A-R Agricultural-Rural District. The purpose of this district is to preserve and protect the rural and semi-rural open space and farming characteristics of the Township. Land cultivation and agricultural production are encouraged, as is the maintenance of the area’s rural and semi-rural countryside qualities and character. The intent of such designation is to permit those lands best suited for agriculture (including pasture, grazing lands and wooded tracts) to be utilized for that purpose and to discourage incompatible land uses from encroaching into these areas. All types of agricultural activities, including agribusinesses, and land conservation uses, including woodland preservation or natural resource conservation, are provided for. Low density residential uses are permitted at a density which is intended to help preserve the quality of life experienced in these areas of the Township.

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 Township where this type of development already exists and areas where further development of this nature could be located without creating conflicts with noncompatible land uses. Lot sizes in this district are based upon the need to safeguard the health of the residents and therefore require sufficient space be provided for the placement of on-site water facilities and sub-surface sewage disposal systems where such are necessary. Compatible public and semi-public uses, such as schools, churches, and recreational facilities are provided for in this zone, while commercial activities or other uses which would interfere with the district’s purpose are discouraged.

R-U Residential-Urban District. It is the intent of this zone to set aside areas where moderate to high density residential development can be situated in the Township, along with associated institutional, recreational, and compatible neighborhood commercial uses. This district includes the urban or more highly developed areas of the Township adjacent or in close proximity to Hughesville Borough and seeks to protect and enhance, to the greatest extent possible, the past and present residential and nonresidential investments that have occurred in this area. Public sewer and/or water supplies are available throughout this area or could be extended with little difficulty.

C General Commercial District. This commercial district is established to accommodate retail and wholesale business activities and other nonresidential uses serving both Township residents and a broader regional market. The regulations governing this district 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.

I Industrial District. The purpose of this zone is to encourage the continuity and expansion of existing light industrial or manufacturing operations and to promote new industrial investment in the Township. The regulations governing the zone prohibit any new use which would substantially interfere with this intent. Areas identified for the Industrial District were chosen in an attempt to maximize existing facilities, public utilities and services, and to minimize the negative effects which might be caused by such operations. Reasonable standards are included to address air pollution, noise, glare, heat and potential fire or safety hazards or concerns. And, still other requirements insure that adequate buffer yards, planting strips and/or screenings are provided between the uses in this zone and other adjoining zoning districts.

FF and FP Flood Fringe and General Floodplain District (Overlying District). The intent of these districts is to prevent the loss of property and life; the creation of health and safety hazards; the disruption of commercial and governmental 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 Part 9.) 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 Township codes and ordinances.

FW Floodway 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 governmental 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 Part 9.) 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 and Economic Development.

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.

No change of any nature shall be made to the Official Zoning Map, except in conformance with the procedures set forth in §27-1401 of this Chapter. 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 centerlines 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 centerline 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, 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, provided they find that such extension is consistent with the purposes of this Chapter, including all floodplain management regulations.