Township of Solebury

Accessory dwellings

A second or third dwelling unit located on a single lot which meets the following criteria:

(1) It is owned by the owner of the lot on which the accessory dwellings are situated.
(2) At least one dwelling on the lot is owner-occupied.
(3) Access for each accessory dwelling shall be restricted to the existing access to the lot; there shall be no multiple driveways.

Accessory use structures in yards

ACCESSORY USE STRUCTURE — Any structure that is related to an accessory use and is located on the same lot as a principal permitted use, such as parking areas, driveways, signs, barns, garages, sheds, fencing, walls, tennis courts, basketball courts, swimming pools, pavements, and the like.

Districts Where Allowed Districts where use is permitted by right: LI, MS, OR, QA, R-1, RA, RB, RC, RD, RDC, TNC, VC, VC-1, VC-C, VR, VR-C

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:

C. Accessory Use Structures in Yards. In any district, unless otherwise specified, accessory use structures or buildings may be located, erected or maintained in the side yard, or in any rear yard, provided that in no case shall such accessory use structure or building be closer to any lot line than 15 feet, except for:

(1) Fences or walls.
(2) A shared driveway for no more than two lots which may straddle property lines, when approved by the Board of Supervisors. A driveway which is not shared shall be located no less than 12 feet from any side or rear lot line, except in the R-1, VR, VC, VC-1, VR-C, VC-C, and RD-C Districts or where the open space option is used in the RA, RB, and RD Districts:

(a) In the R-1, VR, VC, VC-1, VR-C, VC-C, and RD-C Districts a driveway which is not shared shall be located no less than five feet from any side or rear lot line.
(b) Where the open space option is used in the RA, RB, and RD Districts, a driveway which is not shared shall be located no less than five feet from any side or rear lot line. This five-foot setback shall not apply to narrow lots; such lots being subject to the twelve-foot setback. The twelve-foot requirement of this subsection may be reduced by condition attached to a conditional use approval under the open space option of Part 28: OPEN SPACE OPTION PROVISIONS.

(3) Structures for which no other viable location exists, when approved by the Board of Supervisors as a conditional use.
(4) No accessory uses, buildings or structures shall be located or placed in any drainage swale or basin.

Accessory uses

A use conducted on the same lot as a principal permitted use to which it is related. A use which is clearly incidental to, and customarily found in connection with, a particular principal permitted use of a lot.

Districts Where Allowed Districts where use is permitted by right: MS, OR, R-1, RDC, TNC Districts where use may be allowed as a Conditional Use: RC, VC, VC-C, VR-C

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:
Accessory use on the same lot and customarily incidental to the permitted principal use. Subject to the provisions of Part 25: GENERAL PROVISIONS and Part 26: SPECIAL PROVISIONS.

Active recreational uses

Use involving leisure time activities and/or areas, typically involving sports, requiring equipment, or occurring at prescribed sites or fields, (e.g., soccer, football, baseball, tennis, swimming, fitness trails, and the like).

Districts Where Allowed Districts where use is permitted by right: MS Districts where use may be allowed as a Conditional Use: OR

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:
Active recreational use such as playgrounds, sports fields, court games, Golf coursess, and public swimming pools.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Adult commercial

A retail store or stores commonly known as adult bookstore, or adult store being an establishment with more than 15 square feet of floor area devoted to the display and sale of books, magazines, cassettes, periodicals, or similar items, which is distinguished or characterized by an emphasis on pornographic material, or obscene material as defined by the Consolidated Pennsylvania Statutes, Act 1972, December 6, No. 334, (18 Pa.C.S. A. § 5903).

Districts Where Allowed Districts where use may be allowed as a Conditional Use: LI

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

M. Adult Commercial. This use is subject to the following conditions:

(1) The building or structure of such use shall be located no less than 1,000 feet from any residential use or district, public or private school, church, recreation facility or any other religious, institutional, or educational use.
(2) No such use shall be located within 2,000 feet of a similar use.
(3) No person under the age of 18 years shall be permitted within an adult commercial store or sold any pornographic material.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Age-qualified detached dwellings

A building designed for and occupied by one or more individuals who are 55 years of age or older, and/or defined as elderly by the United States of America or the Commonwealth of Pennsylvania in connection with and for purposes of housing programs. This shall not be construed to restrict the housing choices in the Township of any person who meets the criteria for living in an age-qualified detached dwelling.

Districts Where Allowed Districts where use is permitted by right: RDC

Vehicle Parking:
Two parking spaces for every dwelling unit. See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

EE. Age-Qualified Detached Dwellings.

(1) Age-qualified detached dwellings is a form of residential use that is designed and operated for mature adults with or without certain recreational facilities.
(2) Every applicant is encouraged strongly to provide accessory community centers and recreational facilities for the benefit of persons occupying such dwellings.
(3) Each applicant shall submit to the Board of Supervisors for its approval a proposed set of regulations to control such operation, including definition of age limitations of residents, any other restrictions to be placed upon the residents or their activities, admissions procedures, security provisions and setting forth the policy to be used in determining any charges or fees proposed to be levied on the residents.
(4) A statement shall also be included with each application setting forth what particular features and facilities, if any, are being provided to serve specifically the needs and interests of the age-qualified residents.
(5) All applicants for age-qualified detached dwellings must comply with the requirements set forth for "housing for older persons" in 42 U.S.C. § 3607(b)(2) and 43 P.S. § 954(w), and shall provide, with the application, proof of how it maintains compliance with those requirements.
(6) Residences shall have no party wall in common with an adjacent dwelling unit.

Residential Development - Conservation District: Except in the designated conservation area(s).

Agricultural uses

A principal use involving: the cultivation of the soil; the raising, keeping and/or training of livestock and poultry; and the harvesting of the products of the soil. The term "agricultural use" shall include farming, animal husbandry, riding academy, horticulture and forestry.

Amusement halls and arcades

An entertainment facility operated as a business within a building or structure providing four or more automatic amusement devices or games, such facility also includes pool or billiard rooms and similar facilities.

Vehicle Parking:
One parking space for every 50 square feet of gross floor area; plus one parking space for each employee.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

P. Amusement Hall and Arcade.

(1) Automatic amusement devices or games in such facilities are coin-operated machines, mechanical machines or electronic machines which operate or may be operated as a game or contest of skill or amusement of any kind or description. Such devices shall be regulated within this use in any location where more than four such devices are located.
(2) This use shall be located no closer than 1,500 feet, measured in all directions, to a school or church.
(3) This use shall only be operated between the hours of 10:00 a.m. and 9:00 p.m.
(4) No audio speakers or equipment shall cause sounds to emanate from the exterior of the premises.

Athletic facilities

An indoor or outdoor facility offering court or field games, exercise equipment, swimming, skating and/or bowling.

Automobile repair facilities

A facility which houses an automobile body repair garage which may include paint spraying and body and fender work. as well as mechanical repair, within an enclosed building.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: TNC

Vehicle Parking:
Six parking spaces for each bay, or one parking space for every 200 square feet of floor and ground area devoted to service and repair (whichever is greater), plus one parking space for each employee.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

T. Motor Vehicle Service Center/Repair Shop. An establishment where motor vehicle parts and accessories are sold and facilities where parts may be installed; an automobile repair garage, oil changes, lubrication, paint spraying and body and fender work. The following requirements shall be met:

(1) All repair, installation of parts, and paint work shall be performed within an enclosed building.
(2) All automobile parts, refuse, and similar articles shall be stored within a building or enclosed area screened from view from the street or surrounding properties.
(3) All vehicle storage areas shall be screened from all adjacent roads and properties by a solid fence at least six feet in height.
(4) Dimensional Requirements.

(a) Minimum lot area: one acre.
(b) Minimum lot width along all street: 200 feet.
(c) Minimum distance between all buildings and structures and any residential district or use: 100 feet.

(5) No sale of fuel to retail customers is permitted.
(6) If there are fuel storage tanks on the property the requirements listed below shall be met:

(a) Applicant shall present a plan to demonstrate the methods by which any underground leaks or spills of liquids will be contained and shall also demonstrate that the stormwater management system is designed to capture volatile organic compounds, oils, and solids.
(b) This use shall comply with all applicable state and federal regulations regarding the sale and storage of fuel. In the event of a conflict between regulations, the stricter standard shall apply.

(7) Wrecked vehicles or unlicensed vehicles may not be stored in the open at any time and must be completely fenced.
(8) This use is permitted only on lots with frontage on an arterial road.
(9) Architectural design shall include: pitched roof; use of traditional or natural materials, reflective of the Township architecture.
(10) Parking. Spaces within service bays shall not be used to meet off-street parking requirements.

Automobile/motor vehicle service stations

A facility that sells gasoline and/or fuels for automobiles and motor vehicles, and/or where inspections and routine automobile services, such as lubricating and repairing automobiles, are performed, not to include painting or body or fender work; this use is also referred to as a "motor vehicle fuel station."

Districts Where Allowed Districts where use may be allowed as a Conditional Use: TNC

Vehicle Parking:
Six parking spaces for each bay, or one parking space for every 200 square feet of floor and ground area devoted to service and repair (whichever is greater), plus one parking space for each employee.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

T. Motor Vehicle Service Center/Repair Shop. An establishment where motor vehicle parts and accessories are sold and facilities where parts may be installed; an automobile repair garage, oil changes, lubrication, paint spraying and body and fender work. The following requirements shall be met:

(1) All repair, installation of parts, and paint work shall be performed within an enclosed building.
(2) All automobile parts, refuse, and similar articles shall be stored within a building or enclosed area screened from view from the street or surrounding properties.
(3) All vehicle storage areas shall be screened from all adjacent roads and properties by a solid fence at least six feet in height.
(4) Dimensional Requirements.

(a) Minimum lot area: one acre.
(b) Minimum lot width along all street: 200 feet.
(c) Minimum distance between all buildings and structures and any residential district or use: 100 feet.

(5) No sale of fuel to retail customers is permitted.
(6) If there are fuel storage tanks on the property the requirements listed below shall be met:

(a) Applicant shall present a plan to demonstrate the methods by which any underground leaks or spills of liquids will be contained and shall also demonstrate that the stormwater management system is designed to capture volatile organic compounds, oils, and solids.
(b) This use shall comply with all applicable state and federal regulations regarding the sale and storage of fuel. In the event of a conflict between regulations, the stricter standard shall apply.

(7) Wrecked vehicles or unlicensed vehicles may not be stored in the open at any time and must be completely fenced.
(8) This use is permitted only on lots with frontage on an arterial road.
(9) Architectural design shall include: pitched roof; use of traditional or natural materials, reflective of the Township architecture.
(10) Parking. Spaces within service bays shall not be used to meet off-street parking requirements.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Banks

Districts Where Allowed Districts where use is permitted by right: TNC Districts where use may be allowed as a Conditional Use: VC

Vehicle Parking:
One parking space for every 75 square feet of floor area for serving customers; plus three additional spaces.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Banquet, catering, or event uses

Any commercial use, or any large, regular use, of a property involving banquets, on-site catering, celebrations, weddings, parties, fund-raisers, retreats, conferences, or similar events. The following definitions shall apply to define what constitutes a "commercial" use and what constitutes a "large, regular" use.

(1) "Commericial," for the purposes of this definition, shall mean that a monetary fee is charged and/or received for the purposes of utilizing the space and/or holding the event.
(2) A "large, regular" user, for the purposes of this definition, shall mean an activity with over 100 attendees that occurs more than four times in a calendar year.

Districts Where Allowed Districts where use is permitted by right: TNC, VC, VC-C Districts where use may be allowed as a Conditional Use: RC, VC-1

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

QQ. Banquet, Catering, or Event Use.

(1) At the time of application, an applicant shall submit documentation or other evidence with its application of the following:

(a) Sufficient on-site parking for proposed events.
(b) Sufficient sewage facilities for proposed events, and that no adverse effects from sewage management and/or disposal will result to neighbors or nearby natural resources. If the applicant intends to rely on a private service such as a port-o-john company, it shall produce evidence, at the time of application, of an agreement with such company for proposed events.
(c) Sufficient security, emergency access, road access, traffic control, trash disposal, noise control and cleanup will be provided for proposed events. Such items must be provided as part of each proposed event. All other provisions of the Township's ordinances, including noise, light, and glare control, continue to apply. The Township reserves the right to enjoin or shut down any event that poses a nuisance.
(d) Documentation of a valid County Department of Health permit.
(e) Proof of compliance with all applicable alcohol laws and licensing requirements.
(f) For large, regular activities seeking approval as a banquet, catering, or event use and that pose risks such as, but not limited to, events involving alcohol, pyrotechnics, and mechanical or livestock amusements, proof of adequate property damage and liability insurance when proof is requested by the Township.
(g) Any additional information requested by the Township to process the application or determine if the use is consistent with this chapter.

(2) No zoning application shall be granted until the applicant complies with § 27-26021QQ.(1), and, if applicable, § 27-26021QQ.(3).
(3) No fireworks or other pyrotechnics may be used as part of banquet, catering, or event uses, except in the RC and TNC Districts. If a banquet, catering, or event use plans to allow fireworks or other pyrotechnics events, it shall state that in its application, and provide proof of all necessary approvals with the application.
(4) The applicant and those organizing and/or attending proposed events are solely responsible for ensuring compliance with federal, state, and local laws, including those on the furnishing and consumption of alcohol. No permit approval by the Township relieves the applicant and those organizing and/or attending proposed events of liability for illegal activity, property damage, or other similar occurrences.
(5) Events conducted outdoors (including outdoor components of indoor/outdoor events) shall begin no earlier than 7:00 a.m. and shall end no later than 12:00 midnight. Cleanup and teardown outdoors may occur until 1:00 a.m., provided these activities are carried out in a manner that respects the occupants of surrounding properties and their right to the peaceful and quiet enjoyment of their properties.
(6) A permit issued for a banquet, catering, or event use shall have a life of one year. The permit may be renewed annually, without the necessity of a new application, provided that the Zoning Officer and Code Enforcement Officer have inspected the use, including capacity for any on-lot sewage disposal system, and found the use to be in compliance with all applicable ordinances and any conditions imposed by the Board of Supervisors when approving a conditional use.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Rural Commercial District: Accessory only to Hotels, motels, or inns/large short-term lodging facility; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1QQ.

Traditional Neighborhood Commercial District: Accessory only to bed-and-breakfast inns/small short-term lodging facility; Hotels, motels, or inns/large short-term lodging facility; or restaurant; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1QQ.

Village Commercial District: Accessory only to restaurant or bed-and-breakfast inns/small short-term lodging facility; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1QQ.

Aquetong Village Commercial District: In accordance with the village restaurant requirements, and permitted only as a principal use or as accessory to a village restaurant or bed-and-breakfast inns/small short-term lodging facility; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1QQ.

Carversville Village Commercial District: Accessory only to restaurant or bed-and-breakfast inns/small short-term lodging facility; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1QQ.

Bed-and-breakfast inns/small short-term lodging facilities

A building in which more than one and no more than six guest rooms are commercially offered and/or used for the temporary lodging of transient guests. Temporary lodging of transient guests means a total stay of less than 30 consecutive days. Where the Township's land use ordinances use only the term "bed-and-breakfast inn," the term shall be deemed to also include a small short-term lodging facility. The term "commercial," for the purposes of this definition, shall mean that a monetary fee is charged and/or received for utilizing a guest room.

Districts Where Allowed Districts where use is permitted by right: TNC Districts where use may be allowed as a Conditional Use: OR, RA, RB, VC, VC-1, VC-C, VR, VR-C

Vehicle Parking:
One parking space for each rental room, plus one parking space for every employee on the shift of greatest employment.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

OO. Bed-and-Breakfast Inn/Small Short-Term Lodging Facility.

(1) Any living quarters for a resident innkeeper shall have its own bathroom.
(2) Housekeeping services shall be provided to guests.
(3) There shall be no separate kitchen or cooking facilities in any guest room.
(4) Food service, if provided by the inn/facility, shall be limited to guests of the inn/facility.
(5) No zoning approval shall be granted unless the applicant has a valid County Department of Health permit. The total number of bedrooms (for residents and guests) in the bed-and-breakfast inn/small short-term lodging facility shall not exceed the number of bedrooms that the sewage system was designed to accommodate. If the proposed use is to be served by a public sewage system, the applicant shall submit documentation from the servicing authority that the proposed use will be served.
(6) A bed-and-breakfast inn/small short-term lodging facility use shall be limited to one nonilluminated sign that shall comply with regulations as set forth in Part 24: SIGN REGULATIONS. The design of the sign shall be submitted with the permit application.
(7) One off-street parking space per guest bedroom shall be provided on the premises, in addition to other off-street parking spaces required by this chapter.
(8) Prior to any zoning permit issuance, applicants shall demonstrate compliance with all other applicable laws and ordinances, including those regulating signage, parking, and lighting. Where the bed-and-breakfast inn/small short-term lodging facility is proposed to be accessory to an existing use, the applicant must demonstrate that the existing use is in compliance with all applicable laws and ordinances also.
(9) A permit issued for this use shall have a life of one year. The permit may be renewed annually, without the necessity of a new conditional use application and approval, provided that the Zoning Officer and Code Enforcement Officer have inspected the use, including capacity for any on-lot sewage disposal system, and found the use to be in compliance with all applicable ordinances and any conditions imposed by the Board of Supervisors when approving a conditional use.
(10) Guests at a bed-and-breakfast inn/small short-term lodging facility shall be subject to requirements of the Township Code of Ordinances, including but not limited to § 27-26021D.(8); § 27-2512: Environmental Controls..

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Residential-Agricultural District A: Accessory to only single-family detached or two-family Dwellings, or agricultural uses; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1OO.

Residential-Agricultural District B: Accessory to only single-family detached or two-family Dwellings, or agricultural uses; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1OO.

Village Commercial District: Accessory to only single-family detached Dwellings used as a primary residence, or agriculture; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1OO.

Aquetong Village Commercial District: Accessory to only single-family detached Dwellings used as a primary residence, or agriculture; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1OO.

Carversville Village Commercial District: Accessory to only single-family detached Dwellings used as a primary residence, or agriculture; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1OO.

Village Residential District: Accessory to only single-family detached Dwellings used as a primary residence, or agriculture; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1OO.

Carversville Village Residential District: Accessory to only single-family detached Dwellings used as a primary residence, or agriculture; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1OO.

Car washing facilities

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:

FF. Car Washing Facilities. An automated or self-serve facility for washing motor vehicles shall be permitted as an accessory use to a motor vehicle fuel station.

(1) Car washing facilities shall provide plans and studies to indicate adequate parking and stacking, ingress and egress, and internal circulation at hours of peak use.
(2) Car washing facilities shall use a water recycling system, which shall meet all state and federal requirements or standards, including the removal of suspended particulates.
(3) Frontage and lot access must be from an arterial road.
(4) All structures shall be set back 50 feet from all lot lines.
(5) A car wash may be permitted as a principal use provided that the dimensional requirements for motor vehicle service center are met and provide that there is no sale of fuels.

Cemeteries

A burial place, graveyard, and memorial grounds for deceased humans, including a mausoleum, crematory, columbarium or chapel, and pet cemeteries when operated in conjunction with a cemetery and located on such land as used for the cemetery, but excluding a funeral home and a private cemetery as defined in 9 Pa.C.S.A. § 101.

Districts Where Allowed Districts where use is permitted by right: VR-C Districts where use may be allowed as a Conditional Use: QA

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

GG. Cemetery. No burial plots, structures or parking area within the one-hundred-year floodplain. All cemeteries must comply with Chapter 8: Floodplains, and Chapter 27: Zoning, Part 21: FLOODPLAIN CONSERVATION DISTRICT.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Charitable uses

A use conducted by an organization which is

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Township of Solebury, PA

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