Establishment of Zones. The Borough of Red Lion is divided into zones enumerated below and shown on the map entitled "Zoning Map of Red Lion Borough," which map is part of this chapter.

Boundaries of Zones. Where uncertainty exists as to the boundaries of the zones as shown on the Zoning Map, the following rules shall apply:

Where a lot held in single and separate ownership is divided by a zoning boundary, the use proposed for the less restrictive district may be extended onto land included in the more restrictive district by special exception. In addition to the general requirements of a special exception, the Zoning Hearing Board must find that the extension will comply with the dimensional requirements of the use or the more restrictive zone, whichever is greater, and the extension will be in harmony with and not detract from the adjoining uses. The Zoning Hearing Board may require buffers and screening as it may deem appropriate to protect adjoining uses from any negative effects of the proposed use.

For the purposes of this chapter, the order of districts, from most restrictive to least restrictive, is as follows:

Uses Permitted. The uses permitted in the zones established by this chapter and the permitted extent of these uses are as shown in §§ 27-303 through 27-307. The uses shown as permitted in each zone are the only uses permitted in that zone. Unless otherwise noted, the use or dimensional standards are the requirements for each use. However:

All Other Uses. Any use not specifically allowed elsewhere in this chapter shall be allowed by special exception in the zone or zones where, and to the extent that, similar uses are permitted or allowed by special exception, provided that said use meets the requirements for a special exception and does not constitute a public or private nuisance.

Accessory Uses and Structures. Accessory uses and structures shall be permitted in conjunction with the principal uses permitted by this chapter and shall be further subject to the requirements for accessory uses and structures as set forth in § 27-401.

Uses with Nuisance Effect. In no case is a use permitted which by reason of noise, dust, odor, appearance, or other objectionable factor creates a nuisance, hazard, or other substantial adverse effect upon the reasonable enjoyment of the surrounding property.

Purpose. The Residential-Outlying Zone provides space for day-today living activities. The purpose of this residential zone is to provide for the orderly expansion of suburban-type residential development; to provide for the public health and to prevent the overcrowding of land through the application of moderate housing densities; to provide standards which will encourage the installation of public facilities and the preservation of open space; to exclude any activities not compatible with residential development; to provide for the public convenience and avoid undue congestion on the roads; and to otherwise create conditions conducive to carrying out the purposes of this chapter.

Uses by Right. The following principal uses are permitted by right in the R-O Zone:

Uses by Special Exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Parts 5 and 6 of this chapter.

Lot Area and Width. Lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:

Setbacks. Each lot shall provide front, side, and rear setbacks not less than the following:

Building Height. The height limit for a principal building shall be two and half stories, but not over 30 feet. The height limit for an accessory building shall be two stories, but not over 25 feet. No building or structure shall be constructed which will cast a shadow on the south-facing wall of any dwelling measured at the first floor between the hours of 9:00 a.m. and 3:00 p.m. on any winter solstice day (December 21).

Lot Coverage. Not more than 30% of the lot area may be covered by buildings, including accessory buildings.

Open Area. Not less than 70% of the lot area shall be devoted to open area, as defined in this chapter.

Paved Area. Not more than 15% of the lot area may be paved with an impervious surface (e.g., driveways, parking areas, walkways).

Required Utilities. Each principal use shall be provided with public water and public sewer service if it is determined by the Borough Manager that water and sewer capacity is available and that it is feasible to have the service extended to serve the principal use or if the construction of a community system is feasible. If public sewer is not feasible, soil percolation tests must be conducted and it must be determined by the Pennsylvania Department of Environmental Protection that the use will pose no sanitation or health hazard in the area involved.

Purpose. The purpose of the Residential-Town Zone is to encourage orderly development and preservation of a variety of housing types compatible with existing dwellings in established medium-density residential areas of the community by providing public facilities necessary for the health, welfare, and general convenience of the populations; to prevent overcrowding of the land through application of maximum housing densities; to preserve public open space; and to exclude any activities not compatible with the residential environment.

Uses by Right. The following principal uses are permitted by right in the R-T Zone:

Uses by Special Exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Parts 5 and 6 of this chapter.

Lot Area and Width. Lot area and width not less than the following dimensions shall be provided for each of the following principal uses hereafter established in this zone:

Setbacks. Each lot shall provide front, side, and rear setbacks not less than the following:

Building Height. The height limit for a principal building shall be 2 1/2 stories, but not over 30 feet. The height limit for an accessory building shall be two stories, but not over 25 feet. No building or structure shall be constructed which will cast a shadow on the south-facing wall of any dwelling measured at the first floor between the hours of 9:00 a.m. and 3:00 p.m. on any winter solstice day (December 21).

Lot Coverage. Not more than 40% of the lot area may be covered by buildings, including accessory buildings, except that lots with a lot width of 40 feet or less may have a coverage of up to 50%.

Open Area. Not less than 60% of the lot area shall be devoted to open area, as defined in this chapter, except that lots with a lot width of 40 feet or less may decrease the required open area to not less than 50%.

Paved Area. Not more than 20% of the lot area may be paved with an impervious surface (e.g., driveways, parking areas, walkways).

Required Utilities. Each principal use shall be provided with public water and public sewer service if it is determined by the Borough Manager that water and sewer capacity is available and that it is feasible to have the service extended to serve the principal use or if the construction of a community system is feasible. If public sewage is not feasible, soil percolation tests must be conducted and it must be determined by the Pennsylvania Department of Environmental Protection that the use will pose no sanitation or health hazard in the area involved.

Additional Requirements for Single-Family Attached Dwellings and Multi-family dwellings. There shall be nor more than 10 dwelling units in any one row and between each row group there must be at least 40 feet. (See Attachments 27-A through 27-D)

Purpose. The purpose of the Commercial Zone is to provide reasonable standards for the development of commercial uses which serve the day-to-day shopping needs of the residents as well as those establishments which cater primarily to the motoring public. The standards of this district are designed to encourage neighborhood shopping areas and provide for a community shopping center where needed.

Uses by Right. The following principal uses are permitted by right in the C Zone:

Uses by Special Exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Parts 5 and 6 of this chapter.

Lot Area and Width. Lot area and width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:

Setbacks. Each lot shall provide front, side, and rear setbacks not less than the following:

Building Height. The building height limit for a principal building shall be 3 1/2 stories but not more than 40 feet. The height limit for an accessory building shall be two stories but not over 25 feet.

Lot Coverage. Not more than 60% of the lot area shall be devoted to buildings, including accessory buildings. At least 15% of the lot shall be landscaped.

Open Area. Not less than 40% of the lot area shall be devoted to open area, as defined in this chapter.

Required Utilities. Each principal use shall be provided with public water and public sewer service.

Purpose. The purpose of the Borough Center Zone is to retain existing businesses and attract new businesses to the Borough Center by providing a centralized, convenient, and pleasant area for public gatherings and community interaction by concentrating certain commercial uses in the zone.

Uses by Right. The following principal uses are permitted by right in the BC Zone:

Uses by Special Exception. The following principal uses shall be permitted as special exceptions:

Lot Area and Width. Lot area and width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:

Setbacks. Each lot shall provide front, side, and rear setbacks not less than the following:

Building Height. The building height limit for a principal building shall be not more than 75 feet. The height limit for an accessory building shall not be over 25 feet.

Lot Coverage. Lot coverage shall not be limited, provided that adequate stormwater management plans are approved by the Borough Engineer.

Required Utilities. Each principal use shall be provided with public water and public sewer service.

Purpose. The purpose of the Industrial Zone is to permit and encourage industrial development that will be so located and designed as to constitute a harmonious and appropriate development, contribute to the soundness of the economic base of the Borough and otherwise further the purposes of this chapter. The specific intent of this zone is to establish reasonable standards for buildings and other structures, for lot areas and dimensions of yards and for the provision of facilities and operation of industries to minimize air pollution, noise, glare, heat, vibration, and fire and safety hazards and, furthermore, to prohibit any use which would substantially interfere with the development, continuation, or expansion of industrial uses in the district.

Use by Right. The following principal uses are permitted by right in the I Zone:

Uses by Special Exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Parts 5 and 6 of this chapter.

Lot Area and Width. Lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:

Setbacks. Each lot shall provide front, side, and rear setbacks not less than the following:

Building Height. The building height limit for a principal building shall not be more than 75 feet. The height limit for an accessory building shall be two stories but not over 25 feet.

Lot Coverage. Not more than 60% of the lot area may be covered by buildings including accessory buildings.

Open Area. Not less than 40% of the lot area shall be devoted to open area as defined in this chapter.

Required Utilities. Each principal use shall be provided with public sewer and public water service.