Franklin Township Beaver County
City Zoning Code
City Zoning Code
ARTICLE III
Zoning Districts
§ 330-11 Zoning Map.
A.
The Zoning Map, which shows graphically the edges of all the zoning districts and identifies each by name, is an integral part of this chapter. Copies may not represent the current status of all zoning boundaries or districts.
B.
The Official Zoning Map shall be kept in the Township Office and shall be updated by the Township Secretary immediately after any amendment affecting zoning boundaries or districts has been adopted by vote of the Board of Supervisors in accordance with the requirements of this chapter. The Official Zoning Map shall supersede any copies of the Zoning Map when disputes arise over boundaries or districts.
C.
The Official Zoning Map shall bear the signatures of the Chairperson of the Board of Supervisors, attested by the Township Secretary, as well as the date of adoption, and the ordinance number and date of adoption of each amendment affecting zoning district boundaries.
D.
The Official Zoning Map shall only be amended by action of the Board of Supervisors at an advertised meeting, after public hearing. Any revisions to the Map not following Board action shall be a violation of this chapter and a civil offense (see § 330-86).
E.
The Zoning Map shows district boundaries as accurately as possible considering the map's scale. Boundaries that appear to follow roads, streams, railroads or lot lines shall be construed to follow the center lines of such features or be coterminous with a lot line. Where zone district boundaries are dimensioned by reference to a road, stream, railroad or lot line, they shall be construed as dimensioned from the center line of the feature or lot line.
F.
When disputes arise over the exact location of a zoning boundary, the Zoning Officer shall make the initial determination, using the rules outlined above and a field visit to the location in question. If either or both parties to the dispute disagree with the Zoning Officer's ruling, one or both may appeal to the Zoning Hearing Board.
§ 330-12 Application of district regulations.
A.
The regulations governing development in a zone district shall apply uniformly to every proposed development in that zone district.
B.
No building, structure or land area shall, after the adoption of this chapter, be erected, used or altered unless in conformance with the regulations of the zone district containing the property to be developed unless a variance has been granted by the Zoning Hearing Board allowing a specific modification or modifications of the regulations for the proposed development.
C.
No yard or lot area shall be reduced in size or dimension so as to be less than the minimums prescribed for the zone district where such yard or lot is located. No yard or lot area or off-street parking space required by one building, structure or land use shall be claimed by another building, structure or land use.
D.
Within each zone district, lands, buildings and structures shall be used, and buildings and structures shall be erected, altered or enlarged only for any of the uses permitted by right in the particular zone district in which such buildings, structures and/or lands are located, or for any use listed as a conditional use after favorable action by the Board of Supervisors.
E.
When a use that is not specifically listed in any zone district is proposed for a particular location, the developer may either:
(1)
Allege that the use is covered within the definition of a permitted or conditional use already included for the zone district where he/she proposes to build, and ask the Zoning Officer for a decision that may be appealed to the Zoning Hearing Board; or
(2)
Propose an amendment to this chapter for action by the Planning Commission and Board of Supervisors that would add the use to those permitted by right or conditionally in the zone district where the development is proposed.
F.
Zoning of land that may be annexed in the future:
(1)
Any land annexed by the Township after the adoption of this chapter shall be placed from the date of annexation in the Agricultural/Residential Zone District.
(2)
Within 90 days after annexation, the Planning Commission shall prepare and submit to the Board of Supervisors a report of its recommendations for the most appropriate classification of the annexed land.
(3)
The Board of Supervisors shall then proceed as for any other amendment of this chapter.
§ 330-13 Purpose of each zoning district.
A.
Franklin Township is hereby divided into six zone districts as follows:
Agricultural/Residential Zone | A/R |
Low Density Residential Zone | R-1 |
Medium Density Residential Zone | R-2 |
Commercial, Retail, Sales and Service Zone | C |
Industrial Zone | I |
Conservation Zone | CON |
B.
Description and intent of each zone district:
(1)
Agricultural/Residential Zone. The largest area of the Township is rural: farmlands, open spaces, woods, stream valleys and scattered single-family dwellings, occasional clusters of houses and a few isolated small businesses. The Agricultural/Residential Zone covers most of the central and eastern parts of the Township and is intended to protect existing farming activity and the current rural pattern of open fields, wooded lots and homes on large lots. The Township's prime farmlands and agricultural security areas are within this zone district. Public sewers and water lines are not feasible, although water will likely be extended into the zone.
(2)
Low Density Residential Zone. The Township is essentially a community of homes. Beyond the old established residential plans, the western third of the Township has become a suburban area of evolving contemporary lot plans. Public water is available in parts of this zone district, but sewers are not. The Low Density Residential Zone includes very little prime farmland, but much easily developed land and good highway access. Single-family homes on their own lots of an acre or more should be the predominant use, but appropriate community uses, such as churches, are encouraged, as well as some farming.
(3)
Medium Density Residential Zone. The western end of the Township next to Ellwood City has been developed for a long time in a mix of uses, but predominantly single-family homes on small lots, interspersed with community uses. Both public sewer and water lines are available. This area is the logical location for plans of smaller lots dependent on public utilities and for townhouse and walk-up apartment buildings. There is available undeveloped land to the south of Route 288 to allow expansion of these kinds of uses as well as for community facilities and services. Routes 65 and 288 and retail shopping abut the area. The bulk of new residential growth in the Township should be encouraged to locate in this zone district.
(4)
Commercial, Retail, Sales and Service Zone. Several small strip commercial mails and other businesses have been built on Routs 65 and 288, designed to serve the residents of Franklin Township and the greater Ellwood City area, in proximity to the largest part of the Township's population and the heart of the highway network. The Commercial, Retail, Sales and Service Zone is intended to provide sufficient space for development and expansion of a broad array of shopping, personal services and business services uses.
(5)
Industrial Zone. The railroad line that follows Connoquenessing Creek from Zelienople and then cuts through the western end of the Township has attracted some industrial activity to Franklin Township. Proximity to industry in Ellwood City and Zelienople has also helped. To balance its tax base, the Township should welcome new job-producing small nonretail businesses in selected locations where the impact on nearby or adjacent residential development and growth will be minimal, and where good road access and, in some cases, rail access is available.
(6)
Conservation Zone. Much of the Township land abutting The Connoquenessing Creek is in the 100-year floodplain or impacted by wetlands. Development has long been present in the floodplain, mostly residential and mainly summer cottages, some of which are now permanent homes. Further development within the floodplain should occur only in accordance with the Township's floodplain management regulations.[1] Very-ow-density housing and open space activities are appropriate in this district.