[Ord. 1944, 11/23/2009]
A map entitled "Harrison Township Zoning Map" is hereby adopted as part of this Chapter.[1] The Zoning Map shall be kept on file available for examination at the office of the Township Secretary in the Township Municipal Building.
[1]
Editor's Note: A copy of the Zoning Map is included at the end of this Chapter.
[Ord. 1944, 11/23/2009]
The Township is divided into the districts stated in this Chapter as shown by the district boundaries on the Zoning Map. These districts are:
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C-1
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Conservation
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R-1
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Single-Family Residential
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R-2
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Two-Family Residential
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R-3
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Special Residential
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S-1
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Special
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B-1
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Business
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M-1
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Light Manufacturing
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M-2
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Manufacturing
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V
|
Village
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[Ord. 1944, 11/23/2009]
District boundaries shown within the lines of roads, streams, and transportation rights-of-way shall be deemed to follow the center lines. The vacation of roads shall not affect the location of such district boundaries. When the Zoning Officer cannot definitely determine the location of a district boundary by such center lines, by the scale of dimensions stated on the Zoning Map, or by the fact that it clearly coincides with a property line, he shall refuse action, and the Zoning Hearing Board, upon appeal, shall interpret the location of the district boundary with reference to the scale of the Zoning Map and the purposes set forth in all relevant provisions of this Chapter.
[Ord. 1944, 11/23/2009]
The permitted uses for each district are shown on the following Table of Permitted and Conditional Uses (§ 205). Uses given in the following categories shall be according to the common meaning of the term or according to definitions given in Part 6. Any use unnamed in Table 205 of this Chapter but substantially similar to a use listed in Table 205 shall be available in the same district as such listed use by way of a conditional use, provided that all of the requirements of this Part applicable to the listed use are met. Uses not listed in Table 205 or substantially similar to a use listed in Table 205 shall be considered as conditional uses in the M-2 district, except in those cases where such use is determined by the Zoning Officer to constitute an accessory use at the lot in question.
[Ord. 1944, 11/23/2009; as amended by Ord. 1946, 9/27/2010]
The Board of Township Commissioners may authorize conditional
uses as specified in the following Table of Permitted and Conditional
Uses if the provisions of Part 4 are met.
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Permitted Uses
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Conditional Uses
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|---|---|
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C-1 Conservation District
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Public parks and playgrounds
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Single-family houses (§ 408.43)
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Cemeteries
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Churches (§ 408.11)
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Country clubs
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Deep mining of coal, and facilities directly related thereto
such as openings, tipples and washing facilities (§ 406)
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Agriculture
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Major excavations
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No-impact home-based business
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Communication towers in accordance with the requirements of § 312 and Part 4 of this Chapter
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Nurseries and greenhouses
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Utility and storage buildings (§ 408.48)
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Forestry
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Kennel (§ 408.28)
|
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As an accessory use, communication antennas mounted on existing
structures
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Outdoor recreation (§ 408.34)
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Fire station
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Satellite dish antenna (§ 408.39)
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Public building (§ 408.11)
| |
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Public utility building (§ 408.36)
| |
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Home occupation (§ 408.26)
| |
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Bed and breakfast (§ 408.6)
| |
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Personal care facility (§ 408.10), provided that (1)
the use is conducted in a building formerly used for school purposes;
and (2) the number of residents shall not exceed 65 persons. As long
as more than 65% of the former school building is in active use, then
this use may be conducted in an additional building whether attached
to or separate from the former school building.
[Added by Ord. 1976, 1/22/2015] | |
|
Day-care center (§ 408.19), provided that (1) the
use is conducted primarily in a building formerly used for school
purposes; and (2) the number of residents shall not exceed 65 persons.
As long as more than 65% of the former school building is in active
use, then this use may be conducted in an additional building whether
attached to or separate from the former school building.
[Added by Ord. 1976, 1/22/2015] | |
|
Commercial day-care facility — adult (§ 408.14),
provided that (1) the use is conducted primarily in a building formerly
used for school purposes; and (2) the number of adults being cared
for at any one time shall not exceed 50 persons. As long as more than
65% of the former school building is in active use, then this use
may be conducted in an additional building whether attached to or
separate from the former school building.
[Added by Ord. 1976, 1/22/2015] | |
|
Long-term care facility (§ 408.10), provided that
(1) the use is conducted primarily in a building formerly used for
school purposes; and (2) the number of patients shall not exceed 50
persons. As long as more than 65% of the former school building is
in active use, then this use may be conducted in an additional building
whether attached to or separate from the former school building.
[Added by Ord. 1976, 1/22/2015] | |
|
Senior living community (§ 408.41), provided that
(1) the use is conducted primarily in a building formerly used for
school purposes; (2) the number of residents shall not exceed 65 persons
in an assisted living facility or 65 persons in an independent living
facility. As long as more than 65% of the former school building is
in active use, then this use may be conducted in an additional building
whether attached to or separate from the former school building.
[Added by Ord. 1976, 1/22/2015] | |
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R-1 Single-Family Residential District
| |
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Single-family houses
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Cemeteries (§ 408.9)
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Academic school
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Hospitals and clinics (§§ 408.12 and 408.27)
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Public parks and playgrounds
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Public buildings or structures (§ 408.11)
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Churches
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Country clubs (§ 408.18)
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Forestry
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Affiliated boarding facilities (§ 408.1)
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No-impact home-based business
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Preschool facility (§ 408.19)
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Fire station
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Heliport/helipad (only as accessory use to a hospital) (§ 408.25)
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Home occupation (§ 408.26)
| |
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Bed and breakfast (§ 408.6)
| |
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Satellite dish antenna (§ 408.39)
| |
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R-2 Two-Family Residential District
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Single-family houses
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Hospitals and clinics (§§ 408.12 and 408.27)
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Two-family houses
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Public utility buildings or structures (§ 408.36)
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Three- or four-family house (§ 408.52)
[Added by Ord. 1953, 9/22/2011] | |
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Academic school
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Public buildings (§ 408.11)
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Public parks and playgrounds
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Affiliated boarding facilities (§ 408.1)
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Churches
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Preschool facility (§ 408.19)
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Forestry
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Home occupation (§ 408.26)
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No-impact home-based business
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Bed-and-breakfast (§ 408.6)
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Fire station
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Satellite dish antenna (§ 408.39)
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Heliport/helipad (only as accessory use to a hospital) (§ 408.25)
| |
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R-3 Special Residential District
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Single-family houses
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Hospitals and clinics (§§ 408.12 and 408.27)
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Two-family houses
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Public utility buildings or structure (§ 408.36)
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Academic schools
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Public buildings (§ 408.11)
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Public parks and playgrounds
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Offices and financial institutions (§ 408.32)
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Churches
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Child-care facilities (§ 408.10)
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Forestry
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Day-care center (§ 408.19)
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No-impact home-based business
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Long-term care facilities (§ 408.10)
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Multifamily house
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Personal care home (§ 408.10)
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Fire station
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Domiciliary homes (§ 408.10)
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Automobile dealership (§ 408.4)
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Affiliated boarding facilities (§ 408.1)
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Boardinghouses (§ 408.10)
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Funeral homes (§ 408.23)
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Halfway house (§ 408.10)
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Satellite dish antenna (§ 408.39)
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Bed-and-breakfast (§ 408.6)
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Heliport/helipad (only as accessory use to a hospital) (§ 408.25)
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Mobile home park (§ 308)
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Home occupation (§ 408.26)
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Preschool facility (§ 408.19)
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V Village
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Public parks and playgrounds
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Utility and storage buildings (§ 408.48)
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No-impact home-based business
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Home occupation (§ 408.26)
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Forestry
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Bed-and-breakfast (§ 408.6)
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As an accessory use, communication antennas mounted on existing
structures
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Outdoor recreation (§ 408.34)
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Fire station
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Public building (§ 408.11)
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Single-family house
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Public utility building (§ 408.36)
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Churches
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Hospitals and clinics (§§ 408.12 and 408.27)
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Two-family houses
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Preschool facility (§ 408.19)
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Multifamily houses
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Offices and financial institutions (§ 408.32)
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Funeral homes
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Child-care facilities (§ 408.10)
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Satellite dish antenna (§ 408.39)
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Commercial school (§ 408.16)
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Retail stores (§ 408.38)
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Eating and drinking places (§ 408.21)
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Service shops (§ 408.38)
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Theaters (§ 408.46)
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Commercial recreation place (§ 408.15)
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Car wash (§ 408.8)
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Gasoline stations (§ 408.24)
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Mobile business quarters (§ 408.29)
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Day-care center (§ 408.19)
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Senior living community in accordance with the requirements
of §§ 305, 310 and § 408.41
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S-1 Special District
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Single-family houses
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Outdoor recreation (§ 408.34)
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Academic school
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Group homes (§ 408.10)
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Public parks and playgrounds
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Motel or hotel (§ 408.30)
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Churches
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Mobile business quarters (§ 408.29)
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Funeral homes
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Satellite dish antenna (§ 408.39)
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No-impact home-based businesses
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Preschool facility (§ 408.19)
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Nurseries and greenhouses
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Bed-and-Breakfast (§ 408.6)
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Forestry
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Kennel (§ 408.28)
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Commercial schools
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Public building (§ 408.11)
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Fire station
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Public utility building (§ 408.36)
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Senior living community (§ 408.41)
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School bus depot meeting the criteria stated in § 27-317
[Added by Ord. No. 2009, 9/23/2019] | |
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B-1 Business District
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Retail stores
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Research and development (§ 408.37)
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Eating and drinking places
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Wholesale businesses (§ 408.50)
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Service shops
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Mobile business quarters (§ 408.29)
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Tavern or bar
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Day-care center (§ 408.19)
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Theaters
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Communication towers in accordance with the requirements of § 312 and Part 4 of this chapter
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Offices
| |
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Financial institutions
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Senior living community in accordance with the requirements
of §§ 305, 310 and § 408.41
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Automobile sales
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Satellite dish antenna (§ 408.39)
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Automobile service and repair
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Motels or hotels
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Commercial school
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Commercial recreation place
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Public utility building or structure
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Public parking facilities
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Public buildings
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Animal hospitals
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Car wash
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Funeral homes
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Gasoline stations
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Planned shopping center
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Fire station
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Forestry
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As an accessory use, communication antennas mounted on existing
structures
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Amusement arcade
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Automobile dealership
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Gasoline station/convenience store
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Medical marijuana dispensary, subject to § 316
[Added by Ord. 1992, 2/27/2017[1]] | |
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M-1 Light Manufacturing District
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Gasoline station/convenience store
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Airport or aircraft landing area (§ 408.2)
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Light manufacturing
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Heliport/helipad (§ 408.25)
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Research and development
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Oil and gas wells (§ 408.33)
[Amended by Ord. 1967, 5/22/2014] |
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Offices
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Storage facilities (excluding dangerous, hazardous material)
(§ 408.45)
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Warehouse
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Automobile dealership (§§ 408.4 and 408.4.1)
|
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Wholesale business
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Gasoline station/convenience store (§ 408.24)
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Supply yards
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Communication towers in accordance with the requirements of
§ 312 and
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Truck terminals
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Part 4 of this Chapter
|
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Public utility buildings or structure
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Satellite dish antenna (§ 408.39)
|
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Public buildings
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Natural gas compressor stations and natural gas processing plants,
provided that such stations or plants may not be primarily powered
by diesel, oil or gasoline-generated power
[Added by Ord. 1951, 9/22/2011] |
|
School bus depot
[Added by Ord. No. 2009, 9/23/2019] | |
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Fire station
| |
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Forestry
| |
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Industrial parks (§ 407)
| |
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As an accessory use, communication antennas mounted on existing
structures
| |
|
Medical marijuana grower/processor
[Added by Ord. 1992, 2/27/2017] | |
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M-2 Manufacturing District
| |
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Light manufacturing
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Public buildings (§ 408.11)
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Manufacturing
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Public utility buildings or structure (§ 408.36)
|
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Truck terminals
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Airport or aircraft landing area (§ 408.2)
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Warehouse
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Automobile salvage (§ 408.5)
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Supply yards
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Heliport/helipad (§ 408.25)
|
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Fire station
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Industrial waste and hazardous waste facilities (§ 408.49)
|
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Forestry
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Sexually oriented businesses (§ 408.42)
|
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Mills
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Oil and gas wells (§ 408.33)
[Amended by Ord. 1967, 5/22/2014] |
|
As an accessory use, communication antennas mounted on existing
structures
|
Prisons (§ 408.35)
|
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Sawmills (§ 408.40)
| |
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Sewage treatment facilities (§ 408.49)
| |
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Storage facilities (excluding dangerous, hazardous material)
(§ 408.45)
| |
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Waste disposal, treatment or transfer facilities (§ 408.49)
| |
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Communication towers in accordance with the requirements of
§ 312 and
| |
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Part 4 of this Chapter
| |
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Satellite dish antenna (§ 408.39)
| |
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Slaughterhouse (§ 408.44)
| |
|
Natural gas compressor stations and natural gas processing plants,
provided that such stations or plants may not be primarily powered
by diesel, oil or gasoline-generated power
[Added by Ord. 1951, 9/22/2011] | |
|
School bus depot
[Added by Ord. No. 2009, 9/23/2019] | |
|
Medical marijuana grower/processor
[Added by Ord. 1992, 2/27/2017] | |
[1]
Editor’s Note: Section IE of this ordinance provided:
"The amendments in this Ordinance do not, and are not intended to,
exempt any conduct from, or create a legal defense to, otherwise applicable
provisions of state or federal law."
[Ord. 1944, 11/23/2009]
1.
The minimum lot area, minimum width of lot, minimum depth of front
yard, and minimum width of each side yard for each district shall
be as shown on the following table:
|
District
|
Lot Area
(square feet)
|
Area/Family
(square feet)
|
Lot Width
(feet)
|
Front Yard Depth
(feet)
|
Side Yard Depth
(feet)
|
Rear Yard
(feet)
|
|---|---|---|---|---|---|---|
|
C-1
|
40,000
|
40,000
|
150
|
40
|
20
|
20
|
|
R-1
|
8,000
|
8,000
|
60
|
25
|
10
|
20
|
|
R-2
|
5,000
|
2,500
|
50
|
20
|
8
|
20
|
|
R-3
|
4,000
|
2,000
|
40
|
15
|
3
|
20
|
|
S-1
|
10,000
|
3,000
|
100
|
30
|
20
|
20
|
|
B-1
|
5,000
|
3,000
|
50
|
50
|
0
|
25
|
|
M-1
|
40,000
|
—
|
—
|
50
|
—
|
50
|
|
M-2
|
400,000
|
—
|
—
|
50
|
50
|
50
|
|
V
|
Residential uses shall have the same lot and yard requirements
as the R-3 District.
| |||||
|
V
|
Nonresidential uses shall have the same lot and yard requirements
as the B-1 District.
| |||||
A.
Lots which abut on more than one street shall provide the required
front yards along every street.
B.
All structures, whether attached to the principal structure or not,
and whether open or enclosed, including porches, carports, balconies,
or platforms above normal grade level, shall not project into any
minimum front, side or rear yard.
C.
Any lot of record existing at the effective date of this Chapter
and then held in separate ownership different from the ownership of
adjoining lots may be used for the erection of a structure conforming
to the use regulations of the district in which it is located, even
though its area and width are less that the minimum requirements of
this Chapter.
D.
Nonresidential structures or uses shall not be located or conducted
closer to any lot line of any other lot in any R District, or the
lot line of a residential use in the V District, than the distance
specified in the following schedule:
|
Minimum Side or Rear Yard Abutting Any Lot in Any R District
or Any Lot Containing a Residential Use in the V District
|
Use
| |
|---|---|---|
|
20 feet
|
Off-street parking spaces and access drives for nonresidential
uses
| |
|
40 feet
|
Churches, schools and public or semiprivate structures
| |
|
70 feet
|
Recreation facilities, entertainment facilities, motels, all
business uses, and all industrial uses
|
2.
Where another Section of this Chapter imposes a minimum yard or buffer
distance greater than that imposed in this Section, the greater distance
shall apply.
3.
Requirements
for Certain R-2 District Three- and Four-Family Houses.
[Added by Ord. 1953, 9/22/2011]
A.
In the
R-2 District, within a unified development on a parcel of at least
10 acres, the following yard and lot requirements shall apply for
three- or four-family houses in lieu of the minimum lot area, lot
width and side yard depth requirements listed in the Table at § 206:
B.
For the
purposes of this section, a "unified development" means that the entire
development was reviewed as a whole during the course of a subdivision
and/or conditional use approval.
[Ord. 1944, 11/23/2009]
1.
No structure shall exceed 45 in height above average ground level
unless approved by the Zoning Hearing Board; except that no part of
the lights or light standards may exceed a height of 60 above ground
level for the following specified uses: football, baseball, soccer,
lacrosse, field hockey and rugby, unless approved by the Zoning Hearing
Board.
2.
The Board may authorize a variance to the height regulations in any
district if:
A.
All front, side, and rear yard depths are increased one foot for
each additional foot of height; or
B.
The structure is any of the following and does not constitute a hazard
to an established airport: television and radio towers, church spires,
belfries, monuments, tanks, water and fire towers, stage towers and
scenery lofts, cooling towers, ornamental towers and spires, chimneys,
elevator bulkheads, smokestacks, conveyors, and flagpoles.
[Ord. 1944, 11/23/2009]
The gross floor area for any single-family home in any district
shall not be less than 800 square feet.
[Ord. 1944, 11/23/2009]
Any nonmobile or nontemporary structure or improvement in any
business district must be permanently affixed to the ground.
