providence Township Rights-of-Way Map.
This use does not include any use which includes vehicle painting and/or vehicular body repair. Except for incidental emergency repair work, vehicle repairs and service are to be conducted indoors.
Any combination of the uses contained within § 182-86B herein.

[1] The design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the requirements of the design guidelines in § 154-36.3: Design guidelines for select commercial developments of Chapter 154: Subdivision and Land Development.

Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86B for more details.
In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
This use may be authorized as a conditional use when incorporated in the M-1 Office and Limited Industrial District, according to the provisions of § 182-108: Conditional uses and § 182-204: Procedure for consideration of conditional use application. This use is permitted as a conditional use provided that not less than 30,000 square feet of lot area shall be devoted to this use and provided that an attendant is on duty during operating hours.
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use.
This use is an additional Group B use which may be allowed as a conditional use subject to the requirements of this section, as well as pursuant to all other applicable requirements of this District; and further, subject to the procedural requirements set forth in § 182-204: Procedure for consideration of conditional use application of this chapter.
See § 182-120.3B for information on conditional use standards.
This additional use includes gasoline sales without service and repair subject to the locational limitations of Use Group B; see § 182-120.15A and § 182-120.15B.

Gate house (security hut) (age-restricted community)

Vehicle Parking:
See § 182-63.22M for details on parking in the ARR District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In the ARR District: This additional use may be developed in conjunction with an age-restricted residential community, and may include this use, provided, however, that it is intended as an independent, freestanding commercial use:
Gate house (security hut) and appurtenances related thereto (gates, automated card readers and similar facilities).
In the ARR District: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.

Golf clubhouse

Vehicle Parking:
See § 182-63.5M for details on parking in the GCR District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In the GCR District: This is an additional use which may be developed in conjunction with a Golf Course Residential Community provided, however, that none is intended as an independent, freestanding commercial use.

Clubhouse, which may include any of the following facilities:

(a) Kitchen, dining and banquet facilities.
(b) Snack bar, grille, bar or lounge; lobby(s) or other common gathering areas.
(c) Golf and tennis pro shops.
(d) Locker rooms, rest rooms and bath facilities.
(e) Exercise rooms, massage facilities.
(f) Conference rooms, meeting rooms and ballroom not to exceed 25% of the total gross floor area contained in the clubhouse.
(g) Golf and tennis equipment repair facility; golf club storage facility.
(h) Management offices for the clubhouse and golf course.

In the GCR District: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.

Golf course

Vehicle Parking:
The number of spaces to be determined by the use as set forth to which the ground is devoted. The required parking space shall be all-weather and shall be paved, and such parking spaces shall be located on the same lot therewith. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

A. The golf course shall contain 18 holes and shall be a minimum of 6,000 yards in length, as measured from the center of the rearmost tee to the center of the green of each hole. The golf course shall be designed by an architect/landscape architect who is a member of the American Society of Golf Course Architects and/or has designed a minimum of five regulation golf courses.
B. Building permits for a maximum of 25% of the total number of dwelling units approved for all phases of the community may be issued prior to commencing the construction of the golf course. At such time as 50% of the building permits shall have been issued, the Board of Supervisors may request that financial security be posted for the remaining improvement costs for completion of the golf course, with the form of financial security to be determined by the Board. The improvement costs to be secured would be for the golf course only; costs for construction of associated uses as permitted in § 182-63.2C shall be excluded. Building permits shall not be issued for more than 75% of the total number of dwelling units approved for all phases of the Golf Course Residential Community, until such time as the construction of the golf course is substantially complete, which shall be construed to mean that the golf course is playable and is being utilized.
C. Any clubhouse must be situated such that it is internal to the Golf Course Residential Community, with the exception that it may front onto one of the existing frontage roads. Except for any such roadway frontage, it shall abut any or all of the following: an internal community roadway, the golf course, other open space associated with the community or residential development within the Golf Course Residential Community.
D. The clubhouse and any other permitted nonresidential buildings shall be of a residentially compatible design. Building bulk and shapes, rooflines and building materials shall be compatible with the residential buildings constructed within the Golf Course Residential Community.
E. The golf course shall be maintained by an entity satisfactory to the Board of Supervisors. If the golf course ceases to be used for the operation of a golf course for any reason, the area shall be preserved as passive open space and maintained as such. No other use shall be permitted thereon unless and until the operation of a golf course is resumed.
F. The golf course may be made available to the general public on any day that it is open.

Grading or regrading of lands

Development Requirements:

This use shall be specifically prohibited in a Floodplain Conservation District.
The grading or regrading of lands within the floodway, including the deposit of topsoil or any other fill material and the grading thereof, and the construction of retaining walls.
This use shall require a special exception when the proposed use is located within the Floodplain Conservation District, as defined in § 182-26A. The use may be allowed or denied by the Zoning Hearing Board after recommendations by the Township Planning Commission, pursuant to the standards set forth in these regulations.
The grading or regrading of lands located in areas described by § 182-26A(1)(b), § 182-26A(1)(c) and § 182-26A(3) and the construction of retaining walls shall be performed in accordance with all of the following, unless any specific criterion is determined to be inapplicable by the Zoning Hearing Board:
(1) The applicant must provide a road impact analysis of the existing roads leading to the site. The road impact analysis must document the existing condition of all existing roads that will be used by trucks and other vehicles and equipment used to haul the fill material to the fill site and for the grading thereof. This documentation must include a written report, as well as an existing conditions video, and this documentation must be in a form satisfactory to the Township Engineer. Prior to the commencement of fill/grading activities, the applicant must provide an escrow to the Township sufficient to ensure the repair of all damage to the existing roads.
(2) Operation at the site shall be restricted to the hours from 7:00 a.m. to 5:00 p.m., Monday through Friday, and from 9:00 a.m. to 4:00 p.m. on Saturdays. No operation on the site shall be performed on Sundays.
(3) The applicant will be required to control noise levels at the site to Township-required levels.
(4) The applicant must obtain approval of an erosion and sedimentation control plan for the fill site from the Montgomery County Conservation District. The applicant will be required to implement and maintain the approved erosion and sedimentation control plan for the project site at all times.
(5) The applicant must obtain approval for the filling and grading of areas designated as floodplains from the Pennsylvania Department of Environmental Protection (DEP) as a prerequisite to the Township's grant of a special exception.
(6) The applicant must perform a wetland investigation of the project site as a prerequisite to the Township's grant of a special exception and prior to the commencement of any fill operation. The applicant shall submit a report to the Township certifying that no wetlands are present in the proposed fill area. If wetlands are present, the applicant must provide to the Township copies of all permits allowing the filling of the wetland or waters of the United States from all applicable agencies having jurisdiction over wetlands or waters of the United States as a prerequisite to the Township's grant of a special exception.
(7) As a prerequisite to the Township's grant of a special exception, the applicant must submit detailed floodplain calculations to the Township Engineer demonstrating that the postfill condition of the floodplain will not adversely impact the flood levels during a one-hundred-year storm event and are within the limits established by FEMA. Such calculations shall be in a form satisfactory to the Township Engineer.
(8) The applicant must make application to and obtain from FEMA a conditional letter of map revision (CLOMR) as a prerequisite to the Township's grant of a special exception. The applicant shall supplement this application with an as-built plan confirming the actual map revision to FEMA within 30 days after the site has been stabilized.
(9) The duration of the filling/grading operation shall not exceed six months; however, if the Township Engineer determines that special circumstances exist, the time frame may be extended for a period of time deemed appropriate by the Township Engineer, but in no event shall the time period exceed 12 months.
(10) The applicant shall make application to Upper Providence Township for a grading permit in accordance with the Code of the Township of Upper Providence, Chapter 99: Grading, Excavating and Filling, as part of the special exception application. The Township Engineer shall not issue a grading permit unless the applicant has first obtained a special exception to allow the proposed grading.

Green market

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Greenhouse

Hair salon, barbershop, nail salon, spa

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Health club, fitness center or massage therapy

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in section § 182-120.12A and no others.
In the IO-3 District: Fitness center or health club (Use Group A) having memberships open to the general public (either freestanding or within a permitted office building).

(a) Fitness center having memberships limited only to employees of the company or employees within the building where located shall be permitted as an accessory use.

In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Heliports and helistops

An area on a roof or on the ground to accommodate touchdown and liftoff of rotor-wing aircraft (helicopters) for the purpose of picking up and discharging passengers or cargo, with no service facilities. The heliport-helistop relationship is comparable to a bus terminal-bus stop relationship with respect to the extent of services provided or expected.

Vehicle Parking:
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.
In the IO-2 District: Parking may be established as the sole use on the lot, if the lot is slated for future development on the most recently approved master plan and in accordance with the provisions of § 182-120.3B(3) of this chapter.
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is subject to the provisions of § 182-21: Heliports and helistops of this chapter.
A. Helistops are permitted uses in the CRSC, M-1, M-2 and IO Districts. Heliports are permitted as conditional uses in the M-1 and M-2 Districts, and helistops are permitted as conditional uses in the IO-2 District, upon approval of the Board of Supervisors in accordance with the requirements of § 182-204: Procedure for consideration of conditional use application of this chapter. All applications for helistops and heliports, either as permitted uses or conditional uses, shall be subject to the following provisions:

(1) The proposed use would not be detrimental to the health, welfare and safety of Township residents and their property.
(2) New heliports and helistops will be designed to the current Federal Aviation Administration's (FAA) AC150/5390 heliport design guide or subsequently applicable FAA advisory circular. Existing heliports and helistops will be grandfathered to the design guide under which they were constructed.
(3) Upon the granting of approval by the Board of Supervisors, the Zoning Officer shall issue a permit for a one-year period which must be renewed annually. If at any time the conditions of the approval or any other conditions imposed by the Board of Supervisors are violated, the permit may be revoked by the Zoning Officer.
(4) All applicable FAA and/or Pennsylvania Department of Transportation Bureau of Aviation permits and/or licenses required to operate the facility have been granted and copies of said permits or licenses are on file with the Township. Any restrictions imposed by the FAA and/or Pennsylvania Department of Transportation Bureau of Aviation shall be additional to those imposed by the Township and shall govern in the event of any conflict between Township and FAA and/or Pennsylvania Department of Transportation Bureau of Aviation requirements. In the event of transfer of ownership of the helistop or heliport, permission to operate said facility shall be considered withdrawn unless and until all appropriate FAA permits and/or licenses have been transferred to the new owner and have been refiled with the Township.

B. It shall be unlawful for any person to land, discharge, load or take off in a helicopter any place within the Township other than at a helistop or heliport, except:

(1) In conjunction with a special event such as an athletic contest, a holiday celebration, parade or similar activity, after seven days' advance notice has been given to the Zoning Officer and permission obtained to make such landing and takeoff.
(2) When necessary for law enforcement purposes and for emergencies.
(3) In connection with a construction project where a helicopter is to be used to lift equipment in connection with such project.

All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
This use shall not be permitted on any portion of a property which is submitted for CRSC uses within the M-1 District.
This use may be authorized as a conditional use when incorporated in the M-1 Office and Limited Industrial District, according to the provisions of § 182-108: Conditional uses and § 182-204: Procedure for consideration of conditional use application. Subject to the specific requirements set forth in § 182-21: Heliports and helistops of this chapter.
In an IO Interchange Office District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in § 182-115: Permitted uses. Subject to the specific requirements set forth in § 182-21: Heliports and helistops of this chapter.
In the IO-2 District: Additional uses on the same lot or premises with and incidental to the other uses permitted in the IO-2 District. In addition to accessory uses customarily incidental to a residential use, appropriate accessory uses may be developed in conjunction with any of the uses; provided, however, that none is intended as an independent freestanding commercial use. See § 182-120.10.1B(3) for more details.
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in section § 182-120.12A and no others.
In the IO-3 District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth in § 182-21: Heliports and helistops. See § 182-120.3B for information on conditional use standards.
In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.
In an M-2 Manufacturing Industrial District, this use shall also be permitted as a conditional use subject to the specific requirements set forth in § 182-21: Heliports and helistops and § 182-204: Procedure for consideration of conditional use application of this chapter.

Home occupations

HOME OCCUPATION
A use which:
(1) Is clearly incidental or secondary to the residential use of the dwelling unit; or
(2) Is customarily carried on within a dwelling unit or accessory building by one or more occupants of such dwelling units, except that in conjunction with the practice of a profession, one person not residing in such dwelling unit may be employed; and
(3) Occupies not more than 25% of the total floor area of such dwelling unit or 500 square feet, whichever is less.
(4) Does not include the following operations:

(a) Selling articles produced elsewhere than on the premises.
(b) Having exterior displays of goods visible from the outside.
(c) Storing materials or products outside a principal or accessory building or other structure.
(d) Making external alterations which are not customary in residential buildings.

(5) Does not constitute a no-impact home-based business as defined.

Vehicle Parking:
Two all-weather parking spaces per dwelling unit on the lot therewith, except that where a home occupation is carried on, there shall be four such spaces. Said requirement shall apply to any dwelling type in which a home occupation is located. Further, provided, that if there is one nonresident employee as provided for in the definition of "home occupation" in § 182-24: Terms defined herein, there shall be one additional parking space provided.
See § 182-52B(3) for details on parking in the R-3 District.
See § 182-63.14L for details on parking in the OSR District.
See § 182-63.30L for details on parking in the OSR-2 District.
See § 182-63.5M for details on parking in the GCR District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.
See § 182-120.18C(2)(c) for details on parking in the IO-3 District for the RUG Use Group.

Development Requirements:

Notwithstanding the provisions in this chapter for no-impact home-based businesses, home occupations, whenever such use is specifically permitted in any zoning district, shall meet the following standards, in addition to those contained in the definition for this term contained in § 182-24: Terms defined, herein:
A. The business activity shall be compatible with the residential use of the property and surrounding residential uses.
B. Signage shall be permitted in accordance with § 182-142A of this chapter.
C. Parking shall be provided in accordance with the provisions of § 182-179A(1) of this chapter. All parking required by said section shall be located to the side or rear of the residence. A planted buffer shall be installed between any parking area and a property line where any part of the parking area is located within 15 feet of said property line. The buffer shall follow the planting prescription for a Buffer Type 2 as stipulated in § 154-36D(5)(c) of Chapter 154: Subdivision and Land Development; the width of said buffer, however, shall only be required to be 10 feet and not as prescribed in said section. An opaque fence may substitute for the buffer required herein.
D. The home occupation shall not require servicing or deliveries by vehicles larger than single-unit trucks, and such servicing or deliveries shall be on a very occasional basis; any servicing or deliveries by tractor trailer trucks shall be prohibited.
E. The business activity may not use any equipment or process which creates noise, vibration, glare, fumes, odors or electrical or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood. No use shall require any construction or use of any equipment that would change the fire rating of the structure or in any way significantly increase the fire danger to neighboring structures or residences.
F. 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.
G. The business may not involve any illegal activity.
H. There shall be no more than one home occupation per residence.
I. Permission to operate a home occupation in any district in the Township shall not supercede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community.

A principal use permitted in the R-3 District other than a single-family detached or two-family dwelling owned in fee simple, may be constructed on the same lot with another permitted principal use(s).
In the OSR and OSR-2 Districts, this use is specifically permitted in an open space residential community.
Accessory uses on the same lot or premises with and incidental to the other uses are permitted in this district. In addition to accessory uses customarily incidental to a dwelling unit, appropriate accessory uses may be permitted in a park, including but not limited to uses such as rest rooms, equipment storage building, concession stand, parking for park users and other similar uses.
In the OSR and OSR-2 Districts, this use is specifically permitted in an open space residential community.
Accessory uses on the same lot or premises with and incidental to the other uses are permitted in this district. In addition to accessory uses customarily incidental to a dwelling unit, appropriate accessory uses may be permitted in a park, including but not limited to uses such as rest rooms, parking for park users and other similar uses, subject to approval by the Township.

(1) Accessory uses in an OSR-2 District may include a single-family house occupied by a groundskeeper, security guard, maintenance worker or by an individual(s) performing similar functions.

Home occupations in the VP District are authorized as a special exception except that a clinic, barbershop, beauty parlor, tearoom, tourist home, animal hospital or any similar use shall not be deemed to be a home occupation and that no goods shall be publicly displayed on the premises.
In the GCR District: This is an additional use which may be developed in conjunction with a Golf Course Residential Community provided, however, that none is intended as an independent, freestanding commercial use. May include a halfway house and golf course comfort station.
In the R-3, R-4, VP and GCR Districts: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the ARR District: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the CL District: this use shall be permitted by right, provided that all of the requirements of § 182-21.4: Home occupations shall be met.
In the IO-3 District: In an RUG Use Group, this use is permitted by conditional use (provided that all of the requirements of § 182-21.4: Home occupations shall be met) when authorized in accordance with § 182-204: Procedure for consideration of conditional use application, a building may be erected, altered or used and a lot may be used for this use. See § 182-120.3B for information on conditional use standards.

Hospitals (public or private), construction, enlargement or expansion of

Hotel or motel

HOTEL
A building having six or more rental rooms or suites for transient guests, which rooms are entered exclusively from an interior lobby or corridor from a common entrance.
MOTEL-HOTEL
A building or a group of buildings having units containing sleeping accommodations which are available for temporary rental occupancy by transients and providing sufficient off-street parking facilities adjacent or convenient thereto.

Vehicle Parking:
1.25 spaces for each rental unit/guest room. Hotels within a master-planned office park may request a reduction of parking to a ratio of one space per each rental unit as a conditional use. That conditional use shall be compliant with the following:
[1] Any food service must primarily serve hotel patrons; hotels requesting this conditional use may not include a full-service restaurant open and advertised to the public.
[2] Hotels requesting the conditional use must demonstrate that any meeting rooms or other gathering spaces are predominately used at times that do coincide with overnight guest parking.
See § 182-179B(2) for more details on parking.
See § 182-93C(8) for details on off-street parking and loading in the CRSC District.
In the IO-2 District: Parking may be established as the sole use on the lot, if the lot is slated for future development on the most recently approved master plan and in accordance with the provisions of § 182-120.3B(3) of this chapter.
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
See § 182-120.15D and § 182-120.15E for details on parking in the IO-3 District.
See § 182-120.19C(2)(d) for details on parking in the IO-3 District for the RUG-3 Use Group.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted provided that every room shall include a bathroom and each room and bath shall have a total minimum usable floor area of not less than 200 square feet.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
This use may be authorized as a conditional use when incorporated in the M-1 Office and Limited Industrial District, according to the provisions of § 182-108: Conditional uses and § 182-204: Procedure for consideration of conditional use application. This use is permitted as a conditional use when located within a one-mile radius of an interchange of a limited-access highway. Such one-mile radius shall be measured from the point at which the center of the limited-access highway intersects with the center of a public road connected to the limited-access highway.
In the IO-2 District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth.
In the IO-2 District: This freestanding commercial use is permitted in accordance with the applicable standards contained in § 182-120.3B, and limited to the following:
Hotel, which may contain customary accessory uses within the same structure, including but not limited to dining, fitness center, shop selling sundries, and conference facilities.
Additional uses on the same lot or premises with and incidental to the other uses permitted in the IO-2 District. In addition to accessory uses customarily incidental to a residential use, appropriate accessory uses may be developed in conjunction with any of the uses; provided, however, that none is intended as an independent freestanding commercial use. See § 182-120.10.1B(3) for more
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in section § 182-120.12A and no others.
In the IO-3 District: This conditional use (Use Group A) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.details.
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
This use (Use Group B) includes extended-stay hotel which may provide access to rooms by individual outside entrances.

(a) Convention facilities and meeting rooms when accessory to hotel.

In the IO-3 District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.
In the IO-3 District: In an RUG-3 Use Group, a building may be erected, altered or used and a lot may be used or occupied for this use.
A hotel, including extended-stay hotels. Hotels built in conjunction with a multifamily development under RUG-3 shall not be considered a Group B use, as set forth in the underlying IO-3 District.

[1] Hotels and associated parking are limited to an area not to exceed four acres. This area shall include all setbacks and land development associated with the hotel use. Common driveways that serve both a multifamily and hotel use are not included in the four-acre area.
[2] Hotels and associated parking shall be within 350 feet of the property line shared with the shopping center and in no event may exceed a height of 65 feet.

A principal use permitted may be constructed on the same lot with other permitted principal uses.

Indoor fitness, recreation, or entertainment use

Vehicle Parking:
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted provided the gross floor area devoted to said use does not exceed 30,000 square feet.
For facilities in excess of thirty thousand (30,000) square feet of gross floor area, provided that parking for said use is directly accessible from a major internal access drive without the need for vehicles to traverse intermediate parking fields, and further provided that additional parking to serve the proposed use may be required by the Board of Supervisors based upon projected patron usage to be provided by the applicant at the time of conditional use application.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
In the VCO District: On any lot greater than three acres (greater than 130,860 square feet), any of the following uses are permitted on a lot within the Village Commercial and Office Zoning District.
This use may be permitted provided the gross floor area devoted to said use does not exceed 20,000 square feet.
Any combination of those uses outlined within § 182-96.2A, § 182-96.2B, § 182-96.2C, and this use are subject to the following requirements:

(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the design requirements contained within § 182-96.3C(7), and the design guidelines, § 154-36.3: Design guidelines for select commercial developments, of Chapter 154: Subdivision and Land Development.

Indoor/outdoor and/or recreation facilities, community center or similar uses

Vehicle Parking:
One space for every 800 square feet of floor area in public use.
See § 182-52B(3)for details on parking in the R-3 District.
See § 182-60B(3) for more details on parking in the R-4 District.
See § 182-63.5M for details on parking in the GCR District.

Development Requirements:

In an R-3 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use or a combination of the other uses for the R-3 District.
This additional conditional use is permitted, when authorized by the Board of Supervisors, in compliance with § 182-204: Procedure for consideration of conditional use application. Provided that it is intended solely for the prospective residents of the development.
A principal use permitted in the R-3 District other than a single-family detached or two-family dwelling owned in fee simple, may be constructed on the same lot with another permitted principal use(s).
In an R-4 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use.
In the R-4 District, this is a conditional use, when authorized by the Board of Supervisors, and in compliance with § 182-204: Procedure for consideration of conditional use application.
In the R-3, R-4 and GCR Districts: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
A principal use permitted in the R-4 District may be constructed on the same lot with another permitted principal use(s).
In the GCR District: This is an additional use which may be developed in conjunction with a Golf Course Residential Community provided, however, that none is intended as an independent, freestanding commercial use.
At the discretion of the owner and/or management entity having responsibility for these facilities, said use(s) may be made available to the general public on any day that it is open. In addition, as a result of the unique nature of a Golf Course Residential Community, the requirements for the development of the golf course and other open space areas shall be as prescribed in this article; the requirements of Article IVA, Open Space and Recreational Facilities, of Chapter 154: Subdivision and Land Development, shall not be applicable for development approved pursuant to this article.

Institutional headquarters for educational, fraternal, professional, religious and other nonprofit organizations of a similar nature

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

This use shall be permitted in this district: the construction, alteration or use of structures and/or the land.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:

(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.

(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use are permitted, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities.

Jails or prisons, construction, enlargement or expansion of

Landfills and dumps, sanitary

Libraries

Vehicle Parking:
One space for every 800 square feet of floor area in public use. See § 182-179B(1) for more details on parking.
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.

Development Requirements:

This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter, and additional criteria set forth in § 182-80.1C.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:

(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.

(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities. Accessory uses to a residential care facility for senior citizens may include those service facilities associated with a residential care facility, including community facilities, congregate dining facilities, personal care and health-care services.
In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.

Limited, small-scale commercial use(s) such as retail shops and stores and service businesses

Vehicle Parking:
One space for each 100 square feet of gross floor area.
See § 182-52B(3) for more details on parking in the R-3 District.

Development Requirements:

In an R-3 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use or a combination of the other uses for the R-3 District.
This additional conditional use is permitted, when authorized by the Board of Supervisors, in compliance with § 182-204: Procedure for consideration of conditional use application.
This use intended primarily for the needs of residents of the development, when proposed in conjunction with a development plan of at least 50 acres. In no case, however, shall such uses occupy more than 10% of the total acreage of a proposed development in the R-3 Residential District, and further provided that the area proposed for commercial development shall be subtracted from the area used in calculating the maximum number of dwelling units proposed for development. All commercial uses shall comply with the requirements of Article XII: NC Neighborhood-Convenience Commercial District, of this chapter, as well as the requirements of the signs and off-street parking and loading articles of this chapter.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
A principal use permitted in the R-3 District other than a single-family detached or two-family dwelling owned in fee simple, may be constructed on the same lot with another permitted principal use(s).

Live theater, dinner theater, comedy club

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Live/work units for artisans, professionals, and personal service providers

Vehicle Parking:
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use and subject to the standards outlined in § 182-204: Procedure for consideration of conditional use application and as listed below, any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2A(1) through § 182-96.2A(10), herein:

(a) In the judgment of the Township Board of Supervisors, the proposed use will not generate a significantly greater amount of traffic volume than those uses specifically named, based upon recommendation of Township staff or professionals.
(b) The use will not generate noise, noxious odors, air pollution or glare, nor result in pedestrian-vehicular conflict or create any other conditions hazardous to the health, safety and welfare of the village area.
(c) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.

Lodging facilities for the express use of office park clients, visitors and employees

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

In the IO District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in § 182-204: Procedure for consideration of conditional use application and pursuant to the requirements set forth.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of the conditional use application:
(1) The use shall have hours of operation that coincide with the largest shift of employees in the district, unless additional hours are deemed reasonable by the Board of Supervisors based upon the nature of the use.
(2) The use shall be oriented to the interior of the development and visually screened from view of the abutting rights-of-way.
(3) External identification signs shall not be permitted except where directories or kiosks list all uses within the development.
(4) Except in the case of transportation centers, heliports and supplementary parking, the use shall not take up more than 10% of the first floor area of the development, located at ground level within the primary structure. Freestanding conditional uses shall not be permitted.
(5) Additional parking may be required for a conditional use by the Board of Supervisors where warranted.

Mail and package services

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
This use (Use Group B) includes Federal Express; Mailboxes, etc.; UPS; USPS; Airborne; etc.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Manufacture and packaging of pharmaceuticals and healthcare products

Manufactured homes, manufactured home parks, and manufactured home subdivisions, construction, enlargement or expansion of

MANUFACTURED HOME
A single-family detached dwelling unit intended for permanent occupancy which meets the standards set by the United States Department of Housing and Urban Development, contained in one unit or in two or more units designed to be joined into one integral unit capable of again being separated for repeated towing, which arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations, and constructed so that it may be used with or without a permanent foundation, including any roofed additions such as extra rooms, covered patios, porches, etc. The term includes park trailers, travel trailers, recreational and similar vehicles which are placed on a site for more than 180 days. Any reference throughout this chapter to "mobile home" shall be construed to mean "manufactured home."
MANUFACTURED HOME PARK OR SUBDIVISION
A parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.

Vehicle Parking:
Two all-weather parking spaces per dwelling unit on the lot therewith, except that where a home occupation is carried on, there shall be four such spaces. Said requirement shall apply to any dwelling type in which a home occupation is located. Further, provided, that if there is one nonresident employee as provided for in the definition of "home occupation" in § 182-24: Terms defined, there shall be one additional parking space provided.

Development Requirements:

This use shall be specifically prohibited in a Floodplain Conservation District.
This includes the construction or expansion of mobile homes, mobile home parks and mobile home subdivisions.

Manufacturing uses

Vehicle Parking:
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. The manufacturing uses must comply with the performance standards set forth in § 182-109: Performance standards herein.
Accessory uses on the same lot and customarily incidental to this permitted use, may include:

(1) Storage within a completely enclosed building in conjunction with a permitted use.
(2) A repair shop or maintenance facility normally required for the conduct of industrial operations.
(3) A cafeteria, recreation facility or other service located within a permitted use and operated for the exclusive use of the occupants of the building.
(4) Living quarters for watchmen, caretakers or similar employees.

This use shall not be permitted on any portion of a property which is submitted for CRSC uses within the M-1 District.
In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
This use may include the manufacturing, fabrication, assembly, processing and packaging of natural and man-made materials, chemicals, synthetics and other organic and inorganic products, except those uses specifically prohibited in § 182-122E.
Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.

Medical and dental clinic (treatment of humans)

MEDICAL OFFICE
A facility for the examination and treatment of ill and afflicted human outpatients; provided, however, that patients are not kept overnight except under emergency conditions, and includes doctors' and dental offices and clinics.

Vehicle Parking:
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
This use may be authorized as a conditional use when incorporated in the M-1 Office and Limited Industrial District, according to the provisions of § 182-108: Conditional uses and § 182-204: Procedure for consideration of conditional use application.

Medical and dental offices and clinics, limited to outpatient surgery only

CLINIC
Ambulatory health care facility, generally including a number of medical, dental, and/or mental health specialties, in which examinations, diagnostic and preventive health services, and treatment are provided for patients on an outpatient basis, generally on a walk-in or first-come, first-served basis; a clinic is characterized by centralized facilities and services, including patient records storage/management, waiting areas, and laboratory and other diagnostic and testing facilities. It is typically managed by a single institution or corporation and is distinguished from a medical office building wherein individual offices or suites are leased or sold to a health care provider or group of same and wherein the health care provider(s) in one office or suite does not necessarily have any corporate, managerial or similar relationship to the health care provider(s) occupying other offices or suites in the building.

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Medical and surgical hospitals or sanitaria and philanthropic institutions

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter, and additional criteria set forth in § 182-80.1C, and shall be on tracts with a minimum size of 10 acres.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:

(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.

(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use are permitted, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities.

Mixed-dwelling-type developments

Vehicle Parking:
Two all-weather parking spaces per dwelling unit, subject to the parking provisions of the pertinent articles of this chapter, as specified herein.
See § 182-52B(3) for more details on parking in the R-3 District.

Development Requirements:

In an R-3 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use or a combination of the other uses for the R-3 District.
Mixed-dwelling-type developments, including a single-family detached dwelling, two-family dwellings and townhouses or combinations of any two of these uses in accordance with the requirements of § 182-54: Development regulations for mixed-dwelling-type developments herein.
The following additional development regulations shall apply to all mixed-dwelling-type developments in the R-3 Residential District:
A. The maximum percentage of a single dwelling type in a mixed-dwelling-type development shall be no more than 75% of the total dwelling units if two dwelling types are mixed and no more than 60% of the total dwelling units if three dwelling types are mixed.
B. For the purposes of calculating net densities, single-family detached dwellings may be developed at four dwelling units per acre, two-family dwellings at six dwelling units per acre and townhouses at six dwelling units per acre.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.

Mixed-use structures

Vehicle Parking:
In the PBO District: The number of parking spaces shall be in accordance with Article XXII: Off-Street Parking and Loading of this chapter.
A. For double-parking bays, 15% of the area of each parking space may be maintained in grass, provided that the grass is separated from the paved area by a suitable wheel stop or bumper.
B. For parking areas of more than 20 cars, a minimum of 10% of the parking area shall be devoted to interior parking lot landscaping, exclusive of any other landscaping or buffering requirements and exclusive of the grass area permitted under § 182-102A. The landscaping required individual landscaped area shall contain less than 200 square feet; the minimum horizontal dimension of any such area shall be 10 feet.
C. The owners of two or more adjacent lots may elect to share common parking facilities according to the following requirements:
(1) An application to do so shall be filed jointly by all affected lot owners with the Zoning Officer, accompanied by a plan showing the location of all proposed parking, parking reserve areas and accessways as well as all buildings which shall use the common parking area.
(2) The aggregate number of parking spaces required for all uses which will share the common parking area may be reduced up to a maximum of 25% if the applicant can demonstrate to the Zoning Officer's satisfaction that a greater efficiency is effected by joint use of a common parking area or that other circumstances warrant such reduction (i.e., complementary operating hours of the uses which will be sharing the parking area). Regardless of the number of spaces actually developed, a parking area to accommodate the aggregate number of parking spaces normally required shall be fully designed, and the area which is proposed to be eliminated shall be shown as "Parking Reserve Area." Such area shall be required to be developed as designed, if and when the Zoning Officer determines the need. All reserve areas not utilized for parking shall be landscaped according to an approved plan.
(3) For purposes of determining the number and location of accessways pursuant to § 182-103: Access to lots below, the entire area devoted to common parking shall be considered as one parking lot.
(4) Some portion of the common parking area shall be within 200 feet of an entrance, regularly used by patrons, into each use served by the common parking area.
(5) An application to permit shared common parking shall be contingent upon each lot owner obtaining any necessary access easements and rights-of-way.
See § 182-90.6B(7) for detailed information on parking in the YMU District.

Development Requirements:

In the PBO Professional and Business Office District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use containing any combination of permitted uses as set forth in § 182-98A through § 182-98C, provided that in a mixed-use structure used in part for residential purposes, a maximum of three dwelling units shall be permitted.
Accessory uses on the same lot with and customarily incidental to this use are permitted.
In the YMU Yerkes Mixed-Use District, a building may be erected, altered or used and a tract may be used or occupied for this use on parcels that, as of the date of enactment of Article XIIA: YMU Yerkes Mixed-Use District, have at least 400 feet of frontage on a road then classified as an arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, and with a gross minimum tract area of seven acres, and to a maximum depth of 600 feet measured from the center line of said arterial road.

Mixed-use structures containing a combination of uses permitted in § 182-90.5B(2) through § 182-90.5B(4) and § 182-90.5C(2) when a multifamily use is present on the second floor and above.

Multifamily and mixed uses built in multifamily developments as a permitted use under § 182-90.5C above shall comply with the following:

(a) Minimum tract size: seven acres, excluding existing rights-of-way of all public roads.

(b) Density: tract residential density and bonus options.

[1] Base residential density: 20 units per developable acre.

(c) Residential density bonus provisions.

[1] By providing any of the following, developments containing multifamily dwellings within the YMU District may increase their density by 2.0 units per developable acre for each amenity provided, up to three amenities:

[a] Three of the following site amenities:

[i] An internal trail system that connects to an existing Township or regional trail network.
[ii] Recreational amenity such as a tennis court, bocce court, multipurpose court, or a pool of sufficient size to serve the projected population at project completion.
[iii] Outdoor grilling station (gas)/outdoor kitchen.
[iv] Tot lot or other play structure as approved by the Board of Supervisors to sufficiently serve the population at project completion
[v] Media center, game room, or other community meeting area.
[vi] Both an indoor/all-weather and outdoor bicycle storage area to serve at least 10% of the projected population at project completion.
[vii] Other site amenity as presented by the developer and approved by the Board of Supervisors.

[b] Green roofs utilized on one or more multifamily buildings.
[c] Multifamily buildings designed to achieve compliance with a nationally recognized green certification program such as Green Globes or LEED. Given that certification occurs post-construction, the architect for the developer is required to submit a report showing how the proposed buildings comply with the current standards during land development.

[d] A dog park, dog run, or other enclosed pet area.
[e] Electric-car charging stations with a minimum of one station provided per building.

(d) Overall building coverage for the entire tract shall not exceed 25%.

(e) Overall impervious coverage for the entire tract shall not exceed 65%.
(f) Perimeter setbacks from streets. Buildings shall have a minimum setback of 25 feet from the right-of-way of each street external to the YMU District development tract.
(g) Setback from property lines. Buildings shall have a minimum setback of 50 feet from any other YMU District development tract perimeter property line.
(h) Minimum distance between buildings: 40 feet.
(i) No parking area of three or more cars shall be located closer than 15 feet to a side or rear property line or closer than 10 feet to a right-of-way line. Installation of a knee wall, plantings or combination thereof shall be provided between said parking area and the property or right-of-way line. Plantings shall meet the standards outlined for a Buffer Type 4, as detailed in § 154-36D(5)(f) of Chapter 154: Subdivision and Land Development.
(j) For parking areas containing parking spaces that are not an integral part of the building design or are parallel parking spaces along an access drive and which store 10 or more cars, not less than 10% of the area devoted to parking facilities shall consist of interior parking lot landscaping, unless said parking areas are separated by a landscaped strip of more than five feet in width.

Mobile home developments

MOBILE HOME LOT
A parcel of land in a mobile home development provided with the necessary utility connections, a patio and other appurtenances necessary for the erection thereon of a single mobile home and the exclusive use of its occupants, though it may instead be designed, developed and used for a modular or conventionally built single-family detached home rather than a mobile home.
MOBILE HOME PARK
A parcel of land under single ownership which has been planned and improved in compliance with the requirements of the Mobile Home Development District for the placement of mobile homes, conventionally built or modular single-family detached homes or combinations thereof, for nontransient use, and consisting of two or more mobile home lots and 15 acres or greater in size. Any reference to "mobile home development" throughout this chapter shall be construed to mean "mobile home park."

Vehicle Parking:
See § 182-52B(3) for details on parking in the R-3 District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an R-3 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use or a combination of the other uses for the R-3 District.
This additional conditional use is permitted, when authorized by the Board of Supervisors, in compliance with § 182-204: Procedure for consideration of conditional use application.
A. Mobile homes are a permitted use in R-1, R-2 and R-3 Residential Districts, provided that they meet the applicable requirements for single-family detached dwellings as set forth herein. In any land development involving mobile homes, the mobile homes shall be considered as single-family detached dwellings requiring sewerage and water facilities and meeting all of the requirements of the respective district.
B. Tracts of sufficient size to accommodate more than one lot and zoned to permit single-family detached dwellings may be utilized for the erection of more than one mobile home, provided that all regulations of that zoning district, all standard requirements applicable to the subdivision of land for single-family detached dwellings and all other applicable requirements are met. In addition, on tracts of 15 acres or greater in size, mobile homes may be grouped in a planned mobile home development, provided that compliance is made with all requirements of Article X, Mobile Home Development District, of this chapter and all regulations specified in Article VI: Mobile Home Developments, of Chapter 154: Subdivision and Land Development, and all other applicable regulations.
Mobile home developments are allowed only as a conditional use in the R-3 Residential District, provided that the tract to be used as a mobile home development meets the criteria specified in § 182-74B of this article. The uses which are permissible in a mobile home development are as follows:
A. Residential uses. A mobile home development may include mobile homes of single width or multiple width or both, single-family detached modular homes, conventionally built single-family detached homes or any combination thereof, but shall not include travel trailers or motor homes. No more than 40% of the total number of dwelling units in a mobile home development may be conventionally built or modular single-family detached dwellings. No mobile or modular home may be occupied before furnishing the Township a copy of the Structural Engineering Bulletin(s) indicating approval by the United States Department of Housing and Urban Development of the dwelling or the components of the dwelling.
B. Areas for nonresidential uses.

(1) No part of any mobile home development shall be used for nonresidential purposes, except such uses that are required for the direct servicing, recreation and well-being of the residents and for the management and maintenance of the development and are not otherwise prohibited by any provisions of this article; provided, however, that a convenience commercial center may be allowed by the governing body if no similar use exists or is actively proposed within one mile of the mobile home development by accessway available for use by the general public, and the applicant demonstrates to the governing body's satisfaction through a market study that such use is justifiable and will be supported primarily by the residents of the mobile home development; such market study shall be conducted using the standards outlined in § 182-89A. No such commercial center shall be opened until at least 50% of the dwelling units in the mobile home development are occupied. Signs, parking requirements and similar factors shall be controlled by the same regulations that apply to commercial uses located in other zones in the Township. In addition, the maximum number of residential dwelling units permitted on the tract shall be reduced by one for each 8,000 square feet of land or a part thereof devoted to the convenience commercial center.
(2) Nothing in this article shall be deemed as prohibiting the rental, sale or resale of a mobile home located on a mobile home stand and connected to the pertinent utilities. Similarly, a model or display area is permissible on a temporary basis provided those models are developed in accordance with all applicable regulations of this article and other applicable ordinances and the use of the models for sales or rental promotion ceases when the project is fully developed.

C. Accessory uses.

(1) Accessory uses and structures customarily incidental to the maintenance, servicing and well-being of mobile home development residents shall be permitted only as part of an approved development plan for the site.
(2) Accessory uses on individual mobile home lots, customarily incidental to mobile homes or other dwellings, such as storage sheds, shall be permitted on the individual mobile home lots, provided that the provisions of § 182-76: Site design for conventionally built and modular homes and § 182-77: Site design for mobile homes and other applicable ordinances are complied with.
(3) Added rooms specifically designed by the mobile home manufacturers for the enlargement of mobile homes and other additions architecturally compatible with the unit may be joined onto a mobile home, provided that all requirements of § 182-77: Site design for mobile homes and other applicable ordinances are met.

All other requirements applicable to mobile homes as specified in § 182-77: Site design for mobile homes remain applicable to modular homes and conventionally built single-family homes.

ccessory uses on the same lot with and customarily incidental to this permitted use are allowed.
A principal use permitted in the R-3 District other than a single-family detached or two-family dwelling owned in fee simple, may be constructed on the same lot with another permitted principal use(s).

Modular homes

A single-family or multifamily dwelling intended for permanent occupancy, made by assembling one or more factory-produced three-dimensional sections into an integral living unit, whose construction materials and specifications conform to those of conventionally built units.

Vehicle Parking:
(1) For single-family detached homes, two all-weather parking spaces per dwelling unit on the lot therewith, except that where a home occupation is carried on, there shall be four such spaces. Said requirement shall apply to any dwelling type in which a home occupation is located. Further, provided, that if there is one nonresident employee as provided for in the definition of "home occupation" in § 182-24: Terms defined, there shall be one additional parking space provided.
(2) For two-family homes, two all-weather parking spaces per dwelling unit on the lot therewith.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

Modular construction may be used to create detached modular homes (one dwelling unit per structure) or attached modular homes (two or more dwelling units per structure). Detached modular homes are considered single-family detached dwellings and accordingly are allowed in any zoning district in which single-family detached dwellings are a permitted use. Similarly, attached modular homes are allowed in any zoning district in which similar conventionally built dwellings containing two or more dwelling units are a permitted use. All requirements of this chapter and Chapter 154: Subdivision and Land Development, or other regulations applicable to single-family detached or attached dwellings, as appropriate, are applicable to modular homes.

Motel or motor court

MOTEL-HOTEL
A building or a group of buildings having units containing sleeping accommodations which are available for temporary rental occupancy by transients and providing sufficient off-street parking facilities adjacent or convenient thereto.

Vehicle Parking:
1 1/4 spaces for each rental unit. Hotels within a master-planned office park may request a reduction of parking to a ratio of one space per each rental unit as a conditional use. That conditional use shall be compliant with the following:
[1] Any food service must primarily serve hotel patrons; hotels requesting this conditional use may not include a full-service restaurant open and advertised to the public.
[2] Hotels requesting the conditional use must demonstrate that any meeting rooms or other gathering spaces are predominately used at times that do coincide with overnight guest parking. See § 182-179B(2) for details on parking.
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of three acres (130,680 square feet).
Conditional uses, per the requirements in § 182-86G, permitted on parcels with a minimum lot area of one acre and with a minimum two-hundred-foot frontage on a road classified as collector or higher by the Upper Providence Township Rights-of-Way Map.
(1) Any combination of the uses listed within § 182-86A or § 182-86B.

(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the requirements of the design guidelines in § 154-36.3: Design guidelines for select commercial developments. of Chapter 154: Subdivision and Land Development.
(b) If existing buildings are retained and rehabilitated for the uses contained herein, the same coverage bonuses regulated by § 182-90.1: Preservation of existing buildings shall apply.

Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86C for more details.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.

Movie theater

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Multifamily dwellings

A detached building occupied by three or more families, each living independently of the other. "Multifamily dwelling" includes, but is not limited to, a garden apartment, which is a multifamily dwelling 35 feet or less in height. Any reference throughout this chapter to "garden apartment" shall be construed to mean "multifamily dwelling."

Vehicle Parking:
See § 182-60B(3) for details on parking in the R-4 District.
See § 182-63.5M for details on parking in the GCR District.
See § 182-90.6B(7) for detailed information on parking in the YMU District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an R-4 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use.
Multifamily dwellings are buildings which contain any combination of multifamily dwellings and single-family attached dwellings.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
A principal use permitted in the R-4 District may be constructed on the same lot with another permitted principal use(s).
In the GCR District: This residential use is permissible in a Golf Course Residential Community.
In the GCR District: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the YMU Yerkes Mixed-Use District, a building may be erected, altered or used and a tract may be used or occupied for this use on parcels that, as of the date of enactment of Article XIIA: YMU Yerkes Mixed-Use District, have at least 400 feet of frontage on a road then classified as an arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, and with a gross minimum tract area of seven acres, and to a maximum depth of 600 feet measured from the center line of said arterial road.
Multifamily and mixed uses built in multifamily developments as a permitted use under § 182-90.5C above shall comply with the following:

(a) Minimum tract size: seven acres, excluding existing rights-of-way of all public roads.
(b) Density: tract residential density and bonus options.

[1] Base residential density: 20 units per developable acre.

(c) Residential density bonus provisions.

[1] By providing any of the following, developments containing multifamily dwellings within the YMU District may increase their density by 2.0 units per developable acre for each amenity provided, up to three amenities:

[a] Three of the following site amenities:

[i] An internal trail system that connects to an existing Township or regional trail network.
[ii] Recreational amenity such as a tennis court, bocce court, multipurpose court, or a pool of sufficient size to serve the projected population at project completion.
[iii] Outdoor grilling station (gas)/outdoor kitchen.
[iv] Tot lot or other play structure as approved by the Board of Supervisors to sufficiently serve the population at project completion
[v] Media center, game room, or other community meeting area.
[vi] Both an indoor/all-weather and outdoor bicycle storage area to serve at least 10% of the projected population at project completion.
[vii] Other site amenity as presented by the developer and approved by the Board of Supervisors.

[b] Green roofs utilized on one or more multifamily buildings.
[c] Multifamily buildings designed to achieve compliance with a nationally recognized green certification program such as Green Globes or LEED. Given that certification occurs post-construction, the architect for the developer is required to submit a report showing how the proposed buildings comply with the current standards during land development.
[d] A dog park, dog run, or other enclosed pet area.
[e] Electric-car charging stations with a minimum of one station provided per building.

(d) Overall building coverage for the entire tract shall not exceed 25%.
(e) Overall impervious coverage for the entire tract shall not exceed 65%.
(f) Perimeter setbacks from streets. Buildings shall have a minimum setback of 25 feet from the right-of-way of each street external to the YMU District development tract.
(g) Setback from property lines. Buildings shall have a minimum setback of 50 feet from any other YMU District development tract perimeter property line.
(h) Minimum distance between buildings: 40 feet.
(i) No parking area of three or more cars shall be located closer than 15 feet to a side or rear property line or closer than 10 feet to a right-of-way line. Installation of a knee wall, plantings or combination thereof shall be provided between said parking area and the property or right-of-way line. Plantings shall meet the standards outlined for a Buffer Type 4, as detailed in § 154-36D(5)(f) of Chapter 154: Subdivision and Land Development.
(j) For parking areas containing parking spaces that are not an integral part of the building design or are parallel parking spaces along an access drive and which store 10 or more cars, not less than 10% of the area devoted to parking facilities shall consist of interior parking lot landscaping, unless said parking areas are separated by a landscaped strip of more than five feet in width.

Municipal buildings, offices, garages and other municipal uses

PUBLIC GARAGE
A building other than a private or storage garage, one or more stories in height, used solely for the commercial storage, service or repair of motor vehicles.
OFFICE PARK
A planned, integrated development of two or more buildings devoted primarily to office use and which may also include support retail and service uses and which contains an aggregate minimum gross floor area of 100,000 square feet of office space.

Vehicle Parking:
One space for each 200 square feet of gross floor area.
In the OSC District: Any parking necessary to serve any of the permitted or conditional uses in this District shall be provided in accordance with the regulations of Article XXII: Off-Street Parking and Loading of this chapter. Wherever practical, gravel or other all-weather porous pavement treatments shall be utilized in this District. Handicapped parking shall be paved.

Development Requirements:

This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter, and additional criteria set forth in § 182-80.1C, and shall be on tracts with a minimum size of 10 acres.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:

(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.

(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use are permitted, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities.
In an OSC Open Space Conservation District, land may be used and occupied for this use or combination of the uses in § 182-38.2: Permitted uses and no other uses.
This use is permitted provided that no more than five percent(5%) of a tract located in the OSC District may be devoted to any one or combination of such uses.
Accessory uses customarily incidental to this permitted use, provided that no more than 5% of a tract located in the OSC District may be devoted to any one or combination of accessory uses.

Municipal parkland

Vehicle Parking:
Any parking necessary to serve any of the permitted or conditional uses in this District shall be provided in accordance with the regulations of Article XXII: Off-Street Parking and Loading of this chapter. Wherever practical, gravel or other all-weather porous pavement treatments shall be utilized in this District. Handicapped parking shall be paved.

Development Requirements:

In an OSC Open Space Conservation District, land may be used and occupied for this use or combination of the uses in § 182-38.2: Permitted uses and no other uses.
This use is devoted to active and passive recreational uses.
Accessory uses customarily incidental to this permitted use, provided that no more than 5% of a tract located in the OSC District may be devoted to any one or combination of accessory uses.

Museum

A place devoted to the procurement, care, study, and display of objects of lasting interest or value.

Vehicle Parking:
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an M-2 Manufacturing Industrial District, this use shall be permitted as conditional use provided that the museum is at least 75,000 square feet, and subject to the specific requirements set forth in § 182-204: Procedure for consideration of conditional use application..
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.

Music, dance, art, or martial arts studio, or studio of similar use

Vehicle Parking:
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use and subject to the standards outlined in § 182-204: Procedure for consideration of conditional use application and as listed below, any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2A(1) through § 182-96.2A(10), herein:

(a) In the judgment of the Township Board of Supervisors, the proposed use will not generate a significantly greater amount of traffic volume than those uses specifically named, based upon recommendation of Township staff or professionals.
(b) The use will not generate noise, noxious odors, air pollution or glare, nor result in pedestrian-vehicular conflict or create any other conditions hazardous to the health, safety and welfare of the village area.
(c) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.

Neighborhood or community park

Vehicle Parking:
See § 182-63.14L for details on parking in the OSR District.
See § 182-63.30L for details on parking in the OSR-2 District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In the OSR District, this use is specifically permitted in an open space residential community.
Accessory uses on the same lot or premises with and incidental to the other uses are permitted in this district. In addition to accessory uses customarily incidental to a dwelling unit, appropriate accessory uses may be permitted in a park, including but not limited to uses such as rest rooms, equipment storage building, concession stand, parking for park users and other similar uses.

New construction of buildings or placement of fill

CONSTRUCTION
The construction, reconstruction, renovation, repair, extension, expansion, alteration or relocation of a building or structure, including the placement of mobile homes.
BUILDING
A structure or appendage to a structure which is permanently affixed to the land, has one or more floors or stories and is bounded by either lot lines or yards. A "building" shall not include such structures as billboards, fences or other structures with interior surfaces not normally accessible to human use such as gas tanks, grain elevators, coal bunkers or similar structures. A "building" may accommodate more than one family and have more than one dwelling unit and may be used for residential, commercial, industrial, public or semipublic purposes.

No-impact home based businesses

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.

Vehicle Parking:
Two all-weather parking spaces per dwelling unit on the lot therewith, except that where a home occupation is carried on, there shall be four such spaces. Said requirement shall apply to any dwelling type in which a home occupation is located. Further, provided, that if there is one nonresident employee as provided for in the definition of "home occupation" in § 182-24: Terms defined herein, there shall be one additional parking space provided.
See § 182-52B(3) for more details on parking in the R-3 District.
See § 182-60B(3) for more details on parking in the R-4 District.
See § 182-63.14L for more details on parking in the OSR District.
See § 182-63.30L for details on parking in the OSR-2 District.
See § 182-63.5M for details on parking in the GCR District.
See § 182-102: Parking requirements for details on parking in the PBO District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.
See § 182-120.18C(2)(c) for details on parking in the IO-3 District for the RUG Use Group.
See § 182-120.19C(2)(d) for details on parking in the IO-3 District for the RUG-3 Use Group.
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

No-impact home-based businesses, as defined in § 182-24: Terms defined herein, must satisfy the following requirements wherever they are permitted by the terms of this chapter:
A. The business activity shall be compatible with the residential use of the property and surrounding residential uses.
B. The business shall employ no employees other than family members residing in the dwelling.
C. There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.
D. There shall be no outside appearance of a business use, including, but not limited to, parking, signs or lights.
E. The business activity may not use any equipment or process which creates noise, vibration, glare, fumes, odors or electrical or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood.
F. 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.
G. The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.
H. The business may not involve any illegal activity.
I. Permission to operate a no-impact home-based business in any district in the Township shall not supercede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community.
In the R-3, R-4 and VP Districts: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
A principal use permitted in the R-3 District other than a single-family detached or two-family dwelling owned in fee simple, may be constructed on the same lot with another permitted principal use(s).
In the OSR District, this use is specifically permitted in an open space residential community.
Accessory uses on the same lot or premises with and incidental to the other uses are permitted in this district. In addition to accessory uses customarily incidental to a dwelling unit, appropriate accessory uses may be permitted in a park, including but not limited to uses such as rest rooms, equipment storage building, concession stand, parking for park users and other similar uses.
In the OSR and OSR-2 Districts, this use is specifically permitted in an open space residential community.
Accessory uses on the same lot or premises with and incidental to the other uses are permitted in this district. In addition to accessory uses customarily incidental to a dwelling unit, appropriate accessory uses may be permitted in a park, including but not limited to uses such as rest rooms, parking for park users and other similar uses, subject to approval by the Township.

(1) Accessory uses in an OSR-2 District may include a single-family house occupied by a groundskeeper, security guard, maintenance worker or by an individual(s) performing similar functions.

In the VP District, a building may be erected, altered or used and a lot may be used or occupied for this use.
In the GCR District: This is an additional use which may be developed in conjunction with a Golf Course Residential Community provided, however, that none is intended as an independent, freestanding commercial use. May include a halfway house and golf course comfort station.
In the ARR District: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the CL District: This use shall be permitted by right in accordance with the standards set forth in § 182-21.3: No-impact home-based businesses.
Mobile home developments are allowed only as a conditional use in the R-3 Residential District, provided that the tract to be used as a mobile home development meets the criteria specified in § 182-74B of this article.
In the MH District: This use shall be permitted by right in accordance with the standards set forth in § 182-21.3: No-impact home-based businesses.
In the PBO Professional and Business Office District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use in accordance with the standards set forth in § 182-21.3: No-impact home-based businesses.
Accessory uses on the same lot with and customarily incidental to this use are permitted.
In the IO-3 District: In an RUG Use Group, this use is permitted by conditional use (as set forth in § 182-21.3: No-impact home-based businesses) when authorized in accordance with § 182-204: Procedure for consideration of conditional use application, a building may be erected, altered or used and a lot may be used for this use. See § 182-120.3B for information on conditional use standards.
A principal use permitted may be constructed on the same lot with another permitted principal use(s).
In the IO-3 District: In an RUG-3 Use Group, a building may be erected, altered or used and a lot may be used or occupied for this use in accordance with § 182-21.3: No-impact home-based businesses.
A principal use permitted may be constructed on the same lot with other permitted principal uses.
In the VCO District: This use is permitted in accordance with the standards set forth in § 182-21.3: No-impact home-based businesses.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use and subject to the standards outlined in § 182-204: Procedure for consideration of conditional use application and as listed below, any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2A(1) through § 182-96.2A(10), herein:

(a) In the judgment of the Township Board of Supervisors, the proposed use will not generate a significantly greater amount of traffic volume than those uses specifically named, based upon recommendation of Township staff or professionals.
(b) The use will not generate noise, noxious odors, air pollution or glare, nor result in pedestrian-vehicular conflict or create any other conditions hazardous to the health, safety and welfare of the village area.
(c) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.

Noncommercial recreation uses, including golf, tennis and swimming clubs

PUBLIC RECREATION
Leisure-time activities, including but not limited to sports and entertainment, that are open to anyone without restriction except for rules and standards of conduct and use.

Nursing homes (public or private), construction, enlargement or expansion of

Nursing, convalescent home, residential care facility for senior citizens, personal care home, assisted living residence, or adult day care, licensed

DAY-CARE CENTER
Any facility that provides care for individuals on a less than sixteen-hour-per-day basis. All day-care centers shall meet all applicable design, site, and area standards as set forth by the Pennsylvania Department of Welfare or Department of Aging, whichever agency is applicable to the proposed use. The definition includes child day care and adult day care. Child day care is further defined as for seven or more children under the age of six years of age, excluding care from relatives and care provided by places of worship during religious services; provided, however, that before-and after-school care may be provided for children up to the age of 16. Adult day care is further defined as those facilities in which care is provided for a senior citizen through a structured, community-based program which provides health, social, and other related support services.
PERSONAL CARE HOME or ASSISTED LIVING RESIDENCE
A facility licensed by the Commonwealth of Pennsylvania, in which some or all of the following activities of daily living are provided, such as food, shelter and personal assistance or supervision, and care for the persons 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 facility.
RESIDENTIAL CARE FACILITY
A facility consisting of individual residential living units exclusively for persons who are 62 years of age or older, and for married couples with one spouse or both spouses age 62 years or older. Such facility may provide personal care and health-care services, including resident nursing beds and nursing care for the living units.

Vehicle Parking:
One parking space for every 10 occupants, plus one parking space for each employee on the largest work shift. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter, and additional criteria set forth in § 182-80.1C.
Permitted as a conditional uses if the use in the same building as the personal care home or assisted living residence.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:

(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.

(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities. Accessory uses to a residential care facility for senior citizens may include those service facilities associated with a residential care facility, including community facilities, congregate dining facilities, personal care and health-care services.

Office buildings or office campus complexes

Vehicle Parking:
One space for each 285 square feet of gross floor area.
See § 182-179B(2) for more details on parking.
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
In the IO-3 District: four spaces per 1,000 square feet of gross leaseable area. See § 182-120.15D and § 182-120.15E for details on parking in the IO-3 District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of one acre (43,560 square feet).
Limited to a maximum of two buildings.
Conditional uses, per the requirements in § 182-86G, permitted on parcels with a minimum lot area of one acre and with a minimum two-hundred-foot frontage on a road classified as collector or higher by the Upper Providence Township Rights-of-Way Map.
Any combination of the uses contained within § 182-86B herein.

[1] The design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the requirements of the design guidelines in § 154-36.3: Design guidelines for select commercial developments of Chapter 154: Subdivision and Land Development.

Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86B for more details.

Office buildings, training center

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
In the IO-3 District: four spaces per 1,000 square feet of gross leaseable area. See § 182-120.15D and § 182-120.15E for details on parking in the IO-3 District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Offices, corporate headquarters and administrative buildings or centers

OFFICE PARK
A planned, integrated development of two or more buildings devoted primarily to office use and which may also include support retail and service uses and which contains an aggregate minimum gross floor area of 100,000 square feet of office space.

Vehicle Parking:
One space for each 285 square feet of gross floor area. See § 182-179B(2) for more details on parking for this use.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
Four spaces per 1,000 square feet of gross leaseable area. See § 182-120.15D and § 182-120.15E for details on parking in the IO-3 District.
See § 182-90.6B(7) for detailed information on parking in the YMU District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Accessory uses on the same lot and customarily incidental to this permitted use, may include:

(1) Storage within a completely enclosed building in conjunction with a permitted use.
(2) A repair shop or maintenance facility normally required for the conduct of industrial operations.
(3) A cafeteria, recreation facility or other service located within a permitted use and operated for the exclusive use of the occupants of the building.
(4) Living quarters for watchmen, caretakers or similar employees.

In an IO Interchange Office District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in § 182-115: Permitted uses.
In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.
In the YMU Yerkes Mixed-Use District, a building may be erected, altered or used and a tract may be used or occupied for this use on parcels that, as of the date of enactment of Article XIIA: YMU Yerkes Mixed-Use District, have frontage on a road then classified as an arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, to a maximum depth of 450 feet measured from the center line of said arterial road, the following use is permitted:

Multiple business or professional offices, in a single building, with no more than four individual tenants.

On-site sewage disposal systems or subsurface sewage disposal areas

Open space preserve

Common greens, other recreation space or generally open areas available to the public or yards or other open areas provided in connection with residential developments which are intended for the sole use of the residents of such developments and their guests.

Vehicle Parking:
Any parking necessary to serve any of the permitted or conditional uses in this District shall be provided in accordance with the regulations of Article XXII: Off-Street Parking and Loading of this chapter. Wherever practical, gravel or other all-weather porous pavement treatments shall be utilized in this District. Handicapped parking shall be paved.

Development Requirements:

In an OSC Open Space Conservation District, land may be used and occupied for this use or combination of the uses in § 182-38.2: Permitted uses and no other uses.

This use may include natural areas, wildlife sanctuary, forest or woodland preserve, reforested land, or similar uses.
Accessory uses customarily incidental to this permitted use, provided that no more than 5% of a tract located in the OSC District may be devoted to any one or combination of accessory uses.
In the TDR District: Land from which Transfer of Developmrment Rights have been sold may be used only for the following purpose:

(1) Permanent preservation of open space or agricultural land by appropriate deed restriction or legal mechanism acceptable by the Township. Prior to determining the ownership of the property to be preserved (restricted), the applicant may offer it for dedication to the Township. In deciding whether or not to accept any public open space, the Board of Supervisors may obtain the recommendation of the Parks and Recreation Board, Planning Commission, or Township staff. Any preserved property, if not to be accepted for dedication by the Township, shall be maintained in the same manner as it was prior to the transfer of development rights or in a manner acceptable to the Township. This land can be managed by a homeowners' association, a recognized conservation organization, the landowner severing his/her rights, or other group as approved by the Township, once the mechanism for conservation is in place. If the managing organization is a homeowners' association, the organization and governing documents must adequately provide for the preservation and conservation of the land to the satisfaction of the Township.

Open space, common

Common greens, other recreation space or generally open areas available to the public or yards or other open areas provided in connection with residential developments which are intended for the sole use of the residents of such developments and their guests.

Vehicle Parking:
See § 182-63.14L for details on parking in the OSR District.
See § 182-63.30L for details on parking in the OSR-2 District.
See § 182-63.5M for details on parking in the GCR District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In the OSR District, this use is specifically permitted in an open space residential community.
Accessory uses on the same lot or premises with and incidental to the other uses are permitted in this district. In addition to accessory uses customarily incidental to a dwelling unit, appropriate accessory uses may be permitted in a park, including but not limited to uses such as rest rooms, equipment storage building, concession stand, parking for park users and other similar uses.
In the GCR District: This is an additional use which may be developed in conjunction with a Golf Course Residential Community provided, however, that none is intended as an independent, freestanding commercial use. May include a halfway house and golf course comfort station.
In the GCR District: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.

Outdoor dining facilities (i.e., sidewalk cafes)

Vehicle Parking:
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-120.15D for details on parking in the IO-3 District.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of one acre (43,560 square feet).
Conditional uses, per the requirements in § 182-86G, permitted on parcels with a minimum lot area of one acre and with a minimum two-hundred-foot frontage on a road classified as collector or higher by the Upper Providence Township Rights-of-Way Map.
Applicants for this conditional use shall show that the outdoor eating space will not impede pedestrian flow, parking or other traffic.
Any combination of the uses contained within § 182-86B herein.

[1] The design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the requirements of the design guidelines in § 154-36.3: Design guidelines for select commercial developments of Chapter 154: Subdivision and Land Development.

Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86B for more details.
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Outdoor plant nursery or orchard

Vehicle Parking:
The number of spaces to be determined by the use as set forth to which the ground is devoted. The required parking space shall be all-weather and shall be paved, and such parking spaces shall be located on the same lot therewith. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

Permitted use in the Floodplain Conservation District in accordance with recognized soil conservation practices.
This permitted use is subject to floodproofing regulations in applicable codes. Any of the uses in § 182-28A shall not be permitted within the designated floodway unless the effect of such proposed activity on flood heights is fully offset by accompanying stream improvements.
In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:
A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.
C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This conservation use shall be permitted in the Steep Slope Conservation District without the submission of an erosion and sediment control plan.
This use is permitted in accordance with recognized soil conservation practices.
This use also includes any nonstructural accessory uses, except swimming pools, necessary for the operation and maintenance of it's use.

Outdoor recreation areas for park and sports facilities, ice rink

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Outdoor recreational facilities (age-restricted community)

Vehicle Parking:
See § 182-63.22M for details on parking in the ARR District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In the ARR District: This additional use shall be developed in conjunction with an age-restricted residential community and shall include this use, provided, however, that it is intended as an independent, freestanding commercial use:
Outdoor recreational facilities for the exclusive use of residents of the community or their guests, including tennis courts, fitness/jogging/walking/bicycling trails, practice golf green, or similar facilities. In addition, as a result of the unique nature of an age-restricted residential community, the requirements for the open space areas shall be as prescribed in this section and § 182-63.22C the requirements of Article IVA: Open Space and Recreational Facilities of Chapter 154: Subdivision and Land Development, shall not be applicable for development approved pursuant to this article.

Outdoor storage of vehicles and/or materials

Vehicle Parking:
The number of spaces to be determined by the use as set forth to which the ground is devoted. The required parking space shall be all-weather and shall be paved, and such parking spaces shall be located on the same lot therewith. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

This use shall be specifically prohibited in a Floodplain Conservation District.
In the NC District, the use of outdoor areas for any type of storage is prohibited. The use of semitrailers, metal storage or shipping containers or temporary storage buildings for temporary storage or during a loading or unloading procedure is permitted only in designated loading areas.
This use is strictly prohibited on any parcel within the Village Commercial and Office Zoning District. The use of outdoor areas, parking areas, or areas abutting a residential zone or use for any type of storage is prohibited. The use of semitrailers, metal storage or shipping containers or temporary storage buildings for temporary storage or during a loading or unloading procedure is permitted only in designated loading areas.
Dumps, junkyards or other outdoor storage of vehicles and materials are prohibited in the SS Steep Slope Conservation District.

Outlet installations for sewage treatment plants and sewage pumping stations

Development Requirements:

Permitted use in the Floodplain Conservation District.
Outlet installations for sewage treatment plants and sewage pumping stations, with the approval of the Township Engineer and appropriate sewer authorities, and provided that the impact on flood levels during a one-hundred-year storm event are within the limits established by the Federal Emergency Management Agency (FEMA).
This permitted use is subject to floodproofing regulations in applicable codes. Any of the uses in § 182-28A shall not be permitted within the designated floodway unless the effect of such proposed activity on flood heights is fully offset by accompanying stream improvements.

Parking for the use of employees and patrons of the proposed shopping center, structured

Vehicle Parking:
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.

Parking garage

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Parking lots

An open, covered or enclosed area with an all-weather surface for the storage of one automobile, accessible from a public way and which must conform to the setback requirements of the district in which it is situated.

Parks, playgrounds, tot-lots and open spaces

PUBLIC RECREATION
Leisure-time activities, including but not limited to sports and entertainment, that are open to anyone without restriction except for rules and standards of conduct and use.

Vehicle Parking:
See § 182-52B(3) for details on parking in the R-3 District.
See § 182-60B(3) for more details on parking in the R-4 District.
See § 182-90.6B(7) for detailed information on parking in the YMU District.

Development Requirements:

In an R-3 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use or a combination of the other uses for the R-3 District.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
A principal use permitted in the R-3 District other than a single-family detached or two-family dwelling owned in fee simple, may be constructed on the same lot with another permitted principal use(s).
In an R-4 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
A principal use permitted in the R-4 District may be constructed on the same lot with another permitted principal use(s).
In the YMU Yerkes Mixed-Use District, a building may be erected, altered or used and a tract may be used or occupied for this use subject to compliance with the 100-foot-wide setback requirement as set forth in § 182-90.6B(2)(a), where applicable, parks, playgrounds, tot lots and open spaces.

Passenger station for public transportation

Vehicle Parking:
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
This use may be authorized as a conditional use when incorporated in the M-1 Office and Limited Industrial District, according to the provisions of § 182-108: Conditional uses and § 182-204: Procedure for consideration of conditional use application.

Pasture and grazing land

Vehicle Parking:
The number of spaces to be determined by the use as set forth to which the ground is devoted. The required parking space shall be all-weather and shall be paved, and such parking spaces shall be located on the same lot therewith. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

Permitted use in the Floodplain Conservation District in accordance with recognized soil conservation practices.
This permitted use is subject to floodproofing regulations in applicable codes. Any of the uses in § 182-28A shall not be permitted within the designated floodway unless the effect of such proposed activity on flood heights is fully offset by accompanying stream improvements.
In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:
A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.

C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This conservation use shall be permitted in the Steep Slope Conservation District without the submission of an erosion and sediment control plan.
This use is permitted in accordance with recognized soil conservation practices.
This use also includes any nonstructural accessory uses, except swimming pools, necessary for the operation and maintenance of it's use.

Paved roads, driveways and parking lots

Development Requirements:

Permitted use in the Floodplain Conservation District.
When required by the regulations for the district applicable to the lot, without consideration of this district, provided that:

(a) In the case of roads and driveways, no such facilities shall be permitted if alternative alignments are feasible.
(b) In the case of parking facilities, no such facility shall be permitted unless adequate signage is erected identifying the area as flood prone and warning motorists not to park in that area during large storm events or satisfactory evidence is submitted demonstrating that such parking will not be utilized during periods of flood flow, thus posing no threat to the safety of the vehicles, their users and/or downstream properties. Temporary parking for periods not to exceed one hour and/or parking for recreation uses would be examples of exceptions of parking not to be utilized in periods of flood flow.
(c) Any road, driveway or parking lot located within the Floodplain Conservation District shall be constructed of pervious paving materials in accordance with the provisions of Chapter 154: Subdivision and Land Development
(d) No increases in the original ground elevation of the floodway shall be allowed. Increases in the original ground elevation of the floodway fringe may be allowed by special exception in accordance with the provisions, standards and criteria of § 182-29C herein.

This permitted use is subject to floodproofing regulations in applicable codes. Any of the uses in § 182-28A shall not be permitted within the designated floodway unless the effect of such proposed activity on flood heights is fully offset by accompanying stream improvements.

Personal service shops

Vehicle Parking:
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-93C(8) for details on off-street parking and loading in the CRSC District.
See § 182-96.3C(6) for detailed information on parking in the VCO District.
See § 182-90.6B(7) for detailed information on parking in the YMU District.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of 1/2 acre (21,780 square feet):

Includes barbers, hairdressers, dry cleaners/laundries, and self-service/coin-operated laundry operations. Machine laundry and dry-cleaning plants shall not be permitted within this district; dry-cleaning/laundry establishments are limited to pickup stations only.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the NC District: Conditional uses permitted on parcels with a minimum lot area of 1/2 an acre (21,780 square feet) and subject to the standards outlined within § 182-86G:
(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86A(1) through § 182-86A(5).

As a secondary use to those in NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to the permitted uses in this district is permitted as a conditional use.
In the NC District: Conditional uses permitted on parcels with a minimum lot area of 1/2 an acre (21,780 square feet) and subject to the standards outlined within § 182-86G:
(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86A(1) through § 182-86A(5).
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use may be incorporated into a community shopping center, excluding an automobile sales outlet.
In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted in the M-1 District provided that the provisions of § 182-93: District regulations, are met, and specifically the site development requirements established for the category "Regional Shopping Center" within said section are utilized.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
In the VCO District: Personal service shops such as barbers, hairdressers, dry cleaners/laundries (limited to pickup only; no on-site facilities), and self-service/coin-operated laundry operations (without a dry-cleaning component).
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use and subject to the standards outlined in § 182-204: Procedure for consideration of conditional use application and as listed below, any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2A(1) through § 182-96.2A(10), herein:

(a) In the judgment of the Township Board of Supervisors, the proposed use will not generate a significantly greater amount of traffic volume than those uses specifically named, based upon recommendation of Township staff or professionals.
(b) The use will not generate noise, noxious odors, air pollution or glare, nor result in pedestrian-vehicular conflict or create any other conditions hazardous to the health, safety and welfare of the village area.
(c) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.

Personal service shops such as barbers, hairdressers, and repair shops (for jewelry, clocks, and other small household items). Machine laundry (self-service or otherwise) and dry-cleaning plants shall not be permitted within the YMU Yerkes Mixed-Use District. See § 182-90.5: Use regulations for more details.

Pet supply superstore

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
This use (Use Group B) may include overnight pet boarding, out-patient veterinary clinics, pet training centers, pet grooming centers and/or pet day-care centers as accessory uses to the superstore. Accessory uses shall not exceed 45% of the gross store area. No individual accessory use shall exceed 35% of the gross floor area. All accessory uses shall be located entirely within the interior of the pet supply superstore. A "pet supply superstore," as that term is used in this section, is a specialty retail store which maintains a retail space of a minimum of 25,000 square feet, within a shopping center with over 500,000 square feet of retail space.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Pharmacy, including drive-through window

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Post office

Vehicle Parking:
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-93C(8) for details on off-street parking and loading in the CRSC District.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of three acres (130,680 square feet).
Conditional uses, per the requirements in § 182-86G, permitted on parcels with a minimum lot area of one acre and with a minimum two-hundred-foot frontage on a road classified as collector or higher by the Upper Providence Township Rights-of-Way Map.
(1) Any combination of the uses listed within § 182-86A or § 182-86B.

(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the requirements of the design guidelines in § 154-36.3: Design guidelines for select commercial developments. of Chapter 154: Subdivision and Land Development.
(b) If existing buildings are retained and rehabilitated for the uses contained herein, the same coverage bonuses regulated by § 182-90.1: Preservation of existing buildings shall apply.

Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86C for more details.
In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.

Printing, publishing, lithographic and similar processes

Vehicle Parking:
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Accessory uses on the same lot and customarily incidental to this permitted use, may include:

(1) Storage within a completely enclosed building in conjunction with a permitted use.
(2) A repair shop or maintenance facility normally required for the conduct of industrial operations.
(3) A cafeteria, recreation facility or other service located within a permitted use and operated for the exclusive use of the occupants of the building.
(4) Living quarters for watchmen, caretakers or similar employees.

In the IO District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in § 182-204: Procedure for consideration of conditional use application and pursuant to the requirements set forth.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of the conditional use application:

(1) The use shall have hours of operation that coincide with the largest shift of employees in the district, unless additional hours are deemed reasonable by the Board of Supervisors based upon the nature of the use.
(2) The use shall be oriented to the interior of the development and visually screened from view of the abutting rights-of-way.
(3) External identification signs shall not be permitted except where directories or kiosks list all uses within the development.
(4) Except in the case of transportation centers, heliports and supplementary parking, the use shall not take up more than 10% of the first floor area of the development, located at ground level within the primary structure. Freestanding conditional uses shall not be permitted.
(5) Additional parking may be required for a conditional use by the Board of Supervisors where warranted.

In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.

Private water supply wells

Professional office or studio use

Vehicle Parking:
See § 182-52B(3) for details on parking in the R-3 District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.
See § 182-93C(8) for details on off-street parking and loading in the CRSC District.
See § 182-102: Parking requirements for details on parking in the PBO District.
See § 182-96.3C(6) for detailed information on parking in the VCO District.
See § 182-90.6B(7) for detailed information on parking in the YMU District.

Development Requirements:

In an R-3 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use or a combination of the other uses for the R-3 District.
This additional conditional use is permitted, when authorized by the Board of Supervisors, in compliance with § 182-204: Procedure for consideration of conditional use application.
In conjunction with a residential development, provided that such use(s) shall not exceed 10% of the total floor area of each principal building, unless it is included within a commercial development as described in Article XII: NC Neighborhood-Convenience Commercial District.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
A principal use permitted in the R-3 District other than a single-family detached or two-family dwelling owned in fee simple, may be constructed on the same lot with another permitted principal use(s).
In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of one acre (43,560 square feet):
This use as regulated by § 182-90.1: Preservation of existing buildings, uses within rehabilitated buildings will earn a bonus of 10% additional building coverage and 5% additional impervious coverage.
This use or any combination of two of the uses listed within § 182-86A of this section is permitted. The combination of uses must be within a single building.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the NC District: Conditional uses permitted on parcels with a minimum lot area of one acre (43,560 square feet) and subject to the standards outlined within § 182-86G:
(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86B(1) through § 182-86B(3).
As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.

Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86B for more details.
In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
This use shall be subject to and controlled by § 182-100: Development regulations through § 182-104: Landscaped planting and buffer areas, contained in the PBO Professional and Business Office District regulations, except that all other requirements of this district which are not specifically addressed in the above-referenced sections shall also apply.
In the PBO Professional and Business Office District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. Includes offices for doctors, dentists, chiropractors or any other licensed practitioner of the healing arts for humans and lawyers, engineers, architects, urban planners, accountants, economic consultants and business and management consultants. Accessory uses on the same lot with and customarily incidental to this use are permitted.
In the PBO District: This use may be allowed as a conditional use on an existing lot which does not meet the lot area and width requirements of § 182-100A. Modifications to the dimensional standards of § 182-100B may be allowed as part of a conditional use, provided that any adjacent residential or institutional use is properly buffered with the following: a minimum fifteen-foot buffer between a new building and an existing property line; a minimum ten-foot buffer between a new parking lot and an existing property line; and a minimum five-foot buffer between a new driveway/accessway and an existing property line. A combination of fencing and/or landscaping to the satisfaction of the Township shall be placed in said buffer areas. The requirements of § 182-104: Landscaped planting and buffer areas shall be applicable for all buffers; provided, however, that where there is a discrepancy in buffer width, the width shall be as prescribed in this subsection.
In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted in the M-1 District provided that the provisions of § 182-93: District regulations, are met, and specifically the site development requirements established for the category "Regional Shopping Center" within said section are utilized.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
This use may be authorized as a conditional use when incorporated in the M-1 Office and Limited Industrial District, according to the provisions of § 182-108: Conditional uses and § 182-204: Procedure for consideration of conditional use application.
In an IO-2 Interchange Office Support District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in § 182-120.2: Permitted uses and no others.
In the VCO District: Use permitted with sole practitioner with ancillary staff.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use and subject to the standards outlined in § 182-204: Procedure for consideration of conditional use application and as listed below, any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2A(1) through § 182-96.2A(10), herein:

(a) In the judgment of the Township Board of Supervisors, the proposed use will not generate a significantly greater amount of traffic volume than those uses specifically named, based upon recommendation of Township staff or professionals.
(b) The use will not generate noise, noxious odors, air pollution or glare, nor result in pedestrian-vehicular conflict or create any other conditions hazardous to the health, safety and welfare of the village area.
(c) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.

In the VCO District: On any lot greater than 1/2 acre (greater than 21,780 square feet), this use is permitted on a lot within the Village Commercial and Office Zoning District.

An accessory use on the same lot with and customarily incidental to this use is permitted.

Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use any combination of two uses listed within § 182-96.2A, and subject to the requirements of § 182-204: Procedure for consideration of conditional use application. and the following:

(a) All uses must be contained within a single structure.
(b) Parking facilities between the two uses shall be shared to the greatest extent possible.
(c) Both uses shall have individual entrances, and if feasible those entrances shall be on the front (street side) of the building.

As a conditional use any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2B(1) through § 182-96.2B(6), and subject to the requirements listed within § 182-96.2A(10) and § 182-204: Procedure for consideration of conditional use application.
In the VCO District: On any lot greater than one acre (greater than 43,560 square feet), this use is permitted on a lot within the Village Commercial and Office Zoning District.
This use is permitted in a single building, with no more than four individual tenants.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use any combination of uses listed within § 182-96.2A, § 182-96.2B, and § 182-96.2C, and subject to the requirements of § 182-204: Procedure for consideration of conditional use application and the following:

(a) All uses must be contained within a single structure.
(b) Parking requirements shall be cumulative for all uses and shared to the greatest extent possible.
(c) All uses shall have individual entrances, and if feasible those entrances shall be on the front (street side) of the building.

As a conditional use any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2C(1) through § 182-96.2C(8), and subject to the requirements listed within § 182-96.2A(10) and § 182-204: Procedure for consideration of conditional use application.

In the YMU Yerkes Mixed-Use District, a building may be erected, altered or used and a tract may be used or occupied for this use on parcels that, as of the date of enactment of Article XIIA: YMU Yerkes Mixed-Use District, have frontage on a road then classified as an arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, to a maximum depth of 450 feet measured from the center line of said arterial road, the following uses are permitted:

1) Professional offices for doctors, dentists, orthodontists, chiropractors, or any other licensed practitioner of the healing arts for humans, lawyers, engineers, architects, urban planners, accountants, economic consultants, business and management consultants and other similar professionals.

2) Multiple business or professional offices, in a single building, with no more than four individual tenants.

Public or governmental utility building or use

Vehicle Parking:
See § 182-179B(2) for details on parking.
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-126G for details on off-street parking and loading in the M-2 District.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of one acre (43,560 square feet):
This use as regulated by § 182-90.1: Preservation of existing buildings, uses within rehabilitated buildings will earn a bonus of 10% additional building coverage and 5% additional impervious coverage.
This use or any combination of two of the uses listed within § 182-86A of this section is permitted. The combination of uses must be within a single building.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the NC District: Conditional uses permitted on parcels with a minimum lot area of one acre (43,560 square feet) and subject to the standards outlined within § 182-86G:

(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86B(1) through § 182-86B(3).

As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86B for more details.
In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use may include a storage yard, repair shop or similar use.
Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.

Recreational facility

Recreational uses

PUBLIC RECREATION
Leisure-time activities, including but not limited to sports and entertainment, that are open to anyone without restriction except for rules and standards of conduct and use.

Vehicle Parking:
Parking requirements for RUG-3 shall be as follows:
[1] For the residents of each dwelling unit, no fewer than 1.7 automobile parking spaces shall be required for the first phase of development.
[2] Loading and unloading space shall comply with § 182-184: Loading and unloading space.
[3] Parking for those nonresidential uses permitted in § 182-120.19B(3)(e) shall comply with the standards set forth in Article XXII: Off-Street Parking and Loading; however, parking spaces may be provided at 1/2 of the amount described therein upon presentation of a shared parking agreement through which 1/2 of the total required parking can be shared as between residential and nonresidential uses.
[4] Parking may be phased to run concurrent with the residential buildings. The installation of parking spaces shall be phased to ensure that at no time will parking be less than 1.7 parking spaces per the number of built dwelling units.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In the IO-3 District: In an RUG-3 Use Group, a building may be erected, altered or used and a lot may be used or occupied for this use.
In addition to accessory uses customarily incidental to a residential use, appropriate accessory uses may be developed in conjunction with any of the uses; provided, however, that none is intended as an independent freestanding commercial use, but which may include the following:

[1] Indoor or outdoor recreation facilities, clubhouse, or similar use limited to use by the residents of the residential buildings, including any hotel, by fences and gates.
[2] Common open space available to the general population.

A principal use permitted may be constructed on the same lot with other permitted principal uses.
See § 182-120.19F(3) for a list of required amenities and recreation areas.
In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:
A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.
C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This conservation use shall be permitted in the Steep Slope Conservation District without the submission of an erosion and sediment control plan.
This use includes parks with such activities as hiking, bicycle and bridle trails, camps and picnic areas, but excluding enclosed structures.
This use also includes any nonstructural accessory uses, except swimming pools, necessary for the operation and maintenance of it's use.

Recreational vehicles

A vehicle which is built on a single chassis; not more than 400 square feet, measured at the largest horizontal projections; designed to be self-propelled or permanently towable by a light-duty truck; and not designed for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel or seasonal use.

Regional Shopping Center

A shopping center providing for the general merchandise, apparel, furniture and other major and minor items, serving several communities.

Vehicle Parking:
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted in conjunction with a shopping center development, when authorized as a conditional use by the Board of Supervisors, subject to the specific standards set forth in this article and in § 182-204: Procedure for consideration of conditional use application.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.

In the M-1 District: Any Community and Regional Shopping Center must be a portion of a total site containing at least 100 acres in single and separate ownership, or shall be the subject on an application filed jointly by the owners of the entire tract, and it shall be agreed that the tract shall be developed under single direction in accordance with an approved master plan. Seventy-five percent of the site area shall be located within a one-mile radius of an interchange of a limited-access highway. Such one-mile radius shall be measured from the point at which the center of the limited-access highway intersects with the center of a public road connected to the limited-access highway.
Any property having Community and Regional Shopping Center uses must first file a master plan for the entire property in the form provided in § 182-120.7: Master plan required, and specifically following the requirements in said section, with the exception of those in § 182-106C and § 182-106E, of this chapter as a prerequisite for approval. In addition, the master plan shall specifically allocate commercial and industrial development areas and delineate separations between uses, as well as required parking associated with each use area, and provide a general landscape and buffer plan and a circulation plan that would segregate automobile and truck traffic from each other as well as commercial access from access to the industrial development areas. Any required buffer areas shall conform to the greater requirement of the CRSC or M-1 District.

Repair shop for jewelry, watches and clocks, optical goods, household electronics, and musical, professional, or scientific instruments

Vehicle Parking:
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

In the VCO District: Retail sales are permitted at these establishments, but limited to that good which is repaired on site.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use and subject to the standards outlined in § 182-204: Procedure for consideration of conditional use application and as listed below, any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2A(1) through § 182-96.2A(10), herein:

(a) In the judgment of the Township Board of Supervisors, the proposed use will not generate a significantly greater amount of traffic volume than those uses specifically named, based upon recommendation of Township staff or professionals.
(b) The use will not generate noise, noxious odors, air pollution or glare, nor result in pedestrian-vehicular conflict or create any other conditions hazardous to the health, safety and welfare of the village area.
(c) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.

Required lot area for any district

The area contained within the property lines of the individual parcels of land, excluding any area within any ultimate right-of-way and any area within driveway entrance strips leading to rear lots, but including the area of any easement.

Research, design, engineering and development

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in section § 182-120.12A and no others.
This use (Use Group A) includes manufacturing or assemblage of prototype or limited number of products.

Residential buildings or uses

Vehicle Parking:
In the IO-2 District: Parking may be established as the sole use on the lot, if the lot is slated for future development on the most recently approved master plan and in accordance with the provisions of § 182-120.3B(3) of this chapter.
Parking requirements for uses in RUG-2 shall be as follows:
[1] For the residents of each dwelling unit, no fewer than two off-street automobile parking spaces shall be required. The required spaces, when they are not an integral part of the building design, shall be arranged within a court or separate parking area(s). If one or more parking spaces are provided within a garage for that unit, the off-street area in front of the garage may also be counted as a parking space.
[2] If a clubhouse, recreation facility, community center or common facility is provided, parking for that facility will be provided pursuant to the requirements for a private meeting room or place of private assembly pursuant to § 182-179B(1)(d).
[3] No parking area of three or more cars shall be located closer than 25 feet to a perimeter property line or to an ultimate right-of-way line of any abutting road classified as a limited-access highway on the Upper Providence Township Ultimate Rights-of-Way Map, or closer than 50 feet to the right-of-way line of any other abutting road. This provision shall not apply to parking for resident access adjacent to mailbox facilities provided within the community.
[4] In parking areas storing 10 or more cars, not less than 10% of the area devoted to parking facilities shall consist of interior parking lot landscaping. As a requirement of RUG-2, such landscaping shall be designated on a separate landscape plan as set forth in § 182-120.10.1C(2)(i) and in accordance with Chapter 154: Subdivision and Land Development, of the Code of the Township of Upper Providence.
[5] When conditions warrant, the use of reserved parking is encouraged. The requirements of § 182-180: Parking reserve areas of this chapter shall be applicable.
See § 182-120.19C(2)(d) for details on parking in the IO-3 District for the RUG-3 Use Group.

Development Requirements:

In the IO-2 District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth.
In the IO-2 District (permitted uses from Residential Use Group-2): Residential buildings which contain any combination of attached dwellings and multifamily dwellings. These dwellings may only be open-market communities. See § 182-120.10.1B for more details.
Additional uses on the same lot or premises with and incidental to the other uses permitted in the IO-2 District. In addition to accessory uses customarily incidental to a residential use, appropriate accessory uses may be developed in conjunction with any of the uses; provided, however, that none is intended as an independent freestanding commercial use. See § 182-120.10.1B(3) for more details.
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in section § 182-120.12A and no others.
In the IO-3 District (permitted use from Residential Use Group-2): This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.
In the IO-3 District: In an RUG-3 Use Group, a building may be erected, altered or used and a lot may be used or occupied for this use.
Residential uses are permitted as secondary uses to those in § 182-90.5B, with the following provisions:

(1) All residential uses shall be above the first floor.
(2) Parking shall be cumulative.

Restaurant, cafe or similar establishment

Vehicle Parking:
One space for each four seats provided, plus one space for each employee on the largest work shift. See § 182-179B(2) for more details on parking.
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-93C(8) for details on off-street parking and loading in the CRSC District.
In the IO-2 District: Parking may be established as the sole use on the lot, if the lot is slated for future development on the most recently approved master plan and in accordance with the provisions of § 182-120.3B(3) of this chapter.
In the IO-3 District: For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses. See § 182-120.15D and § 182-120.15E for details on parking in the IO-3 District.
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of one acre (43,560 square feet):
[1] Restaurant shall not contain drive-in facilities.
[2] Curbside pickup facilities are permitted, and any parking spaces associated with or labeled as "curbside" shall not be included as part of the required number of parking spaces under Article XXII: Off-Street Parking and Loading.
[3] Any parking spaces for curbside pickup facilities must be installed a minimum of 65 feet from the main entry to the restaurant and be contiguous to the building.
This use or any combination of two of the uses listed within § 182-86A of this section is permitted. The combination of uses must be within a single building.
Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the NC District: Conditional uses permitted on parcels with a minimum lot area of one acre (43,560 square feet) and subject to the standards outlined within § 182-86G:
(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86B(1) through § 182-86B(3).
As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86B for more details.
In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use includes live entertainment and catering service, but excludes the sale of prepared food for consumption in automobiles.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
This use may be authorized as a conditional use when incorporated in the M-1 Office and Limited Industrial District, according to the provisions of § 182-108: Conditional uses and § 182-204: Procedure for consideration of conditional use application.
In the IO-2 District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth.
In the IO-2 District: This freestanding commercial use is permitted in accordance with the applicable standards contained in § 182-120.3B, and limited to the following:
(a) Full-service restaurant serving food on premises with table service and using reusable (nondisposable) dishes and utensils.
Additional uses on the same lot or premises with and incidental to the other uses permitted in the IO-2 District. In addition to accessory uses customarily incidental to a residential use, appropriate accessory uses may be developed in conjunction with any of the uses; provided, however, that none is intended as an independent freestanding commercial use. See § 182-120.10.1B(3) for more details.

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in section § 182-120.12A and no others.
In the IO-3 District: This conditional use (Use Group A) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
This use (Use Group B) excludes drive-through but permitting take-out operations.
In the IO-3 District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.
In the VCO District: Permitted without curbside pickup, drive-in/-through facilities or outdoor eating space.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use and subject to the standards outlined in § 182-204: Procedure for consideration of conditional use application and as listed below, any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2A(1) through § 182-96.2A(10):

(a) In the judgment of the Township Board of Supervisors, the proposed use will not generate a significantly greater amount of traffic volume than those uses specifically named, based upon recommendation of Township staff or professionals.
(b) The use will not generate noise, noxious odors, air pollution or glare, nor result in pedestrian-vehicular conflict or create any other conditions hazardous to the health, safety and welfare of the village area.
(c) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.

In the VCO District: On any lot greater than 1/2 acre (greater than 21,780 square feet), this use is permitted on a lot within the Village Commercial and Office Zoning District.
This use is permitted with outdoor eating facilities and/or curbside pickup and without drive-in/-through facilities.

(a) Outdoor eating space shall show that the eating space will not impede pedestrian flow, parking, or other traffic.
(b) A restaurant use may have either curbside pickup or a walk-up window, but not both facilities.
(c) Walk-up windows must be at least 15 feet from the end of pavement for any parking space or drive aisle.
(d) Curbside pickup facilities shall be labeled "curbside pickup" and shall not be included as part of the required number of parking spaces under Article XXII, Off-Street Parking and Loading.

An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use any combination of two uses listed within § 182-96.2A, and subject to the requirements of § 182-204: Procedure for consideration of conditional use application. and the following:

(a) All uses must be contained within a single structure.
(b) Parking facilities between the two uses shall be shared to the greatest extent possible.
(c) Both uses shall have individual entrances, and if feasible those entrances shall be on the front (street side) of the building.

As a conditional use any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2B(1) through § 182-96.2B(6), and subject to the requirements listed within § 182-96.2A(10) and § 182-204: Procedure for consideration of conditional use application.
In the VCO District: As a conditional use a restaurant, cafe, or similar establishment may include drive-through facilities subject to the requirements of § 182-204: Procedure for consideration of conditional use application and the following:

(a) The proposed restaurant or similar establishment must abut one of the following:

[1] Two collector or higher classification streets as shown on the Township's Ultimate Right-of-Way Map on file in the Township offices.
[2] Two collector or higher classification streets (as shown on the Ultimate Right-of-Way Map) or the combination of two public or private roads with average annual daily trips in excess of 7,500, individually. [The applicant shall show average annual daily trips as part of the required traffic study; reference § 182-96.3A(5)].

(b) Drive-through facilities must have direct access to a private road or collector or higher road as classified by the Upper Providence Township Ultimate Right-of-Way Map on file at the Township offices.
(c) Drive-through facilities should be screened from adjacent uses through the use of landscaping material or other acceptable material at the discretion of the Township Board of Supervisors as recommended by the Township professionals.
(d) Drive-through facilities shall not be in any front yard areas.
(e) The Board of Supervisors may limit the hours of operation for drive-through facilities at its discretion.

Any combination of those uses outlined within § 182-96.2A, § 182-96.2B, § 182-96.2C, and this use are subject to the following requirements:

(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the design requirements contained within § 182-96.3C(7), and the design guidelines, § 154-36.3: Design guidelines for select commercial developments, of Chapter 154: Subdivision and Land Development.

Retail establishments (sale of goods in an individual store)

Vehicle Parking:
One space for each 100 square feet of gross floor area. See § 182-179B(2) for more details on parking.
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.
See § 182-93C(8) for details on off-street parking and loading in the CRSC District.
In the IO-2 District: Parking may be established as the sole use on the lot, if the lot is slated for future development on the most recently approved master plan and in accordance with the provisions of § 182-120.3B(3) of this chapter.
See § 182-120.15D and § 182-120.15E for details on parking in the IO-3 District.
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of one acre (43,560 square feet).
Includes variety and general merchandise, including clothing, food, prescription drugs, household supplies or furnishings, repair or sale of jewelry, watches and clocks, optical goods, repair or sale of household electronics, or the sale and repair of musical, professional or scientific instruments.
In the NC District: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
Conditional uses permitted on parcels with a minimum lot area of one acre (43,560 square feet) and subject to the standards outlined within § 182-86G:

(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86B(1) through § 182-86B(3).

As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86B for more details.
In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use may be incorporated into a community shopping center, excluding an automobile sales outlet.
In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted in the M-1 District provided that the provisions of § 182-93: District regulations, are met, and specifically the site development requirements established for the category "Regional Shopping Center" within said section are utilized.
All CRSC uses shall be contiguous and uninterrupted by M-1 uses.
Upon approval of a final development plan for CRSC use pursuant to the permitted uses in the M-1 District, all CRSC uses must be contiguous and shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development, whenever any M-1 use(s) is subject to the performance standards contained in § 182-109: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-1 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-106L(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
In the IO District: In the IO District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in § 182-204: Procedure for consideration of conditional use application and pursuant to the requirements set forth.
In the IO District: Retail establishments directly serving the needs of the permitted uses in § 182-115: Permitted uses, including but not limited to such uses as pharmacies, coffee shops, restaurants, bars, newsstands and any other uses of a similar nature.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of the conditional use application:
(1) The use shall have hours of operation that coincide with the largest shift of employees in the district, unless additional hours are deemed reasonable by the Board of Supervisors based upon the nature of the use.
(2) The use shall be oriented to the interior of the development and visually screened from view of the abutting rights-of-way.
(3) External identification signs shall not be permitted except where directories or kiosks list all uses within the development.
(4) Except in the case of transportation centers, heliports and supplementary parking, the use shall not take up more than 10% of the first floor area of the development, located at ground level within the primary structure. Freestanding conditional uses shall not be permitted.
(5) Additional parking may be required for a conditional use by the Board of Supervisors where warranted.
In the IO-2 District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application of this chapter and pursuant to the requirements set forth.
In the IO-2 District: Retail establishments directly serving the needs of the employees in the IO-2 District, including but not limited to pharmacies, coffee shops, newsstands or any other use of a similar nature, in accordance with the applicable standards contained in § 182-120.3B.
Additional uses on the same lot or premises with and incidental to the other uses permitted in the IO-2 District. In addition to accessory uses customarily incidental to a residential use, appropriate accessory uses may be developed in conjunction with any of the uses; provided, however, that none is intended as an independent freestanding commercial use. See § 182-120.10.1B(3) for more details.
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in section § 182-120.12A and no others.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.
In the VCO District: On any lot greater than 1/2 acre (greater than 21,780 square feet), this use is permitted on a lot within the Village Commercial and Office Zoning District.
This use is permitted in an individual store with less than 10,000 square feet of gross floor area. Retail sales cannot include prescription drug stores, household supplies and furnishings, or general merchandise stores.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use any combination of two uses listed within § 182-96.2A, and subject to the requirements of § 182-204: Procedure for consideration of conditional use application and the following:

(a) All uses must be contained within a single structure.
(b) Parking facilities between the two uses shall be shared to the greatest extent possible.
(c) Both uses shall have individual entrances, and if feasible those entrances shall be on the front (street side) of the building.

As a conditional use any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2B(1) through § 182-96.2B(6), and subject to the requirements listed within § 182-96.2A(10) and § 182-204: Procedure for consideration of conditional use application.
In the VCO District: On any lot greater than one acre (greater than 43,560 square feet), this use is permitted on a lot within the Village Commercial and Office Zoning District.
This use is permitted in an individual store with a maximum of 10,000 square feet gross floor area. Retail sales can include prescription drug stores without drive-through facilities, household supplies and furnishings, and general merchandise.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use any combination of uses listed within § 182-96.2A, § 182-96.2B, and § 182-96.2C, and subject to the requirements of § 182-204: Procedure for consideration of conditional use application and the following:

(a) All uses must be contained within a single structure.
(b) Parking requirements shall be cumulative for all uses and shared to the greatest extent possible.
(c) All uses shall have individual entrances, and if feasible those entrances shall be on the front (street side) of the building.

As a conditional use any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2C(1) through § 182-96.2C(8), and subject to the requirements listed within § 182-96.2A(10) and § 182-204: Procedure for consideration of conditional use application.
In the VCO District: On any lot greater than three acres (greater than 130,860 square feet), any of the following uses are permitted on a lot within the Village Commercial and Office Zoning District.
This use may be permitted with these requirements:

(a) Outdoor eating space may be provided in conjunction with a food market as a conditional use subject to the requirements of § 182-204, and compliance with the following:

[1] Pedestrian flow, parking, or other traffic is not impeded.
[2] Is not within 150 feet of a residential zoning district.
[3] No outdoor speakers are permitted.
[4] Is not larger than 20% of the gross floor area of the food market.

Retail uses may use front yard areas for the purpose of seasonal displays. Seasonal displays are considered those displays that are in place for less than 60 days.

Any combination of those uses outlined within § 182-96.2A, § 182-96.2B, § 182-96.2C, and this use are subject to the following requirements:
(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the design requirements contained within § 182-96.3C(7), and the design guidelines, § 154-36.3: Design guidelines for select commercial developments, of Chapter 154: Subdivision and Land Development.

Roads, access driveways and parking facilities

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

This use shall be specifically prohibited in a Floodplain Conservation District.
Roads or driveways, except where permitted as corridor crossings in compliance with § 182-28: Permitted uses.

In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:
A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.
C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This use shall be permitted by a special exception from the Zoning Hearing Board, upon the submission of an erosion and sediment control plan and supporting evidence as set forth in § 182-132C.
This use is permitted only when no viable alternative alignment or location is feasible, upon the determination of the Township Engineer.
Those principal and accessory uses, except swimming pools, are permitted in the underlying zoning district, but only when no viable alternative location is feasible, upon the determination of the Township Engineer.
See § 182-137: Procedures and standards for special exception uses for more details on special exception uses.
Roads, access driveways and parking facilities are prohibited in the SS Steep Slope Conservation District, unless no alternative alignment or location is available, as set forth in § 182-134: Special exception uses.

Schools and other educational facilities (greater than 10,000 sq. ft.)

Vehicle Parking:
One parking space for each four seats or stacked chairs available for assembly; for elementary schools, one parking space for each six seats. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter, and additional criteria set forth in § 182-80.1C:

Schools and other educational facilities with greater than 10,000 square feet floor area: private or public, day-care center, nursery, elementary, junior high and high (including nonboarding or boarding), trade schools.

Schools and other educational facilities (less than 10,000 sq. ft.)

Vehicle Parking:
One parking space for each four seats or stacked chairs available for assembly; for elementary schools, one parking space for each six seats. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In the IN District (Permitted uses):
Must be less than 10,000 square feet of floor area: private or public, day-care center, elementary, junior high and high (including nonboarding or boarding), trade schools.
This use shall be permitted in this district: the construction, alteration or use of structures and/or the land.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:

(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.

(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use are permitted, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities.
In the IN District (Conditional uses):
This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter, and additional criteria set forth in § 182-80.1C.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) Access and frontage. The proposed use shall have direct access to a feeder or higher classification road according to the Township's adopted Ultimate Right-Of-Way Ordinance, Art. IV and Map. A minimum of 300 feet of continuous frontage on at least one such road shall be required. In the case of a unified development and master plan approval as noted in § 182-81I, the 300 feet may be part of an entire development, not just the institutional use.
(2) Density for the development types listed within § 182-80.1A(3) shall be as follows:

(a) Residential care facility for senior citizens: 12 dwelling units per developable acre.
(b) Personal care home or assisted living residence: 15 dwelling units per developable acre. In computing density for this use type, every two beds shall constitute one dwelling unit.

(3) The maximum impervious coverage shall be 50% of the lot area of the proposed development.
(4) All setbacks prescribed in § 182-81E shall be increased by 10 feet. All buffers prescribed in said section shall also be increased by 10 feet. An additional 10 feet in setback on any property line abutting an existing residential use shall be required, unless the proposed use is a cemetery.
(5) Cemeteries have a minimum gross tract area of 10 acres.
(6) All other requirements contained in § 182-81: Development regulations shall be met. In the event of conflict between any requirements in said section with the requirements contained in this section, the more restrictive shall apply.
Accessory uses customarily incidental to this use, including but not limited to agriculture, offices, residences of institutional employees and recreational facilities. Accessory uses to a residential care facility for senior citizens may include those service facilities associated with a residential care facility, including community facilities, congregate dining facilities, personal care and health-care services.

Scientific or industrial research, engineering, testing or experimental laboratory

LABORATORY
A building or group of buildings in which are located the facilities for research, investigation, testing or experimentation.

Vehicle Parking:
One space for each employee on the largest work shift, plus an additional 10% which additional amount shall not be less than two additional spaces. Additional parking areas as determined by § 182-180 below shall also be constructed. See § 182-179B(2) for more details on parking for this use.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.

Development Requirements:

In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use or similar establishment for research, training or product development, provided that there is no commercial production of any commodity or substance.
Accessory uses on the same lot and customarily incidental to this permitted use, may include:

(1) Storage within a completely enclosed building in conjunction with a permitted use.
(2) A repair shop or maintenance facility normally required for the conduct of industrial operations.
(3) A cafeteria, recreation facility or other service located within a permitted use and operated for the exclusive use of the occupants of the building.
(4) Living quarters for watchmen, caretakers or similar employees.

In an IO Interchange Office District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in § 182-115: Permitted uses.
In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.

Service establishments

Vehicle Parking:
In the PBO District: The number of parking spaces shall be in accordance with Article XXII: Off-Street Parking and Loading of this chapter.
A. For double-parking bays, 15% of the area of each parking space may be maintained in grass, provided that the grass is separated from the paved area by a suitable wheel stop or bumper.
B. For parking areas of more than 20 cars, a minimum of 10% of the parking area shall be devoted to interior parking lot landscaping, exclusive of any other landscaping or buffering requirements and exclusive of the grass area permitted under § 182-102A. The landscaping required individual landscaped area shall contain less than 200 square feet; the minimum horizontal dimension of any such area shall be 10 feet.
C. The owners of two or more adjacent lots may elect to share common parking facilities according to the following requirements:
(1) An application to do so shall be filed jointly by all affected lot owners with the Zoning Officer, accompanied by a plan showing the location of all proposed parking, parking reserve areas and accessways as well as all buildings which shall use the common parking area.
(2) The aggregate number of parking spaces required for all uses which will share the common parking area may be reduced up to a maximum of 25% if the applicant can demonstrate to the Zoning Officer's satisfaction that a greater efficiency is effected by joint use of a common parking area or that other circumstances warrant such reduction (i.e., complementary operating hours of the uses which will be sharing the parking area). Regardless of the number of spaces actually developed, a parking area to accommodate the aggregate number of parking spaces normally required shall be fully designed, and the area which is proposed to be eliminated shall be shown as "Parking Reserve Area." Such area shall be required to be developed as designed, if and when the Zoning Officer determines the need. All reserve areas not utilized for parking shall be landscaped according to an approved plan.
(3) For purposes of determining the number and location of accessways pursuant to § 182-103: Access to lots below, the entire area devoted to common parking shall be considered as one parking lot.
(4) Some portion of the common parking area shall be within 200 feet of an entrance, regularly used by patrons, into each use served by the common parking area.
(5) An application to permit shared common parking shall be contingent upon each lot owner obtaining any necessary access easements and rights-of-way.
In the IO-2 District: Parking may be established as the sole use on the lot, if the lot is slated for future development on the most recently approved master plan and in accordance with the provisions of § 182-120.3B(3) of this chapter.

Development Requirements:

In the PBO Professional and Business Office District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This conditional use shall be permitted when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXII: Off-Street Parking and Loading, § 182-204: Procedure for consideration of conditional use application, of this chapter and additional criteria set forth in § 182-99B.
Service establishments which directly serve the needs of the permitted uses in § 182-98A and § 182-98B, including but not limited to such uses as a pharmacy, optometrist, dental equipment laboratory and any other use of a similar nature; provided, however, that any such use shall not be visible from any abutting public right-of-way or parking area and no external signs advertising said use(s) shall be permitted.
In the IO District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in § 182-204: Procedure for consideration of conditional use application and pursuant to the requirements set forth.
In the IO District: Service establishments directly serving the needs of the permitted uses in § 182-115: Permitted uses. herein, including but not limited to such uses as automated bank machines, financial services, fitness centers, day-care centers, travel consultants and other uses of a similar nature.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of the conditional use application:
(1) The use shall have hours of operation that coincide with the largest shift of employees in the district, unless additional hours are deemed reasonable by the Board of Supervisors based upon the nature of the use.
(2) The use shall be oriented to the interior of the development and visually screened from view of the abutting rights-of-way.
(3) External identification signs shall not be permitted except where directories or kiosks list all uses within the development.
(4) Except in the case of transportation centers, heliports and supplementary parking, the use shall not take up more than 10% of the first floor area of the development, located at ground level within the primary structure. Freestanding conditional uses shall not be permitted.
(5) Additional parking may be required for a conditional use by the Board of Supervisors where warranted.
In the IO-2 and IO-3 Districts: Service establishments directly serving the needs of the permitted uses in § 182-120.2: Permitted uses, including but not limited to such uses as automated bank machines, fitness centers, travel consultants and other uses of a similar nature, in accordance with the applicable standards contained in § 182-120.3B.

Additional uses on the same lot or premises with and incidental to the other uses permitted in the IO-2 District. In addition to accessory uses customarily incidental to a residential use, appropriate accessory uses may be developed in conjunction with any of the uses; provided, however, that none is intended as an independent freestanding commercial use. See § 182-120.10.1B(3) for more details.
In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use or a combination of the uses in section § 182-120.12A and no others.
In the IO-3 District: This conditional use is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Sewage disposal systems, on-site

Development Requirements:

In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:
A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.
C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This use shall be permitted by a special exception from the Zoning Hearing Board, upon the submission of an erosion and sediment control plan and supporting evidence as set forth in § 182-132C.
This use is permitted when constructed in compliance with the Act 208 amendments to Act 537, the Pennsylvania Sewage Facilities Act.
Those principal and accessory uses, except swimming pools, are permitted in the underlying zoning district, but only when no viable alternative location is feasible, upon the determination of the Township Engineer.
See § 182-137: Procedures and standards for special exception uses for more details on special exception uses.

Sewers, sanitary or storm and impoundment basins

Development Requirements:

Permitted use in the Floodplain Conservation District.
Sanitary sewers, with the approval of the Township Engineer.
This permitted use is subject to floodproofing regulations in applicable codes. Any of the uses in § 182-28A shall not be permitted within the designated floodway unless the effect of such proposed activity on flood heights is fully offset by accompanying stream improvements.

In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:

A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.
C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This use shall be permitted by a special exception from the Zoning Hearing Board, upon the submission of an erosion and sediment control plan and supporting evidence as set forth in § 182-132C.
This use is permitted with the approval of the Township Engineer and the Pennsylvania Department of Environmental Protection.
Those principal and accessory uses, except swimming pools, are permitted in the underlying zoning district, but only when no viable alternative location is feasible, upon the determination of the Township Engineer.
See § 182-137: Procedures and standards for special exception uses for more details on special exception uses.

Single-family attached dwellings

A building designed for and occupied exclusively as the residence for one family, attached to another similar unit(s) by means of one or more vertical party walls. Examples of "single-family attached dwellings" include, but are not limited to, townhouse and quadraplex units. Any reference to "townhouse" throughout this chapter shall be construed to mean "single-family attached dwelling."

Vehicle Parking:
See § 182-63.30L for details on parking in the OSR-2 District.
See § 182-63.5M for details on parking in the GCR District.
See § 182-102: Parking requirements for details on parking in the PBO District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In the OSR-2 District, this use is specifically permitted in an open space residential community.
Accessory uses on the same lot or premises with and incidental to the other uses are permitted in this district. In addition to accessory uses customarily incidental to a dwelling unit, appropriate accessory uses may be permitted in a park, including but not limited to uses such as rest rooms, parking for park users and other similar uses, subject to approval by the Township.

(1) Accessory uses in an OSR-2 District may include a single-family house occupied by a groundskeeper, security guard, maintenance worker or by an individual(s) performing similar functions.

In the GCR District: this use is permitted in any of a variety of configurations, including those which are attached back-to-back, side-to-side or side-to-back.
In the GCR District: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the PBO Professional and Business Office District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use in accordance with the requirements of the R-3 Residence District with respect to area and height regulations as set forth in § 182-52E.

Accessory uses on the same lot with and customarily incidental to this use are permitted.
In the YMU Yerkes Mixed-Use District, a building may be erected, altered or used and a tract may be used or occupied for this use on parcels that, as of the date of enactment of Article XIIA: YMU Yerkes Mixed-Use District, have at least 400 feet of frontage on a road then classified as a collector or arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, and with a gross minimum tract area of at least 20 acres, as a conditional use, when authorized by the Board of Supervisors, in compliance with § 182-204: Procedure for consideration of conditional use application.
A combination of semidetached houses (twins) and single-family attached dwellings are permitted.

Single-family detached dwelling

A building designed for and occupied exclusively as a residence for only one family and having no party wall in common with an adjoining building.

Vehicle Parking:
Two all-weather parking spaces per dwelling unit on the lot therewith, except that where a home occupation is carried on, there shall be four such spaces. Said requirement shall apply to any dwelling type in which a home occupation is located. Further, provided, that if there is one nonresident employee as provided for in the definition of "home occupation" in § 182-24: Terms defined there shall be one additional parking space provided.
See § 182-52B(3) for more details on parking in the R-3 District.
See § 182-63.14L for more details on parking in the OSR District.
See § 182-63.30L for more details on parking in the OSR-2 District.
See § 182-63.5M for details on parking in the GCR District.
See § 182-63.22M for details on parking in the ARR District.
See § 182-179A for more details on parking for this use.
See § 182-102: Parking requirements for details on parking in the PBO District.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.
See § 182-96.3C(6) for detailed information on parking in the VCO District.
See § 182-90.6B(7) for detailed information on parking in the YMU District.

Development Requirements:

In the R-1 and VP Districts, a building may be erected, altered or used and a lot or premises may be used or occupied for this use.
In the OSR District, this use is specifically permitted in an open space residential community.
Accessory uses on the same lot or premises with and incidental to the other uses are permitted in this district. In addition to accessory uses customarily incidental to a dwelling unit, appropriate accessory uses may be permitted in a park, including but not limited to uses such as rest rooms, equipment storage building, concession stand, parking for park users and other similar uses.
In the OSR-2 District, this use is specifically permitted in an open space residential community.
Accessory uses on the same lot or premises with and incidental to the other uses are permitted in this district. In addition to accessory uses customarily incidental to a dwelling unit, appropriate accessory uses may be permitted in a park, including but not limited to uses such as rest rooms, parking for park users and other similar uses, subject to approval by the Township.

(1) Accessory uses in an OSR-2 District may include a single-family house occupied by a groundskeeper, security guard, maintenance worker or by an individual(s) performing similar functions.

In the R-1, ARR and CL Districts: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.

In the GCR District: this use is permitted provided that when these are proposed to be developed in a separate section and/or phase in the community, they comprise at least 10% of the aggregate number of units proposed for all phases of the development.
This residential use is permissible in an age-restricted residential community.
In the ARR District: Single-family detached zero-lot line dwellings and other nontraditional forms of single-family detached dwellings are permitted.
In the ARR District: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the PBO Professional and Business Office District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use in accordance with the requirements of the R-3 Residence District with respect to area and height regulations as set forth in § 182-52E.
CL District: This use is a permitted use in this district.
In the TDR District:
A. Standards for single-family detached residential development using TDRs. TDRs may be utilized only for the development of single-family detached dwellings. A single-family detached residential development utilizing TDRs shall be known as a "subdivision with transferable development rights."

(1) Development rights previously severed or land previously restricted from development by covenant or deed restriction are not eligible for severance and transfer and shall be subtracted from any applicable TDR calculations.
(2) Tracts eligible for receiving TDRs must be at least seven acres in area and shall be located entirely within one or both of the R-1 or R-2 Districts.
(3) The receiving tract must have direct access to a feeder or higher classification roadway as defined by the Township's adopted Ultimate Right-Of-Way Ordinance and Map.
(4) At least some portion of the perimeter of the receiving tract shall be adjacent to a commercial, office, or industrial district or be adjacent to a R-3 or R-4 District or a residential development with an average lot size of 30,000 square feet or less.
(5) The receiving area tract shall not be identified within the Township's most recently amended Open Space and Environmental Resource Protection Plan, as located in designated preservation areas therein as interpreted by the Township, nor shall it be an individual parcel recommended for preservation, or be a property fronting the Schuylkill River or Perkiomen Creek.
(6) At least 85% of the receiving tract shall be free of environmental constraints, including steep slopes, woodlands, floodplains, and wetlands or other features which would preclude more intensive development than the traditional existing zoning without benefit of TDR.
(7) If any side of the TDR subdivision is adjacent to a residential district or use with lots of 30,000 square feet or greater and/or a vacant, developable parcel, a Buffer Type 2, as described in § 154-36D(5)(c) of Chapter 154: Subdivision and Land Development, shall be required.
(8) Where the boundary of the tract proposed for development of a TDR subdivision abuts a tract zoned and/or used for nonresidential purposes, a Buffer Type 3 pursuant to § 154-36D(5)(e) of Chapter 154: Subdivision and Land Development, is required. However, a fifteen-foot buffer with plants and proportional requirements associated with a Buffer Type 2, pursuant to § 154-36D(5)(c) of Chapter 154: Subdivision and Land Development, may be used instead if the applicant chooses to provide a solid fence along the portion of the common boundary line which is adjacent to the above-mentioned districts and/or uses.
(9) Houses in a TDR subdivision that are not otherwise subject to specified buffers within this section shall be set back a minimum of 30 feet from adjacent properties not part of a subdivision with transferable development rights.
(10) All required buffer areas shall be maintained by a homeowners' association or other group as approved by the Township.
(11) The maximum number of lots which may developed on a qualifying receiving tract shall be the sum of the number of lots identified through the yield plan for the receiving tract [reference: § 182-71.5A(13) herein], plus the number of lots to be transferred to the receiving parcel, in addition to a number equal to no more than 20% of lots to be transferred to the receiving tract.

(a) Should it not be possible to construct all of the lots to be transferred from a sending tract to a single qualifying receiving tract, said lots may be distributed among two or more qualifying receiving tracts. Any fractional yield shall be rounded down to the next whole number.
(b) Compliance with the standards in this article does not guarantee that the maximum number of dwelling units will be achievable in all cases. The applicant's ability to develop the maximum number may be reduced as a result of the applicant's choices of dwelling types, building and/or lot sizes, physical constraints of the development site, or other factors.

(12) Tracts eligible for receiving TDRs must be serviced by public sewer and public water.
(13) To determine the maximum number of lots which could be permitted on a receiving tract prior to the addition of transferred development rights, a yield plan of the tract must be submitted using standard existing zoning requirements, drawn pursuant to the requirements of § 182-44G of this chapter, and approved by the Township.

B. All single-family detached dwellings proposed for construction in a subdivision with transferable development rights shall follow the design guidelines in § 154-36.4: Design Guidelines for developments in TDR Transfer of Development Rights District. of Chapter 154: Subdivision and Land Development.
In the VCO District: this use must occur within existing structures.
An accessory use on the same lot with and customarily incidental to this use is permitted.
Residential uses, as a secondary use to this use is permitted, with the following provisions:

(a) All residential uses shall be above street level on a commercial establishment.
(b) Parking shall be the cumulative of all parking requirements outlined in Article XXII: Off-Street Parking and Loading.
(c) No more than two residential units shall be permitted per structure.

As a conditional use and subject to the standards outlined in § 182-204: Procedure for consideration of conditional use application and as listed below, any use of the same general character, but not specifically named, as those uses set forth in § 182-96.2A(1) through § 182-96.2A(10), herein:

(a) In the judgment of the Township Board of Supervisors, the proposed use will not generate a significantly greater amount of traffic volume than those uses specifically named, based upon recommendation of Township staff or professionals.
(b) The use will not generate noise, noxious odors, air pollution or glare, nor result in pedestrian-vehicular conflict or create any other conditions hazardous to the health, safety and welfare of the village area.
(c) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.

In the YMU Yerkes Mixed-Use District, a building may be erected, altered or used and a tract may be used or occupied for this use on lots measuring not less than one acre in compliance with the regulations outlined in the Article IV: R-1 Residential-Agricultural District.
On parcels that, as of the date of enactment of Article XIIA: YMU Yerkes Mixed-Use District, have frontage on a road then classified as an arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, to a maximum depth of 450 feet measured from the center line of said arterial road, the following use is permitted:

Conversion of a single-family detached dwelling to a use described in § 182-96.2A(1) through § 182-96.2A(5).

In the YMU Yerkes Mixed-Use District, a building may be erected, altered or used and a tract may be used or occupied for this use on parcels that, as of the date of enactment of Article XIIA: YMU Yerkes Mixed-Use District, have frontage on a road then classified as a collector or arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, and with a gross minimum tract area of at least five acres, single-family detached homes are permitted using the flexible lot standards as established in § § 182-44: Flexible lot sizes when authorized by the Board of Supervisors, in compliance with § 182-204: Procedure for consideration of conditional use application.

Sod farming

Specialty food stores, such as organic, cheese, fish, bakery, ice cream, coffee bars

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Specialty retail, seasonal and weekend pushcart sales

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Storm sewers

Stormwater basins

Subdivision proposals and development proposals

SUBDIVISION
The division or redivision of a lot, tract or parcel of land by any means into two or more lots, tracts, parcels, or other divisions of land, including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to an heir or devisee or transfer of ownership or building or lot development; provided, however, that the subdivision by lease of land for agricultural purposes into parcels of more than 10 acres, not involving any new streets or easement of access or any residential dwelling, shall be exempted.
DEVELOPMENT
Any man-made change to improved or unimproved real estate, including but not limited to the construction, reconstruction, renovation, repair, expansion, or alteration of buildings or other structures; the placement of manufactured homes; streets, and other paving; utilities; filling, grading and excavation; mining; dredging; drilling operations; storage of equipment or materials; and the subdivision of land.

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

This use shall require a special exception when the proposed use is located within the Floodplain Conservation District, as defined in § 182-26A. The use may be allowed or denied by the Zoning Hearing Board after recommendations by the Township Planning Commission, pursuant to the standards set forth in these regulations.
All subdivision proposals and development proposals containing at least 50 lots or at least five acres, whichever is lesser, in identified floodplain areas where BFE data are not available, shall be supported by hydrologic and hydraulic engineering analyses that determine base flood elevations and floodway information. The analyses shall be prepared by a licensed professional engineer in a format supported by FEMA for a conditional letter of map revision and letter of map revision. Submittal requirements and processing fees shall be the responsibility of the applicant.

Supermarket

Vehicle Parking:
Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
For all retail uses, four spaces per 1,000 square feet of gross leaseable area.
See § 182-120.15E and Article XXII: Off-Street Parking and Loading for more detailed information.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Swimming pool, swim club, tennis club

Any pool which is constructed, used or maintained to provide recreational facilities for swimming, bathing or wading and which is capable of containing water to a depth greater than 18 inches and all buildings, equipment and appurtenances thereto. Such definition does not include farm ponds.

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.
Swimming pools are prohibited in the SS Steep Slope Conservation District.

Tavern, bar or microbrewery

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Theater for motion picture or stage productions

Vehicle Parking:
One space for every four seats, plus one space for each employee on the largest work shift. See § 182-179B(2) for more details on parking.
A CRSC development shall provide a minimum of 5.5 parking spaces for each 1,000 square feet of gross leasable area (GLA) or fraction thereof. Those uses permitted as conditional uses in § 182-92B herein shall provide parking spaces in accordance with the pertinent requirements of Article XXII: Off-Street Parking and Loading, of this chapter. A CRSC development composed of 300,000 square feet of GLA or over, shall provide five parking spaces for each 1,000 square feet of GLA, including the GLA attributable to those uses permitted by conditional use pursuant to § 182-92B, or fraction thereof. Furthermore, all off-street loading facilities shall comply with § 182-184: Loading and unloading space of Article XXII: Off-Street Parking and Loading.
See § 182-96.3C(6) for detailed information on parking in the VCO District.

Development Requirements:

In the CRSC Community and Regional Shopping Center District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use excluding an outdoor motion-picture establishment.
In the VCO District: On any lot greater than three acres (greater than 130,860 square feet), any of the following uses are permitted on a lot within the Village Commercial and Office Zoning District.
This use does not include a movie theater in the VCO District.
Any combination of those uses outlined within § 182-96.2A, § 182-96.2B, § 182-96.2C, and this use are subject to the following requirements:

(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the design requirements contained within § 182-96.3C(7), and the design guidelines, § 154-36.3: Design guidelines for select commercial developments, of Chapter 154: Subdivision and Land Development.

Townhouses

MULTIFAMILY DWELLING
A detached building occupied by three or more families, each living independently of the other. "Multifamily dwelling" includes, but is not limited to, a garden apartment, which is a multifamily dwelling 35 feet or less in height. Any reference throughout this chapter to "garden apartment" shall be construed to mean "multifamily dwelling."

Vehicle Parking:
Two all-weather parking spaces per dwelling unit, subject to the parking provisions of the pertinent articles of this chapter, as specified herein.
See § 182-52B(3) for more details on parking in the R-3 District.

Development Requirements:

In an R-3 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use or a combination of the other uses for the R-3 District.
The following additional development regulations shall apply for townhouse development proposals:
A. Lot area. Where applicable, no townhouse dwelling shall have a lot area of less than 2,000 square feet.
B. Building size. There shall be no more than eight dwelling units in a continuous attached row, and no more than three contiguous units shall have a uniform setback from a right-of-way line or parking area. Such variation shall be a minimum of three feet.
C. Distance between buildings. The minimum horizontal distance between any two buildings shall be 25 feet.

D. Setbacks. The following minimum building setbacks shall be applicable and shall replace any in § 182-52E when there is a conflict between the requirements therein and the setbacks listed in this subsection. These setbacks shall also replace yard setbacks contained in § 182-52E in those instances in which a development is proposed which does not include individual lots for each dwelling unit.

(1) From the R-3 Residential District boundary line or property line of an R-3 development tract: 40 feet, within which Buffer Type 2 of at least 15 feet in width shall be installed. The buffer shall be planted as described in § 154-36D(5) of Chapter 154: Subdivision and Land Development.

(2) From the right-of-way line of a vehicular accessway: 25 feet.
(3) From any parking area: 20 feet.

Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
A principal use permitted in the R-3 District other than a single-family detached or two-family dwelling owned in fee simple, may be constructed on the same lot with another permitted principal use(s).

Trash stations

Truck repair or auto body/paint shops, vehicle storage or public garages

Vehicle Parking:
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Accessory uses on the same lot and customarily incidental to this permitted use, may include:

(1) Storage within a completely enclosed building in conjunction with a permitted use.
(2) A repair shop or maintenance facility normally required for the conduct of industrial operations.
(3) A cafeteria, recreation facility or other service located within a permitted use and operated for the exclusive use of the occupants of the building.
(4) Living quarters for watchmen, caretakers or similar employees.

This use shall not be permitted on any portion of a property which is submitted for CRSC uses within the M-1 District.
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.

In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.

Twenty-four-hour service

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use.
This use is an additional Group B use which may be allowed as a conditional use subject to the requirements of this section, as well as pursuant to all other applicable requirements of this District; and further, subject to the procedural requirements set forth in § 182-204: Procedure for consideration of conditional use application of this chapter.
See § 182-120.3B for information on conditional use standards.
This additional use includes a twenty-four-hour service or uses open for patron and customer use between 12:00 midnight and 6:00 a.m.
(1) The following commercial uses may be considered for operation past 12:00 midnight or on a twenty-four-hour basis:

(a) Drive-in lanes associated with a permitted bank.
(b) Pharmacy, including any drive-in window.
(c) Convenience/milk retail establishment.
(d) Copy center.

(2) The burden shall be on an applicant for extended hours of operation to demonstrate to the Board of Supervisors that the need for a conditional use is vital to the business operations of the applicant or to prove that the extended hours will provide a necessary service to the community which is otherwise unavailable in the immediate vicinity of the site.
(3) The applicant for a conditional use to permit extended hours of operation shall submit a plan to the Board of Supervisors demonstrating its intentions to mitigate or eliminate any adverse noise or illumination upon adjoining residential districts or street frontage which may arise from the extended hours of operation.
(4) Any use which is permitted by conditional use to operate after 12:00 midnight or on a twenty-four-hour basis must demonstrate that it will have security patrol to the Township's satisfaction.
(5) Any use which is permitted by conditional use to operate after 12:00 midnight or on a twenty-four-hour basis must have adequate lighting on all sides of the building in which the use is located or accessed from.

Two-family dwellings - semi-detached houses (twins and duplexes)

DUPLEX (or TWO-FAMILY DETACHED DWELLING)
A building designed for and occupied by two families, one living above the other, having a common partition between them and having no party wall in common with an adjoining building.
SEMIDETACHED HOUSE (TWIN)
A house surrounded on three sides by yard area and to be constructed so that one wall is on a side lot line and abuts the neighboring house.

Vehicle Parking:
Two all-weather parking spaces per dwelling unit on the lot therewith.
See § 182-52B(3) for more details on parking in the R-3 District.
See § 182-102: Parking requirements for details on parking in the PBO District.
See § 182-90.6B(7) for detailed information on parking in the YMU District.

Development Requirements:

In an R-3 Residential District, a building may be erected, altered or used and a lot may be used or occupied for this use or a combination of the other uses for the R-3 District.
In the VP District, a building may be erected, altered or used and a lot may be used or occupied for this use.
In the GCR District: This residential use is permissible in a Golf Course Residential Community.

In the R-3, VP and GCR Districts: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the GCR District: Accessory uses on the same lot with and customarily incidental to this permitted use are allowed.
In the PBO Professional and Business Office District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use in accordance with the requirements of the R-3 Residence District with respect to area and height regulations as set forth in § 182-52E.
Accessory uses on the same lot with and customarily incidental to this use are permitted.
In the YMU Yerkes Mixed-Use District, a building may be erected, altered or used and a tract may be used or occupied for this use on parcels that, as of the date of enactment of Article XIIA: YMU Yerkes Mixed-Use District, have at least 400 feet of frontage on a road then classified as a collector or arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, and with a gross minimum tract area of at least 20 acres, as a conditional use, when authorized by the Board of Supervisors, in compliance with § 182-204: Procedure for consideration of conditional use application.
A combination of semidetached houses (twins) and single-family attached dwellings are permitted also.

Urgent care, ambulance services facility

Vehicle Parking:
In the IO-3 District: Parking shall be based upon the sum of the parking required for the various uses contained in the development, based upon the following standards for the uses therein:
(1) For all retail uses, four spaces per 1,000 square feet of gross leaseable area. For the purposes of this District, the following uses shall apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20), (21), (22), (23), (24), (25), (26), (27), (29), (30). See § 182-120.12: Use regulations.
(2) For hotel or extended stay hotel use, 1.25 spaces per guest room.
(3) For a restaurant designed to serve customers who are not hotel guests within a hotel, 10 spaces per 1,000 square feet of area devoted to patron uses.
(4) For a convention facility and meeting rooms, 20 spaces for each 1,000 square feet of gross floor area.
(5) For office uses, four spaces per 1,000 square feet of gross leaseable area.
(6) Other uses as regulated by Article XXII: Off-Street Parking and Loading.

Development Requirements:

In an IO-3 District, a building or group of buildings may be erected, altered or used and a lot may be used for this use. See § 182-120.12B for more information.
In the IO-3 District: This conditional use (Use Group B) is permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article XXIV: Administration and Enforcement, § 182-204: Procedure for consideration of conditional use application, of this chapter and pursuant to the requirements set forth. See § 182-120.3B for information on conditional use standards.

Utility transmission lines

Utility transmission lines, underground

Development Requirements:

In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:
A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.
C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This use shall be permitted by a special exception from the Zoning Hearing Board, upon the submission of an erosion and sediment control plan and supporting evidence as set forth in § 182-132C.
Those principal and accessory uses, except swimming pools, are permitted in the underlying zoning district, but only when no viable alternative location is feasible, upon the determination of the Township Engineer.
See § 182-137: Procedures and standards for special exception uses for more details on special exception uses.

Vehicular sales facilities

Vehicle Parking:
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.

Development Requirements:

In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use. This use is permitted on parcels with a minimum lot area of three acres (130,680 square feet).
Conditional uses permitted on parcels with a minimum lot area of three acres (130,680 square feet) and subject to the standards outlined within § 182-86G.

(a) Any use of the same general character, but not specifically named, as those uses set forth in § 182-86C(1) through § 182-86C(4).

Vehicular sales facilities, which may include vehicle repair, but not vehicular body work, and must meet the following conditions:

[1] The tract must have at least 200 feet of frontage on a street designated as a collector.
[2] The tract must be within 1,500 feet of an arterial street.
[3] Vehicular sales facilities may not be located on any parcel that abuts a tract with residential zoning or use.
[4] Vehicle delivery shall be conducted on site, or through off-site contract arrangements, but not on public streets or rights-of-way.
[5] Customer and employee parking areas are clearly identified and not used for vehicle display purposes.
[6] Except for incidental emergency repair work, vehicle repairs and service are to be conducted indoors.
[7] Display vehicles shall not be displayed on elevated stands or located within five feet of any property line.
[8] Accessory uses such as repair facilities or other uses incidental to the primary use of vehicular sales, may not occupy more than 50% of the premises and must be conducted in direct relationship to the principal use.
[9] Vehicle display space may be reduced to eight feet by 16 feet, and vehicles may be stacked three cars deep without side aisleways. In the first row of a front yard display, vehicles adjacent to the public right-of-way may not be parked or displayed any tighter than achieved with ten-foot wide parking spaces.

(1) Any combination of the uses listed within § 182-86A or § 182-86B.

(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the requirements of the design guidelines in § 154-36.3: Design guidelines for select commercial developments. of Chapter 154: Subdivision and Land Development.
(b) If existing buildings are retained and rehabilitated for the uses contained herein, the same coverage bonuses regulated by § 182-90.1: Preservation of existing buildings shall apply.

As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:
(1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.
(2) In parcels less than one acre (43,560 square feet), two residential units are permitted.
(3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.
(4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of § 182-89B.
(2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.
(3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.
See § 182-86C for more details.

Warehouse or materials storage area

Vehicle Parking:
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
This use my be either open or enclosed, including a junkyard, with appropriate screening as defined herein.
Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.

Water detention or impoundment basins

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

This use is permitted only in Floodplain Conservation Districts defined and established pursuant to § 182-26A.
Water detention or impoundment basins, if approved by the Township Engineer and subject to the floodproofing regulations in applicable ordinances, provided that the runoff at a storm frequency of 100 years, assuming full development of the area under existing zoning, is less than 75 cubic feet per second.
This permitted use is subject to floodproofing regulations in applicable codes. Any of the uses in § 182-28A shall not be permitted within the designated floodway unless the effect of such proposed activity on flood heights is fully offset by accompanying stream improvements.

Water supply wells, public

PUBLIC WATER FACILITIES

A centralized water supply system approved by the appropriate governmental health agencies and certified by and operating under the jurisdiction of the Public Utility Commission.

Water supply wells, sealed public

Development Requirements:

In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:
A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.
C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This use shall be permitted by a special exception from the Zoning Hearing Board, upon the submission of an erosion and sediment control plan and supporting evidence as set forth in § 182-132C.
This use is permitted with the approval of the Township Engineer and the Pennsylvania Department of Environmental Protection.
Those principal and accessory uses, except swimming pools, are permitted in the underlying zoning district, but only when no viable alternative location is feasible, upon the determination of the Township Engineer.
See § 182-137: Procedures and standards for special exception uses for more details on special exception uses.

Wholesale sales

Vehicle Parking:
A self-service storage facility: one space for each employee on the largest work shift, plus 1.5 spaces for each 100 self-storage units.
See § 182-179B(2) for more details on parking.
All off-street parking and loading facilities shall comply with the requirements of Article XXII: Off-Street Parking and Loading of this chapter except as stated for this district. For any development in this zoning district with more than three acres of net tract area, parking may be provided at a ratio of 4.5 spaces per 1,000 square feet of gross floor area; provided, however, the Township reserves the right to require additional parking if certain uses known to generate higher parking needs are proposed in the center. In no case shall the parking required exceed the aggregate number of spaces which would otherwise be required by applying the individual standards in Article XXII: Off-Street Parking and Loading to each of the uses in the center.
Shared parking: To lessen impervious coverage and improve traffic flow, shared parking is encouraged in all NC developments.
(a) Applications for use of shared parking are encouraged in the NC District. In those instances wherein shared parking is proposed, the requirements of § 182-181: Reduction of requirements by special exception. of this chapter shall apply; provided, however, that a special exception need not be secured. Adequate documentation to substantiate a reduction in the parking shall be submitted with an applicant's subdivision and/or land development application for review and approval by the Township based upon the recommendation of the Township Engineer and Traffic Consultant. In addition, proper cross easement agreements and liability indemnification shall be provided to the satisfaction of the Township Solicitor.
(b) For those applications for shared parking, the individual lots may increase their impervious coverage an additional 5% above the maximum permitted in § 182-87B(5), herein. In addition, adjoining lots may aggregate the impervious coverage as though there were no lot lines. Impervious coverage may be exceeded for an individual lot as long as the maximum allowable is not exceeded for the aggregated lots.

Development Requirements:
<div style="margin-left:40px">In an NC Neighborhood-Convenience Commercial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.  This use is permitted on parcels with a minimum lot area of three acres (130,680 square feet).<br /> Conditional uses permitted on parcels with a minimum lot area of three acres (130,680 square feet) and subject to the standards outlined within <a href="https://www.ecode360.com/9974684" target="_self">§ 182-86G</a>.</div> <div style="margin-left:80px">(a) Any use of the same general character, but not specifically named, as those uses set forth in <a href="https://www.ecode360.com/9974642" target="_self">§ 182-86C(1)</a> through <a href="https://www.ecode360.com/9974652" target="_self">§ 182-86C(4)</a>.</div> <div style="margin-left:40px">Wholesale sales which may have an associated storage facility or self-service storage facility.</div> <div style="margin-left:80px">[1] Deliveries and general servicing cannot typically require tractor-trailer trucks of WB-40 classification or larger.<br /> [2] The facility does not require a loading dock, forklift, or similar mechanical device for loading/unloading.<br /> [3] All nonvehicular storage shall be contained within a building or collection of buildings with a similar design and appearance.<br /> [4] Any building face seen from abutting public streets shall have a generally retail appearance.<br /> [5] Any storage or sales facilities that have residential uses or zoning immediately adjacent must include a Type 3 buffer on the shared property line.<br /> [6] Recreational vehicle and automobile storage is permitted outside on no more than 5% of the net lot area; provided, however, that all vehicles stored on site have a current registration with the Commonwealth of Pennsylvania.<br /> [7] The area set aside for outdoor storage of recreational vehicles or automobiles shall be at least 100 feet from any residentially zoned or used property and shall not be visible from any roadway.<br /> [8] Maximum building coverage may be increased by 5% if there is no outside storage of recreational vehicles or automobiles, and an additional 5% if maximum impervious coverage is reduced to 65% or less.</div> <div style="margin-left:40px">(1) Any combination of the uses listed within <a href="https://www.ecode360.com/9974608" target="_self">§ 182-86A</a> or <a href="https://www.ecode360.com/9974616" target="_self">§ 182-86B</a>.</div> <div style="margin-left:80px">(a) The uses may be in separate buildings; however, the design and overall appearance of buildings must be harmonious and fit within the context of the surrounding neighborhood and comply with the requirements of the design guidelines in <a href="https://www.ecode360.com/9972697" target="_self">§ 154-36.3: Design guidelines for select commercial developments.</a> of <a href="https://www.ecode360.com/9971769" target="_self">Chapter 154: Subdivision and Land Development</a>.<br /> (b) If existing buildings are retained and rehabilitated for the uses contained herein, the same coverage bonuses regulated by <a href="https://www.ecode360.com/9974786" target="_self">§ 182-90.1: Preservation of existing buildings</a> shall apply.</div> <div style="margin-left:40px">As a secondary use to those in the NC District, residential units are permitted only above street level on a commercial establishment, with the following restrictions:<br /> (1) Sufficient parking for all uses is provided in accordance with the requirements of this district and with Article XXII, Off-Street Parking and Loading.<br /> (2) In parcels less than one acre (43,560 square feet), two residential units are permitted.<br /> (3) In parcels larger than one acre (43,560 square feet), no more than three residential units are permitted.<br /> (4) An accessory use on the same lot with and customarily incidental to any of the above permitted uses is permitted as a conditional use.<br /> Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:<br /> (1) The use will not generate a significantly greater amount of traffic volume than those uses permitted within the NC Neighborhood-Convenience Commercial Zoning District herein in the judgment of the Township Board of Supervisors, upon recommendation of the Township Engineer and Traffic Consultant, based upon the submission of a traffic impact study, as per the requirements of <a href="https://www.ecode360.com/9974775" target="_self">§ 182-89B</a>.<br /> (2) The use shall not generate noise, noxious odors, air pollution or glare nor result in pedestrian-vehicular conflict or other safety hazards.<br /> (3) Any necessary loading and unloading operations shall be carried on within or contiguous to the facade of any conditional use structure.<br /> See <a href="https://www.ecode360.com/9974641" target="_self">§ 182-86C</a> for more details.</div>

Wholesaling, storage and sale of lumber and other building materials

Vehicle Parking:
M-2 District: All off-street parking facilities serving a proposed M-2 industrial development shall comply with the pertinent requirements of Article XXII: Off-Street Parking and Loading. All off-street loading facilities shall comply with § 182-184: Loading and unloading space.
See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

In an M-1 Office and Limited Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Accessory uses on the same lot and customarily incidental to this permitted use, may include:

(1) Storage within a completely enclosed building in conjunction with a permitted use.
(2) A repair shop or maintenance facility normally required for the conduct of industrial operations.
(3) A cafeteria, recreation facility or other service located within a permitted use and operated for the exclusive use of the occupants of the building.
(4) Living quarters for watchmen, caretakers or similar employees.

This use may be authorized as a conditional use when incorporated in the M-1 Office and Limited Industrial District, according to the provisions of § 182-108: Conditional uses and § 182-204: Procedure for consideration of conditional use application.
A wholesale, warehouse, storage or distribution center may be authorized as a conditional use, provided that all of the following criteria are met:

(1) A minimum lot area of 10 acres per use is provided.
(2) Each lot used for such purpose has at least 200 feet of frontage on a road of collector or higher classification, as specified in Article IV: Ultimate Right-of-Way of Chapter 151: Streets and Sidewalks.
(3) At least 75% of each lot used for such purpose shall not contain floodplains or slopes in excess of 8%.
(4) All loading and unloading operations shall be carried on within or contiguous to the facade of any building(s) used for such purpose.
(5) Satisfactory provisions are made to prevent traffic congestion and hazards resulting from projected truck traffic, as determined by the evaluation of a traffic impact study to be prepared by a professional traffic engineer and/or transportation planner. Minimum guidelines for the preparation of a traffic impact study shall be as listed below, with additional guidelines to be set forth as deemed necessary by the Board of Supervisors:

(a) The traffic impact on all roadways, intersections and interchanges within a half-mile radius from the edge of the site shall be considered.
(b) The study shall include a description of the type of operation proposed and the trucking characteristics associated with it.
(c) Traffic volumes for average daily traffic at peak highway hour(s) and at peak development-generated hour(s) shall be included for all roadways in the study area.
(d) Documentation of the source(s) of trip generation rates used shall be included.
(e) An origin and destination analysis for the projected truck traffic shall be included.
(f) Documentation of any on-site or off-site improvements proposed by the applicant to mitigate any projected adverse impacts shall be enumerated.

(6) Landscape planting and buffer areas shall be provided as follows:

(a) Along any boundary of a tract used for such purpose which abuts an area in Upper Providence Township or in an adjacent municipality which is not zoned for industrial uses of any type, the requirements in § 182-112F shall apply; provided, further, that a minimum of 75% of the landscape material shall consist of evergreen vegetation.
(b) Along any boundary of a tract used for such purpose which abuts other land zoned M-1 (unless such land is already occupied by another wholesale, warehouse, storage or distribution center), the requirements of § 182-112F shall apply; however, a minimum of 25% of the landscape material shall consist of evergreen vegetation.

In an M-2 Manufacturing Industrial District, a building or group of buildings may be erected, altered or used and a lot may be used or occupied for this use.
Any use of the same general character as this permitted use is allowed, except that in no case shall the following uses or any use substantially similar thereto be permitted: an abattoir; the bulk storage of explosives; a fat rendering operation; wood or wood pulp processing; petroleum refining; leather processing: the manufacture of asphalt, explosives, fertilizer, linoleum or rubber or a dump, incineration or reduction of garbage, except a sanitary landfill operated in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
Any use permitted in the CRSC Community and Regional Shopping Center District is permitted, provided that § 182-93: District regulations, are met, and specifically the Site Development Requirements established for the category "Regional Shopping Center" within said section are utilized.
See § 182-122F(1) and § 182-122F(2) for more detailed information.
Upon approval of a final development plan for CRSC use pursuant to this section, all CRSC uses shall not exceed 80% of the gross buildable area identified in the master plan, unless the balance of M-1 and M-2 uses shall terminate within two years from the date which the development attained 80% occupancy by CRSC uses.
In the case of a property used for CRSC development pursuant to this section, whenever any M-1 and M-2 use(s) is subject to the performance standards contained in § 182-109: Performance standards and/or § 182-123: Performance standards of this chapter, in any instance where reference is made to "the property line" of the development site or "the district boundary line" of the M-2 District, those lines shall be construed to also include the line separating the CRSC uses from the M-1 and M-2 uses. This line shall be that line separating said uses, as designated on the master plan required pursuant to § 182-122F(2), and as said master plan may be subsequently amended. This line shall be subject to the approval of the Board of Supervisors.
Any use not specifically permitted nor prohibited in any zoning district as included in this chapter may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards and all other requirements of this district.
Any use for which there is insufficient available land in the district in which the use is normally permitted may be permitted by special exception in the M-2 District, provided that it meets all performance standards contained in § 182-123: Performance standards herein and all other requirements of this district.

Wildlife sanctuaries, woodland preserves, arboretums and passive recreation areas

Vehicle Parking:
The number of spaces to be determined by the use as set forth to which the ground is devoted. The required parking space shall be all-weather and shall be paved, and such parking spaces shall be located on the same lot therewith. See Article XXII: Off-Street Parking and Loading for more detailed parking information.

Development Requirements:

Permitted use in the Floodplain Conservation District.
Includes hiking, bicycle and bridle trails, but including no facilities subject to damage by flooding.
This permitted use is subject to floodproofing regulations in applicable codes. Any of the uses in § 182-28A shall not be permitted within the designated floodway unless the effect of such proposed activity on flood heights is fully offset by accompanying stream improvements.

In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:

A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.
C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This conservation use shall be permitted in the Steep Slope Conservation District without the submission of an erosion and sediment control plan.
This use includes parks but excludes enclosed structures.
This use also includes any nonstructural accessory uses, except swimming pools, necessary for the operation and maintenance of it's use.

Wireless communications facilities

WIRELESS COMMUNICATIONS FACILITY (WCF)
The antennas, nodes, control boxes, towers, poles, conduits, ducts, pedestals, electronics and other equipment used for the purpose of transmitting, receiving, distributing, providing, or accommodating wireless communications services.
TOWER-BASED WIRELESS COMMUNICATIONS FACILITY (TOWER-BASED WCF)
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 and monopoles, utility poles and light poles. DAS hub facilities are considered to be tower-based WCFs.

Yards, front, side and rear and required lot areas

YARD
An open space at grade between a yard line and the adjoining lot lines, unoccupied and unobstructed by any portion of a structure from the ground upward.
YARD, FRONT
The yard extending along the full length of the building setback line, being the minimum horizontal distance between the building setback line, or the building or any projection thereof other than steps, and the street line or ultimate right-of-way line, provided that such distance is no less than the minimum distance prescribed in the applicable zoning district. For rear lots, the minimum front yard depth shall be measured along the property line which most nearly parallels the street.
YARD LINE
A line drawn parallel to the corresponding lot lines at a distance specified for the required depth of a yard in each respective case.
YARD LINE, FRONT
A line bounding the front yard and parallel to the front lot line.
YARD LINE, REAR
A line bounding the rear yard and parallel to the rear lot line.
YARD LINE, SIDE
A line bounding the side yard and parallel to the side lot lines.
YARD, REAR
A yard extending the full length of the rear lot line and being the minimum horizontal distance between the rear lot line and the rear yard line or the rear of the building or any projections other than steps.
YARD, SIDE
A yard extending along the side lot line from the required front yard to the required rear yard and being the minimum horizontal distance between the side lot line and the side yard line or the side of the building or any projections other than steps.

Vehicle Parking:
See Article XXII: Off-Street Parking and Loading for detailed parking information.

Development Requirements:

In the SS Steep Slope Conservation District, the following land use and development regulations shall apply:
A. On those lands having a slope of less than 15% as defined herein, the Steep Slope Conservation District shall not apply. However, the use and development of land in such areas shall still be governed by the standards of the underlying zoning district(s) and the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto.
B. On those lands having a slope of 15% or more, as defined herein, the Steep Slope Conservation District shall apply and only those uses permitted in § 182-133: Conservation uses permitted and § 182-134: Special exception uses of this article shall be permitted. Furthermore, all applications for development on said areas as permitted in § 182-134: Special exception uses of this article shall be accompanied by an erosion and sediment control plan, notwithstanding the minimum acreage requirements of Chapter 102, Erosion Control, of the Clean Streams Law, P.L. 1987, and any subsequent amendments thereto. The plan shall comply with the erosion and sediment control practices set forth by the Pennsylvania Department of Environmental Protection, as well as other recognized conservation practices.
C. In evaluating the proposed development plan, the erosion and sediment control plan and any additional information submitted by the applicant in support of the application, the Township Planning Commission, the Township Engineer and the Zoning Hearing Board, where appropriate, shall consider the following factors:

(1) The percent of slope on the site.
(2) The extent and proposed disturbance of the existing vegetative cover on the site.
(3) The soil types and underlying geology of the site.
(4) The length or extent of the slope both on the site in question and on adjacent lands within 200 feet of the site.
(5) Evidence that the proposed development, any impervious ground cover and the resultant disturbance to the land and existing vegetative cover will not cause excessive runoff and/or related environmental problems.

This use shall be permitted by a special exception from the Zoning Hearing Board, upon the submission of an erosion and sediment control plan and supporting evidence as set forth in § 182-132C.
This use is permitted provided that such yards are not to be used for an on-site sewage disposal system, unless said system meets the applicable requirements of § 182-134E.
Those principal and accessory uses, except swimming pools, are permitted in the underlying zoning district, but only when no viable alternative location is feasible, upon the determination of the Township Engineer.

See § 182-137: Procedures and standards for special exception uses for more details on special exception uses.

Township of Upper Providence, PA

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