RC Recreation Conservation District: to provide primarily for the conservation and enhancement of recreation and conservation areas.

R-1 Low-Density Residential District: to provide for low-density residential neighborhoods that are primarily composed of single-family detached dwellings; to protect these areas from incompatible uses; to encourage owner-occupancy and neighborhood stability.

R-2 Medium-Density Residential District: to provide for medium-density residential neighborhoods; to protect these areas from incompatible uses; to encourage "one home on one lot" (which may be attached to another home) in order to promote home ownership and neighborhood stability; to make sure that development is consistent with neighboring development.

R-3 High-Density Residential District: to provide for higher-density residential neighborhoods with a mix of housing types; to protect these areas from incompatible uses.

TC Town Center District: to provide for mixed uses, including residential and public uses, and select commercial uses and businesses; to promote pedestrian-friendly commercial activities; to avoid heavy auto-related commercial uses that are most likely to conflict with nearby homes and the pedestrian-orientation, and which are most likely to cause demolition of historic buildings.

TCB Town Commercial/Business District: to provide for compatible commercial activities; to avoid heavy auto-related commercial uses that are most likely to conflict with nearby homes and the pedestrian-orientation, and which are most likely to cause demolition of historic buildings.

GC General Commercial District: to provide for a wide range of commercial uses, including heavier commercial uses than are allowed in the Downtown Commercial District.

I Industrial District: to provide for industrial uses and select commercial uses/businesses. To carefully control the types of industrial operations to avoid nuisances (such as excessive noise) and hazards.

This table is divided into two sections:

See § 450-8B, which generally provides a process for approval of a use that is not listed based upon similarity to permitted uses and other criteria. Except as provided in such § 450-8B, any other principal use that is not specifically listed as P, C or SE in the applicable district in this table is prohibited in that district.

For temporary uses, see § 450-6.

Standard antennas, including antennas used by contractors to communicate with their own vehicles. (See standard in § 450-35.)

Fence or wall. (See standards in § 450-35.)

Garage, household.

Garage sale. (See standard in § 450-35.)

Pets, keeping of. (See standard in § 450-35.)

Parking or loading, off-street, only to serve a use that is permitted in that district.

Recreational facilities, limited to use by residents of a development, and their occasional invited guests.

Residential accessory structure (see definition in Article III). (See standard in § 450-35.)

Signs, as permitted by Article VIII.

Swimming pool, household. (See standard in § 450-35.)

Such other accessory use or structure that the applicant proves to the satisfaction of the Zoning Officer is clearly customary and incidental to a permitted by right, special exception or conditional principal use.

Storage of fuels for on-site use or to fuel company vehicles.

The following accessory uses, provided that the use is clearly limited to employees, patients, residents, students and families of employees of the use and their occasional invited guests:

Bus shelters meeting § 450-35.

Automatic transaction machine.

Storage sheds meeting the requirements of § 450-31A.

The maximum height for structures shall be 35 feet, except as follows:

A three-foot-wide minimum side and rear yard setback shall apply for a permitted detached structure that is accessory to a dwelling, except:

A residential porch or deck that is open along sides not attached to the principal building may extend into a required side or rear building setback. (NOTE: An unenclosed front porch may intrude into the front yard by up to a maximum of 10 feet. Such front porch may be covered by a roof.) However, if a deck or porch is covered by a roof or is raised an average of more than five feet above the ground level, then the deck or porch shall meet the minimum side yard and shall be set back a minimum of 15 feet from a rear lot line. A setback is not required where two buildings are attached to each other along a lot line. Space under an unenclosed porch may be used for household storage.

See § 450-35 for swimming pools. See § 450-35 for fences and walls.

Promote the retention of community character through preservation of the local heritage by recognition and protection of historic and architectural resources;

Establish a clear process to review and approve demolition of designated historic buildings;

Encourage continued use, appropriate rehabilitation and adaptive reuse of historic buildings;

Implement Sections 603(b), 603(g), 604(1) and 605(2) of the Pennsylvania Municipalities Planning Code[1] which address protecting and facilitating the preservation of historic values through zoning and using zoning to regulate uses and structures at or near places having unique historic, architectural or patriotic interest or value;

Strengthen the local economy by promoting heritage tourism, improving property values and increasing investment in older buildings;

Utilize the traditional neighborhood development provisions of the Pennsylvania Municipalities Planning Code; and

Carry out recommendations of the Borough Comprehensive Plan, including recommendations to preserve historic buildings and community character.

This section shall apply to principal building within the historic areas or any historic building as shown on the Historic Areas and Historic Buildings Map. This section shall not apply to a building or building addition that the Zoning Officer knows was built after December 31, 1936. The applicant may provide evidence to the Zoning Officer that a building was built after 1936.

For a building regulated by this section, all of the provisions of the applicable underlying zoning district shall also continue to apply, in addition to the provisions of this section. In the event there is a direct conflict between the provisions of this section and the underlying zoning district, the provision that is most restrictive upon development, demolition and uses shall apply.

Any partial or complete demolition of a building regulated by this section that is visible from a public street shall only occur in compliance with this section.

The historic areas and historic buildings on the Historic Areas and Historic Buildings Map may be revised by Borough Council as an amendment to this chapter.

Definitions. In addition to the definitions provided in § 450-24, the following terms shall have the following meanings for the purposes of this section:

A building regulated by this section shall not be demolished, in whole or in part, unless the applicant proves by credible evidence to the satisfaction of the Zoning Officer that one or more of the following conditions exists:

For approval of a demolition, the standards of this section shall apply. In reviewing the application, the Zoning Officer shall consider the following:

An application for partial or complete demolition of a building regulated by this section shall not be approved unless all of the requirements of this section have been met. A partial demolition shall include, but not be limited to: removal of an attached porch roof, removal of porch columns and removal of architectural features. See definition of "demolition" above.

A complete application for the demolition shall be submitted by the applicant in writing. This application shall include the following:

Procedures. The demolition application shall be submitted to the Zoning Officer.

Evidence. The applicant shall provide sufficient credible evidence to justify any claims that a building cannot feasibly be repaired or reused. The following types of evidence and documentation are encouraged to be provided: a property appraisal, income and expense statements for the property, a written estimate of the costs of rehabilitation by a qualified contractor, a written report from a professional engineer regarding the structural soundness of the building, evidence concerning efforts to market the property over time, information regarding the applicant's purchase price of the building, and similar relevant information.

Self-created conditions. The conditions that justify the proposed demolition of a building regulated by this section shall not have been self-created by the applicant. These conditions include, but are not limited to:

The Zoning Officer may require any unoccupied building shall be properly sealed and secured to prevent decay from the elements and vandalism.

Emergency. The Zoning Officer may issue a permit for the demolition without compliance with this section if the Building Inspector certifies in writing that the building represents a clear and immediate hazard to public safety, and that no other reasonable alternatives exist to demolition.

Exceptions. Zoning approval shall not be needed for the following:

Every property owner of a building regulated by this section shall repair and maintain the building to avoid demolition by neglect.

Every property owner of a building regulated by this section shall properly repair and maintain the building to maintain the structural integrity of the building and to protect the building and attached features from damage from the elements. The attached features that shall be protected, repaired and maintained include the roof, cornice, columns, beams, posts and lintels.

If a property owner fails to comply with an order from the Building Inspector to repair a building regulated by this section to correct a code violation that threatens the structural integrity of a building, such matter shall be considered a violation of this Subsection E of this section, and the property owner may also be cited for a violation of this chapter.

Vehicle parking and any garage doors should be placed to the rear of buildings as opposed to between buildings and the street. Where rear parking is not practical, then parking should be provided to the side of a building. Where a driveway needs to enter from the front, the garage should be set back further from the street than the house, and the driveway should be as narrow as practical through the front yard.

New construction should have a front yard setback that is similar to adjacent older buildings.

Modern additions and features should be placed towards the rear of the property.

New construction should have rooflines that are similar to adjacent older buildings. Flat roofs should be avoided. Where a pitched roof is not practical, then the roof should at least appear to have angles and a pitch when viewed from the street.

On sides visible from a street, new construction should use building materials that are similar to appearance older buildings, including brick and stone. Modern building materials are available that have a historic appearance, such as artificial stone.

Where existing older buildings have a certain horizontal or vertical orientation, that orientation should be continued in new construction. Where existing older buildings have a certain spacing of windows and doors, similar spacing (and similar sizes of windows and doors) should be continued in new construction. Blank walls without door and window openings should be avoided along a street.

This Subsection G allows certain additional uses if the use would be within a rehabilitated principal building built before December 31, 1936, that is within a historic area.

The following additional use shall be allowed within a building regulated by this section in any zoning district:

To be eligible for these uses, the applicant shall prove that a registered architect with substantial experience in the rehabilitation of historic buildings provides a written certification that the exterior of the building as visible from public streets will be historically rehabilitated in conformance with the Secretary of the Interior's Standards for Historic Rehabilitation, and accompanying guidelines published by the National Park Service, and that any exterior repairs, alterations and additions visible from a public street will be in conformance with such standards and guidelines.

Plans shall be submitted showing the design and materials of any exterior changes to the building that are visible from a public street.

The building shall not be expanded by more than 20% in its floor area for a use under this section. This limitation on building expansion shall not apply if the proposed use would be allowed in the zoning district without applying under this section.