Topton City Zoning Code

DISTRICT REGULATIONS

§ 154.050 R-1 SUBURBAN RESIDENTIAL DISTRICT.

(A) Specific intent. To provide for the maintenance and orderly expansion at similar densities and dwelling types of several residential areas in the borough.

(B) Uses permitted by right. Land and buildings in an R-1 District may be used for the following purposes and for no others:

(1) As indicated on Table 1; and

(2) Accessory uses to the above permitted uses as defined in §§ 154.075 through 154.100.

(C) Uses permitted by special exception. The following uses are permitted when special exceptions are granted by the Zoning Hearing Board: as indicated in Table 1.

(D) Area, yard and height requirements. As indicated on Table 2.

(Ord. passed 7-13-2015)

§ 154.051 WSO - WEIS STREET OVERLAY DISTRICT.

(A) Specific intent.

(1) The Weis Street Overlay District is established as a special overlay to the underlying zoning districts, for all properties situated along Weis Street from the township line at the intersection of Weis Street with Locust Street to the property line between Brandywine Heights Elementary School and the western property line of the property on the northwest corner of Weis Street and Callowhill Street.

(2) The objectives and specific intent of this overlay zoning district are as follows:

(a) To establish reasonable standards of performance and to encourage adaptive re-use development of appropriate buildings and lands within the borough as a conditional use;

(b) To provide regulations specifically tailored to encourage and promote the rehabilitation of older non-used and under-utilized industrial, commercial and institutional buildings;

(c) To provide for a mix of residential and neighborhood-oriented commercial uses within said adaptive re-use developments which promote the economic revitalization of the borough;

(d) To promote the retention of older buildings and lands which enhance the image and preserve the heritage of the borough; and

(e) To provide locations for neighborhood-oriented business and related activities for the use and convenience of area and district consumers at a scale which is in concert with the existing residential and nonresidential development in the area. The uses are intended as low-impact uses which shall not have detrimental or adverse effects on the surrounding community and shall not impact negatively its current character.

(B) Uses permitted by right. Land and buildings in the WSO District may be used for the following purposes and for no others: as indicated on Table 1.

(1) Indoor place of amusement or recreation, subject to hours restrictions to be determined by Borough Council;

(2) Restaurant or café, not to exceed 600 square feet of gross floor area;

(3) Retail and wholesale sale of goods in a building not to exceed 2,000 square feet of gross floor area, selling antiques, appliances, beverages, books (but not an adult bookstore), clothing, confections, pharmaceuticals, dry goods, flowers, food, furniture, gifts, hardware, jewelry, newspapers, notions, periodicals, personal, office and household supplies, stationery and pre-packaged tobacco products;

(4) Repair shops for goods permitted to be sold by division (C)(3) above, excluding automotive and combustion engine repairs, unless the property has a prior variance, special exception or is a pre-existing nonconforming use which includes automotive and/or combustion engine repairs; and

(5) Dwelling unit in combination with a commercial use (up to four) subject to specific performance standards.

(D) Area, yard and height requirements. As indicated on Table 2, subject to the following.

(1) In cases where an existing building is being re-used in a manner which does not change the footprint of the building, and the existing building does not conform to the setback requirements in the underlying zoning district, a permanent screening buffer shall be provided as determined by Borough Council.

(2) In cases where an existing building is being completely or partially razed, or where the footprint of an existing building is being altered, the new building, building addition or renovated structure shall, under no circumstances have any greater nonconformity from the required setbacks in the underlying zoning district than the structure being replaced or altered.

(E) Performance standards for conditional uses. See §§ 154.075 through 154.100 for additional requirements.

(Ord. passed 7-13-2015)

§ 154.052 R-2 AND R2-A URBAN RESIDENTIAL DISTRICTS.

(A) Specific intent. To provide for the maintenance and expansion of the higher density residential areas within the borough.

(B) Uses permitted by right. Land and buildings in an R-2 District may be used for the following purposes and for no others:

(1) As indicated on Table 1;

(2) Apartment buildings, two-family attached dwellings and townhouse subject to:

(a) 1. Not less than 15% of the total area of the development shall be permanently set aside for noncommercial common open space purposes, such as park or recreation. The common open space areas shall be suitable for the designated purpose; and

2. Written agreements satisfactory to and approved by the borough shall be made for the perpetual preservation and maintenance of the common open space areas. The written agreements shall be submitted to the borough at the time of submission of a preliminary subdivision or land development plan and shall be recorded before a zoning permit shall be issued by the borough. The applicant may offer the common open space areas for dedication to the borough upon mutually acceptable terms. Acceptance of such offered dedication shall be at the borough’s sole discretion.

(b) The maximum length of an apartment building, a continuous grouping of townhouses or a continuous grouping of two-family attached dwellings shall be 160 feet. The minimum width of each townhouse shall be 18 feet.

(3) Accessory uses to the above permitted uses as defined in §§ 154.075 through 154.100.

(C) Uses permitted by special exception. The following uses are permitted when special exceptions are granted by the Zoning Hearing Board: as indicated on Table 1.

(D) Area, yard and height requirements. As indicated on Table 2.

(Ord. passed 7-13-2015)

§ 154.053 R-3 MIXED USE RESIDENTIAL DISTRICT.

(A) Specific intent. To provide for the maintenance and expansion of the highest density areas within the borough that are substantially residential in character but either have a mix of uses or are most suitable to hosting a mix of uses because of the predominant density of structures, current land uses and small parcel sizes.

(B) Uses permitted by right.

(1) Land and buildings in an R-3 District may be used for the purposes indicated on Table 1 and for no others; and

(2) Accessory uses to the above permitted uses as defined in §§ 154.075 through 154.100.

(C) Uses permitted by special exception. The following uses are permitted when special exceptions are granted by the Zoning Hearing Board: as indicated on Table 1.

(D) Area, yard and height requirements. As indicated on Table 2.

(Ord. passed 7-13-2015)

§ 154.054 C-1 COMMERCIAL DISTRICT.

(A) Specific intent. To provide for the orderly expansion of general commercial uses in areas where a nucleus of such uses already exists. Dwelling units are allowed within the same buildings as commercial uses.

(B) Uses permitted by right. Land and buildings in the C-1 District may be used for the following purposes and for no others:

(1) As indicated on Table 1;

(2) Plumbing, heating, carpentry, masonry and similar shops of skilled tradesmen;

(3) Retail and wholesale sale of goods such as, but not limited to, antiques, appliances, beverages, books, clothing, confections, medicines, dry goods, flowers, food, furniture, gifts, hardware, jewelry, liquor, newspapers, notions, paint, periodicals, personal and household supplies, stationery and tobacco;

(4) Personal and household service establishments, such as but not limited to, barber shops, beauty shops, laundromats, laundry and dry cleaning shops and tailor shops;

(5) Dwelling unit in combination with a commercial use, subject to:

(a) All dwelling units shall be located on a story above those stories used for commercial uses, except that a dwelling unit occupied by a proprietor or a caretaker, watchman or similar employee may be located on the same story as a commercial use;

(b) When a new building is constructed, in addition to those parking spaces required for the commercial use, two off-street parking spaces shall be provided per dwelling;

(c) When a new building is constructed, in addition to the required minimum lot area for the commercial use, an additional 1,500 square feet of lot area shall be provided for each dwelling unit; and

(d) The number of dwelling units shall not exceed four.

(6) Accessory uses to the above permitted uses as defined in §§ 154.075 through 154.100.

(C) Uses permitted by special exception. The following uses are permitted when special exceptions are granted by the Zoning Hearing Board:

(1) As indicated on Table 1;

(2) Apartment buildings, two-family attached dwellings and townhouse subject to:

2. Written agreements satisfactory to and approved by the Borough Council shall be made for the perpetual preservation and maintenance of the common open space areas. The written agreements shall be submitted to the borough at the time of submission of a preliminary subdivision or land development plan and shall be recorded before a zoning permit shall be issued by the borough. The applicant may offer the common open space areas for dedication to the borough upon mutually acceptable terms. Acceptance of such offered dedication shall be at the borough’s sole discretion.

(3) Repair garage, subject to:

(a) All repair activities shall be performed within a building;

(b) All painting shall be performed within a fully enclosed, well ventilated area; and

(c) All automobile parts, dismantled vehicles (which shall be under repair and licensed), and similar articles shall be stored within a building.

(4) Motor vehicle service station, subject to:

(a) All automobile parts, dismantled vehicles (which shall be under repair and licensed), and similar articles shall be stored within a building; and

(b) All repair activities shall be carried out within a building.

(5) Car wash, subject to:

(a) No water used in the washing of cars shall be discharged directly into unfiltered storm sewers, onto public sidewalks or roads or onto other properties;

(b) Car washing activities shall be carried out within a building; and

(D) Area, yard and height requirements. As indicated on Table 2.

(Ord. passed 7-13-2015)

§ 154.055 I-G INSTITUTIONAL - GOVERNMENT DISTRICT.

(A) Specific intent. To provide for the maintenance and expansion of institutional and governmental uses where a nucleus of such uses already exists.

(B) Uses permitted by right.

(1) Land and buildings in an I-G District may be used for the purposes indicated on Table 1 and for no others; and

(2) Accessory uses to the above permitted uses as defined in §§ 154.075 through 154.100.

(C) Uses permitted by special exception. The following uses are permitted when special exceptions are granted by the Zoning Hearing Board: as indicated on Table 1.

(D) Area, yard and height requirements. As indicated on Table 2.

(Ord. passed 7-13-2015)

§ 154.056 L-1 INDUSTRIAL DISTRICT.

(A) Specific intent. To provide an area where a variety of industrial and office uses, as well as certain commercial, may locate.

(B) Uses permitted by right. Land and buildings in the I-1 District may be used for the following purposes and for no others:

(1) As indicated on Table 1;

(2) Testing, cleaning, production, packaging, fabrication, processing, assembly, manufacture, compounding and bottling of goods and materials;

(3) Repair garage, subject to those conditions listed in § 154.054(C)(3);

(4) Motor vehicle service station, subject to those conditions listed in § 154.054(C)(4);

(5) Car wash, subject to those conditions listed in § 154.054(C)(5); and

(6) Accessory uses to the above permitted uses as defined in §§ 154.075 through 154.100.

(C) Uses permitted by special exception. The following uses are permitted when special exceptions are granted by the Zoning Hearing Board:

(1) As indicated on Table 1;

(2) Commercial communications facilities having a tower height up to 175 feet shall be allowed as a use by special exception, providing all requirements are met.

(a) General requirements.

1. Commercial communications antenna. Commercial communications antenna may be placed on an existing commercial communications tower, public utility transmission tower or placed on any structure other than a single-family detached dwelling, duplex dwelling, townhouse dwelling or any residential accessory structure. A structure shall not include, for these purposes, concrete or macadam pavement and/or a concrete slab.

2. Dimensional requirements. A commercial communications facility is permitted as a sole use on a stand-alone lot or a lot divided off in a subdivision or land development application subject to the following dimensional requirements:

a. The right-of-way from public street to tower site must be a minimum of 24 feet in width; and

b. The maximum height of the height of tower (a defined term) shall not exceed 175 feet.

(b) Combination of uses. Combined with another use, a commercial communications facility may be permitted on an improved property with an existing nonresidential use or on a vacant parcel in combination with another use, subject to the following conditions.

1. Existing use. The existing use on the property may be any permitted nonresidential use in the applicable district or any lawful nonconforming use and need not be affiliated with the commercial communications tower.

2. Minimum lot areas. The minimum lot area shall comply with the requirements for the applicable district and shall be the area needed to accommodate the tower and guy wires (if used), the equipment building, security fence and buffer planting.

3. Minimum setbacks. The tower, telecommunications equipment building, guy wires and accessory buildings must satisfy the minimum zoning district set back requirements, and shall comply with the requirements for the zoning district for principal uses.

4. Facilities is located on a property with another principal use. Where the commercial communications facilities is located on a property with another principal use, vehicular access to the facility shall, whenever feasible, be provided along the circulation driveways of the existing use. The applicant shall present documentation that the owner of the property has granted an easement for the proposed facility which shall be recorded as provided by law.

(c) Combined with an existing structure. An antenna with or without a commercial communications tower for commercial communications may be attached to an existing structure or building except a residential use subject to the following conditions.

1. Maximum height. The maximum height of the tower set forth herein shall apply.

2. Separate building. If the applicant proposes to locate the commercial communications equipment in a separate building not included within the compound enclosing the commercial communications tower and fencing, the building shall comply with the minimum requirements for the zoning district.

3. Security fence. A six-foot height security fence shall surround any separate commercial communications equipment building.

4. Vehicular access. Vehicular access to the commercial communications facility shall not interfere with the parking or vehicular circulation on the site for the principal use.

(d) Additional requirements.

1. Site plan. A facility plan shall be prepared and submitted for any proposed commercial communications facility pursuant to applicable zoning and subdivision and land development requirements regarding preparation of a site plan. No site plan is required for commercial communications antenna which are co-located on an existing commercial tower.

2. Landscaping. The following landscaping shall be required to screen the facility. Any combination of existing vegetation, topography, walls, decorative fences or other features instead of landscaping may be permitted, if they achieve the same degree or screening as the required landscaping. If the antenna is mounted on an existing structure, and other equipment is housed inside an existing structure, landscaping shall not be required.

a. An evergreen or hedge screen shall be required to surround the facility. The screen can be either a hedge (planted three feet on center maximum) or a row of evergreen trees (planted ten feet on center maximum). The screen shall be a minimum height of four feet at maturity.

b. In addition, existing vegetation on and around the site shall be preserved to the greatest extent possible.

c. A minimum of two off-street parking spaces shall be provided for a commercial communication facility.

d. A six-foot high security fence with additional two feet of security wire, including barbed wire shall fence the facilities perimeter.

e. In connection with any facility, no signs other than an owner and occupier identification sign shall be allowed at the tower site, as specified in § 154.083.

(e) Co-location/alternative technology. Availability of suitable existing towers, other structures, or alternative technology. No new facility shall be permitted unless the applicant demonstrates to the reasonable satisfaction of the Zoning Officer that no existing tower, structure or alternative technology that does not require the use of towers or structures can accommodate the applicant’s proposed antenna. An applicant shall submit information to the Zoning Officer related to the availability of suitable existing towers, other structures or alternative technology. Evidence submitted to demonstrate that no existing tower, structure or alternative technology can accommodate the applicant’s proposed antenna may consist of any of the following.

1. No existing towers or structures are located within the geographic area which meet applicant’s engineering requirements.

2. Existing towers or structures are not of sufficient height to meet applicant’s engineering requirements.

3. Existing towers or structures do not have sufficient structural strength to support applicant’s proposed antenna and related equipment.

4. The applicant’s proposed antenna would cause electromagnetic interference with the antenna on the existing towers or structures, or the antenna on the existing towers or structures would cause the interferences with the applicant’s approved antenna.

5. The applicant demonstrates that there are other limiting factors that render existing towers and structures unsuitable.

6. The applicant demonstrates that an alternative technology that does not require the use of towers or structures, such as a cable microcell network using multiple low-powered transmitters/receivers attached to a wire line system, is unsuitable.

(f) Separation distance between facilities. In order to avoid the proliferation of commercial communications facilities and to insure the desired goals of co-location and cooperation, there shall be a separation distance which shall be applicable for and measured between the proposed and existing facilities. The separation distances shall be measured by drawing or following a straight line between the base of the existing tower and the proposed base, pursuant to a facility plan, of the proposed tower. The separation distances (listed in linear feet) shall be as shown on Table 1 (refer to Ord. 4-1998).

(g) Separation from dwelling unit. A freestanding commercial communications tower shall not be located within 500 feet of a dwelling unit.

(h) Removal of commercial communications facilities.

1. Generally. If a commercial communications facility remains unused for a period of 12 consecutive months, the owner or operator shall dismantle and remove the facility within six months of notice to do such by the borough. Abandonment takes place when electrical service to the site has been discontinued for a period of 12 months. Further, the owner or operator of the facility shall post security in a form acceptable to the borough in a sufficient amount to cover the facility removal and site cleanup prior to the issuance of any permits to construct or use said facility. The security shall be utilized by the borough in the event that the owner or operator of the facility fails to remove the facility within six months of the aforesaid notice by the borough to remove the facility.

2. Exemption. A commercial communications tower or antenna necessary for and clearly used for emergency communications by a police department, fire company, emergency medical service and other similar public safety organizations is exempt from the requirements of this section.

(i) Administration. The applicant for commercial communications facilities shall submit the following documentation to the borough along with the application for the zoning permit, subdivision and land development approval:

1. Federal Aviation Administration (FAA):

a. Documentation of FAA approval. Documentation of FAA approval, if required, for commercial communication towers or antennas shall be provided. Commercial communication towers or antennas shall meet the requirements of 14 C.F.R. § 77.13(a), as amended;

b. Artificial lighting. No commercial communications tower or antenna shall be artificially lighted except when required and approved by the FAA; and

c. Airport coordination. The applicant for a proposed commercial communications facility located within a five-mile radius of an existing airport shall submit documentation that said airport was notified of its intent to place such structure(s). In addition, all new commercial communications facilities applications shall be forwarded by the applicant to the reading regional airport authority for the authority’s comments.

2. Federal Communications Commission (FCC):

a. Documentation that the commercial communications company is licensed by the FCC shall be provided;

b. Documentation of FCC application for approval for the proposed commercial communication facility shall be provided; and

c. Certification from a registered professional engineer that the tower and facility meets the construction standard of the Borough Building Code, and that appropriate anti-climbing devices are built into any proposed tower.

(D) Area, yard and height requirements. As indicated on Table 2.

(Ord. passed 7-13-2015)

§ 154.057 I-1A INDUSTRIAL-RESIDENTIAL OVERLAY DISTRICT.

(A) Specific intent. To provide an area where a variety of industrial and office uses, as well as certain commercial, public and residential uses, may locate.

(B) Uses permitted by right. Land and buildings in the I-1A District may be used for the following purposes and for no others:

(1) As indicated on Table 1;

(2) Testing, cleaning, production, packaging, fabrication, processing, assembly, manufacture, compounding and bottling of goods and materials;

(3) Repair garage, subject to those conditions listed in § 154.054(C)(3);

(4) Motor vehicle service station, subject to those conditions listed in § 154.054(C)(4);

(5) Car wash, subject to those conditions listed in § 154.054(C)(5); and

(6) Accessory uses to the above permitted uses as defined in §§ 154.075 through 154.100.

(C) Uses permitted by special exception. The following uses are permitted when special exceptions are granted by the Zoning Hearing Board: as indicated on Table 1.

(D) Area, yard and height requirements. Same as the underlying district.

(Ord. passed 7-13-2015)

§ 154.058 RBO RIPARIAN BUFFER OVERLAY DISTRICT.

(A) Specific intent. To maintain and improve surface water quality by reducing the entry of detrimental substances, including nutrients, sediment, organic matter, pesticides and other harmful substances that reach watercourses, wetlands and surface and subsurface water bodies; to reduce the entry of detrimental substances by restricting development and uses in riparian areas that intercept surface water runoff, wastewater; to attenuate flooding and reduce soil loss; to improve and maintain the safety, reliability and adequacy of the water supply for domestic, agricultural, commercial, industrial and recreational use; to conserve headwater areas, groundwater recharge zones, floodway, floodplain, springs, seeps, streams, wetlands; to regulate the use, location, engineering and maintenance of development to be consistent with the purposes and intent of this subchapter and accepted conservation practices and to work with the carrying capacity of existing natural resources.

(B) Application.

(1) The RBO provisions shall apply to the bed and banks of the Toad Creek within the I-G District and as further delineated on the borough zoning map, except as further clarified below in division (B)(3) below.

(2) The provisions shall apply in accordance with division (B)(1) above where any application for special exception, conditional use, variance, subdivision, land development or building or zoning permit is required, or when a violation of the provisions of this subchapter require an enforcement action.

(3) The provisions shall not apply to the footprints of existing primary and accessory uses, including, but not limited to, all agricultural uses and research related thereto, buildings, transportation facilities, fences, lawns, gardens, utility lines, roads, driveways, sidewalks, bikeways, decks, piers, water, septic and sewage supply facilities and their related appurtenances (well houses, utility pump and lift stations, manholes and the like).

(4) For lands lying within a State DEP-designated special protection watershed, the riparian buffer requirements of § 102.14 of Chapter 102 (Erosion and Sedimentation Pollution Control Rules and Regulations) of the commonwealth, shall apply when more restrictive than the regulations provided herein.

(5) As hereinafter further described, RBO Zone 1 shall be a minimum of 25 feet from the defined edge of the Toad Creek at solid bank full flow, measured perpendicular lines on the soil survey maps to the edge of the watercourse.

(6) RBO Zone 2 shall be a minimum of 60 feet from the outer edge of Zone 1, measured perpendicular to the edge of Zone 1, or equal to the extent of the 100-year floodplain, or 25 feet beyond the outer edge of a wetland along the stream, whichever is greater (the total width of Zones 1 and 2 equals 150 feet plus the width of the stream).

(7) The applicant shall identify watercourses, wetlands and/or water bodies on and abutting the applicant’s site, and locating these features accurately on the applicant’s plans. The identification of such water features shall be subject to the review and approval of the borough.

(C) Uses permitted by right. Land and buildings in the RBO District may be used for the following purposes and for no others:

(1) Zone 1.

(a) Open space uses that are primarily passive in character shall be permitted to extend into Zone 1, including wildlife sanctuaries, nature preserves, forest preserves, fishing areas, passive areas of public and private parklands, reforestation and streambank stabilization;

(b) Forestry operations approved by County Conservation District;

1. Agricultural crossings by farm vehicles and livestock; and

2. Driveways, roadways, recreational trails, railroads and utilities, subject to mitigation measures described below.

(2) Zone 2.

(a) Uses allowed in Zone 1;

(b) Accessory structures permitted in the underlying district have an area less than or equal to 225 square feet;

(d) Active recreation uses, such as ball fields, playgrounds and courts, provided these uses are designed in a manner to prevent concentrated flow of stormwater runoff, subject to mitigation measures described below; and

(e) Centralized sewer and/or water lines and public utility transmission lines running along the corridor. When proposed as part of a subdivision or land development, installing the lines shall be subject to mitigation measures described below.

(D) Uses permitted by special exception. None.

(E) Prohibited uses. Same as the underlying district, plus the following:

(1) Clearing existing vegetation, except where necessary to prepare land for a permitted use;

(2) Storage of hazardous or noxious materials;

(3) Use of fertilizers, pesticides, herbicides and/or other chemicals in excess of prescribed industry standards or the recommendations of the County Conservation District;

(4) Motor or wheeled vehicle traffic in any area not designed to adequately accommodate the type and volume;

(5) Parking lots;

(6) Any type of permanent structure, including fences, except those permitted above;

(7) Subsurface sewage disposal areas; and

(8) Stormwater basins, including berms and outfall facilities.

(F) Mitigation measures.

(1) Uses permitted above involving corridor crossings or other encroachments within the RBO shall be mitigated by increasing the width of Zone 2 as replacement for the area lost due to the encroachment or disturbance, so that the total corridor area of Zones 1 and 2 for each applicable side of the creek is equal to that required.

(2) The corridor area is the product of the corridor width required by § 154.057 and the total length of each applicable side of the creek. Perimeter shall be used in place of length for determining the wetland buffer area. The increased width shall be evenly spread throughout the corridor to the maximum extent possible.

(G) Area, yard and height requirements. Same as the underlying district, subject to the following: at least half of any required yard setback for any individual lot shall be entirely outside of the RBO.

(Ord. passed 7-13-2015)

§ 154.059 TABLE 1: USES.

Table 1: Uses
Key P - Use permitted by right CU - Conditional use SE - Special exception use A - Accessory use N - Not permitted	Suburban Resid.	Urban Resid.	Mixed Use	Commercial	Institutional-Govt.	Industrial	Indust.-Resid. Overlay	Weis St. Overlay
Uses	R1	R2-2A	R3	C-1	I-G	I-1	I-1A	WSO	Notes
Commercial
Adult oriented (per Ord. 1982-5, § 154.094(B))	N	N	N	N	N	SE	SE
Amusement/recreation, indoor	N	N	N	P	N	P	P	CU	(1)
Assisted living facilities	N	N	SE	SE	N	SE	SE
Banks	N	N	N	P	N	P	P	CU
Bed and breakfast inn	N	N	N	P	N	P	P
Betting	N	N	N	SE	N	P	P
Business offices	N	N	N	P	N	P	P	CU	(1)
BYOB club	N	N	N	N	N	SE	SE
BYOB restaurant	N	N	N	P	N	P	P
Car wash	N	N	N	SE	N	P	P		(1)
Club or lodge	N	N	N	P	N	P	P
Day care center, accessory	A	A	A	A	A	A	A
Day care center, adult	N	N	N	SE	N	SE	SE
Day care center, child	N	N	SE	SE	N	SE	SE
Drive-through service	N	N	N	A	N	A	A		(1)
Dwellings combined with commercial	N	N	SE	P	N	SE	SE	CU	(1)
Funeral homes	N	SE	SE	P	N	P	P
Gas station	N	N	N	SE	N	P	P
Gas station w/convenience store	N	N	N	N	N	SE	SE
Gym, fitness, studio (dance, exercise, MA)	N	N	N	P	N	P	P	CU
Home occupation	P	P	P	P	N	N	N
Home occupation (no-impact)	P	P	P	P	N	N	N
Hotel or motel	N	N	N	P	N	P	P
Massage therapy, licensed	N	SE	SE	P	N	P	P
Medical clinic	N	SE	SE	P	N	P	P
Medical office	N	N	N	P	N	P	P	CU
Motor vehicle repair	N	N	N	SE	N	P	P		(1)
Motor vehicle sales	N	N	N	SE	N	P	P
Motor vehicle service station	N	N	N	SE	N	P	P		(1)
Nursing home, convalescent, retirement	N	SE	SE	P	N	P	P
Office building	N	N	P	P	N	P	P
Parking, off-street (principal)	N	N	N	SE	N	P	P
Personal and household service	N	N	N	P	N	P	P	CU
Professional office	N	SE	P	P	N	P	P	CU
Restaurant, café, tavern	N	N	N	P	N	P	P	CU	(1)
Retail and wholesale repair	N	N	N	P	N	P	P	CU	(1)
Retail and wholesale sales	N	N	N	P	N	P	P	CU	(1)
Self-storage facility	N	N	N	N	N	P	P
Shopping center	N	N	N	SE	N	P	P
Studio	N	N	N	P	N	P	P
Theater or civic and/or cultural	N	N	N	P	N	P	P
Trade school	N	N	SE	P	N	P	P
(Trade) shops - P, H, carpentry, mason	N	N	N	P	N	N	N
Veterinary office w/kennel	N	SE	SE	P	N	P	P		(1)
Industrial
Agricultural operation	N	N	N	N	N	P	P
Bottling	N	N	N	N	N	P	P
Commercial communication facility	N	N	N	N	N	SE	SE		(1)
Fabricating, processing, assembly	N	N	N	N	N	P	P
Forestry	P	P	P	P	P	P	P		(2)
Helistop	N	N	N	N	N	SE	SE
Junkyard (includes scrap yard)	N	N	N	N	N	SE	SE
Kennel	N	N	N	N	N	P	P
Lumber yard	N	N	N	N	N	P	P
Manufacturing	N	N	N	N	N	P	P
Metal processes	N	N	N	N	N	P	P
Mineral extraction, process, stockpile	N	N	N	N	N	SE	SE		(3)
Personal care home	N	N	SE	SE	N	SE	SE
Printing, publishing	N	N	N	N	N	P	P
Recycling collection, privately owned	N	N	N	N	N	P	P
Recycling collection, publicly owned	N	N	N	N	SE	P	P
Recycling processing center	N	N	N	N	N	SE	SE
Research facility	N	N	N	N	N	P	P
Slaughterhouse or stockyard	N	N	N	N	N	SE	SE
Solar energy system (principal)	N	N	N	N	N	SE	SE
Solid waste transfer/energy	N	N	N	N	N	SE	SE
Testing, cleaning, production, packaging	N	N	N	N	N	P	P
Tires, bulk storage	N	N	N	N	N	P	P
Treatment center	N	N	N	SE	N	N	N
Trucking terminal	N	N	N	N	N	P	N
Wholesaling, warehousing	N	N	N	N	N	P	P
Wind energy facility (principal)	N	N	N	N	N	SE	SE
Public
Airports and related uses	N	N	N	N	CU	CU	CU
Cemetery	SE	N	N	N	SE	N	N
College or university	N	N	SE	P	P	N	P
Correctional (jail, work release)	N	N	N	N	N	SE	SE
Fire station	P	N	N	P	p	P	P		(1)
Government office	N	N	N	P	P	N	N	CU
Heliport	N	N	N	N	N	CU	CU
Hospital	N	N	N	SE	SE	SE	SE
Library	N	P	N	P	P	N	N	CU
Municipal	P	P	P	P	P	N	P
Places of worship	P	P	P	P	P	N	N		(1)
Playground, public or non-profit	P	P	P	N	P	N	N
Pre-school institutional	SE	SE	SE	P	P	N	P
Recreation, commercial, for-profit	N	N	P	P	N	N	P
Recreation, noncommercial, non-profit	P	P	P	P	P	N	P
School (for-profit, rehab, remedial)	N	N	SE	P	N	N	P		(1)
School (not profit, rehab, remedial)	N	P	P	P	P	N	P		(1)
Residential
Apartment buildings	N	P	P	SE	N	N	SE	CU	(1)
Boarding/rooming	N	N	SE	SE	N	N	SE
Cluster development (townhomes)	N	SE	SE	N	N	N	SE		(1)
Conversion, residential (see § 154.092)	N	N	N	SE	N	N	SE		(1)
Group homes	N	SE	SE	N	N	N	SE		(1)
Group homes, age-restricted	N	N	P	N	N	N	P
Mobile home park	N	N	N	N	N	N	N		(5)
Single-family detached	P	P	P	N	N	N	N
Single-family semi-detached	N	P	P	N	N	N	N	CU
Solar energy system (accessory)	A	A	A	A	N	A	A		(1)
Student housing	N	N	SE	N	N	N	SE		(1)
Swimming pools, household	A	A	A	N	N	N	N
Townhomes (row homes)	N	P	P	SE	N	N	SE		(1)
Two-family attached	N	P	P	SE	N	N	SE		(1)
Two-family detached	N	P	P	N	N	N	SE	CU
Two-family semi-detached	N	P	P	N	N	N	SE	CU
Wind energy system (accessory)	N	A	A	A	N	A	A		(1)
Notes:
(1) Qualified - see text
(2) Per 53 P.S. § 10603(f)
(3) Per 53 P.S. § 10603(i)
(4) See text for specific application of overlay districts
(5) Removed per joint regional comprehensive plan analysis

(Ord. passed 7-13-2015)

Table-2: Dimensional Standards

Table-2: Dimensional Standards
		Maximum				Minimum
		Bldg. ht.	Bldg. cover	Imp. cover	Density	Lot size	Lot width	Bldg. setback	Side yard total	Side yard (one) (A)(E)	Rear yard (E)
Dis- trict	Use Type	ft/ stories	%		units/ac.	SF	Feet
R-1	Fire station					1 ac.		30	100	50	50
	Place of worship					1 ac.		30	100	50	50
	All other permitted uses	35 (3)	30			10,500	90	30	30	15	40
R-2	Apt bldgs, 2FA, THs (B)	35 (3)	30	30	10	20,000	18	25		25	25
	(in-dvpmnt bldgs, unattached)							25		30	40
	SFD	35 (3)	35			5,000	50	25	20	10	30
	Nonresid- ential	35 (3)	35			5,000	50	25	20	10	30
	2FD	35 (3)	35			7,500	60	25	20	10	30
	SFSD	35 (3)	35			7,500	60	25	20	10	30
	2FSD	35 (3)	35			15,000	80	25	30	15	30
R-2A	All permitted uses	35 (3)	35			5,000	50	10	20	10	30
R-3	All permitted uses	35 (3)	35			5,000	50	10	20	10	30
C-1	Apt bldgs, 2FA, THs (B)	35 (3)	30	35	10	20,000	18	0	0	25	25
	(in-dvpmnt bldgs, unattached)							0	0	30	40
	Car wash					10,000		0
	Commer- cial w/dwelling					+1.500/ DU		0
	MV service					10,000		0
	All other permitted uses	40 (3)	50			5,000	50	0	12	6	20
WSO	All permitted uses	C	C	C	B	B	B	C	B	B	B
I-G	All permitted uses	40 (3)	50	65		5,000	18	0	0	0	25
I-1	All permitted uses	40 (3)	35	65		1 ac.	125	40	60	30	30
I-1A	Residential uses	35 (3)	35			5,000	50	10	20	10	30
	All other permitted uses	40 (3)	35	65		1 ac.	125	40	60	30	30
Notes:
Imp. = Impervious SFD = Single-family detached home
2FA = Two-family attached home MH = Mobile home
2FD = Two-family detached home MHP = Mobile home park
2FSD = Two-family semi-detached home MV = Motor vehicle
TH = Town home SFSA = Single-family semi-attached home
Cluster development = combination of SFD, SFSD, THs per § 154.050(C)
A The minimum distance between two primary or more structures on the same lot, not in the same continuous row of structures, shall be 40 feet
B Same as underlying district
C Same as underlying district unless otherwise permitted via conditional use
D See text for more complete application of overlay districts
E See § 154.078 for special setback regulations for garages and storage sheds