For the purpose of implementing the objectives of this chapter,
Muncy Borough is hereby divided into the following zoning districts:
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R1
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Low-Density Residential District
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R2
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Moderate-Density Residential District
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R3
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High-Density Residential District
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R4
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Mixed Residential District
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CBD
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Central Business District
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C
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General Commercial District
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I
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Industrial District
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H
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Historic Preservation District (Overlying District)
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FF
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Flood-Fringe District (Overlying District)
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FW
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Floodway District (Overlying District)
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A.
R1 Low-Density Residential District. The intent of this district
is to provide an area in the Borough for low-density residential development.
The regulations herein are meant to foster a single-family residential
environment on relatively large lots, and to prohibit all activities
of a commercial or industrial nature.
B.
R2 Moderate-Density Residential District. The intent of this district
is to provide areas within the Borough for single- and two-family
dwellings while preserving the character of the areas included in
the district.
C.
R3 High-Density Residential District. The intent of this district
is to provide for and encourage a suitable family environment at a
higher density than the R1 or R2 Districts. The regulations herein
are meant to foster a residential area with various dwelling types.
D.
R4 Mixed Residential District. The purpose of the Mixed Residential
District is to provide an area within the community where a variety
of residential types, styles, and densities can be planned and located
in compatibility with one another. Such carefully planned developments
should assure maximum usage of the Borough's undeveloped land
and provide desirable, affordable options for future residential buyers
while maintaining the natural and aesthetic values and qualities of
the community for future generations.
E.
CBD Central Business District. This district, with complimentary
office, medical, civic and historical areas, forms the core for commercial,
financial, professional, governmental and cultural activities. While
all of these activities are permissible when located on the first
floor of buildings in the district, productive mixed uses, including
residential uses, are encouraged on upper floors. The intent herein
is to protect and improve the central business district for the performance
of its primary business and business-related functions. In addition,
uses are discouraged which do not require a central location which
would create friction in the performance of a function which should
be centralized.
F.
C General Commercial District. This commercial district is for personal
and business services, general retail and wholesale business. Land
areas included in this zoning category consist of areas where commercial
development has displaced or is displacing residential development
or is occupying vacant space. The regulations for this zone are intended
to guide future change so as to discourage the formation of future
commercial slums; to preserve the carrying capacity of the roads;
and to provide for off-street parking and loading. It is not the intent
of this district to encourage the extension of existing "strip" commercial
areas along roads, but rather to provide concentrations of general
commercial activities.
G.
I Industrial District. It is the purpose of this zone to encourage
the continuity and expansion of existing industrial operations and
promote new industrial investment in the Borough. Uses that would
substantially interfere with industrial development or expansion are
prohibited by the regulations for this zone. The district's intent
is to support the maintenance and expansion of such uses so that they
may contribute to the economic base of the community and provide local
employment opportunities.
H.
H Historic Preservation District (Overlying District). The purposes of this overlying district are to promote the retention of community character through the preservation of local heritage by recognition and protection of historic resources; mitigate the negative effects of proposed changes to historic properties; encourage the continued use of historic properties and facilitate appropriate rehabilitation and adaptive reuse; encourage the preservation of historic settings and landscapes; discourage the demolition of historic resources, and utilize historic preservation as a tool for economic revitalization of the Borough. In the Historic Preservation zone, development or use of land shall be permitted in accordance with the regulations of the underlying district and the provisions set forth in Article VII of this chapter.
I.
FF Flood-Fringe District (Overlying District). The intent 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, permitted uses must be floodproofed against flood damage. (See Article VI.) 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 Borough codes and ordinances.
J.
FW Floodway District (Overlying District). The intent 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 in this district. (See Article VI.) 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 the Federal Insurance Administration and the Pennsylvania Department of Community and Economic Development.
B.
No change of any nature shall be made to the Official Zoning Map, except in conformance with the procedures set forth in § 286-90 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 Borough Council.
A.
Designation of district boundaries. The district boundary lines,
except for the floodplain districts, are intended to generally follow
the center lines of streets, highways, railroad rights-of-way, existing
lot lines, municipal boundary lines, or streams or may be designated
on the Official Zoning Map by a specific dimension from a road center
line or other boundary as indicated.
B.
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.
(The Board may request recommendations from the Borough Planning Commission
prior to making such decisions.) 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 Borough Council.
C.
Severed lots. Where a district boundary line divides a lot which
was in single ownership at the time of adoption 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 that they determine such extension is consistent with the
purposes of this chapter, including all floodplain management regulations.
The delineation of any boundary of the floodplain district may be revised by the Borough Council in accordance with the amendment procedure outlined in § 286-90 of this chapter where natural or man-made changes have occurred and more detailed studies have been conducted by a qualified agency or individual, such as the U.S. Army Corps of Engineers. No change in any floodplain boundary shall be made unless the municipality has sought and obtained approval for said change from the Federal Emergency Management Agency (FEMA) as per the National Flood Insurance Program regulations and has received a Letter of Map Revision (LOMR), Letter of Map Amendment (LOMA), or other authorization from FEMA for the proposed boundary change.
