Eldred Township City Zoning Code

VC Village Center District. The purpose of this district is to set aside areas of the Township which can support the logical growth and coexistence of residential, retail, public/semipublic uses and service activities serving small, rural "cross-roads" markets. Density requirements in this zone are intended to assure new development will be consistent with the maintenance of a rural village atmosphere. Higher density residential, commercial, and limited industrial operations are permitted in these areas provided that they can or will be served by adequate sewer, water, and transportation infrastructure.

RR Rural Residential District. This district is intended to identify areas of the Township where low- to moderate-density residential uses can logically be located without interfering with agricultural or woodland areas surrounding them. Areas designated for this zone include sections of the municipality where this type of development already exists and areas where further development of this nature could occur without creating conflicts with adjoining land uses. Lot sizes in this zone are designed to safeguard the health of the residents and preserve the peaceful, rural character of these portions of the Township.

A Agricultural District. It is the intent of this district to preserve and protect the rural and farming characteristics of the municipality, and to encourage the continuation of agricultural production to the extent possible. Land cultivation and related agricultural activities, including animal husbandry and other agribusinesses, are permitted in these areas, as are low-density residential uses. The agricultural designation is intended to encourage farmers to invest in farm improvements and to discourage land speculation for nonagricultural uses in these areas.

C Conservation District. The purpose of this district is to encourage the conservation of land where the economics of building and supplying public services and facilities is not in the best interest of the municipality. This zone includes large tracts of wooded or forested lands, as well as steep slope areas, floodplains, and some wetlands. The regulations of the district are intended to limit development of steep slope areas; preserve natural drainageways; protect water supply and wildlife habitat areas; and encourage uses which will enhance the Township's environmental protection objectives.

FF and FP Flood Fringe and General Floodplain District (Overlying District). The intent of this district is to prevent the loss of property and life; the creation of health and safety hazards; the disruption of commercial and governmental services; and the extraordinary and unnecessary expenditure of public funds for flood protection and relief. To achieve this end, permitted uses must be floodproofed against flood damage. (See Article VI.) In these floodplain areas, development and/or the use of land shall be permitted in accordance with the regulations of the underlying district, provided that all such uses, activities, and/or development shall be undertaken in strict compliance with the floodproofing and related requirements of this and all other Township codes and ordinances.

FW Floodway District (Overlying District). The intent of this district is to prevent the loss of property and life; the creation of health and safety hazards; the disruption of commercial and governmental services; and the extraordinary and unnecessary expenditure of public funds for flood protection and relief. To achieve this end, only those uses which will not cause an increase in one-hundred-year flood heights, velocities or frequencies will be permitted. (See Article VI.) In addition, in the Floodway District, no development shall be permitted except where the effects of such development on flood heights is fully offset by accompanying stream improvements which have been approved by all appropriate local and/or state authorities and notification of such has been given to the Federal Insurance Administration and the Pennsylvania Department of Community and Economic Development. Furthermore, the use of land in this floodplain district shall be governed by the regulations of the underlying district, provided that all such uses shall be undertaken in strict compliance with the floodproofing regulations of this and all other Township codes and ordinances.

The locations and boundaries of the zoning districts are hereby established as shown on the Official Zoning Map, which is made a part of this chapter together with all future notations, references and amendments.[1]

No change of any nature shall be made to the Official Zoning Map, except in conformance with the procedures set forth in § 250-1100 of this chapter. The final authority as to the current status of zoning districts shall be the Official Zoning Map. Any changes made to the zoning districts shall be made on the Official Zoning Map promptly after the amendment has been approved by the Township Board of Supervisors, and shall bear the date of the amendment, a brief description of the change, and the signatures of the Chairman of the Board of Supervisors and the Township Secretary.

Designation of district boundaries. The district boundary lines, except for the floodplain districts, are intended to generally follow the center lines of streets, highways, railroad rights-of-way, existing lot lines, municipal boundary lines, or streams or may be designated as shown on the Official Zoning Map by a specific dimension from a road center line or other boundary as indicated.

Determination of district boundary locations. Where uncertainty exists with respect to the actual, location of a district boundary line in a particular instance, the Zoning Officer shall request the Zoning Hearing Board to render its interpretation with respect thereto; provided, however, no boundary shall be changed by the Zoning Hearing Board. If the true location of the boundary cannot be determined by interpretation of the Zoning Hearing Board, a request for corrective action shall be filed by the Board with the Township Supervisors.

Severed lots. Where a district boundary line divides a lot which was in single ownership at the time of passage of this chapter or amendment thereto, the Zoning Hearing Board may permit the extension of the regulations for either zone into the remaining portion of the lot for a distance not to exceed 50 feet beyond the district line, provided they find that such extension is consistent with the purposes of this chapter, including all floodplain management regulations.