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Towanda City Zoning Code

ARTICLE III

District Regulations

§ 325-12 Schedules of regulations.

The attached schedule and the following sections of this article set forth the restrictions and controls intended to regulate development in each zone district.[1] These regulations are supplemented by Articles IV, V and VI and other sections of this chapter.
[1]
Editor's Note: The portion of the schedule listing principal permitted uses, accessory uses and special exceptions has been included in paragraph form in this article. See the Schedule of Zoning Regulations included at the end of the chapter for the remainder of the regulations.

§ 325-13 R-1 One-Family Residential District.

A. 
Principal permitted uses.
(1) 
Churches and parish houses.
(2) 
Essential services in accordance with § 325-30.
(3) 
Libraries, parks and playgrounds.
(4) 
Schools (public and parochial), but not including trade or technical schools.
(5) 
Single-family detached dwellings.
(6) 
Temporary tract offices and model homes.
(7) 
Other similar uses in accordance with the procedure set forth in § 73-71C.[1][2]
[1]
Editor's Note: So in original.
[2]
Editor's Note: Former Subsection A(8) through (10), regarding well and pipeline location assessment operations, oil and gas wells and well sites, and impoundment areas used for oil and gas operations, respectively, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.
B. 
Accessory uses.
(1) 
Home occupations.
(2) 
Nursery schools.
(3) 
Private garages and parking areas.
(4) 
Signs as regulated in § 325-47.
(5) 
Swimming pools, private.
(6) 
Other accessory uses customarily appurtenant to a principal permitted use.
C. 
Special exceptions.
(1) 
Cemeteries.
(2) 
Country clubs and golf courses.
(3) 
Hospitals.
(4) 
Institutions for children and the aged.
(5) 
Large-scale developments.
(6) 
Nursery schools.
(7) 
(Reserved)[3]
[3]
Editor's Note: Former Subsection C(7), regarding two-family and multifamily dwellings and garden apartments, was repealed 3-1-2021 by Ord. No. 2021-2.
(8) 
Retail sales for guests only.
(9) 
Social halls, clubs, lodges and fraternal organizations, but not those operated for profit.
(10) 
Medical and dental offices.
(11) 
Undertakers and funeral homes.
(12) 
Bed-and-breakfast residence.[4]
[Added 1-7-1991 by Ord. No. 4-1991]
[4]
Editor's Note: Former Subsection D, regarding conditional uses, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.

§ 325-14 R-2 Two-Family Residential District.

A. 
Principal permitted uses.
(1) 
All uses permitted in an R-1 District Zone.
(2) 
Two-family dwellings.[1]
[1]
Editor's Note: Former Subsection A(3) through (5), regarding well and pipeline location assessment operations, oil and gas wells and well sites, and impoundment areas used for oil and gas operations, respectively, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.
B. 
Accessory uses.
(1) 
All accessory uses permitted in an R-1 District Zone.
(2) 
Other accessory uses customarily appurtenant to a principal permitted use.
C. 
Special exceptions.
(1) 
Cemeteries.
(2) 
Country clubs and golf courses.
(3) 
Hospitals.
(4) 
Institutions for children and the aged.
(5) 
Large-scale developments.
(6) 
Multifamily dwellings, including garden apartments, provided that there shall be not less than 3,000 square feet per dwelling unit for multifamily and garden-apartment dwellings.
(7) 
Social halls, clubs, lodges and fraternal organizations, but not those operated for profit.
(8) 
Undertakers and funeral parlors.
(9) 
Medical and dental offices.
(10) 
Rooming houses.
[Added 9-8-1987 by Ord. No. 2-1987]
(11) 
Bed-and-breakfast residence.[2]
[Added 1-7-1991 by Ord. No. 4-1991]
[2]
Editor's Note: Former Subsection D, regarding conditional uses, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.

§ 325-15 R-3 Multifamily Residential District.

A. 
Principal permitted uses.
(1) 
All uses permitted in an R-2 District.
(2) 
Multifamily dwellings, including garden apartments.
(3) 
Rooming houses.[1]
[Added 9-8-1987 by Ord. No. 2-1987]
[1]
Editor's Note: Former Subsection A(4) through (6), regarding well and pipeline location assessment operations, oil and gas wells and well sites, and impoundment areas used for oil and gas operations, respectively, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.
B. 
Accessory uses.
(1) 
All accessory uses permitted in an R-2 District.
(2) 
Other accessory uses customarily appurtenant to a principal permitted use.
C. 
Special exceptions.
(1) 
Cemeteries.
(2) 
Country clubs and golf courses.
(3) 
Hospitals.
(4) 
Institutions for children and the aged.
(5) 
Large-scale developments.
(6) 
Social halls, clubs, lodges and fraternal organizations, but not those operated for profit.
(7) 
Undertakers and funeral parlors.
(8) 
Medical and dental offices.
(9) 
Bed-and-breakfast residence.[2]
[Added 1-7-1991 by Ord. No. 4-1991]
[2]
Editor's Note: Former Subsection D, regarding conditional uses, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.

§ 325-16 R-4 Special One-Family Residential District.

[Added 10-25-1988 by Ord. No. 7-1988]
A. 
Principal permitted uses.
(1) 
Essential services in accordance with § 325-30.
(2) 
Libraries.
(3) 
Single-family attached dwellings.
(4) 
Other similar uses in accordance with the procedure set forth in § 73-71C.[1][2]
[1]
Editor's Note: So in original.
[2]
Editor's Note: Former Subsection A(5) through (7), regarding well and pipeline location assessment operations, oil and gas wells and well sites, and impoundment areas used for oil and gas operations, respectively, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.
B. 
Accessory uses.
(1) 
Home occupations (institutions for aged, beauty salons and nursery schools).
(2) 
Private garages and parking areas not for commercial use.
(3) 
Signs as regulated in § 325-47.
(4) 
Swimming pools, private.
(5) 
Other accessory uses customarily appurtenant to a principal permitted use, provided that the following are hidden from view: front yard parking, satellite dishes and clothes drying.
C. 
Special exceptions.
(1) 
(Reserved)[3]
[3]
Editor's Note: Former Subsection C(1), regarding two-family and multifamily dwellings and apartments, was repealed 3-1-2021 by Ord. No. 2021-1.
(2) 
Indoor retail sales for guests only.
(3) 
Bed-and-breakfast residence.
[Added 12-1-2014 by Ord. No. 2014-5]
D. 
Miscellaneous requirements. With respect to all properties in this R-4 District:
(1) 
All properties shall have a minimum frontage of 100 feet on York Avenue.
(2) 
All structures shall be set back a minimum of 50 feet from York Avenue and a minimum of 15 feet from each side lot line.
(3) 
All lots shall have a minimum lot size of 15,000 square feet.
(4) 
With the exception of garages, tool sheds and similar structures, all structures shall be either two or three stories in height.
(5) 
All structures, insofar as the exterior is concerned, shall conform to the architectural standards existent on York Avenue.
E. 
All regulations and conditions set forth within this chapter that apply to R-1 properties shall likewise apply to R-4 properties, except that where such a regulation or condition is inconsistent with any regulation or condition set forth within this section, the § 325-16 regulation or condition at issue shall control.[4]
[4]
Editor's Note: Former Subsection F, regarding conditional uses, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.

§ 325-17 C-2 Central Business District.

A. 
Principal permitted uses.
(1) 
Any local retail business or personal-service establishment, such as a grocery, fruit or vegetable store, drugstore, barber- and beauty shop and shoe repair shop.
(2) 
Amusement centers, bowling alleys and similar places of amusement.
(3) 
Automotive service stations, including minor repairs only.
(4) 
Banks and other commercial institutions.
(5) 
Bars, restaurants, cafes, cocktail lounges, soda fountains, tearooms and similar enterprises.
(6) 
Business and professional offices.
(7) 
Clothes-cleaning and laundry-pickup station.
(8) 
Essential services as described in § 325-30.
(9) 
Hotels.
(10) 
Medical and dental office buildings and testing laboratories.
(11) 
Mortuary and undertaking establishments.
(12) 
New-car dealers in enclosed structures, including appurtenant repairs.
(13) 
Newspaper publishing.
(14) 
Nightclubs and other major entertaining facilities.
(15) 
Offices, public and private.
(16) 
Parking lots and garages for passenger vehicles.
(17) 
Philanthropic institutions.
(18) 
Professional, business and technical schools and schools and studios for photography, art, music and dance.
(19) 
Railway or bus passenger stations, telegraph offices and express offices.
(20) 
Sales and showrooms.
(21) 
Social halls, clubs and lodges.
(22) 
Storage garages and off-street parking facilities.
(23) 
Theaters and similar uses or places of assembly.
(24) 
The following limited light industrial uses when conducted within an enclosed building and above the first floor:
(a) 
Laboratories: experimental, photographic, film and testing.
(b) 
Manufacturing of musical and small precision instruments, watches and clocks, toys, novelties and metal and rubber hand stamps.
(c) 
Manufacture of pottery and figurines or other similar ceramic products using only pulverized clay and kilns fired only by electricity or gas.
(d) 
Printing, lithographing, type composition, ruling and binding establishments.
(e) 
Dress and garment manufacturing.
(25) 
Other similar uses in accordance with the procedures set forth in § 73-71C.[1]
[1]
Editor's Note: So in original.
(26) 
Bed-and-breakfast inn.[2]
[Added 1-7-1991 by Ord. No. 4-1991]
[2]
Editor's Note: Former Subsection A(27) through (29), regarding well and pipeline location assessment operations, oil and gas wells and well sites, and impoundment areas used for oil and gas operations, respectively, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.
B. 
Accessory uses.
(1) 
Off-street parking and loading areas as required under §§ 325-34 through 325-38.
(2) 
Signs as regulated in § 325-47.
(3) 
Other accessory uses and structures customarily appurtenant to a principal use.
C. 
Special exceptions.
(1) 
Large-scale developments.
(2) 
Motels.
(3) 
Second and higher floor apartments.
[Added 11-6-1995 by Ord. No. 5-1995]

§ 325-18 C-3 Highway Commercial District.

A. 
Principal permitted use.
(1) 
Any use permitted in C-2 Districts.
(2) 
Animal hospitals, kennels and pounds.
[Amended 6-6-1988 by Ord. No. 88-4]
(3) 
Automobile laundries.
(4) 
Building-material sales yard.
(5) 
Drive-in establishments, including eating and drinking places, theaters and golf courses.
(6) 
Florists or nurseries, provided that all incidental equipment and supplies, including fertilizers and empty cans, are kept within the building.
(7) 
Household and office equipment and machine repairs.
(8) 
Manufacturing of a limited nature including bakeries (as defined in § 325-81 hereof), bookbinding, bottling plants, cleaning and dyeing establishments and laundries.
(9) 
Motels and motor courts.
(10) 
New and used-car sales, trailer-coach sales and automobile service stations, including major repairs as defined in § 325-81 hereof.
(11) 
Truck, trailer and farm-implement establishments, including major repairs.
(12) 
Other similar uses in accordance with the procedures set forth in § 73-71C.[1]
[1]
Editor's Note: So in original.
(13) 
Bed-and-breakfast inn.[2]
[Added 1-7-1991 by Ord. No. 4-1991]
[2]
Editor's Note: Former Subsection A(14) through (16), regarding well and pipeline location assessment operations, oil and gas wells and well sites, and impoundment areas used for oil and gas operations, respectively, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.
B. 
Accessory uses.
(1) 
Off-street parking and loading areas, as required under §§ 325-34 through 325-38.
(2) 
Signs, as regulated in § 325-47.
(3) 
Other accessory uses and structures customarily appurtenant to a principal use.
C. 
Special exceptions.
(1) 
Large-scale developments.
(2) 
Motels.[3]
[3]
Editor's Note: Former Subsection D, regarding conditional uses, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.

§ 325-19 M-1 Light Manufacturing District.

A. 
Principal permitted uses.
(1) 
All C-3 District heavy commercial and limited manufacturing permitted uses and the following uses, subject to the performance standards set forth in Article VI hereof.
(2) 
Automobile and metal-appliance manufacturing and assembly, structural-steel fabricating shops, machine shops, forges and foundries.
(3) 
Bakeries.
(4) 
Manufacturing, assembly or packing of products from previously prepared materials such as cloth, plastic, paper, leather, precious or semiprecious metals or stones.
(5) 
Manufacturing of electric and electronic instruments and devices such as television, radio and phonograph equipment.
(6) 
Manufacture of food products, pharmaceuticals and the like, but not including production of fish or meat products, sauerkraut, vinegar or the like or the rendering or refining of fats and oils.
(7) 
Radio/television transmission or receiving towers and facilities.
(8) 
Railroad yards and freight stations.
(9) 
Other similar uses as determined in accordance with procedure set forth in § 73-71C.[1][2]
[1]
Editor's Note: So in original.
[2]
Editor's Note: Former Subsection A(10) through (14), regarding well and pipeline location assessment operations, oil and gas wells and well sites, impoundment areas used for oil and gas operations, natural gas compressor stations, and natural gas processing plants, respectively, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.
B. 
Accessory uses.
(1) 
All C-3 District accessory uses.
C. 
Special exceptions.
(1) 
Golf courses.
(2) 
Large-scale developments.
(3) 
Movie theater drive-ins.
(4) 
Principal permitted C District uses which shall be necessary and appropriate for the M Districts.
(5) 
Any manufacturing use involving primary production from raw materials.
D. 
Conditional uses.
[Added 4-1-2024 by Ord. No. 2024-2]
(1) 
Well and pipeline assessment operations.
(2) 
Oil and gas wells or well sites.
(3) 
Impoundment areas for oil and gas operations.
(4) 
Natural gas compressor stations.
(5) 
Natural gas processing plants.

§ 325-20 F-P Floodplain District.

A. 
Principal permitted use.
(1) 
Agriculture and related uses.
(2) 
Conservation uses, including soil, fish and wildlife.
(3) 
Drive-in theaters.
(4) 
Outdoor public or private recreation and amusement uses, which shall include and be limited to:
(a) 
Park and recreation developments.
(b) 
Beaches, boating, swimming and fishing areas.
(c) 
Golf courses and driving ranges.
(5) 
Circuses, carnivals and fairs of a temporary nature.
(6) 
Skating rinks.
(7) 
Other similar uses as determined in accordance with the procedure set forth in § 73-71C.[1][2]
[1]
Editor's Note: So in original.
[2]
Editor's Note: Former Subsection A(8) through (11), regarding well and pipeline location assessment operations, oil and gas wells and well sites, impoundment areas used for oil and gas operations, and natural gas compressor stations, respectively, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.
(8) 
Well and pipeline location assessment operations and oil and gas operations, other than:
[Added 7-18-2013 by Ord. No. 2013-4]
(a) 
Activities at natural gas impoundment areas, natural gas compressor stations and natural gas processing plants; or
(b) 
Wells or well sites.
(9) 
Oil and gas wells or well sites.
[Added 7-18-2013 by Ord. No. 2013-4]
(10) 
Impoundment areas used for oil and gas operations, provided that the edge of any impoundment area shall not be located any closer than 300 feet to any existing occupied building.
[Added 7-18-2013 by Ord. No. 2013-4]
(11) 
Natural gas compressor stations.[3]
[Added 7-18-2013 by Ord. No. 2013-4]
[3]
Editor's Note: See § 325-94.
B. 
Accessory uses.
(1) 
Off-street parking and loading.
(2) 
Signs.[4]
[4]
Editor's Note: For additional provisions relating to signs, see § 325-47.
(3) 
Other accessory uses customarily appurtenant to a principal permitted use.
C. 
Special exceptions.
(1) 
Single-family dwellings and appurtenant accessory uses, provided that it is shown that the area will be protected from flooding or that special construction techniques will be used to protect the use and access to the use from flooding.[5]
[5]
Editor's Note: Former Subsection D, regarding conditional uses, which immediately followed, was repealed 4-1-2024 by Ord. No. 2024-2.