A-R Agricultural-Rural District. The purpose of this district is to preserve and protect the semi-rural open space and farming characteristics of the Township and to promote land cultivation and agricultural production as viable economic activities. The intent of such designation is to permit those lands best suited for agriculture to be utilized for that purpose and to discourage incompatible land uses from encroaching into these areas. All types of agricultural activities, including agri-businesses, and land conservation uses, including woodland preservation, are provided for, as well as limited residential uses.

R-S Residential-Suburban District. This district is designed to provide an area within the Township where low- to moderate-density single-family residential development can be situated and a safe family home environment can be promoted. Areas set aside for this zone include sections of the municipality where this type of development already exists and areas where further development of this nature could be located without creating conflicts with other noncompatible land uses. Lot sizes are based upon the need to safeguard the health of the residents and, therefore, require sufficient space to be provided for the placement of on-site water facilities and, where necessary, subsurface sewage disposal systems. Commercial activities or other uses which conflict with this intent are discouraged.

R-U Residential-Urban District. This district is designed to provide an area where moderate-density residential development and associated institutional, recreational and compatible neighborhood commercial uses can peacefully coexist. The zone includes the urban or developed areas of the Township and a portion of the immediately adjacent areas. The intent of the zone is to protect and enhance, as much as possible, the residential and nonresidential investment of the past and to provide an area where higher-density residential development could be located without creating conflicts with noncompatible uses. Public sewer and utilities and/or water facilities are available throughout this area or could be extended with little difficulty.

C General Commercial District. The purpose of this district is to accommodate retail and wholesale business activities and other compatible nonresidential uses serving both Township residents and a broader regional market. Areas set aside for this zone include those portions of the Township where such uses already exist, including the commercial areas along United States Route 11 and Central Road, and areas where additional development of this nature is anticipated. The regulations governing this zone permit the development of a wide range of shopping, service and other commercial activities, but require adequate off-street parking and loading areas to be provided. Regulations also ensure sufficient arrangements are made to safely accommodate the anticipated volumes of traffic entering and exiting each site and assure the efficient movement of people and goods to and from the Township.

IC Interchange Commercial District. The intent of this district is to provide an area for the development of commercial activities and businesses oriented towards the traveling public in the vicinity of the Lightstreet Exit of Interstate 80. Businesses and activities located in this district generally cater to large volumes of traffic and can attract customers from sizable distances. Provisions are included to ensure that adequate arrangements are made to accommodate the anticipated volumes of traffic entering, exiting and parking on sites in this zone. It is not the intent of this district to encourage the development of strip commercial areas, but rather to provide space for the development of concentrated commercial activities as safely as possible.

I Industrial District. It is the purpose of this district to encourage the continuity and expansion of existing industrial operations and to promote new industrial investment in the Township. Acreage for this use has been provided in close proximity to Interstate 80 in order to maximize accessibility for the distribution or receiving of goods or materials and to avoid creating problems by locating industrial areas in or near established residential neighborhoods. Reasonable standards are provided to minimize air pollution, noise, glare, heat and fire and safety hazards. Additional precautions have been included to ensure that adequate buffer yards, plantings or screenings are provided between these areas and adjacent zoning districts.

FF and FP Flood-Fringe and General Floodplain District (overlying district). The purpose of this district is to prevent the loss of property and life, the creation of health and safety hazards, the disruption of commercial and government services, and the extraordinary and unnecessary expenditure of public funds for flood protection and relief. To achieve this end, permitted uses must be floodproofed against flood damage. (See Article VII.) In these floodplain areas, development and/or the use of land shall be permitted in accordance with the regulations of the underlying district, provided that all such uses, activities and/or development shall be undertaken in strict compliance with the floodproofing and related requirements of this and all other codes and ordinances.

FW Floodway District (overlying district). The purpose of this district is to prevent the loss of property and life, the creation of health and safety hazards, the disruption of commercial and government services, and the extraordinary and unnecessary expenditure of public funds for flood protection and relief. To achieve this end, only those uses which will not cause an increase in flood heights, velocities or frequencies will be permitted. (See Article VII.) In addition, in the Floodway District no development shall be permitted except where the effects of such development on flood heights is fully offset by accompanying stream improvements which have been approved by all appropriate local and/or state authorities and notification of such has been given to Federal Flood Insurance authorities and the Pennsylvania Department of Community Affairs.

LI Light Industrial District. It is the purpose of this district to encourage light industrial uses that have a minimal impact upon adjacent commercial or residential districts in terms of air pollution, noise, glare and fire and safety hazards. Precautions have been included to ensure that adequate buffer yards, plantings or screenings are provided between these areas and adjacent zoning districts.

The locations and boundaries of the zoning districts are hereby established as shown on the Official Zoning Map, which is made a part of this chapter, together with all future notations, references and amendments.[1]

No change of any nature shall be made to the Official Zoning Map, except in conformance with the procedures set forth in § 135-84. The final authority as to the current status of zoning districts shall be the Official Zoning Map. Any changes made to the zoning districts shall be made on the Official Zoning Map promptly after the amendment has been approved by the Township Board of Supervisors and shall bear the date of the amendment and the signatures of the Chairman of the Board of Supervisors and the Township Secretary.

Designation of district boundaries. The district boundary lines, except for the floodplain districts, are intended to generally follow the center lines of streets, highways, railroad rights-of-way, existing lot lines, municipal boundary lines or streams or may be designated as shown on the Official Zoning Map by a specific dimension from a road center line or other boundary as indicated.

Determination of district boundary locations. Where uncertainty exists with respect to the actual location of a district boundary line in a particular instance, the Zoning Officer shall request the Zoning Hearing Board to render its interpretation with respect thereto; provided, however, that no boundary shall be changed by the Zoning Hearing Board. If the true location of the boundary cannot be determined by interpretation of the Zoning Hearing Board, a request for corrective action shall be filed with the Township Supervisors.

Severed lots. Where a district boundary line divides a lot which was in single ownership at the time of passage of this chapter or amendment thereto, the Zoning Hearing Board may permit the extension of the regulations for either zone into the remaining portion of the lot for a distance not to exceed 50 feet beyond the district line, where it finds that such extension is consistent with the purposes of this chapter.