A.
For the purpose of implementing the community development objectives
of this chapter, the following zoning districts are hereby established:
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R-1
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Low-Density Residential District
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R-2
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Moderate-Density Residential District
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T-C
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Town Center Commercial District
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H-C
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Highway Commercial District
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I-M
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Industrial/Manufacturing District
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B.
The districts and district requirements are delineated in this article.
The purpose of the Low-Density Residential District is to protect
existing residential areas from incompatible land uses and to provide
for the continuation of relatively low-density residential development.
The district also provides for certain public and semipublic uses
considered necessary to the general welfare of the district. Uses
that would substantially interfere with the principle uses are discouraged.
A.
Permitted uses. The following are permitted uses in the R-1 District:
(1)
Single-family detached dwellings.
(2)
Two-family detached dwellings.
(3)
Houses of worship, convent, rectory, parsonage or other incidental
structures.
(4)
Public uses.
(5)
Cemeteries and necessary incidental structures.
(6)
Essential services.
(7)
Accessory buildings and uses on the same lot with and incidental
to any of the above uses.
(8)
Forestry.
(9)
No-impact home-based business.
B.
Special exception uses. The following require special exceptions in accordance with Article VI of this chapter, and are subject to review and action by the Zoning Hearing Board:
(1)
Educational and philanthropic facilities (public and private).
(2)
Day-care facilities (child and adult) subject to appropriate state
regulations.
(3)
Home occupations.
(4)
Funeral homes.
(5)
Group homes.
(6)
Bed-and-breakfast inns.
(7)
Hospitals.
(8)
Accessory buildings and uses on the same lot with and incidental
to approved special exception uses in this subsection.
C.
Conditional uses. The following require conditional uses in accordance with Article VI of this chapter, and are subject to review and action by the Borough Council:
D.
Area. The minimum lot area for uses within the R-1 District are as
follows:
F.
Lot coverage. All buildings, including accessory buildings/structures,
shall not cover more than 30% of the lot.
G.
Setback. The minimum distance from the right-of-way or property line
is as follows:
(2)
Side yard.
(a)
Interior lot.
[1]
Principal building. Each lot shall have two side yards with
each being a minimum of 20% of the lot width up to a maximum of eight
feet.
(b)
Corner lot.
[1]
Principal building: side yard facing street shall be 1 1/2
that required for an interior lot.
[2]
Swimming pool: six feet.
[3]
Accessory building (other): three feet (for accessory buildings
having an area of 100 square feet or less).
[4]
Decks: the side setbacks formed by the existing principal building.
H.
Height. The maximum height of buildings within the R-1 District is
35 feet.
J.
Building area. The building area of any lot shall provide at least
1,000 square feet of gross floor area on the first floor of a one-story
house or within the perimeter of a split-level house and at least
700 square feet of gross floor area on the first floor of a two-story
house.
The Moderate-Density Residential District is intended to protect
existing residential areas from incompatible land uses and to provide
primarily for single-family and two-family housing at moderate densities.
Certain public and semipublic uses are also provided for in this district.
A.
Permitted uses. The following are permitted uses in the R-2 District:
(1)
Single-family detached dwellings.
(2)
Two-family detached dwellings.
(3)
Conversion of single-family detached dwellings into conversion apartments.
(4)
Hospital.
(5)
Public uses.
(6)
Educational and philanthropic facilities (public and private).
(7)
Group homes.
(8)
Essential services.
(9)
Accessory buildings and uses on the same lot with and incidental
to any of the above uses.
(10)
Forestry.
(11)
No-impact home-based businesses.
B.
Special exception uses. The following require special exceptions in accordance with Article VI of this chapter, and are subject to review and action by the Zoning Hearing Board:
(1)
Private clubs and fraternal organizations.
(2)
Day-care facilities (child and adult) subject to appropriate state
regulations.
(3)
Home occupations.
(4)
Funeral homes.
(5)
Personal-care homes.
(6)
Nursing homes.
(7)
Bed-and-breakfast inns.
(8)
Multifamily dwellings.
(9)
Accessory buildings and uses on the same lot with and incidental
to approved special exception uses in this subsection.
C.
Conditional uses. The following require conditional uses in accordance with Article VI of this chapter, and are subject to review and action by the Borough Council:
D.
Area. The minimum lot area for uses within the R-2 District are as
follows:
F.
Lot coverage. All buildings, including accessory buildings/structures,
shall not cover more than 40% of the lot.
G.
Setback. The minimum distance from the right-of-way or property line
is as follows:
(2)
Side yard.
(a)
Interior lot.
[1]
Principal building. Each lot shall have two side yards with
each being a minimum of 20% of the lot width up to a maximum of eight
feet.
(b)
Corner lot.
[1]
Principal building. Side yard facing street shall be 1 1/2
that required for an interior lot.
[2]
Swimming pool: six feet.
[3]
Accessory building (other): three feet (for accessory buildings
having an area of 100 square feet or less).
[4]
Decks: the side setbacks formed by the existing principal building.
H.
Height. The maximum height of buildings within the R-1 District is
35 feet.
J.
Building area. The building area of any lot shall provide at least
900 square feet of gross floor area on the first floor.
The purpose of the Central Business District is to provide for
a variety of commercial uses within certain contiguous areas at the
intersection of and along portions of major access corridors within
the Borough; to promote a greater concentration and continuity or
retail stores, restaurants and commercial services having a primary
pedestrian orientation; and to promote the use of buildings within
certain areas of the Central Business District for retail sales, personal
and finance services, eating establishments and similar uses.
A.
Permitted uses. The following are permitted uses in the T-C District:
(1)
Pedestrian-oriented commercial retail establishments, including general
merchandise stores, food stores, antique shops, craft shops, artisan
shops/studios, hardware stores, clothing stores, and similar retail
sales, excluding adult entertainment establishments.
(2)
Commercial services establishments, including insurance offices,
photography studios, travel agencies, educational services, and similar
service establishments.
(3)
Banks and other financial institutions.
(4)
Church or house of worship.
(5)
Commercial recreation establishments, including health clubs, dance
studios, social centers and gymnasiums.
(6)
Hotels and motels.
(7)
Professional offices, including medical, dental, optical, legal,
accounting services and similar recognized professions.
(8)
Cultural facilities, including libraries, museums and theatres.
(9)
Eating and drinking establishments.
(10)
Business offices and service establishments.
(11)
Personal service establishments including tailoring, haircutting
and hairstyling, day care, shoe repair, dry cleaning, and similar
establishments, excluding personal services defined as adult entertainment.
(12)
Private clubs and fraternal organizations.
(13)
Off-street parking as a principal use.
(14)
Post office and government buildings.
(15)
Multifamily dwellings under 35 feet in height.
(16)
Public uses.
(17)
Mixed-use buildings housing two or more permitted uses in this
district.
(18)
Accessory buildings and uses on the same lot with and incidental
to any of the above uses.
(19)
Essential services.
(20)
Forestry.
B.
Special exception uses. The following require special exceptions in accordance with Article VI of this chapter, and are subject to review and action by the Zoning Hearing Board:
C.
Conditional uses. The following require conditional uses in accordance with Article VI of this chapter, and are subject to review and action by Borough Council:
D.
Area. The minimum lot area for uses within the T-C District is as
follows:
(1)
None unless otherwise noted in this section. Minimum lot shall be
sufficient to comply with all dimensional, parking, loading buffer
requirements of this district.
E.
Minimum lot width. None required.
F.
Lot coverage. All buildings, including accessory buildings, shall
not cover 60% of the lot. At least 5% of the lot area shall be covered
with vegetative material.
H.
Height. The maximum height of buildings within the T-C District is
35 feet.
I.
Off-street parking. Permitted uses in the T-C District operating in a principal building or portion thereof with a gross floor area under 2,000 square feet are exempt from off-street parking requirements due to the supply of on-street spaces. Permitted uses in excess of the two-thousand-square-foot threshold shall supply off-street parking in accordance with § 205-33 for the gross floor area in excess of 2,000 square feet.
The purpose of the Highway Commercial District is to provide
for a wide range of needed highway-oriented commercial uses in locations
that are less likely to involve conflicts with existing residences,
as well as exercise special care and control on access onto arterial
and connector streets to avoid traffic hazards.
A.
Permitted uses. The following are permitted uses in the H-C District:
(1)
Convenience stores.
(2)
Shopping center and mall.
(3)
Highway-oriented commercial retail establishments, including department
stores, supermarkets, building supply and lumberyards and similar
retail sales.
(4)
Vehicle sales/service establishments, including new/used vehicle
dealers, boat sales/service, vehicle service stations, car wash establishments
and car rental agencies.
(5)
Commercial services establishments, including insurance offices,
photography studios, travel agencies, educational services, and similar
service establishments.
(6)
Banks and other financial institutions.
(7)
Church or house of worship.
(8)
Commercial recreation establishments, including health clubs, dance
studios, social centers and gymnasiums.
(9)
Motels.
(10)
Cultural facilities, including auditoriums and drive-in theaters.
(11)
Eating and drinking establishments, including drive-in eating
establishments.
(12)
Business offices and service establishments.
(13)
Personal service establishments including tailoring, haircutting
and hair styling, daycare, shoe repair and dry cleaning.
(14)
Private clubs and fraternal organizations.
(15)
Multifamily dwellings under 35 feet in height.
(16)
Public uses.
(17)
Retail nurseries, greenhouses and garden supply establishments.
(18)
Nursing homes.
(19)
Beverage distributors.
(20)
Professional offices.
(21)
Building contractors office and storage facilities.
(22)
Funeral homes.
(23)
Self-service storage facilities.
(24)
Recycling collection point.
(25)
Veterinary offices, animal hospitals and kennels.
(26)
Accessory buildings and uses on the same lot with and incidental
to any of the above uses.
(27)
Essential services.
(28)
Forestry.
B.
Special exception uses. The following require special exceptions in accordance with Article VI of this chapter, and are subject to review and action by the Zoning Hearing Board:
C.
Conditional uses. The following require conditional uses in accordance with Article VI of this chapter, and are subject to review and action by the Borough Council:
D.
Area. The minimum lot area for uses within the H-C District is as
follows:
E.
Minimum lot width. The minimum lot width within the T-C District
for all uses at setback is 50 feet.
F.
Lot coverage. All buildings, including accessory buildings, shall
not cover 50% of the lot. At least 10% of the lot area shall be covered
with vegetative material.
H.
Height. The maximum height of buildings within the H-C District is
35 feet.
The purpose of the Industrial Manufacturing District is to permit
and encourage industrial development that will be so located and designed
as to constitute a harmonious and appropriate part of the physical
development of the community, to contribute to the economic base and
create local employment opportunities.
A.
Permitted uses. The following are permitted uses in the I-M District:
(1)
Convenience stores.
(2)
Trucking and transfer facilities.
(3)
Warehouses and wholesale businesses.
(4)
Yards of general contractors, or similar tradesmen, engaged in building
or construction.
(5)
Building materials storage and sales.
(6)
Cold storage plant, frozen food plant, beverage distribution plant
and catering plant.
(7)
Tool, die, welding and machine shop.
(8)
Plumbing, heating, roofing, carpentry, electrical, welding, buffing,
finishing, plating, heat treating, painting and pipefitting shop.
(9)
Central dry-cleaning plants or laundries, provided that such plants
shall not deal directly with the consumer at retail.
(10)
Printing, photo finishing, engraving, lithographing, reproducing
or binding establishment.
(11)
Manufacture, compounding, processing, canning, containing, packaging,
treatment and distribution of products including food products, pharmaceuticals,
paper products, hardware, cutlery, tools, scientific instruments,
musical instruments, toys, novelties, optical goods, wood products,
sheet metal products, electrical or electronic devices and articles
or merchandise from previously prepared materials.
(12)
Laboratory and research facilities.
(13)
Mail order business.
(14)
Self-service storage facilities.
(15)
Electrical substation or bulk transformer.
(16)
Recycling center.
(17)
Finishing, grinding, polishing, stamping or heat treating of
products.
(18)
Manufacture of textiles, apparel, shoes and apparel accessories.
(19)
Sales and rental of industrial equipment, other than vehicles
primarily intended for use on public streets.
(20)
Manufacture of transportation equipment.
(21)
Manufacture of manufactured or modular housing.
(22)
Manufacture of fabricated metal products.
(23)
Assembly of products from materials manufactured off the premises.
(24)
Junkyard.
(25)
Accessory buildings and uses on the same lot with and incidental
to any of the above uses.
(26)
Essential services.
(27)
Forestry.
B.
Special exception uses. The following require special exceptions in accordance with Article VI of this chapter, and are subject to review and action by the Zoning Hearing Board:
C.
Conditional uses. The following require conditional uses in accordance with Article VI of this chapter, and are subject to review and action by the Borough Council:
D.
Area. The minimum lot area for uses within the I-M District is 10,000
square feet. Minimum lot shall be sufficient to comply with all dimensional,
parking, loading buffer requirements of this district.
E.
Minimum lot width. None required.
F.
Lot coverage. All buildings, including accessory buildings, shall
not cover 80% of the lot.
H.
Height. There is no maximum height of buildings within the I-M District.
The boundaries of the zoning districts shall be shown on the
map attached to and made a part of this chapter that shall be designated
the "Official Zoning Map." The same map and all the notations, references,
and other data shown thereon are hereby incorporated by reference
into this chapter as if all were fully described within the text of
this chapter.
Where uncertainty exists as to boundaries of any district as
shown on said map, the following rules shall apply.
A.
District boundary lines are intended to follow or be parallel to
the center line of streets, streams and railroads, and lot or property
lines as they exist on a recorded deed or plan or record in the Blair
County Recorder of Deed's office at the time of the adoption of this
chapter, although District boundary lines are graphically depicted
in scale as per the legend on the Zoning Map.
B.
Where a District boundary is not fixed by dimensions and where it
approximately follows lot lines and where it does not scale more than
10 feet therefrom, such lot lines shall be construed to be such boundaries
unless specifically shown otherwise.
C.
In unsubdivided land or where a district boundary divides a lot,
the location of such boundary, unless the same is indicated by dimensions,
shall be determined by the use of the scale appearing on the maps.
D.
In cases of uncertainty as to the true location of a district boundary
line in a particular instance, the Zoning Officer shall request the
Zoning Hearing Board to render its determination; provided, however,
that no boundary shall be changed by the Zoning Hearing Board.
The regulations set forth in this article for each district
shall be minimum regulations and shall apply uniformly to each class
or kind of structure or land, except as hereinafter provided:
A.
No building, structure, or land shall hereafter be used or occupied
and no building or structure or part thereof shall hereafter be erected,
constructed, reconstructed, moved, or structurally altered except
in conformity with all of the regulations herein specified for the
district in which it is located.
B.
No building or other structure shall hereafter be erected or altered:
(1)
To exceed height or bulk requirements.
(2)
To occupy a greater percentage of lot area.
(3)
To accommodate or house a greater number of families, except as permitted
in a residential conversion.
(4)
To have narrower or smaller rear yards, front yards, side yards,
or other open space than herein required, or in any other manner be
contrary to this chapter.
C.
No part of a yard or other open space or off-street parking or loading
space required about or in connection with any building for the purpose
of complying with this chapter shall be included as part of a yard,
open space or off-street parking or loading space similarly required
for any other building.
D.
No yard or lot existing at the time of passage of this chapter shall
be reduced in dimension or area below the minimum requirements set
forth herein. Yards or lots created after the effective date of this
chapter shall meet at least the minimum requirements established by
this chapter.
E.
Any territory which may hereafter be annexed to the Borough shall
be considered to be in the Low-Density Residential District until
otherwise classified.
The specific use regulations and dimensional requirements pertaining
to each district are contained in the descriptions in this article.
