Red Lion City Zoning Code
PART 3
ZONE REGULATIONS
§ 27-301 Zones and Boundaries.
[Ord. 8811-14, 11/18/1988, § 215-7; as amended by Ord. 987-3, 7/13/1998; and by Ord. 2000-06-3, 6/12/2000]
1.
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.
R-O | Residential-Outlying Zone | |
R-T | Residential-Town Zone | |
BC | Borough Center Zone | |
C | Commercial Zone | |
I | Industrial Zone |
2.
Boundaries of Zones. Where uncertainty exists as to the boundaries of the zones as shown on the Zoning Map, the following rules shall apply:
A.
Boundaries indicated as approximately following the center lines of streets, highways, or alleys shall be construed to follow such center lines.
B.
Boundaries indicated as approximately following platted lot lines shall be construed as following such line.
C.
Boundaries indicated as approximately following municipality limits shall be construed as following municipality limits.
D.
Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks.
E.
Boundaries indicated as approximately following the center lines of streams, rivers, or other bodies of water shall be construed to follow such center lines.
F.
Boundaries indicated as parallel to or extensions of features indicated in Subsection 2A through E shall be so construed. Distances not specifically indicated on the Official Zoning Map shall be determined by the scale of the map.
G.
Where physical or cultural features existing on the ground are at variance with those shown on the Official Zoning Map or in circumstances not covered by Subsections 2A through F, the Zoning Hearing Board shall interpret the district boundaries.
3.
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.
4.
For the purposes of this chapter, the order of districts, from most restrictive to least restrictive, is as follows:
R-O | Residential Outlying | |
R-T | Residential Town | |
BC | Borough Center | |
C | Commercial | |
I | Industrial |
§ 27-302 Use Regulations.
[Ord. 8811-14, 11/18/1988, § 215-8]
1.
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:
A.
Additional general provisions are set forth in Part 4.
B.
Modifications to the use or dimensional requirements are set forth in Part 4.
C.
Standards for special exception uses are set forth in Parts 5 and 6.
2.
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.
3.
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.
4.
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.
§ 27-303 Residential-Outlying Zone (R-O).
[Ord. 8811-14, 11/18/1988, § 215-9; as amended by Ord. 972-1, 2/12/1997; by Ord. 9712-7, 12/10/1997; by Ord. 991-1, 1/11/1999; and by Ord. 2004-08-08, 8/9/2004]
1.
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.
2.
Uses by Right. The following principal uses are permitted by right in the R-O Zone:
A.
Single-family detached dwelling.
B.
Hospital.
C.
Home office.
D.
School.
E.
Group quarters for fire and ambulance station.
[Added by Ord. 2012-1-01, 1/9/2012]
F.
Municipal Tax Collector home office.
[Added by Ord. 2013-11-2, 11/11/2013]
G.
Public or semipublic parking lot.
[Added by Ord. 2015-11-3, 11/9/2015]
3.
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.
A.
House of worship.
B.
Cemetery.
C.
Park or other recreation area of a nonprofit nature.
D.
Home occupation.
E.
Public utility building.
F.
Public buildings and facilities.
G.
Bed-and-breakfast inn.
H.
Cluster development.
I.
Group home or group quarters.
J.
Domiciliary care home.
K.
Day-care home.
L.
Keeping of livestock.
M.
Group child day-care home.
N.
Convalescent or nursing home.
O.
Personal care assisted living facility.
4.
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:
Type | Public Water and Public Sewer | Public Water/No Public Sewer | |
|---|---|---|---|
Minimum lot area | 10,000 square feet | 12,000 square feet | |
Minimum lot width | 80 feet | 90 feet |
5.
Setbacks. Each lot shall provide front, side, and rear setbacks not less than the following:
A.
Front setback: 25 feet.
B.
Each side setback: 10 feet; except for single-family detached dwellings which shall have a setback of not less than eight feet.
C.
Rear setback: 40 feet.
6.
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).
7.
Lot Coverage. Not more than 30% of the lot area may be covered by buildings, including accessory buildings.
8.
Open Area. Not less than 70% of the lot area shall be devoted to open area, as defined in this chapter.
9.
Paved Area. Not more than 15% of the lot area may be paved with an impervious surface (e.g., driveways, parking areas, walkways).
10.
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.
§ 27-304 Residential-Town Zone (R-T).
[Ord. 8811-14, 11/18/1988, § 215-10; as amended by Ord. 917-9, 7/10/1991; by Ord. 972-1, 2/12/1997; by Ord. 9712-7, 12/10/1997; by Ord. 987-3, 7/13/1998; by Ord. 996-8, 6/14/1999; by Ord. 2004-08-08, 8/9/2004; and by Ord. 2008-07-03, 7/14/2008, §§ 3, 4, and 5]
1.
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.
2.
Uses by Right. The following principal uses are permitted by right in the R-T Zone:
A.
Single-family detached dwelling.
B.
Single-family semidetached dwelling.
C.
Two-family dwelling.
D.
Single-family attached dwelling.
E.
House of worship.
F.
Home office.
G.
Commercial communications antenna.
H.
School.
I.
Single-family attached dwelling.
J.
Group quarters for fire and ambulance station.
[Added by Ord. 2012-1-01, 1/9/2012]
K.
Municipal Tax Collector home office.
[Added by Ord. 2013-11-2, 11/11/2013]
L.
Public or semipublic parking lot.
[Added by Ord. 2015-11-3, 11/9/2015]
3.
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.
A.
Multi-family dwelling.
B.
Multi-family or two-family conversion.
C.
Cluster development.
D.
Day-care center or nursery school.
E.
Day-care home.
F.
Domiciliary care home.
G.
Group home or group quarters.
H.
Rooming house; boardinghouse.
I.
Personal care boarding home.
J.
Convalescent or nursing home.
K.
Hospital.
L.
Medical clinics; laboratories.
M.
Funeral home.
N.
Bed-and-breakfast inn.
O.
Public or semipublic parking lot.
P.
Park or other recreation area of a nonprofit nature.
Q.
Public utility building.
R.
Public buildings and facilities.
S.
Home occupation.
T.
Group child day-care home.
U.
Personal care assisted living facility.
V.
Commercial communications tower and antenna site.
4.
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:
Type | Public Water and Public Sewer | Public Water/No Public Sewer | ||
|---|---|---|---|---|
Lot Area | Lot Width | Lot Area | Lot Width | |
Single-family detached dwelling | 6,000 square feet per unit | 60 feet per unit | 12,000 square feet per unit | 90 feet per unit |
Single-family semidetached and two-family dwellings | 4,000 square feet per unit | 20 feet per unit | 8,000 square feet per unit | 40 feet per unit |
Single-family attached dwelling | 2,400 square feet per unit | 20 feet per unit | Not allowed | Not allowed |
All other uses | 10,000 square feet | 80 feet | 12,000 square feet | 90 feet |
5.
Setbacks. Each lot shall provide front, side, and rear setbacks not less than the following:
A.
Front setback: 25 feet.
B.
Side setbacks are established for the following dwellings and other uses as follows:
(1)
Single-family detached dwellings: eight feet.
(2)
Single-family attached dwellings and multi-family dwellings: 20 feet at the end of each row. (See Subsection 11 below and Attachments 27-A through 27-D.)
(3)
All other uses and buildings: 10 feet. (Semidetached dwellings shall be considered as one building for this purpose.)
(4)
Single-family attached dwellings and multi-family dwellings shall have 20 feet at the end of each row, shall not have more than 10 dwelling units in any one row and between each row or group there must be at least 40 feet. (See example diagrams on file in the Borough office.)
C.
Rear setback: 40 feet.
6.
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).
7.
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%.
8.
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%.
9.
Paved Area. Not more than 20% of the lot area may be paved with an impervious surface (e.g., driveways, parking areas, walkways).
10.
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.
11.
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)
§ 27-305 Commercial Zone (C).
[Ord. 8811-14, 11/18/1988, § 215-11; as amended by Ord. 987-3, 7/13/1998; by Ord. 996-6, 6/14/1999; by Ord. 996-8, 6/14/1999; by Ord. 2000-06-3, 6/12/2000; and by Ord. 2008-07-03, 7/14/2008, § 6]
1.
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.
2.
Uses by Right. The following principal uses are permitted by right in the C Zone:
A.
Retail store or shop.
B.
Personal service business.
C.
Professional or business office.
D.
Eating establishment (drive-in or restaurant).
E.
House of worship.
F.
Coin-operated laundromat.
G.
Small-type processing establishment, i.e., with 2,000 square feet or less of gross ground floor (e.g., optician, shoe repair shop).
H.
Day-care center or nursery school.
I.
Public utility building.
J.
Commercial communications antenna.
K.
Group quarters for fire and ambulance station.
[Added by Ord. 2012-1-01, 1/9/2012]
L.
Municipal Tax Collector home office.
[Added by Ord. 2013-11-2, 11/11/2013]
M.
Public or semipublic parking lot.
[Added by Ord. 2015-11-3, 11/9/2015]
3.
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.
A.
Multi-family dwelling.
B.
Multi-family or two-family conversion.
C.
Rooming house; boardinghouse.
D.
Group quarters.
E.
Personal care boarding home.
F.
Convalescent home, nursing home, or hospital.
G.
Medical clinic; laboratories.
H.
Motel; hotel; residential hotel.
I.
Service station or convenience store dispensing food.
J.
Shopping center, shopping mall, or shopping plaza.
K.
Public buildings and facilities.
L.
Commercial recreation establishment.
M.
(Reserved)[1]
[1]
Editor's Note: Former Subsection 2M, Public or semipublic parking lot, was repealed 11/9/2015 by Ord. 2015-11-3. See now Subsection 1M.
N.
Funeral home.
O.
Automobile and/or trailer sales; automobile body shop and/or automobile garage (major).
P.
Commercial parking lot or building.
Q.
Automobile washing facility.
R.
Adult facilities.
S.
Tavern.
T.
Commercial school.
U.
Club room; club grounds; meeting hall.
V.
Building materials sales and service.
W.
Mobile home sales lot.
X.
Mini-storage facility.
Y.
Personal care assisted living facility.
Z.
Commercial communications tower and antenna site.
AA.
Multi-use building.
4.
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:
Type | Public Water and Public Sewer | |
|---|---|---|
Minimum lot area | 6,000 square feet | |
Minimum lot width | 60 feet |
5.
Setbacks. Each lot shall provide front, side, and rear setbacks not less than the following:
A.
Front setback: not less than adjacent buildings.
B.
Each side setback: 10 feet.
C.
Rear setback: 20 feet.
6.
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.
[Amended by Ord. 2013-11-1, 11/11/2013]
7.
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.
8.
Open Area. Not less than 40% of the lot area shall be devoted to open area, as defined in this chapter.
9.
Required Utilities. Each principal use shall be provided with public water and public sewer service.
§ 27-306 Borough Center Zone (BC).
[Ord. 8811-14, 11/18/1988; as added by Ord. 2000-06-3, 6/12/2000; as amended by Ord. 2000-09-6, 9/11/2000; by Ord. 2004-08-08, 8/9/2004; by Ord. 2005-10-05, 10/10/2005; and by Ord. 2008-07-03, 7/14/2008, § 6]
1.
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.
2.
Uses by Right. The following principal uses are permitted by right in the BC Zone:
A.
Retail store or shop.
B.
Personal service business.
C.
Professional or business office.
D.
Eating establishment (drive-in or restaurant).
E.
Laundry and dry-cleaning establishment (non-coin-operated).
F.
Small-type processing establishment, i.e., with 2,000 square feet or less of gross ground floor (e.g., optician, shoe repair shop).
G.
Multi-use building.
H.
Public buildings and facilities.
I.
Public utility buildings.
J.
School.
K.
Group quarters for fire and ambulance station.
[Added by Ord. 2012-1-01, 1/9/2012]
L.
Municipal Tax Collector home office.
[Added by Ord. 2013-11-2, 11/11/2013]
M.
Public or semipublic parking lot.
[Added by Ord. 2015-11-3, 11/9/2015]
3.
Uses by Special Exception. The following principal uses shall be permitted as special exceptions:
A.
Medical clinic; laboratories.
B.
Bed-and-breakfast inn.
C.
Shopping center, shopping mall, or shopping plaza.
D.
Commercial recreation establishment.
E.
(Reserved)[1]
[1]
Editor's Note: Former Subsection 3E, Public or semipublic parking lot, was repealed 11/9/2015 by Ord. 2015-11-3. See now Subsection 1M.
F.
Funeral home.
G.
Commercial parking lot or building.
H.
Tavern.
I.
Commercial school.
J.
Club room; club grounds; meeting hall.
K.
Motel; hotel.
L.
Residential reversion.
4.
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:
Type | Public Water and Public Sewer | |
|---|---|---|
Minimum lot area | 6,000 square feet | |
Minimum lot width | 60 feet |
5.
Setbacks. Each lot shall provide front, side, and rear setbacks not less than the following:
A.
Front setback: not less than adjacent buildings.
B.
Each side setback: five feet.
C.
Rear setback: 10 feet.
D.
Accessory buildings: all accessory buildings in this zone shall have side setbacks not less than the principal buildings and rear setbacks not less than adjacent buildings.
6.
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.
7.
Lot Coverage. Lot coverage shall not be limited, provided that adequate stormwater management plans are approved by the Borough Engineer.
8.
Required Utilities. Each principal use shall be provided with public water and public sewer service.
§ 27-307 Industrial Zone (I).
[Ord. 8811-14, 11/18/1988, § 215-12; as amended by Ord. 981-1, 1/14/1998; by Ord. 987-3, 7/13/1998; and by Ord. 996-8, 6/14/1999]
1.
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.
2.
Use by Right. The following principal uses are permitted by right in the I Zone:
A.
Public utility building.
B.
Large enclosed processing establishment, i.e., with over 2,000 square feet of gross ground floor area (e.g., industrial laundry, large appliance or equipment repair shop).
C.
Heavy storage service (e.g., warehouse, building material yard).
D.
Research laboratory.
E.
Light manufacturing: manufacturing and storage use that does not cause dust, smoke, fumes, gas, or offensive odors to be disseminated beyond the boundaries of the lot; does not cause vibration beyond the boundaries of the lot; does not cause noise exceeding that of street traffic at the front, side, and rear lot lines; and does not cause glare observable beyond the boundaries of the lot. Such uses include, but are not limited to:
(1)
Printing and publishing.
(2)
Soft drink bottling; packaging products in the form of powder or other dry state.
(3)
Lace manufacture; sewing apparel.
(4)
Assembly of electronic apparatus.
(5)
Instrument making; tool and die making; cabinetmaking.
(6)
Electroplating metals; molding plastics.
F.
General manufacturing: manufacturing use which does not constitute an unusual fire or explosion hazard and does not create a nuisance by reason of smoke, odor, dust, noise, or glare. Such uses include but are not limited to:
(1)
Food processing, except meat packing.
(2)
Furniture.
(3)
Textiles; leather; rubber; paper.
(4)
Fabricated metals; machinery.
(5)
Stone, clay, and glass.
G.
Business or professional office.
H.
Retail store or shop.
I.
Personal service business.
J.
Contractor's office or shop.
K.
Automobile washing facility.
L.
Nursery (horticultural); greenhouse.
M.
Commercial communications antenna.
N.
Park or other recreation area of a nonprofit nature.
[Added by Ord. 2009-12-01, 12/14/2009]
O.
Group quarters for fire and ambulance station.
[Added by Ord. 2012-1-01, 1/9/2012]
P.
Municipal Tax Collector home office.
[Added by Ord. 2013-11-2, 11/11/2013]
Q.
Public or semipublic parking lot.
[Added by Ord. 2015-11-3, 11/9/2015]
R.
Multi-use building.
[Added by Ord. 2015-11-3, 11/9/2015]
3.
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.
A.
(Reserved)[1]
[1]
Editor's Note: Former Subsection 3A, Park or other recreation area of nonprofit nature, was repealed 12/14/2009 by Ord. 2009-12-01. See now Subsection 2Q.
B.
Automobile dismantling plant; junkyard.
C.
(Reserved)[2]
[2]
Editor's Note: Former Subsection 3C, Park or other recreation area of nonprofit nature, was repealed 12/14/2009 by Ord. 2009-12-01. See now Subsection 2N.
D.
Industrial park.
E.
Shopping center, shopping mall, or shopping plaza.
F.
Eating establishment (drive-in or restaurant).
G.
Commercial recreation establishment.
H.
Commercial parking lot or building.
I.
Service station or convenience store dispensing fuel.
J.
Truck or motor freight terminal.
K.
Wholesale establishment.
L.
Sanitary landfill.
M.
Quarrying.
N.
Animal hospital, kennel, or small animal farm.
O.
Riding academy.
P.
Keeping of livestock.
Q.
Mobile home park.
R.
Adult facilities.
S.
Mini-storage facility.
T.
Multi-family dwelling.
U.
Multi-family or two-family conversion.
V.
Personal care assisted living facility.
W.
Commercial communications tower and antenna site.
X.
Automobile and/or trailer sales; automobile body shop and/or automobile garage (major).
[Added by Ord. 2015-11-3, 11/9/2015]
4.
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:
Type | Public Water and Public Sewer | |
|---|---|---|
Minimum lot area | 10,000 square feet | |
Minimum lot width | 100 feet |
5.
Setbacks. Each lot shall provide front, side, and rear setbacks not less than the following:
A.
Front setback: 35 feet.
B.
Each side setback: 25 feet.
C.
Rear setback: 30 feet.
6.
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.
[Amended by Ord. 2013-11-1, 11/11/2013]
7.
Lot Coverage. Not more than 60% of the lot area may be covered by buildings including accessory buildings.
8.
Open Area. Not less than 40% of the lot area shall be devoted to open area as defined in this chapter.
9.
Required Utilities. Each principal use shall be provided with public sewer and public water service.
