East Greenville City Zoning Code
ARTICLE IV
Use Regulations
§ 95-24 Regulation of uses.
Except as provided for by law, no building, structure, land, lot or premises shall be used for any purposes other than as permitted in this chapter.
§ 95-25 Purpose.
It is the intent of this article to provide clear and specific standards for uses permitted within the various East Greenville Borough zoning districts, including design standards for uses permitted in more than one district.
§ 95-26 Applicability and interpretation.
A.
When a use is proposed, the Zoning Officer shall make the final determination on which use classification described herein best or most closely defines or matches the use being proposed. If a proposed use meets the definition of more than one use classification, as defined herein, the most specific use classification which matches most precisely the proposed use shall be used.
B.
When a proposed use does not precisely match a use classification defined herein, the Zoning Officer shall determine which described use it most closely matches. If the principal use proposed is similar in most respects to a given described use, as determined by the Zoning Officer, then the proposed use shall be classified according to the use defined herein.
C.
All uses permitted by right, by conditional use or by special exception shall be subject to the use regulations herein, as well as any applicable district regulations, and any other applicable provisions as are specified in this chapter. If there is a conflict between the use regulations herein and any other applicable regulations, the more restrictive regulation shall apply, unless otherwise noted.
D.
A building, structure, lot, or premises shall be permitted only one principal use, except as may be provided for in this chapter.
E.
A building, structure, lot, premises, or use shall not be altered, partitioned or subdivided in any manner for the purpose of creating an additional principal use, or additional accessory uses, except as may be provided for in this chapter.
§ 95-27 Permitted uses.
A.
Use by right. In any given district, a use is permitted by right provided it is listed as such in the district regulations, provided it can comply with the applicable use regulations stated herein, and provided a use and occupancy permit has been duly issued by East Greenville Borough, as specified in this chapter.
B.
Use by conditional use approval. In any district, a use is permitted by conditional use approval provided it is listed and meets the conditions in the district regulations, and provided it can comply with the applicable use regulations stated herein. In addition, the use is subject to approval or denial by Borough Council. If approved, Borough Council may impose further conditions to ensure the protection of adjacent uses and the health, safety and general welfare of the residents, and to implement the purposes of this chapter and the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq. Following approval and conditions of Borough Council, the use is subject to all other applicable codes, permits, regulations, and standards expressed in this chapter.
C.
Use by special exception. In any district, a use is permitted by special exception provided it is listed as such in the district regulations, and provided it can comply with the applicable use regulations stated herein. In addition, the use is subject to approval or denial by the Borough Zoning Hearing Board. If approved, the Zoning Hearing Board may impose further conditions to insure the protection of adjacent uses and the health, safety and general welfare of the residents and to implement the purposes of this chapter and the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq. Following approval and conditions of the Zoning Hearing Board, the use is subject to all other applicable codes, permits, regulations, and standards expressed in this chapter.
D.
Accessory uses permitted.
(1)
An accessory use is permitted if it is listed as a permitted accessory use in the district use provisions. Accessory uses not listed as such are not permitted, except when the Zoning Officer determines a use qualifies as "subordinate and customarily incidental to" the principal use of the subject tract.
(2)
Accessory uses, when permitted, are subject to the district regulations, the provisions of the uses regulations established herein, and all other applicable sections of this chapter.
(3)
Accessory uses shall be subordinate to a permitted principal use on the lot and may not in any case be a principal use.
(4)
Any proposed use that is accessory to a use that is permitted by conditional use, special exception, or variance shall require the same level of review and approval.
E.
Uses not permitted. Any use not listed in the district in question as explained above is not permitted.
F.
Use by variance. Any use not permitted in the district regulations or conforming to the use regulations or applicable provisions of this chapter may be permitted if a variance for relief of those requirements is granted by the Zoning Hearing Board. If approved, the Board may impose further conditions to ensure the protection of adjacent uses, and the health, safety and general welfare of the residents. Following approval and conditions of the Board, the use is subject to all other applicable codes, permits, regulations, and standards expressed in this chapter.
§ 95-28 Legal status of uses.
A.
The following terminology is assigned to uses, based upon their method of institution. Refer to Article XV, Nonconforming Structures, Uses, and Lots, for treatment of these various circumstances.
(1)
Conforming use. The use meets all applicable standards and regulations as established in this Zoning Ordinance.
(2)
Nonconforming use. The use does not meet all applicable standards and regulations as established in this Zoning Ordinance.
(3)
Legally nonconforming use. The use does not meet all applicable standards and regulations as established in the Zoning Ordinance, but the use or property received the required Borough approval through the variance process or was legally instituted prior to the adoption of this chapter or the applicable Zoning Ordinance standard.
(4)
Illegal use. A use which may or may not conform to zoning, but never received the appropriate Borough approval.
B.
A use created by conditional use approval, special exception approval, or variance approval may only undergo alteration, addition, expansion, or intensification of the use by reapplication and reapproval of the body granting original approval.
§ 95-29 Categories of permitted uses.
[Amended 5-6-2024 by Ord. No. 2024-04; 3-3-2025 by Ord. No. 2025-02]
A.
Accessory uses.
(1)
Use A-1: accessory structure, residential. A building or structure erected for the private use of the owner or occupant of a single-family dwelling unit (attached or detached) which is situated on the same lot as the residence and used for common household purposes, storage or vehicular parking. This includes but is not limited to a detached garage, storage shed, gazebo, deck, barn, private greenhouse, carport, or shelter for pets. Residential swing sets shall not be considered structures. The following additional regulations shall be satisfied:
(a)
All residential accessory structures shall require a zoning permit. Construction or alteration of residential accessory structures greater than 200 square feet in area or greater than 15 feet in height shall require a building permit and use and occupancy permit with inspections.
(b)
The total ground floor area of all accessory structures on any one lot shall not exceed 450 square feet, unless a greater floor area is authorized by approval of a conditional use by Borough Council.
(c)
The maximum height of all accessory buildings shall be 15 feet.
(d)
The area of all residential accessory structures will be calculated into the impervious surfacing on the property, unless made of demonstrably pervious surfacing.
(e)
Setbacks:
[1]
No accessory structure may be erected or placed within the required front yard setback or between the front facade of the principal building and the right-of-way, whichever is greater.
[2]
A residential accessory structure with a footprint smaller than 200 square feet shall not be constructed closer than five feet from any side or rear property line, notwithstanding the principal building setback of the district.
[3]
A residential accessory structure with a footprint larger than 200 square feet shall be required to meet the principal building setbacks for the district in which it is located.
[4]
Notwithstanding the above, the structure shall not be constructed closer than 10 feet from any other structures, whether on the same lot or on an adjacent lot.
(2)
Use A-2: accessory structure, nonresidential. A building or structure erected for uses customarily incidental to a legally established nonresidential use. The following additional regulations shall be satisfied:
(a)
The location of the accessory structure shall not violate any district zoning provision or use in which it is located, or any aspect of an approved land development plan. An accessory structure placed on an area that is already impervious, but not required for parking or other zoning use purposes, shall not be considered in conflict with an approved land development plan.
(b)
A trailer, freezer, or shipping container, whether or not removed from its wheels, shall not be used as an accessory structure.
(c)
An accessory structure shall not be used to establish a new or unrelated use on the premises.
(d)
Setbacks:
[1]
No accessory structure may be erected or placed within the required front yard setback or between the front facade of the principal building and the right-of-way.
[2]
A structure with a footprint smaller than 200 square feet shall not be constructed closer than 10 feet from any side or rear property line, notwithstanding the principal building setback of the district.
[3]
A structure with a footprint larger than 200 square feet shall be required to meet the principal building setbacks for the district in which it is located.
[4]
Notwithstanding the above, the structure shall not be constructed closer than 10 feet from any other structures, whether on the same lot or on an adjacent lot.
(3)
Use A-3: bed-and-breakfast home. A home occupation that provides one to five rooms for occasional paying guests on an overnight basis for periods not to exceed 14 days. A bed-and-breakfast home is allowed only in an owner-occupied single-family detached dwelling when operated as a home occupation. Use A-3: bed-and-breakfast home may be permitted in any zoning district upon special exception approval by the Zoning Hearing Board and when the following requirements are met:
(a)
A bed-and-breakfast home is allowable only in a building originally constructed as a single-family detached dwelling and on a lot with a minimum area of 10,000 square feet.
(b)
A bed-and-breakfast home shall not have more than five guest rooms.
(c)
No guest may stay for more than 14 consecutive days.
(d)
Meal service for guests is limited to breakfast and shall not include the sale of alcoholic beverages.
(e)
The operator shall maintain a current guest register.
(f)
Any modifications, additions, or alterations to the building are allowed only on the side and rear of the building. The structure's facade shall be maintained to appear as a single-family dwelling.
(g)
Each bed-and-breakfast facility shall be equipped with smoke detectors and fire extinguishers in accordance with the requirements of the Pennsylvania Department of Labor and Industry, the Property Maintenance Code, and/or Building Code. Guests shall be provided with information regarding the floor plan of the building and the location of emergency exits.
(h)
A telephone shall be provided in each guest room or, where infeasible, guests shall be provided information on the location of a telephone that is accessible to all guests at any time.
(i)
No separate kitchen or cooking facilities shall be provided in guest rooms.
(j)
The business shall employ no employees other than family members residing in the dwelling. This provision shall not prohibit contracted services for occasional cleaning, maintenance, and the like.
(4)
Use A-4: commercial vehicle parking. The parking of pickup trucks, panel trucks, vans and similar vehicles over 3/4 ton's capacity on lots or parcels, whether containing advertising or not, which are associated with or instrumental to the operation of a business. Flatbed, truck, semi- and tractor-trailers designed, intended, arranged or used for hauling or transporting goods, property or equipment shall be included in this definition. The following additional regulations shall be satisfied:
(a)
A maximum of one commercial vehicle may be parked off-street on a residential property, provided it is kept in a garage, carport, or in a legal parking space. Parking of commercial vehicles on grass or other unfinished surfaces shall not be permitted.
(b)
Commercial vehicles shall not be parked in any required yard setback.
(c)
Commercial vehicle parking shall be screened from view from a street, alley, or abutting residential property.
(d)
Commercial vehicles shall not be parked on a public street except during the duration of servicing a residential property. Such a vehicle cannot be parked overnight on a public street unless permitted by the Borough.
(5)
Use A-5: drive-through facilities. A building, design, facility, or structure, or portion thereof, from which a business, product or service is transacted, or is capable of being transacted, directly with customers located in a motor vehicle during the transaction. The following additional regulations shall be satisfied:
(a)
A queuing study shall be performed to demonstrate that adequate space can be provided on site and the queue will not spill back off site onto adjacent accesses and/or public roadways. A plan illustrating the maximum queue is to be included in the study with appropriate documentation as to how the maximum queue was calculated. The plan shall also demonstrate that safe pedestrian access can be provided to and from the building and adjacent parking spaces.
(b)
Lots fronting an arterial roadway shall provide ingress to the drive-in facility from an aisleway that is no less than 12 feet in width within the interior circulation of the lot.
(c)
Ingress to the drive-in facility shall occur from an aisleway within the interior circulation of the lot, and not directly from an arterial highway.
(d)
Egress from the drive-in facility shall not occur within 15 feet from a pedestrian entrance or exitway to the building.
(e)
A clearly marked crosswalk shall connect the entryway(s) to the parking lot and shall be situated perpendicular to the drive-through stacking lane.
(f)
A drive-through facility shall not be located within the front yard area.
(6)
Use A-6: family child-care home. As defined by 55 Pa. Code § 3290, family child-care homes are "facilities in which out-of-home care is provided, at any one time, for part of a twenty-four-hour day to four, five or six children who are not related to the operator and who are 15 years of age or younger." Such facilities may be private or public, profit or nonprofit. Use A-6: family child-care homes may be only permitted upon special exception approval by the Zoning Hearing Board and when the following requirements are met:
(a)
A family child-care home shall only be located in a single-family detached dwelling and on a lot with a minimum area of 10,000 square feet.
(b)
Any addition or improvement to an existing residential structure or property for purposes of child care shall preserve its residential character. The scale, bulk, height, and roof pitch of any addition and the building materials used shall be compatible with the existing structure.
(c)
No portion of a family child-care home shall be located within 300 feet of any potentially hazardous land use or activity which could pose a threat to the safety and welfare of the children, staff, and other occupants at the facility. Hazardous land uses or activities include, but shall not be limited to, medical marijuana dispensaries, medical marijuana growers/processors, gasoline service stations, dry cleaners, industrial operations, storage of flammable or high pressure underground pipelines, and truck or rail loading areas.
(d)
When an outdoor play area is provided there shall be fencing of adequate height (four-foot minimum) along the perimeter of any outdoor play area in order to physically contain the activity of children. Play equipment, such as a swing set or slide, shall not be located closer than 10 feet from any property line.
(e)
An on-site dropoff area shall be provided with sufficient area to allow the temporary parking of at least two vehicles.
[1]
An existing driveway may be used for the dropoff area if it can be demonstrated that there is sufficient space available in the driveway, which is not otherwise occupied or committed, to safely accommodate two parked vehicles. If a driveway is used for the dropoff area and the property fronts an arterial or collector street, then an on-site turnaround area shall be provided so that vehicles can exit the site driving forward.
[2]
In cases where the existing driveway cannot function as a dropoff area, new on-site dropoff spaces shall be provided.
(f)
All facilities shall have a certificate of compliance (license) from the Pennsylvania Department of Human Services in order to operate. Proof of licensure shall be provided to the Borough upon request.
(g)
In addition to the requirements herein, strict compliance with all applicable provisions of 55 Pa. Code Chapter 3290 is required.
(h)
The requirements herein shall not apply to care provided to relatives or care furnished in places of worship during religious service.
(7)
Use A-7: fences and walls. Any artificially constructed barrier or structure of any material or combination of materials, erected to enclose or screen areas of land which may be located within the yard requirement of the zoning district. The following additional regulations shall be satisfied:
(a)
No fence or wall over four feet in the front yard area, or six feet in height in either the side yard or rear yard area, except a retaining wall or a wall of a building permitted under the terms of this chapter, shall be erected within any yard area.
[1]
Corner properties have two front yards, one facing each street. The four-foot height limitation applies to both front yards.
(b)
No fence or wall, except a retaining wall or a wall of a building permitted under the terms of this chapter, over six feet in height shall be erected within any required open space unless that portion of the fence or wall which exceeds six feet in height has a ratio of open area to solid area of at least 4 to 1.
(c)
A fence is permitted up to but not upon a property line provided that the smooth or finished side of the fence faces out.
(d)
A fence shall not be erected in, or interfere with, the sight triangle for vehicular traffic.
(e)
A fence may not be erected within a floodplain area, swale, or other watercourse system such that it impedes the flow of stormwater from the site or that of an adjoining property.
(f)
The Zoning Hearing Board may authorize the erection of walls or fences of greater height in such cases as may be necessary to provide adequate protection, shielding or screening of open storage or equipment areas where allowed in LI Limited Industrial and BC Borough Commercial Districts.
(8)
Use A-8: home-based business, no-impact. A business or commercial activity administered or conducted as an accessory use which is clearly secondary to the use as a residential dwelling and which involves no customer, client or patient traffic, whether vehicular or pedestrian, pickup, delivery or removal functions to or from the premises in excess of those normally associated with residential use. The business or commercial activity shall satisfy the following requirements:
(a)
The business activity shall be compatible with the residential use of the property and surrounding residential uses.
(b)
The business shall employ no employees other than family members residing in the dwelling.
(c)
There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.
(d)
There shall be no outside appearance of a business use, including, but not limited to, parking, signs or lights.
(e)
The business activity may not use any equipment or process which creates noise, vibration, glare, fumes, odors or electrical or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood.
(f)
The business activity may not generate any solid waste or sewage discharge in volume or type which is not normally associated with residential use in the neighborhood.
(g)
The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.
(h)
The business may not involve any illegal activity.
(9)
Use A-9: outdoor dining. An eating area with tables and chairs that is located outside of and accessory to use D-6: microbrewery/microdistillery/microwinery, D-11: dine-in restaurant, or D-12: take-out restaurant. The following additional regulations shall be satisfied:
(a)
Outdoor dining shall not obstruct or interfere with pedestrian circulation on or off site and shall have unobstructed aisles and entrances. When conducted in the right-of-way, a minimum of five feet of sidewalk width shall remain unobstructed.
(b)
A minimum of five feet shall be maintained between fire hydrants and outdoor dining areas.
(c)
Outdoor dining areas shall be kept sanitary, neat, and clean at all times. They shall be kept free from accumulation of food, litter, snow, ice, and any dangerous or unsanitary matter.
(d)
If located in a parking lot or street right-of-way, the outdoor dining area shall be physically separated from drive aisles, parking spaces, or any motor vehicle traffic area by a railing, fence, planter box, or combination thereof.
(e)
Any encroachment into a street, public parking lot, shared driveway, or other area to which the owner of the establishment seeking outdoor dining does not have full and sole ownership over shall be approved by any owners or holders of easements or rights to the area prior to establishing any outdoor dining area.
(10)
Use A-10: outdoor storage. The outdoor keeping of junk, material, merchandise, or any goods in an unroofed or open area, or unenclosed building for more than 24 hours. The following additional regulations shall be satisfied:
(a)
All outdoor storage areas shall be located within the building envelope, as created by the yard setback requirements. In addition, no outdoor storage area shall be located between the principal building(s) on a site and a public street, nor shall it be located closer than 15 feet to any side or rear property line, nor 15 feet from any structure or lot. Furthermore, no part of a public right-of-way, buffer area, stormwater management systems, or required parking spaces shall be used for outdoor storage.
(b)
Where permitted, outdoor storage areas shall occupy an area less than 25% of the ground floor area of the principal building or structure.
(c)
In order to shield outdoor storage facilities from direct view from adjacent properties and the public right-of-way at ground level and to prevent access by children and members of the general public, all outdoor storage facilities shall be completely enclosed by either walls or fencing at least six feet in height with self-closing, self-latching gates/doors with a secure lock. In the event that the required walls/fencing does not adequately screen an outdoor storage facility, high-density landscaping sufficient to screen the storage area from view shall be required.
(d)
No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces. All material or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise be attractive to rodents or insects shall be stored outdoors only in closed, sealed containers.
(e)
The practice of storing or depositing any abandoned or junked automobiles, vehicles, machinery or discarded equipment of any kind, or parts thereof, in or on any public or private property, vacant or occupied, within the Borough of East Greenville shall be deemed to be and constitute a nuisance and is hereby prohibited.
(f)
All solid and liquid wastes shall be disposed of in a timely and environmentally safe manner.
(11)
Use A-11: recreational vehicles. A vehicle built on a single chassis; 400 square feet or less when measured at the largest horizontal projection; designed to be self-propelled or permanently towable by a light-duty truck; designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use. The following additional regulations shall be satisfied:
(b)
Recreational vehicles may be temporarily or seasonally stored outdoors in residential zoning districts.
(c)
Storage of the recreational vehicle shall not diminish the required on-lot parking spaces.
(d)
No recreational vehicle may be erected or placed within the required front yard setback or between the front facade of the principal building and the right-of-way.
(e)
No such vehicle shall be parked on a public street without first obtaining a permit from the Borough.
(f)
No more than one recreational vehicle shall be permitted per residential lot.
(g)
The habitation of a recreational vehicle shall be prohibited.
(12)
Use A-12: refuse collection facilities. The storage of refuse inside a building(s) or within an outdoor area completely enclosed by either walls or opaque fencing (a dumpster enclosure). The following additional regulations shall be satisfied:
(a)
Such facilities shall be architecturally compatible with the principal building(s) on site.
(b)
Such facilities shall be completely enclosed by either walls or opaque fencing at least six feet in height with self-closing and self-latching gates. No chain-link fences or cinder block shall be used for such enclosures.
(c)
Such facilities shall be designed in a manner which can accommodate large collection trucks.
(d)
Landscaping is encouraged around such facilities.
(e)
Refuse collection facilities attached to or within buildings shall be subject to the same building setbacks as the buildings.
(f)
Refuse collection facilities detached from residential buildings shall be subject to the setback of 10 feet from all property lines.
(13)
Use A-13: renewable energy systems. Solar, small-scale wind, and geothermal energy facilities are permitted as accessory uses in all zoning districts when they comply with the requirements of § 95-165, Renewable energy systems.
(14)
Use A-14: satellite dishes or antennas.
(a)
Satellite dish. A device incorporating a reflective surface that is solid, open mesh, or bar configured, and is in the shape of a shallow dish, cone, or parabolic figure which is larger than 24 inches in diameter. Such device is used to receive radio, television or electromagnetic radiation between terrestrial and/or orbital bases. The following additional regulations shall be satisfied:
[1]
A satellite antenna shall not be located within a front yard, unless a certification from the installer is submitted to the Zoning Officer certifying that the antenna cannot be feasibly located in any other area on the premises in question.
[2]
Roof mounting is not recommended. If roof mounted, the antenna shall be located on a portion of the roof sloping away from the front yard of the lot, and no portion shall project above the ridgeline.
[3]
Satellite antennas mounted on nonresidential buildings shall be architecturally screened if visible from the public street. Ground-mounted antennas installed on nonresidential properties shall be visually screened from the public street and adjoining residential properties.
[4]
An edge of any satellite antenna shall not be erected within five feet of any property line.
(b)
Vertical antennas. A system of wires, poles, rods, towers, or similar devices used for the reception or transmission of electromagnetic waves external to or attached to the exterior of a building, including the supporting structures for such devices. The following additional regulations shall be satisfied:
[1]
Transmitting antennas requiring FCC approval are included in this section. Standard, nonsatellite, home reception antennas are exempt from the provisions of this section.
[2]
Such antennas shall not be located within the front yard area, and are required to comply with regulations of the Borough Building Code.
[3]
In residential zoning districts, such antennas are required to comply with the height restrictions of the district in which they are located, whether roof- or ground-mounted.
[4]
In nonresidential zoning districts, ground-mounted, commercially utilized antennas, and antennas (to include, but not be limited to, two-way radio from a base to land-mobile antenna, such as radio-dispatched taxis, and antennas used for restaurants, offices, industries or other businesses) exceeding 35 feet in height shall be erected at a distance from the property line equal to its height. If such a structure is located on a lot abutting a residential district, it shall be located at 200 feet from the residential zone. This shall not restrict the use of antennas for emergency, military, or public safety dispatch communication.
(15)
Use A-15: swimming pool, residential. A body of water or receptacle for water having a depth at any point greater than 12 inches which is primarily used or intended to be used for swimming or bathing by the owner or occupant of a single-family dwelling unit (attached or detached). The following additional regulations shall be satisfied:
(b)
A swimming pool, filters, pumps and other mechanical equipment shall not be permitted in the front yard and shall conform to the rear and side yard setbacks of the applicable zoning district.
(c)
Swimming pools, whether above- or below-ground, not removed prior to the first day of November each year shall be considered permanent and are required to meet the zoning district requirements with respect to impervious surface.
(d)
At the time of application for a zoning permit it shall be demonstrated that the drainage, including stormwater runoff, for a pool is adequate and will not interfere with the water supply system, existing sewage facilities, public streets, and shall not drain onto a neighboring property.
(e)
Water contained in swimming pools shall be kept healthy and sanitary at all times and shall not emit offensive odor that creates a nuisance or unhealthy condition.
(f)
Abandoned pools shall be removed or appropriately filled in and covered underground.
(g)
The pool shall meet current UCC regulations or shall be completely enclosed by a fence or wall not less than four feet in height, with a self-locking gate as access. In addition, swimming pools equipped with elevated platforms or walkways that are at least four feet above the ground need not be fenced if the design prevents access by ladders or steps which can be made inaccessible and locked when not attended or in use.
(h)
Wading pools are exempt from these provisions and are considered temporary pools if made of plastic, light metal, or other light-duty materials which do not exceed a full volume depth of 12 inches at the highest point and which are completely emptied of water when not in use.
B.
Residential uses.
(1)
Use B-1: single-family attached dwelling (townhouse). A townhouse or row house is a single-family attached or semidetached (in the case of end units) dwelling within a multi-dwelling building, consisting of at least three but no more than eight such dwelling units, with each unit occupying the total space from ground to roof, and joined to each other by not more than two vertical, common party walls, which also serve as the lot line dividing the properties. Townhouses may be one-, two-, or three-level dwelling units, provided they do not exceed the district height limitation.
(2)
Use B-2: single-family detached dwelling. A dwelling unit designed and used exclusively as the residence for only one family unit, that is the only dwelling unit located on the parcel it is situated on, and that is not attached to any other structures or dwelling units, except accessory structures permitted in this chapter.
(3)
Use B-3: single-family semidetached dwelling (twin). A dwelling unit in which one side wall is a party wall in common with a neighboring dwelling unit designed so that the vertical party wall separates two families, and acts as the lot line dividing the properties, but it is otherwise surrounded by required yard areas.
(4)
Use B-4: two-family detached dwelling (duplex). A building having two separate dwelling units, one over the other or side-by-side, so that each unit shares one and only one common partition. Both dwelling units are located on a single parcel and are under common ownership. All such dwellings are subject to the following regulations:
(5)
Use B-5: mobile home park. A parcel or contiguous parcels of land which has been so designated and improved that it contains two or more lots, improved with the necessary utility connections and other appurtenances necessary for the placement thereon of mobile homes.
(6)
Use B-6: multifamily development. A multifamily development is a detached, residential building containing at least three permanent dwelling units in a variety of combinations, including side-by-side, over and under, or back-to-back with another dwelling unit. The following additional standards shall be satisfied:
(a)
Dwelling units in a multifamily development shall meet or exceed the following minimum unit sizes:
(b)
The dwelling units may share outside access and internal hallways, lobbies and similar facilities.
(c)
The dwelling units cannot be individually lotted, but shall share a lot or parcel on which the building is located; except under condominium law.
(d)
More than one multifamily building may be located on a single lot so long as it complies with dimensional requirements of the underlying zoning district and with the requirements herein.
(e)
Multiple buildings permitted. When two or more multifamily buildings are proposed, they shall be separated by a minimum distance of 30 feet, in addition to required zoning district setbacks.
(f)
Any accessory use on the same lot with and that is determined to be customarily incidental to this use by the Zoning Officer is permitted. Such accessory use(s) may include but is not limited to any administrative offices, laundry facilities, refuse collection facilities, or recreation facilities that are used exclusively by residents, their visitors, or employees.
(g)
Open space. A minimum of 20% of the total lot area occupied by a multifamily development shall be provided as vegetated or landscaped open space. Any area utilized for landscape buffers and naturalized stormwater management may be located within the required open space area.
(h)
Any multifamily development with eight or more units must also satisfy the following requirements:
[1]
Landscape buffer required. A landscape buffer 15 feet in width shall be provided along the side and rear property lines in order to screen the development from neighboring properties. The landscape buffer shall meet the requirements of Chapter 85, Subdivision and Land Development.
[2]
Refuse collection facilities required. A refuse collection area that is convenient for access by residents and meeting the requirements of use A-12: refuse collection facilities must be provided on site.
[3]
Centralized postal service hub(s) required. In order to ensure efficient and secure postal service, a central location where residents' mail and parcels/packages may be delivered shall be provided on site. Each building in a multifamily development must either offer a single mail room where all residents may receive mail, or an exterior cluster of mailboxes that limits the number of delivery locations for postal workers.
(i)
Transportation impact study required. In order to analyze and mitigate potential traffic impacts associated with the proposed development, a transportation impact study shall be required for any multifamily development with 25 or more dwelling units. Transportation impact studies shall be prepared pursuant to § 85-122, Transportation impact study, of the Subdivision and Land Development Ordinance.
C.
Community service and institutional uses.
(1)
Use C-1: cemetery. An area of land used or intended to be used for the burial of the dead, dedicated for such purposes and licensed by the state authority having jurisdiction. The following additional standards shall be satisfied:
(a)
No more than 10% of the area, to a maximum of one acre, may be devoted to accessory buildings not serving as burial markers or memorials.
(b)
A forty-foot screening or opaque buffer strip, unoccupied except for landscaping and walkways, shall be provided between any building or burial site and the cemetery property line.
(c)
Any entrance features, such as gates or columns, shall not exceed a height of 14 feet.
(d)
Crematoriums shall not be permitted within a cemetery.
(2)
Use C-2: club/lodge. A building or portion thereof that houses the headquarters or meeting place of members of a nonprofit organization where educational, social, or recreational activities take place. Only members of the organization or authorized guests shall attend events at the club/lodge.
(3)
Use C-3: day-care facility. A facility and associated outdoor play areas in which out-of-home care is provided for part of a twenty-four-hour day for seven or more children under the age of 15 or any number of persons over the age of 15. Such use shall be distinct from use A-6: family child-care home. The following additional standards shall be satisfied:
(a)
When such facilities meet the definition of a child-care center, pursuant to 55 Pa. Code § 3270, or a group child-care home, pursuant to 55 Pa. Code § 3280, strict compliance with all applicable regulations is required. Furthermore, proof of licensure shall be provided to the Borough upon request.
(b)
No portion of a child day-care facility shall be located within 300 feet of any potentially hazardous land use or activity which could pose a threat to the safety and welfare of the children, staff, and other occupants at the facility. Hazardous land uses or activities include, but shall not be limited to, medical marijuana dispensaries, medical marijuana growers/processors, gasoline service stations, dry cleaners, industrial operations, storage of flammable or high-pressure underground pipelines, and truck or rail loading areas.
(c)
Such facilities shall include constant supervision of clients during all hours of operation.
(d)
When an outdoor play area is provided there shall be fencing of adequate height (four-foot minimum) along the perimeter of any outdoor play area in order to physically contain the activity of clients. Play equipment, such as a swing set or slide, shall not be located closer than 10 feet from any property line.
(e)
A minimum of 40 square feet of interior floor area shall be provided for each client, excluding for such calculation halls, kitchen, staff areas, utility rooms and bathroom areas.
(f)
A dropoff/pickup area with sufficient capacity for one parking space per 20 clients shall be provided on site. The parking spaces for dropoff/pickup may be the same as required by the minimum parking requirements of this chapter.
(4)
Use C-4: educational institution. A facility, building, lot, parcel, use, or group of facilities, buildings, and uses that provides a broad educational curriculum to individuals enrolled therein, and is licensed by the State Department of Education, including private and public kindergartens, elementary, junior and senior high schools, colleges, universities, and theological schools. The following additional standards shall be satisfied:
(a)
Building spacing. When multiple buildings are proposed, such buildings shall be separated by the greater value of the height of the taller of the two adjacent buildings or 25 feet.
(b)
Landscape buffer required. A landscape buffer 15 feet in width shall be provided along any property line abutting a residential district or property in order to screen the educational institution from residential uses. The landscape buffer shall meet the requirements of Chapter 85, Subdivision and Land Development.
(c)
Transportation impact study required. In order to analyze and mitigate potential traffic impacts associated with the proposed development, a transportation impact study shall be required. Transportation impact studies shall be prepared pursuant to § 85-122, Transportation impact study, of the Subdivision and Land Development Ordinance.
(d)
Fencing. Fencing surrounding outdoor recreation areas, such as sports courts, shall be required and may be as high as 12 feet provided that the fence is set back a minimum of 10 feet from all property lines.
(5)
Use C-5: emergency services. A facility, building, lot, parcel, use, or group of facilities, buildings, and uses that provides for ambulance, fire, police, rescue, and other emergency services of a municipal or volunteer nature.
(6)
Use C-6: library, museum, or community center. A facility, building, lot, parcel, use, or group of facilities, buildings, and uses that is open to the general public or a subset thereof (e.g., senior citizens) for educational, social or recreational programs and other community uses and owned and operated by a civic, educational, municipal, philanthropic, religious, or tax-exempt entity.
(7)
Use C-7: place of worship. A church, synagogue, temple, mosque, or other place of religious worship, including any accessory use or structure, such as administrative facilities, education or day-care facilities or dwelling(s) located on the same lot. The following additional standards shall be satisfied:
(8)
Use C-8: residential care facility. A facility in which residents that are elderly, ailing, or recovering from illness/injury reside within rentable rooms or dwelling units and where they have access to skilled medical care and are provided supervision or assistance with activities of daily living. The following additional standards shall be satisfied:
(a)
Leasable dwelling units may contain kitchen facilities and any other facility that a traditional dwelling unit may contain.
(b)
Any accessory use on the same lot with and customarily incidental to this use is permitted, including any accessory retail, personal care business, office or cafeteria use that is used exclusively by residents, their visitors, or employees.
D.
Commercial uses.
(1)
Use D-1: age-regulated use. An age-regulated use shall include the following uses as defined in § 95-11: adult use, bail bond agency, check cashing business, gun shop, hookah bar, pawnshop, payday lender, shooting range, and smoke shop. Any business that sells or offers products containing Delta-8 THC (tetrahydrocannabinol) or Kratom, and any business that permits or sanctions off-track betting or gambling on horse racing outside a racetrack shall also be considered an age-regulated use. These enumerated uses have statutory limitations that allow patronage only by individuals 18 years of age or older; however, a minor individual may accompany an adult under certain circumstances (e.g., an individual under 16 years of age may not use a shooting range unless accompanied by a person 18 years of age or older, pursuant to 58 Pa. Code § 135.181). The following additional regulations must be satisfied:
(a)
No age-regulated use shall be located on a lot that directly abuts a lot occupied by an existing residence, place of worship, public or private school, playground, or park.
(b)
Age-regulated uses shall be housed in completely enclosed buildings, designed and used in a manner which prevents the viewing of age-restricted activities, products, or materials from outside the building. No exterior display of products or activities shall be permitted, except for a sign that identifies the name of the establishment and its hours of operation, in conformance with the requirements of Article XIV, Signs, of this chapter.
(c)
If any portion of a proposed use meets the definition of an age-regulated use, then the use shall be considered an age-regulated use and shall comply with the requirements of Use D-1: age-regulated use.
(2)
Use D-2: bank. A building or portion thereof where the primary use is the processing of credit or monetary transactions, including a savings and loan association, credit union, and other financial establishment.
(a)
Use A-5: drive-through facility may be established as an accessory use to a bank provided that all requirements of the use are met.
(3)
Use D-3: event facility. An establishment that primarily rents space in a building, structure, and/or lot for private, prescheduled events. Such facilities are not open to the general public during events and attendees are limited to those renting the facility and their invited guests. Examples of private events include weddings, bar or bat mitzvahs, birthday parties, conferences, or other family or community social events.
(4)
Use D-4: funeral home. A building or portion thereof used for human funeral services or memorial services. Such facilities may contain provisions for chapel, embalming, viewing, and other services used in preparation of the deceased, including the storage of caskets, supplies, and funeral vehicles.
(5)
Use D-5: gasoline service station. Any premises, lot or parcel where the primary use is the storage, dispensing and supply of gasoline, other petroleum fuels, and/or alternative fuels for vehicles are sold. Same-day, regular vehicle maintenance activities such as oil changes, lubrication, and battery and tire replacement may be performed on premises when located within an enclosed building. Gasoline service stations shall not include heavy automotive maintenance and repair activities such as engine overhaul, transmission repair or replacement, painting, or body work. The following additional standards shall be satisfied:
(a)
Queuing study required. A queuing study shall be performed to demonstrate that adequate space can be provided on site and the queue will not spill back off site onto adjacent accesses and/or public roadways. A plan illustrating the maximum queue is to be included in the study with appropriate documentation as to how the maximum queue was calculated. The plan shall also demonstrate that safe pedestrian access can be provided to and from the building and adjacent parking spaces.
(b)
Transportation impact study required. In order to analyze and mitigate potential traffic impacts associated with the proposed development, a transportation impact study shall be required. Transportation impact studies shall be prepared pursuant to § 85-122, Transportation impact study, of the Subdivision and Land Development Ordinance.
(c)
Landscape buffer required. A landscape buffer 15 feet in width shall be provided along any property line abutting a residential district or property. The landscape buffer shall meet the requirements of Chapter 85, Subdivision and Land Development.
(d)
No more than two repair bays may be included at a use D-5: gasoline service station; any facility exceeding this capacity shall be deemed use F-3: automobile sales or service.
(e)
No storage or servicing of vehicles shall be permitted outdoors. Any storage or service of vehicles shall only occur within an enclosed building.
(f)
All activities except those performed at fuel or air pumps shall be performed within an enclosed building.
(g)
No merchandise may be displayed in front of the building line facing a public street or under any canopy area.
(i)
Canopy design. Where canopies, awnings, or similar shelter from the elements are provided over fuel pumps or other customer areas they shall comply with the standards herein.
[1]
All canopies shall comply with the setback requirements for principal structures in the underlying zoning district.
[2]
Canopies shall be set back at least 15 feet from property lines or ultimate rights-of-way lines and 50 feet from abutting residential districts or properties.
[3]
Canopies shall have a maximum height of 16 feet measured to the underside of the canopy.
[4]
Lighting for canopies shall use full cutoff flat lens luminaires.
(6)
Use D-6: microbrewery/microdistillery/microwinery. A facility specializing in the production, packaging, sampling, sale, and on- or off-premises consumption of beer, wine, cider, malt beverages and/or distilled liquors. Production of beer, wine, cider, malt beverages and/or distilled liquors shall not exceed a combined total of 100,000 gallons annually. Such use may be associated with a use D-11: dine-in restaurant. The following additional standards shall be satisfied:
(a)
The facility shall be licensed by the Pennsylvania Liquor Control Board.
(b)
Use A-9: outdoor dining may be established as an accessory use to a dine-in restaurant provided that all requirements of the use are met.
(c)
Any brewery, winery, or distillery that produces a net volume greater than 100,000 gallons annually shall be treated as use F-7: manufacturing, processing, and production.
(7)
Use D-7: mixed use. A building which contains both residential dwelling unit(s) and at least one nonresidential use. The following additional standards shall be satisfied:
(a)
Dwelling units shall not be located within the ground floor of any mixed-use building. This shall not preclude incidental pedestrian entrances on the ground floor that lead to a dwelling elsewhere in the building.
(b)
Regardless of the number of residential dwelling units proposed, the use regulations for use B-6: multifamily development as set forth in § 95-29B(6) shall apply to all mixed-use buildings.
(c)
Only those uses which are expressly permitted in the applicable zoning district shall be permitted in a mixed-use building. The applicable use regulations for said use(s) shall be complied with.
(8)
Use D-8: overnight lodging. Overnight lodging includes hotels, motels, inns, bed-and-breakfasts, and similar uses where guests may rent a room on a nightly basis for a fee. The following additional standards shall be satisfied:
(a)
No guest rooms are allowed on the first floor.
(b)
No guest can stay for more than 14 consecutive days.
(c)
The owner shall maintain a current guest register.
(d)
Any modifications, additions, or alternations to existing buildings shall be limited to the side and rear of the structure.
(e)
No cooking facilities shall be allowed in guest rooms.
(f)
If meal service is provided, owners shall comply with all federal, state and local requirements for the preparation, handling and serving of food.
(g)
Each overnight lodging facility shall be equipped with smoke detectors and fire extinguishers in accordance with the requirements of the Pennsylvania Department of Labor and Industry, the Property Maintenance Code, and/or Building Code. Guests shall be provided with information regarding the floor plan of the building and the location of emergency exits.
(h)
A telephone shall be provided in each guest room or, where infeasible, guests shall be provided information on the location of a telephone that is accessible to all guests at any time.
(i)
All overnight lodging facilities will be licensed annually and shall be inspected annually by the Borough's building inspectors.
(9)
Use D-9: recreation, indoor. A building or portion thereof providing private or public walk-in or regularly scheduled recreation-oriented activities in an indoor setting. Examples of such facilities include, but are not limited to, arcade, billiard hall, bowling alley, health club, and skating rink. See also use D-10: recreation, outdoor.
(10)
Use D-10: recreation, outdoor. Land or facilities providing daily or regularly scheduled recreation-oriented activities for paying customers in an outdoor setting. Examples of such facilities include, but are not limited to, miniature golf courses, golf courses or driving ranges, sports or athletic fields and stadiums. See also use D-9: recreation, indoor.
(11)
Use D-11: restaurant, dine-in. A building or portion thereof where food and beverages are sold for direct consumption on the premises to persons seated within the building or within an outdoor dining area. Customers are normally served by a restaurant employee while seated at the table or counter at which said items are consumed. A dine-in restaurant may include carry-out services, but shall not include establishments where food service is subordinate or incidental to the consumption of alcoholic beverages, entertainment, or to the sale of merchandise or non-food-related services. See also use D-12: restaurant, take-out and use D-6: microbrewery/microdistillery/microwinery.
(a)
Use A-9: outdoor dining may be established as an accessory use to a dine-in restaurant provided that all requirements of the use are met.
(12)
Use D-12: restaurant, take-out. A building or portion thereof where food and beverages are sold primarily in disposable containers for take-out and where food/beverages are primarily consumed off site. Customers generally pay for their food/beverage prior to consumption either at a counter or by paying ahead of time via computer/phone. Limited sit-down service may be provided when it is incidental to the take-out function and does not occupy more than 20% of the gross leasable floor area of the use. See also use D-11: restaurant, dine-in and use D-6: microbrewery/microdistillery/microwinery.
(13)
Use D-13: retail establishment. A building or portion thereof involved in the sale, lease, or rental of new or used products, not including vehicle or machinery sales/rental.
(a)
Medical marijuana dispensaries shall be considered a D-13: retail establishment and shall comply with the requirements of the Medical Marijuana Act,[1] the regulations of the Department of Health, and all other regulations from the Commonwealth of Pennsylvania and the County of Montgomery. In accordance with the Medical Marijuana Act, a medical marijuana dispensary shall not be permitted to be located within 1,000 feet of the property line of a public, private or parochial school or day-care center.
[1]
Editor's Note: See 35 P.S. § 10231.101 et seq.
(14)
Use D-14: service/personal care establishment. A building or portion thereof engaged in providing service involving the care of a person or personal items. A personal care business requires direct, physical contact with the customer in the performance of a personal service. Examples of such use includes barbershops, beauty salons (including beauticians, nail manicurists, and estheticians) tattoo parlors, tanning salons, alternative therapy establishments, massage therapy establishments, and shops offering the services of tailors or seamstresses. When such use requires a license from the Commonwealth Department of Professional Occupations, proof of licensure shall be provided to the Borough.
(15)
Use D-15: studio. The workshop and/or gallery of an artist, sculptor, photographer, or performance artist (musician, actor, dancer, etc.). Such use may be open to the public and offer educational events, private lessons, and may include the retail sale of artist work.
(16)
Use D-16: tavern/bar/nightclub. Any building or portion thereof wherein alcoholic beverages are served or sold at retail for consumption on the premises, of which the principal business is the sale of such beverages, and where the sale of such beverages comprises at least 75% or more of gross receipts. Such facilities shall be licensed by the Pennsylvania Liquor Control Board.
(17)
Use D-17: theater. Any building or portion thereof that is used primarily for the screening of films or for the viewing of live performances such as dance, dramatic, oratorical, musical, or similar performance art. Theaters generally have a stage or dais that is distinct from the area where the general audience is located. Tickets are generally required for entry to events. Such use may include associated offices, ticket windows, and limited food/beverage service when licensed by the appropriate agency.
E.
Office uses.
(1)
Use E-1: coworking space. A building or portion thereof consisting of or containing desks or other work spaces and facilities that involves a shared working environment for people who are usually not employed by the same organization. Coworking sites typically operate on a membership basis, though coworking sites may host classes or events which are open to the public or to prospective members. Common facilities such as a kitchen, meeting rooms, and the like shall be permitted.
(2)
Use E-2: office, business/professional. A building or portion thereof consisting of desks or other work spaces for the conducting of business by employees and which may involve public access or appointment-only customer/client interaction. Such use shall not include the offices of medical or dental professionals, which are defined as E-4: medical office or clinic.
(3)
Use E-4: medical office or clinic. An office which offers scheduled appointments or walk-in service for the examination, diagnosis and/or treatment of medical or dental concerns for outpatients. Such facilities may include a reception/waiting area, examination rooms, X-ray or other imaging facilities, employee break rooms, pharmacy facilities, or other facilities that are incidental to a medical office or clinic. Patients may remain on the premises overnight when medically necessary.
(4)
Use E-5: research facility. A building or portion thereof wherein the conducting of scientific or medical research, investigation, experimentation or testing takes place. Such facilities shall not include the manufacture, production, or sale of products (see use F-7: manufacturing, processing, and production).
F.
Industrial uses.
(1)
Use F-1: animal care. A facility specializing in the care of dogs, cats, or other common household pets. Such use may include veterinary care and the overnight boarding, breeding, grooming, sale, training, and the like for household pets. The following additional standards shall be satisfied:
(2)
Use F-2: artisan manufacturing. A facility specializing in the manufacture and production of goods created on site by a craftsperson using hand tools and/or small-scale, light mechanical equipment. Examples of such work include pottery, fiber crafts, sculpture, leathercraft, jewelry, soaps, metalwork, cabinetry, stained glass, textile production, candle-making, and handmade food products. Artisan manufacturing may also include demonstration/instruction in the production processes and the display or retail sale of goods produced on site. The following additional regulations shall be satisfied:
(a)
Artisan manufacturing shall not include any activity that causes noise, odor, or vibration to be detectable on a neighboring property.
(b)
Artisan manufacturing shall occupy a maximum of 5,000 square feet; any use meeting the standards of use F-2: artisan manufacturing but which exceeds 5,000 square feet shall be considered use F-7: manufacturing, processing, and production.
(3)
Use F-3: automobile sales or service. A facility, building, lot, parcel, use, or group of facilities, buildings, and uses specializing in the service and/or retail sale or rental of new or used automobiles, trucks, and the like. Service may include but is not limited to car washing and detailing, painting, body repairs, maintenance and general repairs. The following additional standards shall be satisfied:
(a)
All repair work shall be performed within a building.
(b)
The storage of parts, tires, and fluids shall be within an enclosed area.
(c)
Employee and customer parking shall be clearly identified and shall not be utilized for the storage of for-sale or repair vehicles except when customers are retrieving their vehicles following sale/service.
(d)
Parking spaces of for-sale or repair vehicles may be reduced to eight feet by 16 feet and may be stacked up to three cars deep provided that all vehicle movement to access vehicles is contained on site.
(e)
Vehicle delivery or dropoff shall be conducted on site, or through off-site contract arrangements, but not from public streets or rights-of-way.
(f)
Display or for-sale vehicles shall not be elevated above grade and may not be located closer than five feet from any property line.
(g)
Use A-10: outdoor storage may be established as an accessory use to an automobile sales or service facility provided that all requirements of the use are met.
(4)
Use F-4: building supply. A facility, building, lot, parcel, use, or group of facilities, buildings, and uses involved in the retail sale or wholesale of building supplies, such as bricks, concrete, lumber, plumbing, roofing materials, doors, windows, and similar products typically purchased for construction and repair of buildings. Use A-10: outdoor storage may be established as an accessory use to a building supply or lumberyard facility provided that all requirements of the use are met.
(5)
Use F-5: contractor's office/storage. A facility, building, lot, parcel, use, or group of facilities, buildings, and uses including offices, workshops, and/or storage of materials for services rendered in the building trades, including carpentry, cement, electric, furniture-making, heating, painting, plumbing, roofing, landscaping, and the like. The following additional standards shall be satisfied:
(a)
All operations, other than deliveries, shall be conducted within a completely enclosed building.
(b)
No shipping or receiving shall be permitted between the hours of 10:00 p.m. and 7:00 a.m.
(c)
Use A-10: outdoor storage may be established as an accessory use to a contractor's office/storage facility provided that all requirements of the use are met.
(6)
Use F-6: dry cleaners or laundromat. A building or portion thereof specializing in or providing on-site processing for laundry, dry cleaning, and/or clothes pressing. Self-service (coin or card operated) facilities are included in this category. Facilities that exclusively offer dropoff/pickup of personal items and do not include on-site processing for laundry, dry cleaning, and/or clothes pressing shall be considered use D-14: service/personal care establishment.
(7)
Use F-7: manufacturing, processing, and production. A facility, building, lot, parcel, use, or group of facilities, buildings, and uses engaged in the manufacture or assembly of products, parts, or materials. The processing, fabrication, assembly, treatment, packaging, incidental storage, and distribution of such products is included under this use. The following additional standards shall be satisfied:
(a)
All activity shall be contained entirely within a building or structure.
(b)
All use permits shall be accompanied by a report signed by a registered architect or engineer certifying that no dust, vibration, odors, or fumes will be detectable at the property line.
(c)
Medical marijuana growing or processing shall be considered an F-7: manufacturing, processing, and production use and shall comply with the requirements of the Medical Marijuana Act,[2] the regulations of the Department of Health, and all other regulations from the Commonwealth of Pennsylvania and the County of Montgomery. In accordance with the Medical Marijuana Act, a medical marijuana grower/processor may only conduct their operations within an indoor, enclosed, secure facility equipped with an electronic locking system and electronic surveillance.
[2]
Editor's Note: See 35 P.S. § 10231.101 et seq.
(d)
The following are uses and activities are specifically prohibited:
[1]
Abattoir, meat-packing, tanning, curing or storage of leather, rawhides or skins; manufacture or processing of fertilizer, wood pulp, disinfectants, or soap.
[2]
Lime kilns, flour mills, manufacture of cement.
[3]
Foundries, manufacture or processing of asphalt.
[4]
Any other use which is determined by the Borough Council and the Borough Engineer as noxious or offensive by reason of odor, dust, fumes, smoke, gas, vibration, illumination or noise, or which may be dangerous to the public health, welfare or safety.
(8)
Use F-8: self-storage facility. A facility, building, lot, parcel, use, or group of facilities, buildings, and uses that consists of varying sizes of compartmentalized, self-contained, and controlled-access stalls or spaces. Such stalls or spaces are leased or rented for the storage of business, private, or household goods. The following additional standards shall be satisfied:
(a)
An office or residence may be established as an accessory use on site in order to provide for a full-time caretaker.
(b)
No retail business activities other than those directly associated with the self-storage facility shall be permitted; rental of trucks or vehicles is not permitted (see use F-3: automobile sales or service).
(9)
Use F-9: telecommunications tower. Such facilities are governed by § 95-164, Telecommunications facilities.
(10)
Use F-10: warehouse. A facility, building, lot, parcel, use, or group of facilities, buildings, and uses engaged in the storage, wholesale, and/or distribution of manufactured equipment, goods, materials, products, or supplies. The bulk storage of chemicals and materials that are explosive, inflammable or hazardous is strictly prohibited.