1. Purpose.
A. The purpose of this district is to provide flexible regulations to encourage a mix of nonresidential land uses developed in an integrated manner in a campus setting. This district is designed to achieve the following Township goals:
(1) To provide ancillary uses to support corporate office development.
(2) To encourage a mix of land uses that limit off-site traffic generation.
(3) To permit a wide array of office, business and professional commercial uses including business park development consisting of buildings with multiple tenants including professional offices, high-tech light manufacturing and knowledge-based operations in campus style/oriented settings.
2. Permitted Uses.
A. Animal hospitals/crematorium (see § 27-607).
B. Accessory uses customarily incidental to the above permitted uses (see § 27-502).
C. Automotive repair service (see § 27-663).
D. Business and professional offices (see § 27-610).
E. Care facilities (see § 27-612).
F. [Reserved]
G. Commercial school (see § 27-615).
H. Clubs profit/non-profit (see § 27-614).
I. Crematory/Crematorium (see § 27-626).
J. Drive-through, fast food, or carry-out/delivery restaurants (see § 27-622).
K. Farm product warehouses, farm, equipment sales and service (see § 27-624).
L. Farm/farmer's market (see § 27-625).
M. Funeral homes (see § 27-626).
N. Garden center (see § 27-627).
O. Greenhouse/nursery (see § 27-629).
P. House of Worship (see § 27-636).
Q. Mini-storage facility (see § 27-643).
R. No impact home based business (§ 27-645).
S. Research laboratory/product development (see § 27-652).
T. Roadside stand (§ 27-656).
U. Landscaping business.
V. Laundry/laundromat and dry cleaning establishments (see § 27-641).
W. Medical facilities.
X. Municipal buildings, facilities or uses.
Y. Personal services including, but not limited to, barber/beauty salons, music, art or photographic studios, and repair of clocks and small appliances.
Z. Public utility building and/or service structures (see § 27-650).
AA. Public/semi-public facilities and uses (see § 27-649).
BB. Retail sales and service retail sales and services (No Drive Thru) (see § 27-654).
CC. Rooming house (see § 27-657).
DD. Sit-down restaurants.
EE. Banks and other financial institutions (see §27- 608).
FF. Light industry.
GG. Winery.
HH. Vehicle sales lot (see § 27-663).
II. Vehicle service, repair, and/or body shop (see § 27-663).
JJ. Wholesale establishment (see § 27-664).
KK. Non-tower WCF that do not substantially change the dimensions of the structure to which they are attached (see § 27-1201).
3. Special Exceptions.
A. The following special exceptions shall be permitted subject to standards of Part 6.
B. Uses shall include the following:
(1) Conference centers (see § 27-617).
(2) Kennel (see § 27-640).
(3) Shopping Center (see § 27-660).
(4) Flea Markets (see § 27-660).
(5) Hotels and motels (see § 27-634).
(6) Medical Laboratory (see § 27-642).
(7) Commercial schools (see § 27-615).
(8) Contractors office or shop (see § 27-619).
(9) Garden Center (see § 27-627).
(10) Hospital (see § 27-633).
(11) Outdoor recreation facility (See § 27-646).
(12) Public and private school (see § 27-648).
(13) Service station or convenience store dispensing fuel (see § 27-658).
(14) Tavern (See § 27-661).
(15) Half-way house (see § 27-631).
(16) Home occupations (see § 27-632).
(17) Non-tower WCF that substantially change the dimensions of the structure to which they are attached (§ 27-1201).
4. Prohibited Uses.
A. Keeping or raising of livestock. This provision shall not apply to existing agricultural operations as of the date of the adoption of this ordinance.
5. Bulk and Area Requirements.
A. If creating a business park:
(1) Minimum tract area: 30 acres .
(2) Minimum lot size within the tract: five acres.
(3) Minimum lot frontage and width: 200 feet.
(4) Minimum open space: 20% of lot area.
(a) The following areas may not be calculated as part of the open space: streets, parking areas.
(b) Future development or sale or lease of open space shall be prohibited.
(5) Maximum lot coverage by principal and accessory buildings: 30% of lot area.
(6) Maximum impervious surface: 50% of lot area.
(7) Maximum building height. No building shall exceed the height of 50 feet; provided, however, that this height may be increased one foot for each additional three feet that each yard and area separating buildings exceeds the minimum required.
(8) Minimum setback.
(a) Front setback: 50 feet.
(b) Side setback: 25 feet.
(c) Rear setback: 50 feet.
(9) Buffer yards.
(a) When adjacent to a residential district a buffer yard having a depth of not less than 100 feet shall be maintained along the exterior property line separating the nonresidential and residential districts. No development shall be permitted therein other than lawns and plantings, except in the interior 60 feet the area may be used as an off-street parking area for employees and visitors.
(b) When adjacent to a public street on which a residential district abuts on the opposite side, the dimension of the right-of-way of the public street shall not be considered to be a part of the depth of the buffer area. However, if the width of the right-of-way of such public street exceeds 60 feet in width, that portion of the right-of-way in excess of 60 feet shall be deemed to be a part of the required buffer yard.
(c) A screen in accordance with buffer planting strip 3 of the Dover Township Subdivision and Land Development Ordinances (22-1103), shall be provided for the length of all buffer yards.
(10) Separation between buildings. These regulations apply when more than one building occupies a common lot.
(a) Front-to-front, rear-to-rear or front-to-rear parallel buildings shall have 40 feet between faces of the building for one story in height. If the front or rear faces are obliquely aligned, the above distances may be decreased by as much as ten feet at one end if increased by similar or greater distance at the other end. A minimum yard space of 30 feet is required between end walls of buildings. If the buildings are at right angles to each other, the distance between the corners of the end of the building may be reduced to a minimum of 20 feet.
(b) A minimum yard space of 30 feet is required between end walls and front or rear faces of buildings.
(11) Street layout. All lots shall front on the interior street.
B. If not creating a business park, as follows unless otherwise stipulated in Part 6, “Specific Standards for Uses.”
(1) Minimum lot size:
(a) 20,000 square feet with public water and public sewer.
(b) 43,560 square feet with public water or public sewer.
(c) 65,340 square feet with neither public water nor public sewer.
(2) Minimum lot frontage and width:
(a) 100 feet for lots up to 20, 0000 square feet.
(b) 200 feet for lots up to 1 acre.
(c) 200 feet for lots in over one acre up to one and one-half acres.
(3) Minimum open space: 20% of lot area.
(a) The following areas may not be calculated as part of the open space: streets, parking areas.
(b) Future development or sale or lease of open space shall be prohibited.
(4) Maximum lot coverage by principal and accessory buildings: 30% of lot area.
(5) Maximum lot coverage: 75%.
(6) Maximum building height. No building shall exceed the height of 50 feet; provided, however, that this height may be increased one foot for each additional three feet that each yard and area separating buildings exceeds the minimum required.
(7) Minimum setback.
(a) Front setback: 50 feet.
(b) Side setback: 25 feet, except that side yard setbacks may be waived by the Planning Commission under the following circumstances:
1) Neighboring property owners execute and record in the Recorder's Office of York County a shared driveway access and maintenance agreement in a form acceptable to the township and provide copies to the Zoning Officer, or
2) Improved parking area(s) abuts improved parking areas on adjoining lot(s) and the owners of the lot(s) execute and record in the Recorder's Office of York County a shared use and maintenance agreement in a form acceptable to the Township and provide copies to the Zoning Officer
(c) Rear setback: 50 feet.
(8) Buffer yards - in accordance with 27-503.C(6).
6. Minimum Off-Street Parking and Loading. Off-street parking shall be provided in accordance with Part 7.
7. Signs. Signs shall be provided in accordance with Part 8.
8. Supplementary Regulations. Part 5, “Supplementary Regulations,” sets forth regulations which shall apply to all districts.
9. Conservation-Based Design. All residential developments 15 acres or more shall follow Conservation-Based Design requirements set forth in § 27-618. Residential development shall be designed to preserve natural landscapes including wetlands and aquifer recharge zones, woodlands, steep slopes, floodplains, greenways, unique natural, cultural, and or historic areas and similar environmentally sensitive areas consistent with the Dover Borough/Dover Township Joint Comprehensive Plan. Conservation-Based Design shall also follow regulations in Chapter 22 - Dover Township Subdivision and Land Development Ordinance.
(Ord. 2015-06, 9/28/2015; as amended by Ord. 2016-01, 1/11/2016, §§8, 9; and by Ord. 2019-03, 10/28/2019, §§ 3, 4, 5)