Buffalo Township Zoning Ordinance Table of Contents

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2 Buffalo Township Zoning Ordinance Table of Contents Page Article One General Provisions Section 100 Title, Authority, and Purpose 1 Section 101 Community Development Goals and Objectives 2 Section 102 Defined Words 3 Section 103 Compliance 3 Section 104 Severability 4 Section 105 Interpretation 4 Section 106 Repealer 4 Section 107 Establishment of Zoning Districts 4 Section 108 Establishment of Zoning Map 4 Section 109 Interpretation of District Boundaries 4 Section 110 Application of Regulations, including Government Agencies 5 Section 111 Compliance with Official Map Ordinance 5 Section 112 Fees 5 Article Two Establishment of Zoning Districts Section 200 Purpose 6 Section 201 Establishment of Districts 6 Section 202 C-1 Conservation District 7 Section 203 A-1 Agricultural District 8 Section 204 RA Rural Residential District 9 Section 205 The R-1 Single-Family Residential District 10 Section 206 The R-2 General Residential District 11 Section 207 The B-1 Business District 12 Section 208 The B-2 Central Business District 13 Section 209 The B-3 Business District 14 Section 210 The M-1 Light Manufacturing District 15 Section 211 The M-2 Manufacturing District 16 Section 212 The CB-1 Conservation Business and Traditional Neighborhood Development District 17 Article Three Conditional Uses Section 301 Conditional Uses 20 Section 302 Family Businesses 21 Section 303 Communications Towers 21 Section 304 Recreational Campgrounds 23 Section 305 Neighborhood Businesses 24 Section 306 Commercial Recreation 24 Section 307 Gas and Oil Drilling 25 Section 308 Bed and Breakfast 25 Section 309 Cemeteries 26 Section 310 Truck Terminals 26 Section 311 Day Care Center 26 Section 312 Mining and Mineral Extraction 27 Section 313 Sanitary Landfill 28 Section 314 Public and Accredited Private Schools, Nursing Homes, Community Buildings, and Personal Care Homes 29 Section 315 Landscaping and Nursery 29 Section 316 Airport 29 Section 317 Mobile Home Parks 30

3 Section 318 Commercial Dog Kennel 33 Section 319 Public Utility Structure 33 Section 320 Agriculture 33 Section 321 Home Occupations 33 Section 322 Conversion Apartments 34 Section 323 Drive-Through Business 34 Section 324 Dwellings in Business Districts 35 Section 325 Office and Shopping Centers 35 Section 326 Light Manufacturing in B1/B2 Areas 35 Section 327 Flea Markets 36 Section 328 Motel/Hotel 36 Section 329 Gas Station/Convenience Store 36 Section 330 Commercial Bakery and Similar Food Manufacturing 37 Section 331 Heavy Industry 37 Section 332 Bulk Fuel Storage/Sewage Treatment Plants 38 Section 333 Junk Yards, Salvage and Recycling Centers 38 Section 334 Adult Entertainment 38 Section 335 Bottle Clubs 39 Section 336 Correctional Facility or Halfway House 39 Article Four Additional Regulations Section 401 Additional Standards for New Lots in C-1 and AC-1 Districts 40 Section 402 Companion Dwelling Units 41 Section 403 Non-Conforming Uses 41 Section 404 Existing Lots of Record 42 Section 405 Loading Areas, Parking and Drive-Throughs 42 Section 406 Application of Yard Regulations 45 Section 407 Temporary Structures 46 Section 408 Height Limitations 46 Section 409 Performance Standards 47 Section 410 Signs 50 Article Five Planned Residential Development Section 501 Compliance 57 Section 502 Application of Tentative Approval 57 Section 503 Preliminary Review 59 Section 504 Public Hearing 59 Section 505 Criteria for Tentative Approval 59 Section 506 Findings of Fact 60 Section 507 Grant or Denial of Tentative Approval 60 Section 508 Application for Final Approval 61 Section 509 Improvements 61 Section 510 Final Review 61 Section 511 Final Approval 62 Section 512 Recording 62 Section 513 Revocation 62 Section 514 Site Requirements 62 Section 515 Permitted Uses 62 Section 516 Permitted Density 63 Section 517 Yard and Building Requirements 63 Section 518 Height Limitations 64 Section 519 Common Open Space 64 Section 520 Common Opens Space Maintenance or Stormwater Facilities 64 Section 521 Staging Development 64 Section 522 Walkways 64 Section 523 Street Design 65

4 Section 524 Storm Drainage 65 Section 525 Water Supply 65 Section 526 Sewer System 65 Section 527 Other Utilities 65 Section 528 Parking 65 Section 529 Landscaping 65 Section 530 Enforcement and Modification of Provisions of the Plan 65 Section 531 Traditional Neighborhood Development Option 66 Section 532 Special Standards for Planned Residential Developments in the RA Rural Residential and Agricultural District 72 Article Six Overlay Districts Section 601 Community Development Goals and Objectives 75 Section 602 Supplemental Official Zoning Map 75 Section 603 Standards for All Districts and Uses Within the A-2 Access Management Overlay Zone 75 Section 604 Standards Specific to the A-1 Agricultural District 77 Section 605 Standards Specific to the R-1 and R-2 Residence Districts 77 Section 606 Specific Standards for B-1/B-2 Business Districts 78 Section 607 Specific Standards for M-1/M-2 Manufacturing Districts 79 Article Seven Definitions Section 701 Interpretation 80 Section 702 Specific Terms 80 Article Eight Administration Section 800 Zoning Hearing Board 91 Section 801 Zoning Officer 92 Section 803 Zoning Permits and Certificates 92 Section 804 Violations 93 Section 805 Amendments 95

5 Section 100 Title, Authority, and Purpose Article One General Provisions Title: This Ordinance shall be known, and may be cited, as the Buffalo Township Zoning Ordinance. The accompanying district map shall be known, and may be cited, as the Buffalo Township Zoning Map Authority: In accordance with the authority granted to Buffalo Township, Butler County, Pennsylvania, through the Pennsylvania Municipalities Planning Code (Act 247, as reenacted and amended), this Ordinance and map are intended to: Regulate the density of population; Regulate the location and use of buildings, structures and land for residential, agricultural, commercial, industrial, and other purposes; Regulate the height, bulk, number of stories, size, and placement of buildings and structures; Divide the Township into districts of such size, shape and area, and to establish a zoning map, as may be deemed best suited to carry out the regulations; and Establish procedures for the administration, enforcement, amendment, and relief from hardships under certain circumstances Purpose: These regulations are deemed necessary in order to encourage beneficial growth and protection of private property in the Township while keeping the density of development consistent with existing Township facilities and the Township s ability to develop new facilities as needed. As stated in the Community Development Goals and Objectives of the Township, the zoning ordinance is also intended to implement the Clinton and Buffalo Townships Multi-Municipal Comprehensive Plan. Consistent with the Pennsylvania Municipalities Planning Code, these regulations are also expected to: Promote, protect, and facilitate the public health, safety, morals, and the general welfare; coordinated and practical community development and proper density of population; emergency management preparedness and operations, airports, and national defense facilities, the provisions of adequate light and air, access to incident solar energy, vehicle parking and loading space, transportation, water, sewerage, schools, recreational facilities, public grounds, the provision of a safe, reliable and adequate water supply for domestic, commercial, agricultural or industrial use, and other public requirements; preservation of the natural, scenic and historic values in the environment and preservation of forests, wetlands, aquifers, and floodplains. Prevent overcrowding of land, blight, danger and congestion in travel and transportation, loss of health, life or property from fire, flood, panic, or other dangers. Preserve prime agriculture and farmland considering topography, soil type and classification, and present use. Buffalo Township Zoning Ordinance June

6 Provide for the use of land within the municipality for residential housing of various dwelling types encompassing all basic forms of housing, including single-family and twofamily dwellings, and a reasonable range of multi-family dwellings in various arrangements, mobile homes, and mobile home parks. Accommodate reasonable overall community growth, including population and employment growth, and opportunities for development of a variety of residential dwelling types and nonresidential uses. Section 101 Community Development Goals and Objectives The Community Development Goals and Objectives are taken directly from the adopted Clinton- Buffalo Township Multi-Municipal Plan. The key community development goal of Buffalo Township is to accommodate necessary development while still protecting rural uses and features within the community. Generally, the Township will control the location, character, and timing of future growth and development by utilization of consistent local zoning, and policy decision such as consistent infrastructure investments. For the purpose this Ordinance, goals are defined as broad policies the Township wishes to achieve, and objectives are more narrow means to make the goals come true. The vision of retaining a rural community, preventing high taxes and still allowing choices for landowners, as described under the citizen participation section of the comprehensive plan, is also incorporated herein by reference. Location Goals: The Township will protect and conserve natural resources to the extent not pre-empted by state or federal law. In some cases, this may be accomplished by steering development away from sensitive resources. In other cases, good design can protect the resource within the context of development. Character Goals: The Township may discourage development that is not of a compatible nature with pre-existing development. It may accomplish this through its zoning authority to prohibit or restrict uses from certain districts, or by establishing standards to mitigate potentially conflicting uses through distance, screening, buffering, or other measures. Timing Goals: The Township may limit growth and development to achieve optimum timing with public or private improvements. In general, intensive development should occur first where water, sewer, and transportation infrastructure are already available. After that, development should occur where such infrastructure can be made available in a scenario where growth pays for itself. Objectives for Specific Types of Development Residential A. Maintaining low density residential development B. Promote low density, single-family residential development C. Control location of multi-family residential development D. Provide housing for all economic levels E. Promote the preservation of historic residential structures Buffalo Township Zoning Ordinance June

7 Agricultural A. Promote the preservation of active farmland. B. Encourage participation of farm owners in the Agricultural Security Area program. C. Provide farm owners the opportunity to develop property within certain guidelines. D. Discourage the subdivision of farm tracts into small building lots, unless public open space is guaranteed. E. Encourage farmers to participate in county and state programs that support and promote sound farming practices, such as surface water protection and erosion and sedimentation control. F. Protect areas of slope, floodplain, environmental diversity and public natural lands from forms of development that would jeopardize natural resources. G. Protect agricultural areas from conflict with development. H. Ensure future tax base diversity by ensuring a good balance between private farm and forest lands, commercial and business development, and residential land uses. Commercial and Industrial A. The Township welcomes carefully planned commercial and industrial development as a means towards greater tax base diversity. B. The elements of such careful planning include 1. Avoiding unnecessary curb cuts to preserve arterial roads for through traffic, 2. Use of screening, buffers, and landscaping to protect neighboring residential properties from more intense development 3. Encouraging depth of lot development over strip commercial concepts. 4. Encouraging full service commercial clusters with internal pedestrian and vehicular circulation. 5. Over the long term, the Township encourages major commercial, office park, or light industrial development where highway systems, public water and sewer systems, and parcel suitability can support such development. Section 102 Defined Words Rules for the interpretation of all defined words within this Ordinance are detailed in Article Seven. Undefined terms shall be given their plain and customary meaning. Section 103 Compliance No structure shall be located, erected, demolished, constructed, moved, externally altered, converted or enlarged nor shall any structure or land use be used or designed to be used Buffalo Township Zoning Ordinance June

8 except in full compliance with this Ordinance and after the lawful issuance of all permits and certifications required by this Ordinance. Section 104 Severability Should any section or provision of this Ordinance be declared by the courts to be unconstitutional or invalid, such decision shall not affect the validity of the Ordinance as a whole, nor the validity of any other section or provision of the Ordinance, other than the one so declared. Section 105 Interpretation Whenever the provisions of this Ordinance are at variance with provisions in other parts of this Ordinance, any other lawfully adopted rules, regulations, or ordinances, the more restricted requirements shall govern. However, for new subdivisions, the Township Board of Supervisors, on the advice of the Planning Commission, may permit flexible design as specified under applicable provisions of the Township Subdivision and Land Development Ordinance, as such regulations pertain to lot averaging and conservation development. Where there is a question of standards or applicability, this Ordinance will be interpreted consistent with Section of the Pennsylvania Municipalities Planning Code. Section 106 Repealer Any resolution or ordinance, or any part of any resolution or ordinance conflicting with the provisions of this Ordinance is hereby repealed to the extent of such conflict. Section 107 Establishment of Zoning Districts The districts described under Article Two of this Ordinance, as well as all applicable standards for use, density, yards, and the approval and consideration of development are hereby established. This Ordinance shall take effect on June 16, Section 108 Establishment of Zoning Map A map entitled the Buffalo Township Zoning Map is hereby adopted as part of this Ordinance. The Official Zoning Map shall be kept on file and available for examination at the Township offices. The Township shall use this official zoning map for interpretation. Informational zoning maps may be printed and distributed, but shall not be utilized for final interpretation of boundaries. All approved changes to zoning districts shall be promptly recorded on the Zoning Map by the Township. Section 109 Interpretation of District Boundaries District boundaries that are shown between the lines of streets, streams, and transportation rights-of-way shall be deemed to follow the centerline. The vacation of streets shall not affect the locations of such district boundaries. When the Zoning Officer cannot definitively determine the location of a district boundary by such centerlines, or by the scale of dimensions stated on the Zoning Map or by the fact that it clearly coincides with a property line, he shall refuse action. The Zoning Hearing Board, upon appeal, shall interpret the location of the district boundary with reference to the scale of the Zoning Map and the purpose set forth in all relevant provisions of this chapter. Any territory hereafter annexed by the Township or gained through discovery, survey, or mapping error will be automatically zoned A-1 Agricultural District until otherwise classified by the Township. Buffalo Township Zoning Ordinance June

9 Section 110 Application of Regulations, including Government Agencies Property owned, leased or operated by the Commonwealth of Pennsylvania, or the United States, or the Township, or any other public or governmental body or agency, shall be subject to the requirements of this Ordinance as follows: Where such public or governmental uses are specifically listed, they shall be governed as indicated. Where such public or governmental uses are not specifically listed, they shall be permitted only in districts permitting private uses of a similar or substantially similar nature Governmental entities and agencies shall be exempt from the provisions of this Ordinance only to the extent that it has been determined that the Township has no power to apply its zoning regulations to the particular use of land In the interest of the protection of health and safety, the Township shall be exempt from the provisions of this Ordinance in the course of municipal functions related to road maintenance and provision of infrastructure, including grading, paving, culverts, bridges, directional and safety signage, pump stations, wells, and similar structures and appurtenances, in particular any applicable setback and permitting procedures. However, the Township shall maintain all lot, yard, and coverage standards for any municipal building or municipally owned structure. Section 111 Compliance with Official Map Ordinance Should the Township of Buffalo adopt an Official Map as permitted by Article IV of the Pennsylvania Municipalities Planning Code; all development shall conform to such standards as required by the Municipalities Planning Code. Section 112 Fees 112.1: The Township Board of Supervisors shall, from time to time, establish, by resolution, a schedule of fees, charges and expenses and a collection procedure for zoning permits, appeals and other matters pertaining to this Ordinance. The schedule of fees may be posted in the Township Offices, and may be amended only by official action by the Township Board of Supervisors : No permit, certificate, application, or variance shall be issued, nor shall any action be taken on proceedings unless, or until, such costs, charges, fees, or expenses have been paid in full : A zoning certificate shall be required for all new construction, additions, or alterations affecting exterior dimensions of existing structures; and, for any structural or interior changes required for a change of the structure s use, or for any change in use : Any application for amendment, variance, special exception, conditional use, zoning certificates, permit, or any other application or certificate within the scope of this Ordinance, shall be accompanied by a fee, such fee to be established by resolution of the Township Board of Supervisors, who may, from time to time revise such fees in order to bear a reasonable relationship to the costs involved. Buffalo Township Zoning Ordinance June

10 Section 200 Purpose Article Two Establishment of Zoning Districts The purpose of this Article is to establish zoning districts where compatible uses of land may be located and grouped at appropriate densities to fulfill the community development goals and objectives and implement the comprehensive plan. Section 201 Establishment of Districts 201.1: Pursuant to section 107 of this Ordinance, the whole of Buffalo Township is hereby divided into the following classes of districts with the designations and general purpose outlined within the specific tables for each district within this Article : For each district, a table of permitted and conditional uses is established. The permitted uses, conditional uses, and special exceptions for each district are shown in the following tables of this chapter and are considered principal uses unless clearly noted : Permitted uses shall be determined by the Zoning Officer, who shall determine the application against all standards for lot size, yard areas, parking, signs, and any additional applicable regulations : Conditional uses may be granted or denied by the Board of Township Supervisors with the advice of the Planning Commission in accordance with the express standards and criteria of this chapter. Express criteria and standards for each conditional use may be found in the reference number cited under Article Three. In granting a conditional use, the Supervisors may attach reasonable conditions as they may deem necessary to implement the purposes of this chapter and safeguard the neighborhood. Uses in each category shall be according to the common meaning of the term or according to definitions set forth in Article Seven. Buffalo Township Zoning Ordinance June

11 Section 202 C-1 Conservation District The C-1-Conservation District is established to ensure that planning for development near floodplains, steep slopes, wetlands, and other environmental hazard areas fully integrates a cognizance of the limitations of the land. Table 202A Conservation District Table of Allowed Uses Permitted Principal Uses Conditional Uses One (1) Single-Family Detached Dwelling per lot Bed and Breakfast (308) Agriculture Communications Towers (303) Church, Parish House, Place of Worship Family Businesses (302) Clubs and Lodges Gas and Oil Drilling (307) Communications Antennas Intensive Outdoor Recreation (306) Golf Courses Neighborhood Businesses (305) Public Parks and Recreation Outdoor Commercial Recreation (306) Permitted Accessory Uses Recreational Campgrounds (304) Agricultural and Residential Accessory Buildings Public Utility Structure (319) Family and Group Day Care Homes Home Occupations No-Impact Home-Based Business Table 202B Conservation District: Permitted Use Lot, Height, and Yard Standards Use Type/Dimension Minimum Lot Area Minimum Lot Width Minimum Front Yard Minimum Side Yard Minimum Rear Yard Maximum Height Maximum Coverage All Permitted Uses 40,000 Square Feet Net Lot Area* 150 Feet 50 Feet 20 Feet 20 Feet 28 Feet 15 Percent *See also Section 401 Buffalo Township Zoning Ordinance June

12 Section 203 A-1 Agricultural District The Agricultural District is meant to facilitate the preservation of areas of high-quality farmland. It is also meant to maximize means for farmland owners to realize income from their property for compatible uses, and to minimize the impact of incompatible development upon agricultural security within the Township. Table 203A Agricultural District Table of Allowed Uses Permitted Principal Uses Conditional Uses One (1) Single-Family Detached Dwelling Per Lot Airport (316) Agricultural Services Cemeteries (309) Agriculture Commercial Dog Kennels (318) Bed and Breakfast Communications Towers (303) Church, Parish House, Place of Worship Day Care Centers (311) Communications Antennas Family Businesses (302) Golf Courses Gas and Oil Drilling (307) Municipal Building Landscaping/Nursery (315) Public Parks and Recreation Mining and Mineral Extraction (312) Permitted Accessory Uses Neighborhood Businesses (305) Agricultural and Residential Accessory Buildings Nursing Homes (314) Family and Group Day Care Homes Personal Care Homes (314) Home Occupations Public and Accredited Private Schools (314) No-Impact Home Based Business Sanitary Landfill (313) Truck Terminals (310) Public Utility Structure (319) Table 203B Agricultural District: Permitted Use Lot, Height, and Yard Standards Use Type/Dimension Minimum Lot Area Minimum Lot Width Minimum Front Yard Minimum Side Yard Minimum Rear Yard Maximum Height Maximum Coverage All Permitted Uses 80,000 Square Feet* 150 Feet 50 Feet 20 Feet 20 Feet 28 Feet 20 Percent *See also Section 401 Buffalo Township Zoning Ordinance June

13 Section 204 RA Rural Residential District The RA Rural Residential District is meant to provide for the continuation of agriculture as an important endeavor in the community. It is also meant to provide for residential opportunities in a rural setting and to foster a mixture of residential development and selected small businesses in a low-density setting, which will contribute to economic self-sufficiency and rural quality of life. It is also established to protect natural resources pursuant to the mandate of Section 603 of the Pennsylvania Municipalities Planning Code, to promote the use of pre-existing natural infrastructure as a means of managing stormwater and preventing flooding, and to ensure development is free from geologic, hydrologic, or topographic hazards. Table 204A RA Rural Residential District Table of Allowed Uses Permitted Uses Conditional Uses One (1) Single-Family Detached Dwelling Per Lot Cemeteries (309) Agriculture Family Businesses (302) Agriculture Services Gas and Oil Drilling (307) Bed and Breakfast Mining and Mineral Extraction (312) Church, Parish House, Place of Worship Personal Care Homes (314) Golf Courses Planned Residential Development (Article Five) Home Occupations Landscaping/Nursery Professional Offices Public Parks and Recreation Veterinary Clinic Permitted Accessory Uses Agricultural and Residential Accessory Buildings Family and Group Day Care Homes Home Occupations No-Impact Home Based Business Table 204B RA Rural Residential District Permitted Use Lot, Height, and Yard Standards Use Type/Dimension Minimum Lot Area Minimum Lot Width Minimum Front Yard Minimum Side Yard Minimum Rear Yard Maximum Height Maximum Coverage All Permitted Uses 80,000 Square Feet Net Lot Area 150 Feet 50 Feet 20 Feet 20 Feet 28 Feet 20 Percent Buffalo Township Zoning Ordinance June

14 Section 205 The R-1 Single-Family Residential District The R-1 Single-Family Residential District is established to provide residential opportunities for single-family dwellings and related uses in a suburban setting, and to protect existing concentrations of single-family dwellings from land use conflict. Table205A R-1 Single-Family Residential District Permitted Uses Conditional Uses One (1) Single-Family Detached Dwelling Per Lot Agriculture (320) Church, Parish House, Place of Worship Bed and Breakfast (308) Golf Courses Cemeteries (309) Parks and Playgrounds Family and Group Day Care Homes (311) Public and Accredited Private Schools Home Occupation (321) Permitted Accessory Uses Planned Residential Development (Article Five) No Impact Home-Based Business Public and Community Buildings (314) Residential Accessory Buildings Public Utility Structure (319) Table205B R-1 Single-Family District: Permitted Use Lot, Height, and Yard Standards Use Type/Dimension Single-Family Dwellings With Public Water and Sewer Single-Family Dwellings Without Public Sewer and All Other Permitted Uses Minimum Lot Area 20,000 Square Feet 40,000 Square Feet Minimum Lot Width 100 Feet 150 Feet Minimum Front Yard Depth 50 Feet 50 Feet Minimum Side Yard Width 10 Feet 20 Feet Minimum Rear Yard Depth 20 Feet 20 Feet Maximum Height of Structure 28 Feet 28 Feet Maximum Coverage 30 Percent 30 Percent Buffalo Township Zoning Ordinance June

15 Section 206 The R-2 General Residential District The R-2 General Residential District is established to provide for a variety of housing types and densities where access and infrastructure are available to serve such developments. Table206A R-2 General Residential District Permitted Uses Conditional Uses Church, Parish House, Place of Worship Bed and Breakfast (308) Golf Courses Conversion Apartments (322) Multiple-Family Dwellings Day Care Services (all types) (311) Parks and Recreation Home Occupation (321) Schools Hospitals (314) Single-Family Dwellings Mobile Home Park (317) Two-Family Dwellings Neighborhood Businesses (305) Nursing Homes (314) Accessory Uses and Buildings Personal Care Homes (314) Planned Residential Development (Article Five) Public and Community Buildings (314) Public Utility Structure (319) Table206B R-2 General Residential District: Permitted Use Lot, Height, and Yard Standards Use Type/Dimension Single-Family Dwellings With Public Water and Sewer Single-Family Dwellings Without Public Sewer or Water and All Other Permitted Uses Minimum Lot Area 20,000 Square Feet 40,000 Square Feet Minimum Lot Width 100 Feet 150 Feet Minimum Front Yard Depth 50 Feet 50 Feet Minimum Side Yard Width 10 Feet 20 Feet Minimum Rear Yard Depth 20 Feet 20 Feet Maximum Height of Structure 28 Feet 28 Feet Minimum Lot Area Per Family in a Multiple-Family Dwelling 2,500 Square Feet Maximum Coverage 40 Percent 40 Percent Other uses not permitted without public sewer in the R-2 District Buffalo Township Zoning Ordinance June

16 Section 207 The B-1 Business District The B-1 Business District is established to provide highway commercial opportunities in areas of the Township where infrastructure and highway access are available to support business development. Table207A B-1 Business District Permitted Uses Conditional Uses Auto/Sales Service Day Care Services (all types) (311) Banks Flea Markets (327) Church, Parish House, Place of Worship Light Manufacturing (326) Commercial School Multiple-Family Dwelling (324) Communications Antennas Office and Shopping Centers (325) Eating/Drinking Places Single-Family Dwellings (324) Funeral Homes Hospitals Mini-Mall Nursing Homes Personal Care Homes Professional Offices Public and Community Buildings Public Utility Structures Retail Sales Self-Service Storage Facility Service Shops Theater Veterinary Clinics Table207B B-1 Business District: Permitted Use Lot, Height, and Yard Standards Use Type/Dimension All Permitted Uses Minimum Lot Area 20,000 Square Feet Minimum Lot Area Per Family in a Multiple-Family Dwelling 2,500 Square Feet Minimum Lot Width 100 Feet Minimum Front Yard Depth 100 Feet Minimum Side Yard Width 20 Feet Minimum Rear Yard Depth 20 Feet Maximum Height of Structure 45 Feet Maximum Coverage 60 Percent Buffalo Township Zoning Ordinance June

17 Section 208 The B-2 Central Business District The B-2 Central Business District is established to provide a full range of commercial opportunities in areas of the Township with a goal toward establishing commercial cores that utilize the full depth of tracts. Table 208A B-2 Central Business District Permitted Uses Conditional Uses Auto Sales and Service Day Care Services (311) Banks Flea Markets (327) Communications Antennas Gas Station/Convenience Store (329) Eating/Drinking Places Indoor Commercial Recreation (306) Professional Offices Light Manufacturing (326) Public and Community Buildings Motel/Hotel (328) Retail Sales Multiple-Family Dwelling (324) Self-Service Storage Facility Office and Shopping Centers (325) Service Shops Outdoor Commercial Recreation (306) Theater Public Utility Structure (319) Single-Family Dwelling (324) Accessory Uses Wholesale Distribution and Truck Terminals (310) Table 208B B-2 Central Business District: Permitted Use Lot, Height, and Yard Standards Use Type/Dimension All Permitted Uses Minimum Lot Area 20,000 Square Feet Minimum Lot Area Per Family in a Multiple-Family Dwelling 2,500 Square Feet Minimum Lot Width 100 Feet Minimum Front Yard Depth 100 Feet Minimum Side Yard Width 20 Feet Minimum Rear Yard Depth 20 Feet Maximum Height of Structure 45 Feet Maximum Coverage 60 Percent Buffalo Township Zoning Ordinance June

18 Section 209 The B-3 Business District The B-3 Business District is established to provide transitional commercial opportunities in areas of the Township where impacts upon neighboring residential areas may need to be mitigated. Table 209A B-3 Business District Permitted Uses Bed and Breakfast Commercial Schools Day Care Services (all types) Funeral Home Personal Care Homes Professional Offices Public and Community Buildings Retail Shops (no greater than 20,000 square feet in gross floor area if new construction) Service Shops Two Family Dwellings Veterinary Clinics Conditional Uses Table 209B B-3 Business District: Permitted Use Lot, Height, and Yard Standards Use Type/Dimension All Permitted Uses Without Public Water and Sewer All Permitted Uses With Public Water and Sewer Minimum Lot Area 80,000 Square Feet 10,000 Square Feet Minimum Lot Width 150 Feet 100 feet Minimum Front Yard Depth 75 Feet 75 Feet Minimum Side Yard Width 20 Feet 20 Feet Minimum Rear Yard Depth 20 Feet 20 Feet Maximum Height of Structure 45 Feet 45 Feet Maximum Coverage 60 Percent 60 Percent Buffalo Township Zoning Ordinance June

19 Section 210 The M-1 Light Manufacturing District The M-1 Light Manufacturing District is established to provide for manufacturing businesses which have no outside noise emissions or odors or which can, through conditional use standards, mitigate any off-site impacts. Table 210A M-1 Light Manufacturing District Permitted Uses Conditional Uses Communications Antennas Commercial Bakery and Similar Food Manufacturing (330) Light Manufacturing Communications Towers (303) Professional Offices Day Care Services (all types) (311) Public Utility Structures Truck Terminals, Wholesale Distribution and Warehousing (310) Research Lab Accessory Buildings and Uses Table 210B M-1 Light Manufacturing District: Permitted Use Lot, Height, and Yard Standards Use Type/Dimension All Permitted Uses Minimum Lot Area 40,000 Square Feet Minimum Lot Width 100 Feet Minimum Front Yard Depth 100 Feet Minimum Side Yard Width 20 Feet Minimum Rear Yard Depth 20 Feet Maximum Height of Structure 45 Feet Maximum Coverage 70 Percent Buffalo Township Zoning Ordinance June

20 Section 211 The M-2 Manufacturing District The M-2 Manufacturing District is established to provide appropriate areas for forms of manufacturing and similar high-intensity uses that can have a higher impact upon surrounding properties. Table 211A M-2 Manufacturing District Permitted Uses Conditional Uses Commercial Bakery and Similar Food Manufacturing Adult Entertainment (334) Communications Antennas Bottle Clubs (335) Gas Station/Convenience Store Bulk Fuel Storage (332) Light Manufacturing Communications Towers (303) Professional Offices Correctional Facility/Halfway House (336) Public Utility Structures Heavy Industry (331) Research Lab Junk Yards, Salvage and Recycling Centers (333) Supply Yard Mining and Mineral Excavation (312) Truck Terminal and Warehousing Waste Disposal Plant (332) Accessory Uses Table 211B M-2 Manufacturing District: Permitted Use Lot, Height, and Yard Standards Use Type/Dimension All Permitted Uses Minimum Lot Area 40,000 Square Feet Minimum Lot Width 100 Feet Minimum Front Yard Depth 100 Feet Minimum Side Yard Width 20 Feet Minimum Rear Yard Depth 20 Feet Maximum Height of Structure 45 Feet Maximum Coverage 70 Percent Buffalo Township Zoning Ordinance June

21 Section 212 The CB-1 Conservation and Traditional Neighborhood Business District The CB-1 Business District is established to provide limited commercial opportunities in areas of the Township where steep slope and previous mining activity may need to be mitigated. It is also established to provide transitional areas between the Township and the neighboring Borough of Freeport. As a Transitional Area between the Borough and Buffalo Township, this Section is meant to implement Section 705-A of the Pennsylvania Municipalities Planning Code, as an outgrowth or extension of existing development. Column A: Permitted Uses Not Requiring A Sketch Plan Single Family Dwellings Agriculture Conversion of Existing Structures into any of the following or expansion of any existing structure for the following uses where expansion is no greater than 2,000 square feet Gross Floor Area: Professional Offices Neighborhood Businesses Day Care Services (all types) Retail Shops Eating/Drinking Places Bed and Breakfasts Table 212A CB-1 Business District Column B Development Requiring Either A Sketch Plan or Conditional Use Approval Any New Construction (except for single family dwellings) for the Following Uses, where construction would exceed 2,000 square feet Gross Floor Area Retail Shops (no greater than 20,000 square feet in gross floor area if new construction) Multiple family Dwellings Eating/Drinking Places Professional Offices Public and Community Buildings Convenience Store/Gasoline Service Station Personal Care Homes Public and Community Buildings Bed and Breakfasts Parking Lot Construction of Greater than 5,000 square feet Table 212B CB-1 Business District: Permitted Use Lot, Height, and Yard Standards Use Type/Dimension All Permitted Uses Without Public Water and Sewer All Permitted Uses With Public Water and Sewer Minimum Lot Area 40,000 Square Feet Net Lot Area* Minimum Lot Width 150 Feet 100 feet Minimum Front Yard Depth 50 Feet* 50 Feet* Minimum Side Yard Width 20 Feet 20 Feet Minimum Rear Yard Depth 20 Feet 20 Feet Maximum Height of Structure 30 Feet 30 Feet Maximum Coverage 40 Percent 50 Percent 20,000 Square Feet Net Lot Area Buffalo Township Zoning Ordinance June

22 *If all parking is confined to the side and rear of the building, the setback may be reduced to the average of buildings located within one hundred fifty (150) feet in either direction on the same side of the street. 212A.1 Sketch Plan Requirements Any new building or expansion of an existing building of over 2,000 square feet Gross Floor Area; or parking in excess of 5,000 square feet shall present a sketch plan for review of the planning commission pursuant to Pursuant to Table 212A and Section 707-A of the Pennsylvania Municipalities Planning Code. The Sketch Plan process is informal, and the planning commission shall comment upon said plan within 45 days of submittal. A sketch plan so reviewed by the planning commission may be submitted as a preliminary land development plan under the Subdivision and Land Development Ordinance; provided such plan incorporates the comments of the planning commission. As an alternative to the sketch plan, a developer may initiate conditional use approval for any use under Table 212A. Sketch plans need not include final dimensions and final designs of any public or private improvements, but shall focus upon the relationship of proposed building and parking areas to each other and the surrounding neighborhood, overall building design, and any landscaping, screening and buffering proposed. 212A.2 Development Standards for all column B uses: The Sketch Plan or conditional use, shall reflect all development standards: A. Blank windowless walls shall be avoided on any building s front yard area. At least 15 percent of the facade shall be transparent, or be designed to appear transparent. B. Each parking area of 5000 square feet shall be broken by landscaped areas or pedestrian access areas. C. New multi-building development shall relate to the development of the surrounding properties. This means there shall be no internally oriented buildings which cause rear yards or rear façades to face toward abutting properties. D. Parking is encouraged to the side and rear of buildings. No more than a double row of parking spaces with a single drive lane shall be allowed between the principal building and the primary street. E. Buildings shall provide a pitched roof or a flat roof with a decorative parapet wall compatible with the architectural style of the building. F. Areas not proposed for building or parking shall be designated as landscaped areas or remain as natural areas. 212A.3 Slope Stability Provisions: When Site Slope would require grading changes to existing grade of greater than five percent slope change (as measured by the proposed development area) or the area of a site proposed for development has slopes greater than 15 percent, The Applicant shall prepare an Existing Resources and Site Analysis Plan that includes: Buffalo Township Zoning Ordinance June

23 a. A vertical aerial photograph enlarged to a scale not less detailed than 1" = 400', with the site boundaries clearly marked. b. Topography, including datum to which contours are taken. Slopes over fifteen percent (15%) shall be clearly indicated. c. The location and delineation of ponds, streams, ditches, drains, and natural drainage swales, as well as the 100-year floodplains and wetlands, as defined in the Township Zoning Ordinance, Comprehensive Plan, or the Floodplain Ordinance. d. Vegetative cover conditions on the property according to general cover type including cultivated land, permanent grass land, meadow, pasture, old fields, hedgerow, woodland and wetland, trees with a caliper in excess of fifteen (15) inches DBH, the actual canopy line of existing trees and woodlands. Vegetative types shall be described by plant community, relative age and condition. e. Soil series, types and phases, as mapped by the U.S. Department of Agriculture, Natural Resources Conservation Service in the published soil survey for Butler County, and accompanying data published for each soil relating to its suitability for construction and for septic system suitability. f. Geologic formations on the proposed development parcel, including rock outcroppings, cliffs, sinkholes, former mined areas, and areas subject to Acid Mine Drainage, based on available published information or more detailed data obtained by the applicant. The Township may request additional geotechnical data and study for areas where grading is proposed on slopes in excess of fifteen percent. The Existing Resources and Site Analysis Plan shall be used as a base to prepare a sketch plan that illustrates how the development will: a. Minimize disturbance of steep slope areas. b. Ensure protection of existing vegetative cover to minimize erosion. c. Ensure building stability from landslide. Buffalo Township Zoning Ordinance June

24 Section 301 Conditional Uses Article Three Conditional Uses Criteria: The criteria for individual conditional uses are listed below. The Board of Supervisors in granting conditional uses are charged with considering the effect that such proposed uses will have upon the immediate neighborhood. The preservation and integrity of existing development must be carefully weighed and given priority in each decision. In granting a conditional use, the Supervisors may attach reasonable conditions and safeguards, in addition to those expressed in this Ordinance, as they may deem necessary to implement the purposes of the Pennsylvania Municipalities Planning Code and this Ordinance Process: Applications for conditional uses shall be made to the Township Office. Conditional uses shall be granted or denied by the Board of Township Supervisors after the recommendation of the Township Planning Commission. Procedures shall follow those specified in this Ordinance and the Planning Code Procedure for Future Special Exception: If, at any time in the future, a special exception is established and defined in this Ordinance; specific criteria for such special exceptions shall be added under this Article Overall Performance Standards for all Conditional Uses: Conditional uses shall be granted where the following findings are made: A. The use is permitted as a conditional use, as applicable, under the terms of this Ordinance; and B. The specific criteria, if any, for allowing the use by conditional use, as applicable, will be met; and C. The use, if permitted, will be consistent with the community and economic development objectives and plans, and suitable to the tract with respect to matters such as highway access, availability of utilities and services, traffic impact, economic impact, and impact on the neighborhood; and D. The use would be designed, constructed, operated, and maintained so as to be harmonious and appropriate in appearance and function with the existing or intended character of the general area in which the use is located; and E. The use will be served by public facilities and services such as highways, police and fire protection, drainage systems, refuse disposal, water supply and sewage disposal consistent with the uses needs, and schools; and that the persons or agencies responsible for the establishment of the proposed use shall be able to provide additional or supplementary public facilities and services should their need be demonstrated; and F. The use will not involve activities, processes, materials, equipment, and conditions of operation that will be detrimental to any persons or property, and would not be hazardous, disturbing, or detrimental to existing or future neighboring uses, physically, environmentally, socially, or economically; and Buffalo Township Zoning Ordinance June

25 G. The use will cause no emissions and/or discharges into the air or water, which do not meet governmental standards, and will cause no excessive traffic, noise, vibrations, electrical disturbances, glare, dirt, fumes, smoke, odor, or other polluting substances; and H. The use will not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance and significance; and I. The use will provide and maintain appropriate screening to buffer or block unsightly views and noise from adjacent properties. Section 302 Family Businesses The intent of this conditional use is to allow for rural businesses that are operated in conjunction with a home or farm, but are of greater impact than a home occupation. A. Any lane serving the farm-related business and a home and/or farm contained on the same lot shall not be included in calculations of required lot area devoted to the family business. No additional lane or curb cut to access the family business shall be allowed B. No more than fifty percent (50%) of the area devoted to a family business shall be covered by buildings, parking lots, or any other impervious surface. C. The owner or occupant of the home must be engaged in the family business. D. No more than two (2) full-time and two (2) part-time persons, other than individuals who reside on the property, may be employed in the family business. E. The use must be conducted within a completely enclosed building. F. Any out building used for the family business shall be located behind the principal residence on the site, or shall be located at least two hundred (200) feet from the closest street right-of-way. G. Any outdoor storage of supplies, materials, or products shall be located behind the building in which the family business is conducted. H. Waste shall be properly disposed in conformity with performance standards under Section Section 303 Communications Towers A. The applicant shall demonstrate that it is licensed by the Federal Communications Commission to operate a communications tower, if applicable, and communication antennas. B. The applicant shall demonstrate that the proposed communications tower and communications antennas proposed to be mounted thereon comply with all applicable standards established by the Federal Communications Commission governing human exposure to electromagnetic radiation. Buffalo Township Zoning Ordinance June

26 C. Communication towers shall comply with all applicable Federal Aviation Administration, Commonwealth Bureau of Aviation Regulations. Towers must comply with the Buffalo Township Subdivision and Land Development Ordinance as a subdivision for lease. D. Any applicant proposing construction of a new communications tower shall demonstrate that a good faith effort has been made to obtain permission to mount the communications antenna on an existing building, structure, or communications tower. A good faith effort shall require that all owners of potentially suitable structures within a one-quarter (¼) mile radius of the proposed communications tower site be contacted and that one (1) or more of the following reasons for not selecting such structure apply: 1. The proposed antennas and related equipment would exceed the structural capacity of the existing structure and its reinforcement cannot be accomplished at a reasonable cost. 2. The proposed antennas and related equipment would cause radio frequency interference with other existing equipment for that existing structure and the interference cannot be prevented at a reasonable cost. 3. Such existing structures do not have adequate location, space, access, or height to accommodate the proposed equipment or to allow it to perform its intended function. 4. Addition of the proposed antennas and related equipment would result in electromagnetic radiation from such structure exceeding applicable standards established by the Federal Communications Commission governing human exposure to electromagnetic radiation. 5. A commercially reasonable agreement could not be reached with the owners of the structure. E. Access shall be provided to the communications tower and communications equipment building by means of a public street or easement to a public street. The easement shall be a minimum of twenty (20) feet in width and shall be improved to a width of at least ten (10) feet with a dust-free, all-weather surface for its entire length. F. A communications tower may be located on a lot occupied by other principal structures and may occupy a leased parcel within a lot meeting the minimum lot size requirements for the zoning district. G. The maximum height of any communications tower shall be two hundred fifty (250) feet; provided, however, that such height may be increased to no more than three hundred (300) feet, provided the required setbacks from adjoining property lines (not lease lines) are increased by one (1) foot for each one (1) foot of height in excess of two hundred fifty (250) feet. H. The foundation and base of any communications tower shall be set back from a property line (not lease line) with any residential use at least one hundred fifty (150) feet and shall be set back from any other property line (not lease line) at least one hundred (100) feet. Buffalo Township Zoning Ordinance June