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Township of North Strabane, PA
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2024-04-30
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Municipal Code
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Chapter 27 Zoning
Municipal Code
Ch 1
Administration and Government
Ch 2
Animals
Ch 3
Bicycles
Ch 4
Buildings
Ch 5
Code Enforcement
Ch 6
Conduct
Ch 7
Fire Prevention and Fire Protection
Ch 8
Flood Plains
Ch 9
Grading and Excavating
Ch 10
Health and Safety
Ch 11
Housing
Ch 12
Libraries
Ch 13
Licenses, Permits and General Business Regulations
Ch 14
Mobile Homes and Mobile Home Parks
Ch 15
Motor Vehicles
Ch 16
Parks and Recreation
Ch 17
Planned Residential Development
Ch 18
Sewers and Sewage Disposal
Ch 19
Signs and Billboards
Ch 20
Solid Waste
Ch 21
Streets and Sidewalks
Ch 22
Subdivision and Land Development
Ch 23
Swimming Pools
Ch 24
Taxation, Special
Ch 25
Trees
Ch 26
Water
Ch 27
Zoning
Ch 27 Pt 1
BASIC PROVISIONS
§ 27-100
Title.
§ 27-101
Effective Date.
§ 27-102
Authority.
§ 27-103
Interpretation.
§ 27-104
Community Development Objectives.
§ 27-105
Compliance.
§ 27-106
Severability.
Ch 27 Pt 2
DEFINITIONS
§ 27-200
General Interpretations.
§ 27-201
Particular Meanings.
Ch 27 Pt 3
DISTRICT REGULATIONS
§ 27-300
Zoning District Map.
§ 27-301
Zoning Districts.
§ 27-302
District Boundaries.
§ 27-303
General District Regulations.
Ch 27 Pt 4
A-1 AGRICULTURAL DISTRICT
§ 27-400
Purpose.
§ 27-401
Authorized Uses.
§ 27-402
Area and Bulk Regulations.
§ 27-403
Parking and Loading.
§ 27-404
Signs.
§ 27-405
Buffer Areas and Landscaping.
§ 27-406
Storage.
Ch 27 Pt 5
A-2 AGRICULTURAL DISTRICT
§ 27-500
Purpose.
§ 27-501
Authorized Uses.
§ 27-502
Area and Bulk Regulations.
§ 27-503
Parking and Loading.
§ 27-504
Signs.
§ 27-505
Buffer Areas and Landscaping.
§ 27-506
Storage.
Ch 27 Pt 6
R-1-V VILLAGE RESIDENTIAL DISTRICT
§ 27-600
Purpose.
§ 27-601
Authorized Uses.
§ 27-602
Area and Bulk Regulations.
§ 27-603
Parking and Loading.
§ 27-604
Signs.
§ 27-605
Buffer Areas and Landscaping.
§ 27-606
Storage.
Ch 27 Pt 7
R-2 SUBURBAN RESIDENTIAL DISTRICT
§ 27-700
Purpose.
§ 27-701
Authorized Uses.
§ 27-702
Area and Bulk Regulations.
§ 27-703
Parking and Loading.
§ 27-704
Signs.
§ 27-705
Buffer Areas and Landscaping.
§ 27-706
Storage.
Ch 27 Pt 8
R-3 HIGH-DENSITY RESIDENTIAL DISTRICT
§ 27-800
Purpose.
§ 27-801
Authorized Uses.
§ 27-802
Area and Bulk Regulations.
§ 27-803
Parking and Loading.
§ 27-804
Signs.
§ 27-805
Buffer Areas and Landscaping.
§ 27-806
Storage.
Ch 27 Pt 9
C-1 HIGHWAY COMMERCIAL DISTRICT
§ 27-900
Purpose.
§ 27-901
Authorized Uses.
§ 27-902
Area and Bulk Regulations.
§ 27-903
Parking and Loading.
§ 27-904
Signs.
§ 27-905
Buffer Areas and Landscaping.
§ 27-906
Storage.
Ch 27 Pt 10
C-2 REGIONAL COMMERCIAL DISTRICT
§ 27-1000
Purpose.
§ 27-1001
Authorized Uses.
§ 27-1002
Area and Bulk Regulations.
§ 27-1003
Parking and Loading.
§ 27-1004
Signs.
§ 27-1005
Buffer Areas and Landscaping.
§ 27-1006
Storage.
Ch 27 Pt 11
I-1 INDUSTRIAL DISTRICT
§ 27-1100
Purpose.
§ 27-1101
Authorized Uses.
§ 27-1102
Area and Bulk Regulations.
§ 27-1103
Parking and Loading.
§ 27-1104
Signs.
§ 27-1105
Buffer Areas and Landscaping.
§ 27-1106
Storage.
Ch 27 Pt 12
PLANNED RESIDENTIAL DEVELOPMENT
§ 27-1200
Purpose.
§ 27-1201
Applicability and Relationship to Other Ordinances.
§ 27-1202
Site Area, Ownership, Use and Density Requirements.
§ 27-1203
Access and Availability of Public Services.
§ 27-1204
Common Open Space.
§ 27-1205
Administration and Procedures.
§ 27-1206
Criteria for Tentative Approval.
§ 27-1207
Application for Final Approval.
Ch 27 Pt 13
EXPRESS STANDARDS AND CRITERIA FOR GRANTING CONDITIONAL USES AND USES BY SPECIAL EXCEPTION
§ 27-1300
Applicability.
§ 27-1301
Procedure for Approval.
§ 27-1302
General Standards.
§ 27-1303
Standards for Specific Uses.
Ch 27 Pt 14
SUPPLEMENTAL REGULATIONS
§ 27-1400
Applicability.
§ 27-1401
Performance Standards.
§ 27-1402
Buffer Areas and Landscaping.
§ 27-1403
Special Yard Requirements.
§ 27-1404
Permitted Projections Into Required Yards.
§ 27-1405
Height Exceptions.
§ 27-1406
Drive-Through Facilities.
§ 27-1407
Temporary Construction Trailers, Model Homes or Sales Offices.
§ 27-1408
Agricultural and Related Activities.
§ 27-1409
Storage.
§ 27-1410
Forestry.
§ 27-1411
No-Impact Home-Based Businesses.
§ 27-1412
Keeping of Chickens.
§ 27-1413
Oil and Gas Pipelines and Temporary Water Pipelines.
§ 27-1414
Re-Entry Drilling.
§ 27-1415
Traffic Control Site.
§ 27-1416
Rooftop and Ground-Mounted Solar Systems.
§ 27-1417
Medical Marijuana Dispensary Buffer Distance.
§ 27-1418
Off-Site Vehicle Inventory Storage.
§ 27-1419
Apiary.
§ 27-1420
Electric Vehicles and Electric Vehicle Supply Equipment.
Ch 27 Pt 15
OFF-STREET PARKING AND LOADING
§ 27-1500
Applicability.
§ 27-1501
Off-Street Parking Design.
§ 27-1502
Off-Street Parking Requirements.
§ 27-1503
Off-Street Loading.
Ch 27 Pt 16
SIGNS
§ 27-1600
Applicability.
§ 27-1601
Types and Classes.
§ 27-1602
General Regulations.
§ 27-1603
Signs Authorized in All Zoning Districts.
§ 27-1604
Signs Authorized in Residential Zoning Districts.
§ 27-1605
Signs Authorized in Commercial and Industrial Districts.
§ 27-1606
Billboards.
Ch 27 Pt 17
NONCONFORMING USES, STRUCTURES AND LOTS
§ 27-1700
Applicability.
§ 27-1701
Nonconforming Uses.
§ 27-1702
Nonconforming Structures.
§ 27-1703
Nonconforming Lots.
§ 27-1704
Registration of Nonconformity.
Ch 27 Pt 18
ZONING HEARING BOARD
§ 27-1800
Membership.
§ 27-1801
Alternate Members.
§ 27-1802
Removal of Members.
§ 27-1803
Organization of the Zoning Hearing Board.
§ 27-1804
Jurisdiction of the Zoning Hearing Board.
§ 27-1805
Variances.
§ 27-1806
Uses by Special Exception.
§ 27-1807
Notice and Conduct of Hearings.
§ 27-1808
Failure to Render a Decision.
§ 27-1809
Mediation.
§ 27-1810
Fees and Expenditures.
§ 27-1811
Time Limitations.
§ 27-1812
Stay of Proceedings.
Ch 27 Pt 19
ADMINISTRATION AND ENFORCEMENT
§ 27-1900
Zoning Officer Powers and Duties.
§ 27-1901
Enforcement.
§ 27-1902
Coordination with Other Township Requirements and Permits and State and Federal Requirements and Permits.
§ 27-1903
Zoning Certificate Required.
§ 27-1904
Certificates of Occupancy.
§ 27-1905
Temporary Use Permits.
§ 27-1906
Sign Permits.
§ 27-1907
Procedure for Amendments.
§ 27-1908
Fees.
§ 27-1909
Landowner Curative Amendment.
Ch 27 Pt 20
REZONING
§ 27-2000
Purpose of Rezoning.
§ 27-2001
Rezoning Application Forms.
§ 27-2002
Review of Rezoning Applications.
§ 27-2003
Application Criteria.
Ch 27 Pt 21
WIRELESS COMMUNICATIONS FACILITIES
§ 27-2100
Short Title.
§ 27-2101
Purposes and Findings of Fact.
§ 27-2102
Definitions and Word Usage.
§ 27-2103
Laws Applicable to All Tower-Based Wireless Communications Facilities.
§ 27-2104
Laws Applicable to All Non-Tower Wireless Facilities.
§ 27-2105
Laws Applicable to All Small Wireless Communications Facilities.
§ 27-2106
Laws Applicable to All Wireless Facilities.
§ 27-2107
Insurance and Indemnification of Wireless Facilities.
§ 27-2108
Police Powers; Severability; When Effective.
Ch 28
Transportation Impact Fee Program
Appendix
Apx A
Bond Issues and Loans
Apx B
Franchises and Services
Apx C
Governmental and Intergovernmental Affairs
Apx D
Plan Approval
Apx E
Public Property
Apx F
Sewers
Apx G
Streets and Sidewalks
Apx H
Water
Apx I
Zoning Reclassification
Apx J
Zoning; Prior Ordinances
Key
Ch KO
Key to the Disposition of All Ordinances and Resolutions
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Chapter 27
Zoning
ATTACHMENTS
Attachment 1 - Appendix A, Clear Sight Triangle
Attachment 2 - Appendix B, Cutoff Angle for Illumination Devices
Attachment 3 - Appendix C, Buffer Areas Required
Attachment 4 - Appendix D, List of Suggested Plant Materials
Attachment 5 - Appendix E, Table of Authorized Uses
Part 1
BASIC PROVISIONS
chevron_right
§ 27-100
Title.
chevron_right
§ 27-101
Effective Date.
chevron_right
§ 27-102
Authority.
chevron_right
§ 27-103
Interpretation.
chevron_right
§ 27-104
Community Development Objectives.
chevron_right
§ 27-105
Compliance.
chevron_right
§ 27-106
Severability.
chevron_right
Part 2
DEFINITIONS
chevron_right
§ 27-200
General Interpretations.
chevron_right
§ 27-201
Particular Meanings.
chevron_right
Part 3
DISTRICT REGULATIONS
chevron_right
§ 27-300
Zoning District Map.
chevron_right
§ 27-301
Zoning Districts.
chevron_right
§ 27-302
District Boundaries.
chevron_right
§ 27-303
General District Regulations.
chevron_right
Part 4
A-1 AGRICULTURAL DISTRICT
chevron_right
§ 27-400
Purpose.
chevron_right
§ 27-401
Authorized Uses.
chevron_right
§ 27-402
Area and Bulk Regulations.
chevron_right
§ 27-403
Parking and Loading.
chevron_right
§ 27-404
Signs.
chevron_right
§ 27-405
Buffer Areas and Landscaping.
chevron_right
§ 27-406
Storage.
chevron_right
Part 5
A-2 AGRICULTURAL DISTRICT
chevron_right
§ 27-500
Purpose.
chevron_right
§ 27-501
Authorized Uses.
chevron_right
§ 27-502
Area and Bulk Regulations.
chevron_right
§ 27-503
Parking and Loading.
chevron_right
§ 27-504
Signs.
chevron_right
§ 27-505
Buffer Areas and Landscaping.
chevron_right
§ 27-506
Storage.
chevron_right
Part 6
R-1-V VILLAGE RESIDENTIAL DISTRICT
chevron_right
§ 27-600
Purpose.
chevron_right
§ 27-601
Authorized Uses.
chevron_right
§ 27-602
Area and Bulk Regulations.
chevron_right
§ 27-603
Parking and Loading.
chevron_right
§ 27-604
Signs.
chevron_right
§ 27-605
Buffer Areas and Landscaping.
chevron_right
§ 27-606
Storage.
chevron_right
Part 7
R-2 SUBURBAN RESIDENTIAL DISTRICT
chevron_right
§ 27-700
Purpose.
chevron_right
§ 27-701
Authorized Uses.
chevron_right
§ 27-702
Area and Bulk Regulations.
chevron_right
§ 27-703
Parking and Loading.
chevron_right
§ 27-704
Signs.
chevron_right
§ 27-705
Buffer Areas and Landscaping.
chevron_right
§ 27-706
Storage.
chevron_right
Part 8
R-3 HIGH-DENSITY RESIDENTIAL DISTRICT
chevron_right
§ 27-800
Purpose.
chevron_right
§ 27-801
Authorized Uses.
chevron_right
§ 27-802
Area and Bulk Regulations.
chevron_right
§ 27-803
Parking and Loading.
chevron_right
§ 27-804
Signs.
chevron_right
§ 27-805
Buffer Areas and Landscaping.
chevron_right
§ 27-806
Storage.
chevron_right
Part 9
C-1 HIGHWAY COMMERCIAL DISTRICT
chevron_right
§ 27-900
Purpose.
chevron_right
§ 27-901
Authorized Uses.
chevron_right
§ 27-902
Area and Bulk Regulations.
chevron_right
§ 27-903
Parking and Loading.
chevron_right
§ 27-904
Signs.
chevron_right
§ 27-905
Buffer Areas and Landscaping.
chevron_right
§ 27-906
Storage.
chevron_right
Part 10
C-2 REGIONAL COMMERCIAL DISTRICT
chevron_right
§ 27-1000
Purpose.
chevron_right
§ 27-1001
Authorized Uses.
chevron_right
§ 27-1002
Area and Bulk Regulations.
chevron_right
§ 27-1003
Parking and Loading.
chevron_right
§ 27-1004
Signs.
chevron_right
§ 27-1005
Buffer Areas and Landscaping.
chevron_right
§ 27-1006
Storage.
chevron_right
Part 11
I-1 INDUSTRIAL DISTRICT
chevron_right
§ 27-1100
Purpose.
chevron_right
§ 27-1101
Authorized Uses.
chevron_right
§ 27-1102
Area and Bulk Regulations.
chevron_right
§ 27-1103
Parking and Loading.
chevron_right
§ 27-1104
Signs.
chevron_right
§ 27-1105
Buffer Areas and Landscaping.
chevron_right
§ 27-1106
Storage.
chevron_right
Part 12
PLANNED RESIDENTIAL DEVELOPMENT
chevron_right
§ 27-1200
Purpose.
chevron_right
§ 27-1201
Applicability and Relationship to Other Ordinances.
chevron_right
§ 27-1202
Site Area, Ownership, Use and Density Requirements.
chevron_right
§ 27-1203
Access and Availability of Public Services.
chevron_right
§ 27-1204
Common Open Space.
chevron_right
§ 27-1205
Administration and Procedures.
chevron_right
§ 27-1206
Criteria for Tentative Approval.
chevron_right
§ 27-1207
Application for Final Approval.
chevron_right
Part 13
EXPRESS STANDARDS AND CRITERIA FOR GRANTING CONDITIONAL USES AND USES BY SPECIAL EXCEPTION
chevron_right
§ 27-1300
Applicability.
chevron_right
§ 27-1301
Procedure for Approval.
chevron_right
§ 27-1302
General Standards.
chevron_right
§ 27-1303
Standards for Specific Uses.
chevron_right
Part 14
SUPPLEMENTAL REGULATIONS
chevron_right
§ 27-1400
Applicability.
chevron_right
§ 27-1401
Performance Standards.
chevron_right
§ 27-1402
Buffer Areas and Landscaping.
chevron_right
§ 27-1403
Special Yard Requirements.
chevron_right
§ 27-1404
Permitted Projections Into Required Yards.
chevron_right
§ 27-1405
Height Exceptions.
chevron_right
§ 27-1406
Drive-Through Facilities.
chevron_right
§ 27-1407
Temporary Construction Trailers, Model Homes or Sales Offices.
chevron_right
§ 27-1408
Agricultural and Related Activities.
chevron_right
§ 27-1409
Storage.
chevron_right
§ 27-1410
Forestry.
chevron_right
§ 27-1411
No-Impact Home-Based Businesses.
chevron_right
§ 27-1412
Keeping of Chickens.
chevron_right
§ 27-1413
Oil and Gas Pipelines and Temporary Water Pipelines.
chevron_right
§ 27-1414
Re-Entry Drilling.
chevron_right
§ 27-1415
Traffic Control Site.
chevron_right
§ 27-1416
Rooftop and Ground-Mounted Solar Systems.
chevron_right
§ 27-1417
Medical Marijuana Dispensary Buffer Distance.
chevron_right
§ 27-1418
Off-Site Vehicle Inventory Storage.
chevron_right
§ 27-1419
Apiary.
chevron_right
§ 27-1420
Electric Vehicles and Electric Vehicle Supply Equipment.
chevron_right
Part 15
OFF-STREET PARKING AND LOADING
chevron_right
§ 27-1500
Applicability.
chevron_right
§ 27-1501
Off-Street Parking Design.
chevron_right
§ 27-1502
Off-Street Parking Requirements.
chevron_right
§ 27-1503
Off-Street Loading.
chevron_right
Part 16
SIGNS
chevron_right
§ 27-1600
Applicability.
chevron_right
§ 27-1601
Types and Classes.
chevron_right
§ 27-1602
General Regulations.
chevron_right
§ 27-1603
Signs Authorized in All Zoning Districts.
chevron_right
§ 27-1604
Signs Authorized in Residential Zoning Districts.
chevron_right
§ 27-1605
Signs Authorized in Commercial and Industrial Districts.
chevron_right
§ 27-1606
Billboards.
chevron_right
Part 17
NONCONFORMING USES, STRUCTURES AND LOTS
chevron_right
§ 27-1700
Applicability.
chevron_right
§ 27-1701
Nonconforming Uses.
chevron_right
§ 27-1702
Nonconforming Structures.
chevron_right
§ 27-1703
Nonconforming Lots.
chevron_right
§ 27-1704
Registration of Nonconformity.
chevron_right
Part 18
ZONING HEARING BOARD
chevron_right
§ 27-1800
Membership.
chevron_right
§ 27-1801
Alternate Members.
chevron_right
§ 27-1802
Removal of Members.
chevron_right
§ 27-1803
Organization of the Zoning Hearing Board.
chevron_right
§ 27-1804
Jurisdiction of the Zoning Hearing Board.
chevron_right
§ 27-1805
Variances.
chevron_right
§ 27-1806
Uses by Special Exception.
chevron_right
§ 27-1807
Notice and Conduct of Hearings.
chevron_right
§ 27-1808
Failure to Render a Decision.
chevron_right
§ 27-1809
Mediation.
chevron_right
§ 27-1810
Fees and Expenditures.
chevron_right
§ 27-1811
Time Limitations.
chevron_right
§ 27-1812
Stay of Proceedings.
chevron_right
Part 19
ADMINISTRATION AND ENFORCEMENT
chevron_right
§ 27-1900
Zoning Officer Powers and Duties.
chevron_right
§ 27-1901
Enforcement.
chevron_right
§ 27-1902
Coordination with Other Township Requirements and Permits and State and Federal Requirements and Permits.
chevron_right
§ 27-1903
Zoning Certificate Required.
chevron_right
§ 27-1904
Certificates of Occupancy.
chevron_right
§ 27-1905
Temporary Use Permits.
chevron_right
§ 27-1906
Sign Permits.
chevron_right
§ 27-1907
Procedure for Amendments.
chevron_right
§ 27-1908
Fees.
chevron_right
§ 27-1909
Landowner Curative Amendment.
chevron_right
Part 20
REZONING
chevron_right
§ 27-2000
Purpose of Rezoning.
chevron_right
§ 27-2001
Rezoning Application Forms.
chevron_right
§ 27-2002
Review of Rezoning Applications.
chevron_right
§ 27-2003
Application Criteria.
chevron_right
Part 21
WIRELESS COMMUNICATIONS FACILITIES
chevron_right
§ 27-2100
Short Title.
chevron_right
§ 27-2101
Purposes and Findings of Fact.
chevron_right
§ 27-2102
Definitions and Word Usage.
chevron_right
§ 27-2103
Laws Applicable to All Tower-Based Wireless Communications Facilities.
chevron_right
§ 27-2104
Laws Applicable to All Non-Tower Wireless Facilities.
chevron_right
§ 27-2105
Laws Applicable to All Small Wireless Communications Facilities.
chevron_right
§ 27-2106
Laws Applicable to All Wireless Facilities.
chevron_right
§ 27-2107
Insurance and Indemnification of Wireless Facilities.
chevron_right
§ 27-2108
Police Powers; Severability; When Effective.
chevron_right