1.   The regulations set by this Chapter shall apply uniformly to each class or kind of structure or land, except as provided for in this Chapter.

   2.   No building, structure, or land shall hereafter be erected, constructed, reconstructed, moved, or structurally altered internally or externally and no building or structure or part thereof shall hereafter be used or occupied unless it is in conformity with the regulations herein specified for the district in which it is located.

   3.   No part of yard, or other open space, or off-street parking or loading space required about or in connection with any building for the purpose of complying with this Chapter, shall be included as part of a yard, open space, or off-street parking or loading space similarly required for any other building.

   4.   No yard or lot existing at the time of passage of this Chapter shall be reduced in dimension or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this Chapter shall meet at least the minimum requirements established by this Chapter.

   5.   All territory which may hereafter be annexed to the Township shall be considered to be zoned in the same manner as the contiguous territory inside the previous Township limits until otherwise classified.

(Ord. 1-1989, 11/18/1989)

   1.   Permitted Uses. Uses listed as permitted uses within each district in this Chapter and in Schedule 27-1 shall require no special action by the Board or by the Commission before a zoning permit is granted by the Zoning Officer.

   2.   Conditional Uses. Uses listed as conditional uses within each district in this Chapter and in Schedule 27-1 shall require individual consideration in each case because of their unique characteristics. Such conditional uses shall be referred to the Planning Commission by the Township Supervisors for review and recommendation and may be permitted only after a hearing and determination by the Board of Supervisors that such uses meet the standards in this Chapter.

   3.   Prohibited Uses. Any use not permitted by this Chapter within any district in this Chapter shall be deemed to be prohibited within that district.

   4.   Special Exceptions. Uses listed as special exceptions within each District in this Chapter shall require individual consideration because of their unique characteristics. Such special exception shall be referred to the Zoning Hearing Board for review and recommendation and may be permitted only after a public hearing and determination by the Zoning Hearing Board that such uses can be developed in compliance with the standards set forth in this Chapter.

   5.   Uses Not Provided.

      A.   Jurisdiction. Whenever a use is neither specifically permitted nor specifically denied in any zoning district established under this Chapter and an application is made to the Zoning Officer for such use, the application shall be submitted to the Zoning Hearing Board which shall have the authority to permit the use or deny the use as a special exception.

      B.   Findings. The use may be permitted only if the Zoning Hearing Board makes all of the following findings; and, the burden of proof shall be upon the applicant:

         (1)   The use is similar to and compatible with the uses listed for the subject zoning district by the Schedule of Use Regulations.

         (2)   The use in no way conflicts with the intent of the zoning district and the general purpose and intent of this Chapter.

         (3)   The use is not permitted in any other zoning district.

      C.   Planning Commission Review. At the time the application is submitted to the Zoning Hearing Board, the Zoning Officer shall also provide a copy to the Township Planning Commission for its recommendation. The Zoning Hearing Board shall not conduct a public hearing on the application until the comments from the Planning Commission are received or 30 days have passed from the time the application was referred to the Planning Commission.

      D.   Conditions. The Zoning Hearing Board may attach reasonable conditions and safeguards to any special exception approval granted, incorporating standards in this Chapter for similar uses in the district and such other conditions as the Zoning Hearing Board may deem necessary to protect and promote the public health, safety, morals and welfare and to implement the purposes of this Chapter and the Pennsylvania Municipalities Planning Code, 53 P.S. §10101 et seq.

(Ord. 1-1989, 11/18/1989, §5.2; as amended by Ord. 1-2002, 11/15/2002, §2; and by Ord. 2-2003, 10/11/2003, §2)

   Any legally established existing use of a building or structure, lot or parcel of land or part thereof, as of the effective date of this Chapter, may be continued.

(Ord. 1-1989, 11/18/1989, §5.3)

[Ord. 2-2010]

   1.   Intent. To protect the extensive wetlands and open water bodies and the unique plant and animal communities within the Township. To provide for the development of limited uses which are compatible with the unique and sensitive natural environment within this district at low densities and with suitable buffers and conditions which will minimize negative impacts of the development upon the environment:

 

NOTE: Uses not specifically listed by this schedule shall not be permitted in the OS District except as approved in accord with § 27-502.5. [Ord. 2-2010]

(Ord. 1-1989, 11/18/1989, §5.4; as amended by Ord. 2-2003, 10/11/2003, §3; by Ord. 2-2007, 6/14/2007, §2; and by Ord. 2-2010, 9/9/2010, Item 3)

   1.   Intent. To provide for the continued development of low density single family residential communities in areas of the Township having suitable environmental conditions and access to the public highway system:

 

NOTES: Uses not specifically listed by this schedule shall not be permitted in the R-1 District except as approved in accord with § 27-502.5.

(Ord. 1-1989, 11/18/1989, §5.5; as amended by Ord. 1-1996, 4/13/1996, §3; and by Ord. 2-2003, 10/11/2003, §3)

USES PERMITTED BY RIGHT (Zoning Officer)

• agricultural crop production

• amusement arcades

• audio and video production studios

• auto repair, body shops

• bakery and confectionery products

• bed and breakfast homes and inns

• bottle clubs

• bus or taxi terminals or stations

• business services

• car and truck washes

• cemeteries

• churches or places of religious worship

• commercial fishery activities

• commercial boarding homes

• community centers

• construction trades

• cultural activities including libraries, museums, art galleries

• day care centers (adults or children)

• dwelling in conjunction with a nonresidential use

USES PERMITTED BY RIGHT (Zoning Officer)

• eating and drinking establishments

• family day care homes (adults and children)

• financial institutions, insurance and real estate offices

• forestry

• funeral homes

• garden apartments

• garden supply sales

• greenhouses or plant nurseries

• indoor recreation, sports activities

• indoor theaters

• laundromats - laundries

• long term care nursing facilities

• low rise apartment buildings

• lumber and building material sales

• medial clinics

• mobile homes or individual lots

• motels

• motor vehicles, boats, farm machinery and commercial and industrial machine sales and service

• personal care homes

• personal services

• personal storage lockers

• picnic areas (public and commercial)

• playgrounds and athletic (public and commercial)

• printing and publishing

• professional offices

• radio and television studios

• religious quarters

• rental of equipment

• repair services for household appliances, electrical, jewelry, clocks, furniture and other similar items

• retail establishments

• rooming or boarding house

• semi-public buildings and uses

• single family detached dwellings

• townhouses

• two family detached dwellings

USES PERMITTED BY RIGHT (Zoning Officer)

• veterinarian offices

• video and audio rentals

• wholesale trade

CONDITIONAL USES (Planning Commission/Board of Supervisors)

• adult businesses

• amusement parks

• animal hospitals

• betting uses

• colleges, schools (public and private)

• conversion to two-family dwellings

• conversion to multi-family dwellings

• detention facilities

• essential services and utilities

• flea markets

• fraternal, civic and social clubs

• governmental services and facilities

• group homes

• group quarters

• hospitals

• hotels

• kennels

• light manufacturing

• live entertainment establishments

• mineral extraction and processing

• mobile home parks

• outdoor exhibitions, entertainment and amusements, assembly for sports

• outdoor sports

• resorts

• shopping centers

• storage yard for forest products and stone

• theaters, drive-in

• trade schools and specialized training schools

• treatment centers/clinics

• transitional housing facilities

• youth camps

CONDITIONAL USES (Planning Commission/Board of Supervisors)

• agricultural crop production

• animal husbandry - dairy and livestock production

• audio and video production studios

• auto repair, body shops

• auto service stations

• bakery and confectionery production

• business services

• car and truck washes

• construction trades

• family day care homes (adults or children)

• forestry

• garden supply sales

• laundromats - laundries

• light manufacturing

• lumber and building material sales

• mobile homes on individual lots

• motor vehicles, boats, farm machinery, and commercial and industrial machinery sales and service

• personal storage lockers

• printing and publishing

• repair services for household appliances, electrical, jewelry, clocks, furniture and other similar items

• rooming or boarding house

• single family detached dwelling

• trade schools and specialized training schools

• wholesale trade

CONDITIONAL USES (Planning Commission/ Board of Supervisors)

• agricultural products processing

• crematoriums

• data centers

• data center accessory uses

• data center equipment

• detention facilities

• essential services and utilities

• fuel storage and wholesale

• government services and facilities

• group homes

• junkyard or salvage yard

• manufacturing and industry

• mineral extraction and processing

• motor freight terminals

• saw mills and planing mills

• solid waste facilities and staging areas

• truck stops

   1.   Intent. To provide for the sitting of Commercial and Public Utilities Communication Towers and Antenna within accessible central areas of the Township at higher elevations along or near the Interstate highway. These structures are allowed only within the CT Overlay District as delineated on the Zoning Map and all applicable regulations of the underlying zoning district shall apply:

 

 

NOTES: Uses not specifically listed by this schedule shall not be permitted in the CT District except as approved in accord with § 27-502.5. [Ord. 2-2010]

(Ord. 1-1989, 11/18/1989, §5.8; as added by Ord. 2-2003, 10/11/2003, §3; and as amended by Ord. 2-2010, 9/9/2010, Item 5)

   1.   Intent. To provide for the siting of commercial and public utilities communication towers and antenna within accessible central areas of the Township at higher elevations along or near the interstate highway and to provide for the siting of race tracks. These uses are allowed only within the CT-RT Overlay District as delineated on the Zoning Map and all applicable regulations of the underlying zoning district shall apply.

 

 

NOTES: Uses not specifically listed by this schedule shall not be permitted in the CT-RT District except as approved in accord with § 27-502.5.

(Ord. 1-1989, 11/18/1989, §5.9; as added by Ord. 2-2010, 9/9/2010, Item 7)

This schedule is for reference only and the use regulations and all underlying Sections of this Chapter shall be the final determination for regulation.

Codes:   P = Permitted Use   C = Conditional Use   blank = not permitted