Greencastle City Zoning Code
ARTICLE III
District Use Regulations
§ 205-6 (R-1) Residential District.
[Amended 1-3-1995 by Ord. No. 1995-2]
A.
Permitted uses.
(1)
Single-family detached dwellings.
(2)
Single-family semidetached dwellings.
(3)
Agricultural operations including crop farming and animal husbandry subject to the following:
(4)
No stable or storage of manure or other odor producing substance shall be located within 200 feet of any property line.
(5)
No sale of products shall be permitted.
(6)
No keeping, breeding, and/or raising of cattle, sheep, goats, pigs, fowl, or horses, including rental horses, shall be permitted on lots of less than 20 acres.
(7)
Essential services.
(8)
Accessory uses.
(9)
Parking, storage or use of recreational vehicles.
[Added 3-7-2016 by Ord. No. 2016-02]
B.
Special exceptions. Churches may be permitted as a special exception in accordance with the procedures of Article VIII and subject to satisfactory compliance with the following:
(1)
It shall be the responsibility of the applicant to adequately demonstrate to the Zoning Hearing Board that such special exception will be compatible with adjacent uses, neighborhood characteristics and the objectives of this chapter.
(2)
A site development plan shall be submitted with any special exception application under this subsection.
§ 205-7 (R-2) General Residential District.
[Amended 1-3-1995 by Ord. No. 1995-2]
A.
Permitted uses.
[Amended 12-1-2008 by Ord. No. 2008-08]
(1)
Single-family detached dwellings.
(2)
Single-family semidetached dwellings.
(3)
Two-family detached dwellings.
(4)
Attached dwellings.
(5)
Multifamily dwellings.
(7)
A site development plan shall be required for all residential uses when three or more dwelling units are proposed (Uses 4, 5 and 6 above).
(8)
Churches.
(9)
Essential services.
(10)
Accessory uses.
(11)
Parking, storage or use of recreational vehicles.
[Added 3-7-2016 by Ord. No. 2016-02]
B.
Special exceptions.
(1)
Outdoor recreational facilities such as tennis courts, swimming pools, etc., subject to the following:
[Amended 12-5-2016 by Ord. No. 2016-05]
(a)
Any such use shall not outwardly display its commercial nature other than by a sign in accordance with § 205-27C(3).
(b)
The Zoning Hearing Board may require specific screening measures where in its opinion the proposed parking areas may be detrimental to other orderly use of adjacent properties.
(c)
All exterior lighting shall be shielded from the view of surrounding lots.
(d)
A minimum lot size of 20,000 square feet with a minimum frontage of 80 feet and side yards of 15 feet shall be provided.
(e)
The applicant shall conclusively demonstrate that all anticipated parking needs shall be adequately provided.
(2)
Day-care centers and similar institutions subject to the following:
[Amended 12-5-2016 by Ord. No. 2016-05]
(3)
A site development plan shall be submitted with any special exception application under this subsection.
(4)
Bed-and-breakfast.
[Added 12-1-2008 by Ord. No. 2008-08]
(a)
No more than four rental units shall be provided, and no more than four persons may occupy one rental unit.
(b)
At least one bathroom shall be provided for use by guests.
(c)
There shall be no use of show windows or any type of display or advertising visible from outside the premises, except for a single nonilluminated sign no larger than two square feet in size.
(d)
A preexisting residence shall retain a residential appearance and character.
(e)
The use shall be operated only by persons who reside within the bed-and-breakfast and by a maximum of one nonresident employee.
(f)
There shall be no separate cooking facilities in any guest room. Food shall only be served to guests who are staying overnight.
(g)
The maximum, uninterrupted length of stay at a bed-and-breakfast shall be 14 days.
(h)
The use of any amenities provided by the bed-and-breakfast, such as swimming pool or tennis court, shall be restricted in use to the guests and permanent residents of the establishment.
(i)
A minimum of one off-street parking space shall be provided on the same lot for each rental unit.
(j)
The bed-and-breakfast facilities may be used as the location for weddings up to five times a calendar year.
§ 205-8 (CC) Community Commercial District.
[Amended 1-3-1995 by Ord. No. 1995-2]
A.
Permitted uses.
(1)
All permitted uses and special exceptions as listed and regulated in the (R-2) District.
(2)
Retail businesses (e.g., convenience stores, groceries, apparel, etc., and including tavern/bar and restaurant).
[Amended 12-5-2016 by Ord. No. 2016-05]
(3)
Service businesses (e.g., banks, insurance, professional offices).
(4)
Personal services (e.g., barber shops, beauty salons, laundry).
(5)
Repair services (e.g., shoe shops, beauty salons, laundry).
(6)
Manufacturing and processing which is clearly incidental to a retail or service business as listed above and provided all the goods so manufactured or processed are sold on the premises.
(7)
Newspaper, printing establishments, and broadcasting studios; provided, however, that any antennas or towers associated with the broadcasting studios are:
[Amended 1-4-2016 by Ord. No. 2016-01]
(a)
Attached to the roof of the primary structure and extend not more than 20 feet above the highest level of the roof of the primary structure in accordance with the definition of "building" in § 205-56 hereof; and
(b)
That electromagnetic frequency and radio frequency interference from the antennas or towers shall be limited as required by the Federal Communications Commission, and certification of such compliance shall be provided to the Borough with any application for approval of the broadcast studio.
(8)
Multiple occupancy buildings provided each such use is permitted in the (CC) District.
(9)
Hotels.
(10)
Accessory uses and essential services.
(11)
Parking, storage or use of recreational vehicles.
[Added 3-7-2016 by Ord. No. 2016-02]
B.
Special exceptions.
[Added 12-1-2008 by Ord. No. 2008-08]
(1)
Boardinghouse, subject to the following conditions:
(a)
Minimum lot area: 1/2 acre.
(b)
Minimum setback from all lot lines: 25 feet.
(c)
Minimum lot width: 150 feet.
(d)
Maximum density: eight rental units per acre.
(e)
Each rental unit shall be limited to a maximum of two persons each.
(f)
Interior space: a minimum of 300 square feet of interior floor space per rental unit.
(g)
The owner or the owner’s legal representative must reside at the boardinghouse.
(h)
Signs shall be limited to two signs with a maximum of two square feet each and shall comply with all other provisions of § 205-27.
(i)
Minimum of one bathroom for each rental floor of the boardinghouse.
C.
Frontage requirement. No lot may solely have frontage on a minor street which provides secondary access to the rear or side of properties otherwise abutting a street (an alley); frontage solely on an alley is not permitted. For the purpose of this subsection, the definition of "street" shall not include "alley."
[Added 10-5-2015 by Ord. No. 2015-07]
§ 205-9 (CC-II) Community Commercial-II District.
[Amended 5-7-1984]
A.
Permitted uses.
(1)
Any permitted use as listed in the (CC) Community Commercial District.
(2)
Commercial recreation facilities.
(3)
All uses in this district shall conform in all respects with the (HC) Highway Commercial District lot area and related regulations as set forth in Article IV of this chapter.
(4)
Accessory uses and essential services.
§ 205-10 (HC) Highway Commercial District.
[Amended 5-7-1984; 1-3-1995 by Ord. No. 1995-2]
A.
Permitted uses.
(1)
Any permitted use as listed in the (CC-II) Community Commercial-II District subject to the (HC) Highway Commercial lot size requirements of Article IV.
(2)
Hotels and motels.
(3)
Shopping centers in accordance with the following:
(a)
Access. There shall be a minimum of two separate points of ingress and egress and no access points shall be located within 70 feet of intersecting streets, unless such points are located directly at an intersection.
(b)
Management. A shopping center shall be under unified management which shall clearly establish centralized responsibility for the operation and maintenance of the project, including all common areas.
(c)
Signs. There shall be only one freestanding sign per road frontage which shall be designed and used for the purpose of announcing the shopping center itself in compliance with the applicable provisions of this chapter.
(d)
Parking. There shall be a minimum of five parking spaces for every 1,000 square feet of merchandising or sales area designed for tenant occupancy.
(e)
Circulation. Traffic circulation within a shopping center project shall be designed to minimize pedestrian and vehicular mixing and congestion. Circulation shall be provided along the outer perimeters and along store frontages.
(f)
Setback requirements. Shopping centers shall comply with the yard and setback requirements for the (HC) Highway Commercial District.
(4)
Automotive sales and services.
(5)
Motor vehicle, mobile home, trailer, construction or farm equipment sales and services.
(6)
Freight, bus, and trucking terminals.
(7)
Wholesaling, storing and warehousing.
(8)
Essential services.
(9)
Accessory uses including out-of-doors storage provided no such storage shall occupy the required front yard area or be located within 10 feet of the side or rear property lines.
(10)
Multiple occupancy buildings.
(11)
Tattoo establishment.
[Added 12-1-2008 by Ord. No. 2008-08]
(12)
Pawnbroker. The pawnbroker use shall not be a permitted use in any other district.
[Added 8-3-2015 by Ord. No. 2015-04]
(13)
Nursing home.
[Added 12-5-2016 by Ord. No. 2016-05]
B.
Special exceptions.
(1)
Light manufacturing, assembling, converting, altering, finishing, or other processing of products or materials and research and development establishments and related accessory uses subject to the following:
(a)
It shall be satisfactorily demonstrated that the proposed use will be compatible with adjacent uses and neighborhood characteristics, and that the magnitude of operation does not necessitate locating in the (I) Industrial District.
(b)
All illumination shall be arranged so that there shall be no glare of lights upon a residential district or existing residence.
(c)
No out-of-doors storage shall occupy the required front yard area or be located within 10 feet of the side or rear property lines.
(d)
Area, parking, and setback distance shall be in compliance with the (HC) Highway Commercial District requirements.
(2)
Adult bookstore, adult motion-picture theater or cabaret, massage parlor, health club or health spa, or model studio subject to the following:
(a)
It shall be unlawful to establish an adult bookstore, adult motion-picture theater or cabaret, massage parlor, health club or health spa, or model studio within 500 feet of any school, church, residential zone, establishment licensed by the Pennsylvania Liquor Control Board to dispense alcoholic beverages, any restaurant, eating establishment, hotel or motel, or within 500 feet of any other adult bookstore, adult motion-picture theater or cabaret, massage parlor, health club or health spa, or model studio, except as a special exception in accordance with the procedures set forth in this section.
(b)
The Zoning Hearing Board may authorize the establishment of an adult bookstore, adult motion-picture theater or cabaret, massage parlor, health club or health spa, or model studio within 500 feet of any school, church, residential zone, establishment licensed by the Pennsylvania Liquor Control Board to dispense alcoholic beverages, any restaurant, eating establishment, hotel or motel, or within 500 feet of any other adult bookstore, adult motion-picture theater or cabaret, massage parlor, health club or health spa, or model studio, only if the following findings are made by the Board:
[1]
That the applicant has presented to the Board a petition which indicates approval of the proposed use by 51% of the persons owning, residing or doing business within 500 feet of the location of the proposed use.
[2]
The applicant shall have attempted to contact all eligible locations within this radius, and must supply a list of all addresses at which no contact was made.
[3]
The circulator of the petition shall have subscribed to an affidavit or verification pursuant to 18 Pa.C.S.A. § 4904 attesting to the fact that the circulator personally witnessed the signatures on the petition and that the same were affixed to the petition by the persons whose names appear thereon.
C.
Any use contemplated by this section must comply with all other applicable provisions of this chapter including the provisions of Article V dealing with parking, screening, off-street loading, and signs.
D.
In addition to any other requirements set forth in this section, or elsewhere in this chapter, any use permitted in accordance with Subsection A, supra, which is adjacent to a residential district or existing residence, shall be screened along the adjacent property line by the planting and continuous maintenance of an evergreen material, such as arborvitae or some similar plant, for as long as said use is in existence. These screening plants shall have an initial minimum height of four feet after planting.
[Amended 12-2-2024 by Ord. No. 2024-04]
§ 205-11 (I) Industrial District.
[Amended 1-3-1995 by Ord. No. 1995-2]
A.
Permitted uses.
(1)
Manufacturing, assembling, converting, printing or other processing, handling, or storage of products or materials.
(2)
Wholesaling, storing, and warehousing.
(3)
Freight, bus, and trucking terminals.
(4)
Building material and equipment and vehicle storage, sales and service.
(5)
Research and development.
(6)
Accessory uses and buildings customarily incidental to other permitted principal uses including dwellings for only bona fide caretakers or watchmen and their families.
B.
Special exceptions.
(1)
In accordance with the requirements of Article VIII, single-family detached dwellings may be permitted as a special exception subject to the following standards:
(a)
The applicant shall satisfactorily present to the Zoning Hearing Board the characteristics and circumstances which justify the residential use in an (I) Industrial District.
(b)
The applicant shall acknowledge his understanding that the district is intended by the Borough to be used primarily for industrial purposes and that the granting of a special exception shall not receive favored status over industrial uses.
§ 205-12 (R-M) Residential-Mobile Home District.
[Amended 1-3-1995 by Ord. No. 1995-2]
§ 205-12.1 (MX) Mixed Use District.
[Added 12-5-2016 by Ord. No. 2016-05]
The Mixed Use District's purpose is to encourage multiple functions within the same building or the same general area through either: combining different uses in the same building or combining complementary single-use buildings on a parcel, to encourage pedestrian activity and traffic efficiency, with resources, such as parking, shared by the complementary uses.
A.
Permitted uses.
(1)
Single-family attached dwellings.
(2)
Multifamily dwellings.
(3)
Mixed commercial/residential structures.
(4)
Retail/restaurant.
(5)
On-site production with on-site retail or restaurant use.
(6)
Multipurpose venue.
(7)
Business incubators which may house multiple uses including retail, services, and light manufacturing.
(8)
Professional office.
(9)
Art gallery.
(10)
Craftsman/artisan studio.
(11)
Copy shop/business service.
(12)
Commercial school.
(13)
Veterinarian.
(14)
Theatre (indoor) (excluding adult motion picture theater).
(15)
Clubhouse (private).
(16)
Commercial recreation (indoor).
(17)
No-impact home-based business.
(18)
Museum.
(19)
Multiple occupancy buildings.
(20)
Accessory uses including community garden, outdoor cafe/dining, and automated banking facility.
(21)
Essential services.
(22)
Arts and learning center.
(23)
Assisted living residence.
(24)
Shopping center (town).
§ 205-12.2 (INS) Institutional Use District.
[Added 12-5-2016 by Ord. No. 2016-05]
A.
Permitted uses.
(1)
Commercial school.
(2)
University/college.
(3)
School (public or private).
(4)
Vocational school.
(5)
Community center.
(6)
Museum.
(7)
Park, playground and other noncommercial outdoor recreational use.
(8)
Library.
(9)
Essential services.
(10)
Hospital.
(11)
Urgent care facility.
(12)
Nursing home.
(13)
Accessory uses including community garden.