Ephrata City Zoning Code
ARTICLE II
Establishment of Zoning Districts
§ 319-8 Establishment and purposes of districts.
[Amended 1-12-2026 by Ord. No. 1602]
The Borough of Ephrata is hereby divided into zoning districts of different types to carry out the objectives of this chapter. Each parcel of land and every structure in the Borough, except as otherwise provided by law or by this chapter, shall be subject to the regulations specified for the district in which it is located. The Borough is divided into the following zoning districts, with the following abbreviations and that serve the following purposes, in addition to the overall purposes of this chapter:
A.
RLD Low Density Residential District: to provide for low-density residential neighborhoods that are primarily comprised of single-family detached dwellings.
B.
RMD Medium Density Residential District: to provide for medium-density neighborhoods with a mix of housing types, in a manner that respects and continues traditional forms of development.
C.
RHD High Density Residential District: to provide for a neighborhood with a mix of housing types, in a manner that respects and continues traditional forms of development.
D.
CBD Central Business District: to provide for an orderly coordinated development of varied commercial business, arts, cultural, institutional and residential development in the downtown. To promote pedestrian-friendly uses, as opposed to uses that are auto dependent.
E.
NCD Neighborhood Commercial District: to provide for a mix of housing types and selected types of less-intensive types of commercial uses in areas that include or are adjacent to many existing homes. The intent is to avoid uses that are most likely to generate nuisances or hazards for nearby residents, such as twenty-four-hour commercial businesses.
F.
NCD-2 Neighborhood Commercial District 2: to provide for apartments and selected commercial uses in areas adjacent to residential neighborhoods.
G.
HCD Highway Commercial District: to provide for a wide variety of commercial uses, including more intensive commercial uses, in areas that include fewer existing homes; to manage traffic to avoid congestion and safety hazards, particularly in regards to access to major streets.
H.
LIC Light Industrial/Commercial District: to provide for a variety of industrial development and selected commercial uses, while not allowing for heavy industrial uses that are likely to result in hazards or nuisances.
I.
GIC General Industrial/Commercial District: to provide suitable areas for a wide variety of industrial uses and selected commercial uses, including intensive uses that must be allowed under state law.
J.
LPD Linear Park District: to provide for the recreation trail corridor.
K.
CD Conservation District: to only allow very-low-intensity uses in environmentally sensitive areas, as well as historical and museum uses that are primarily open space in nature.
L.
ROD Retail Overlay District: See § 319-14B.
M.
HB Historic Buildings Overlay District: See § 319-31.
§ 319-9 Zoning Map and district boundaries.
A.
Zoning Map. The Borough of Ephrata Zoning Map shall consist of one or more map(s) accurately showing the boundaries of various zoning districts. The Zoning Map information may be maintained and updated using digital and/or paper versions. At least one paper copy of the Official Map shall be maintained and available in the office of the Zoning Officer. The Zoning Map and all notes and measurements shown thereon are hereby incorporated by reference into this Zoning chapter and shall be as much a part of this Zoning chapter as if all were fully described in this text.[1]
[1]
Editor's Note: The Zoning Map is on file in the Borough offices.
B.
District boundaries. Where uncertainty exists with respect to the boundaries between districts as shown on the Zoning Map, the following rules shall apply.
(1)
Where district boundaries are indicated as approximately coinciding with streets, alleys, waterways, or railroad rights-of-way, the center line of such features shall be construed to be such boundaries, unless otherwise indicated on the map. The zoning district boundaries shall extend to the Borough border, even if a border is not accurately portrayed on the Zoning Map.
(2)
Where district boundaries are indicated as approximately coinciding with lot lines that existed at the time of the adoption of the Zoning Map, they shall be construed as following such lot lines.
(3)
Where district boundaries do not coincide with a physical feature or lot line, and are not fixed by dimensions on the Zoning Map or notes, the boundary shall be determined using a scale.
(4)
Whenever any street, alley, or other public right-of-way is vacated, the zoning district adjoining each side of such street, alley, or public right-of-way shall be automatically extended to the center of such vacation.
§ 319-10 Floodway and Flood Fringe Districts.
For the regulations pertaining to the Floodway and Flood Fringe Districts, which are overlays to the regular zoning districts, see Chapter 183.
§ 319-11 Uses not specifically regulated.
If a use clearly is not permitted by right or as a special exception use or a conditional use by this chapter within any zoning district, the use is prohibited, except that the Zoning Hearing Board may permit such use as a special exception use if the applicant establishes that all of the following conditions would be met:
A.
The proposed use would be no more intensive with respect to external impacts and nuisances than uses that are allowed in the district;
B.
The proposed use would be closely similar in impacts and character to uses allowed in that district;
C.
The use would meet the standards that would apply under § 319-84C to a special exception use; and
D.
The use is not specifically prohibited in that district.
