The basic regulations governing the use of land and the size of lots, yards and buildings within each zoning district are established in this Article. For certain specific uses or exceptional situations, these basic regulations are supplemented by Article V and by other provisions of this chapter.
A. 
Regulations governing the use of land. Regulations governing the use of land within the various zoning districts shall be as set forth in Schedule 1.[1]
[1]
Editor's Note: Schedule 1 is included at the end of this chapter.
B. 
Regulations governing the size of lots, yards and buildings. Lot, yard and building regulations for the various zoning districts shall be as set forth in Schedule 2.[2]
[2]
Editor's Note: Schedule 2 is included at the end of this chapter.
A. 
Principal permitted uses. Uses listed as principal permitted uses in Schedule 1 shall require no special action by the Zoning Hearing Board or by the Planning Commission before a zoning permit is granted by the Zoning Officer.
[Amended 12-12-1994 by Ord. No. 526]
B. 
Accessory uses. Uses listed as accessory uses in Schedule 1 are uses which are subordinate to the principal use of a building or property, and such uses shall not require any special action by the Zoning Hearing Board or by the Planning Commission before a zoning permit is granted by the Zoning Officer.
[Amended 12-12-1994 by Ord. No. 526]
C. 
Special uses.
(1) 
Uses listed as special uses in Schedule 1 shall require individual consideration in each case because of their unique characteristics. Such special uses may be permitted only upon authorization by the Zoning Hearing Board, subject to certain conditions and safeguards, and after review by the Planning Commission.
[Amended 12-12-1994 by Ord. No. 526]
(2) 
A special use shall not cause substantial injury to the value of other property where it is to be located; shall conform with regulations applicable to the district where located; shall be compatible with adjoining development; shall provide adequate landscaping and screening; shall provide off-street parking and loading so as to minimize interference with traffic on the local streets; and shall not jeopardize the public health, safety, welfare and convenience.
Twenty use classes are hereby established as shown on Schedule 1.[1] The specific uses included in each use class are outlined below:
A. 
Principal permitted uses: Use Classes 1 through 12.
(1) 
Use Class 1: Single-family detached dwellings.
(2) 
Use Class 2: Two-family dwellings, including duplex dwellings and semiattached single-family dwellings.
(3) 
Use Class 3: Retail and service. Includes small retail stores and services, grocery, drug, hardware stores, soda fountains (no dancing or live entertainment), business and professional offices, including branch banks, barber and beauty shops, hoe repair, dry cleaning and laundry establishments. Also includes upper floor apartments and multiple family dwellings. Excludes automobile service stations. No first floor of any of the above indicated commercial establishments, retail stores or professional offices of any structure shall be converted into a dwelling structure. Upper floor structures which have been converted to a dwelling structure may be further converted to provide for additional dwellings.
[Amended 2-12-2018 by Ord. No. 866]
(4) 
Use Class 4: Community retail and service. Includes retail and service establishments serving the entire city, major department stores and specialty shops, banks and other financial institutions, hotels, motels and rooming houses, offices and office buildings, automobile service stations including minor repairs, off-street parking, railway and bus terminals, telegraph and express offices, auto supply stores, furniture stores, major appliance stores, radio and television studios, funeral parlors, car sales, business and commercial schools, supermarkets and health care facilities.
[Amended 3-13-1995 by Ord. No. 534]
(5) 
Use Class 5: Commercial recreation and entertainment. Includes hotels, theaters, nightclubs, restaurants, taverns, major entertainment facilities, bowling alleys, pool halls, skating rinks, social halls, clubs and lodges.
(6) 
Use Class 6: Commercial education. Includes schools of business, technical trades, art, music, dancing, photography.
(7) 
Use Class 7: Limited commercial and industry conducted within an enclosed building. Includes laboratories, manufacture of small musical or precision instruments, dress and garment manufacturing, manufacture of rubber stamps and ceramic products (using only pulverized clay and electrical or gas kilns), automobile sales and show rooms, funeral parlors, printing and publishing, wholesale offices and showrooms and display rooms with storage limited to samples enclosed within a building.
(8) 
Use Class 8: Heavy commercial. Includes delivery and distribution centers, wholesale business and warehousing, truck and freight terminals, produce and meat markets, material and machinery store and sales yards, laundries, large-scale dry cleaning and dyeing, automobile service stations including major repairs, printing and newspaper publishing, small machine shops, sign painting, automatic car wash, animal hospitals and veterinary clinics.
(9) 
Use Class 9: Light industry. Includes the manufacture, assembly or packing of products from previously prepared materials not objectionable or injurious due to smoke, noise, odors, glare, dust or hazardous materials. Such products would include cloth, plastic, paper, leather, wood, metal, precious or semiprecious metals or stones, electronic or electrical instruments or devices, candy, food products, pharmaceuticals and the like, but not including the production of fish or meat products, sauerkraut, vinegar or the rendering or refining of fats and oils.
(10) 
Use Class 10: Heavy industry, involving the manufacture or assembly of products from raw materials. Includes bulk storage of petroleum, grain and similar products, metal fabrication, including structural steel shops, machine shops, forges and foundries; brewing and distilling of liquor; gas manufacture and storage; meat packing (excluding stockyards or slaughterhouse); quarrying, rock crushing and grinding; brick, pottery, stone and monument works; and railroad yards, repair shops and roundhouses. Provided that they are over 200 feet from the nearest R District, the manufacture of products such as coke, wood and tar products, chemicals such as ammonia, caustic soda, carbides, hydrogen, oxygen, alcohol, nitrates and potash, rubber, soap, flour mills, lime kilns and cement are also permitted.
(11) 
Use Class 11: Communications and forest products. Includes forest and agricultural products; radio-television transmission or receiving towers and facilities; cemeteries and mortuaries.
(12) 
Use Class 12: Essential services for public utilities, as defined in § 220-5.
(13) 
Use Class 12(a): Adult entertainment and services, which includes adult bookstores, adult motion-picture theaters, adult mini-motion-picture theaters, adult drive-in theaters and massage parlors.
[Added 10-11-1977 by Ord. No. 227-77; amended 6-10-1986 by Ord. No. 363]
(a) 
Such uses are prohibited within the area circumscribed by a circle which has a radius consisting of the following distance from the following specified uses or zones:
[1] 
Within 1,000 feet of any residential zone or any single-family or multiple-family residential use.
[2] 
Within 1,000 feet of any public or private school.
[3] 
Within 1,000 feet of any church or other religious facility or institution.
[4] 
Within 1,000 feet of any public park or S-1 Zone.
(b) 
The distances provided in this section shall be measured by following a straight line, without regard to intervening buildings, from the nearest point of the property parcel upon which the proposed use is to be located to the nearest point of the parcel of property of the land use district boundary line from which the proposed land use is to be separated.[2]
[2]
Editor's Note: Former Subsection A(14), regarding Use Class 12(b), elder-care facilities, added 3-9-1998 by Ord. No. 591, was repealed 7-12-1999 by Ord. No. 611.
(14) 
Use Class 12(b): Commercial uses including drug stores, hardware stores, banks and other financial institutions, barber and beauty shops, shoe repair, dry-cleaning and laundry establishments, upper-floor apartments over permitted ground-floor uses, specialty shops, boutique hotels, offices and office buildings, off-street parking, furniture stores, appliances stores, funeral parlors, business and commercial schools, gift shops, grocery stores, health-care facilities, commercial recreation and entertainment (including, but not limited to, theaters, nightclubs, restaurants, taverns, outdoor dining/entertainment, bowling alleys, museums, pool halls, skating rinks, social halls, clubs and lodges), schools of business, technical trades, art, music, dancing and photography, and any facilities, actions or measures required to achieve compliance with governmental regulations. Note: This use class excludes adult entertainment and services and single-person occupancy in dwellings.
[Added 1-13-2020 by Ord. No. 878]
(15) 
Use Class 12(c): Craft brewery or craft distillery.
[Added 1-13-2020 by Ord. No. 878]
B. 
Accessory uses: Use Classes 13 through 15.
(1) 
Use Class 13: Accessory residential uses. Includes home occupations; home gardening, but not the raising of livestock or poultry; private parking areas; nonprofit nurseries and greenhouses (not including outdoor storage of equipment).
(2) 
Use Class 14: Parking and loading areas and signs.
(3) 
Use Class 15: Other accessory uses customarily appurtenant to permitted uses.
C. 
Special uses: Use Classes 16 through 20.
(1) 
Use Class 16: Multifamily dwellings.
(a) 
Includes multifamily dwelling structures in the R-1, R-1A R-2 and C/R Districts, which conform with the following schedule:
[Amended 1-13-2020 by Ord. No. 878]
Elevator Apartment
Row House or Garden Apartment
General Occupancy
Elderly
Type of Regulation
R-1
R-1A
R-2
R-2
Average area (square feet required per dwelling unit)
4,200
2,500
1,500
500
Minimum parcel area (square feet)
10,000
12,000
20,000
15,000
Maximum building coverage (percent)
40
30
30
30
Maximum building height (stories)
2 1/2
2 1/2
8
8
Maximum building height (feet)
35
35
80
80
(b) 
The Board may impose additional or more restrictive conditions if warranted by the character of the R Districts in which such multifamily dwelling units are proposed or by other special factors.
(2) 
Use Class 17: Related residential uses. Includes nonprofit social halls, clubs and lodges.
(3) 
Use Class 18: Strip mining, in accordance with provisions outlined in § 220-24E, to the extent that such mining is not preempted by the provisions of 52 P.S. § 1396.17a.
[Amended 12-12-1994 by Ord. No. 526]
(4) 
Use Class 19: Appropriate public uses. Includes public and quasi-public uses of a welfare, educational, religious, recreational and cultural nature and dormitories and religious homes accessory to such uses; and essential public utilities that require enclosure within a building or structure. All such uses shall be appropriate to the character of the district in which they are proposed as determined by the Zoning Hearing Board.
[Amended 12-12-1994 by Ord. No. 526]
(5) 
Use Class 20: Elder-care facilities as defined in § 220-5, Schedule 2, of this chapter shall be permitted in the R-1 Residential Zoning District and the following regulations shall be applicable:
[Added 7-12-1999 by Ord. No. 611]
(a) 
Maximum building coverage: 60%.
(b) 
No structure shall be closer than 50 feet to the boundary line of the lot or a public street.
(c) 
Maximum height: 50 feet.
(d) 
Minimum lot size: six acres.
(e) 
There shall be no minimum lot width or depth requirement. However, all lots shall have at least six acres.
(f) 
Access: All lots shall either be located on a public street or be accessible to a public street by deeded easement having a minimum width of 32 feet of paved surface.
[1]
Editor's Note: Schedule 1 is included at the end of this chapter.
The following supplementary limitations on the use classes shall apply in various districts:
A. 
In the C-3 District, the floor area of a building over four stories in height shall not exceed four times the area of the zone lot.
B. 
In an M-2 District, not less than 75% of a commercial and/or manufacturing use shall be conducted wholly within a completely enclosed building. In all other districts, all such uses shall be conducted wholly within a completely enclosed building. Off-street parking and loading facilities, service stations, terminals and sales, service and storage yards are excluded from the provisions of this subsection.
C. 
In any M District, any use not conducted wholly within a completely enclosed building, except for off-street parking and loading facilities, shall not be less than 100 feet from any R District.
[Amended 12-12-1994 by Ord. No. 526]
A use may be added to the use classes by the Zoning Hearing Board after review by the Planning Commission, provided that:
A. 
It is not listed in any other use class.
B. 
The use class proposed is the most appropriate for the use.
C. 
No general nuisance is created.
D. 
It shall not adversely affect the character of any district in which it is to be permitted.
E. 
It shall not create more traffic than any other use listed in the use class.