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Township of Bear Creek, PA
Luzerne County
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A. 
Permitted uses.
(1) 
Agriculture (as defined in Article II) but excluding concentrated animal feeding operations as defined and regulated under the Pennsylvania Nutrient Management Act, as amended.[1]
[1]
Editor's Note: See 3 Pa.C.S.A § 501 et seq.
(2) 
Commercial greenhouses, nurseries and garden shops.
(3) 
Communication antennas mounted on an existing public utility transmission tower, building or other structure.
(4) 
Forestry (as defined in Article II, also see § 127-70M).
(5) 
Public recreational facilities.
(6) 
Public utility facilities (as defined in Article II), excluding storage yards.
(7) 
No-impact home-based business.
(8) 
Single-family detached dwellings.
(9) 
Stables (private) in association with a single-family dwelling (limited to properties of not less than two acres and limited to not more than two equines).
(10) 
State gamelands.
(11) 
Wildlife refuge.
(12) 
Accessory uses to the above.
B. 
Uses permitted by special exception.
(1) 
Animal hospital.
(2) 
Animal kennels.
(3) 
Cemeteries.
(4) 
Club or lodge (private).
(5) 
Home occupations.
(6) 
Outdoor fuel-burning furnace (as defined in Article II, also see § 127-70T).
(7) 
Private recreational facilities.
(8) 
Accessory uses to the above.
C. 
Prohibited uses. Any use which utilizes and/or stores any hazardous substances (as defined in Article II).
D. 
Conditional uses (see Article VII).
(1) 
Campgrounds and recreational vehicle parks.
(2) 
Commercial communication tower and related facilities.
(3) 
Excavation and extraction of minerals, excluding quarries (as defined in Article II).
(4) 
Golf courses.
(5) 
Planned residential development.
(6) 
Small wind energy conversion system.
(7) 
Wind energy facility (as defined in Article II).
(8) 
Any nonresidential use permitted by right or by special exception, excluding agricultural uses, shall be deemed a conditional use if it involves either of the following:
(a) 
The initial or cumulative earth disturbance activity which equals or exceeds 80,000 square feet of surface area.
(b) 
The initial or cumulative construction, placement or installation which equals or exceeds 15,000 square feet of buildings, structures and/or other impervious surface area.
E. 
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of Chapter 109, Subdivision and Land Development.
A. 
Permitted uses.
(1) 
Agriculture (as defined in Article II) but excluding concentrated animal feeding operations as defined and regulated under the Pennsylvania Nutrient Management Act, as amended.[1]
[1]
Editor's Note: See 3 Pa.C.S.A § 501 et seq.
(2) 
Communication antennas mounted on an existing public utility transmission tower, building or other structure.
(3) 
Commercial greenhouses, nurseries and garden shops.
(4) 
Forestry (as defined in Article II, also see § 127-70M).
(5) 
Public recreational facilities.
(6) 
Public utility facilities (as defined in Article II), excluding storage yards.
(7) 
No-impact home-based business.
(8) 
Retail sales of agricultural and/or forestry products produced and/or processed upon the premises, not to exceed 5,000 square feet of gross floor area and/or land area.
(9) 
Single-family detached dwellings.
(10) 
Stables (private) in association with a single-family dwelling (limited to properties of not less than two acres and limited to not more than two equines).
(11) 
Accessory uses to the above.
B. 
Uses permitted by special exception.
(1) 
Animal hospitals.
(2) 
Animal kennels.
(3) 
Bed-and-breakfast establishments.
(4) 
Cemeteries.
(5) 
Group residences.
(6) 
Home occupations.
(7) 
Nursing homes.
(8) 
Outdoor fuel-burning furnace (as defined in Article II, also see § 127-70T).
(9) 
Place of worship.
(10) 
Private recreational facilities.
(11) 
Public uses.
(12) 
Public utilities facilities.
(13) 
Stables (commercial).
(14) 
Accessory uses to the above.
C. 
Prohibited uses. Any use which utilizes and/or stores any hazardous substances as defined in Article II of this chapter.
D. 
Conditional uses (see Article VII).
(1) 
Excavation and extraction of minerals, excluding quarries (as defined in Article II).
(2) 
Planned residential development.
(3) 
Wind energy facility (as defined in Article II).
(4) 
Small wind energy conversion system.
(5) 
Any nonresidential use permitted by right or by special exception, excluding agricultural uses, shall be deemed a conditional use if it involves either of the following:
(a) 
The initial or cumulative earth disturbance activity which equals or exceeds 80,000 square feet of surface area.
(b) 
The initial or cumulative construction, placement or installation which equals or exceeds 15,000 square feet of buildings, structures and/or other impervious surface area.
E. 
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of Chapter 109, Subdivision and Land Development.
A. 
Permitted uses.
(1) 
Single-family detached dwellings.
(2) 
Group residence.
(3) 
Communication antennas mounted on an existing public utility transmission tower, building or other structure.
(4) 
Public utility facilities as defined in Article II of this chapter (excluding storage yards).
(5) 
No-impact home based business.
(6) 
Forestry (as defined in Article II, also see § 127-70M).
(7) 
Accessory uses to the above.
B. 
Uses permitted by special exception.
(1) 
Day-care home.
(2) 
Home occupations.
(3) 
Nursing homes.
(4) 
Outdoor fuel-burning furnace (as defined in Article II, also see § 127-70T).
(5) 
Place of worship.
(6) 
Public recreational facilities.
(7) 
Public uses (except storage yards).
(8) 
Public uses, as defined in Article II.
(9) 
Public utilities facilities.
(10) 
Schools.
(11) 
Accessory uses to the above.
C. 
Prohibited uses. Any use which utilizes and/or stores any hazardous substances as defined in Article II of this chapter.
D. 
Conditional uses (see Article VII).
(1) 
Small wind energy conversion system.
(2) 
Any nonresidential use permitted by right or by special exception shall be deemed a conditional use if it involves either of the following:
(a) 
The initial or cumulative earth disturbance activity which equals or exceeds 80,000 square feet of surface area.
(b) 
The initial or cumulative construction, placement or installation which equals or exceeds 15,000 square feet of buildings, structures and/or other impervious surface area.
E. 
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of Chapter 109, Subdivision and Land Development.
A. 
Permitted uses.
(1) 
Single-family detached dwellings (including mobile homes on permanent foundations).
(2) 
Two-family dwellings.
(3) 
Townhouses.
(4) 
No-impact home-based business.
(5) 
Group residence.
(6) 
Forestry (as defined in Article II, also see § 127-70M).
(7) 
Essential public utility facilities as defined in Article II of this chapter (excluding storage yards).
(8) 
Accessory uses to the above.
B. 
Uses permitted by special exception.
(1) 
Bed-and-breakfast.
(2) 
Day-care center.
(3) 
Group residence.
(4) 
Home occupations.
(5) 
Multiple-family dwellings.
(6) 
Nursing home.
(7) 
Outdoor fuel-burning furnace (as defined in Article II, also see § 127-70T).
(8) 
Personal care home.
(9) 
Place of worship.
(10) 
Place of worship.
(11) 
Public recreational facilities.
(12) 
Public uses.
(13) 
Public utilities facilities.
(14) 
Accessory uses to the above.
C. 
Prohibited uses. Any use which utilizes and/or stores any hazardous substances as defined in Article II of this chapter.
D. 
Conditional uses (see Article VII).
(1) 
Mobile home parks (homes on permanent foundations).
(2) 
Small wind energy conversion system.
(3) 
Any nonresidential use permitted by right or by special exception shall be deemed a conditional use if it involves either of the following:
(a) 
The initial or cumulative earth disturbance activity which equals or exceeds 80,000 square feet of surface area.
(b) 
The initial or cumulative construction, placement or installation which equals or exceeds 15,000 square feet of buildings, structures and/or other impervious surface area.
E. 
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of Chapter 109, Subdivision and Land Development.
A. 
Permitted uses.
(1) 
Retail businesses which do not exceed 1,500 square feet of gross floor area, including or similar to the following:
(a) 
Artist, music and hobby supplies.
(b) 
Commercial greenhouses, nurseries and garden shops.
(c) 
Convenience stores.
(d) 
Florist shops.
(e) 
Food/grocery.
(f) 
Forestry (as defined in Article II, also see § 127-70M).
(g) 
Greeting cards, newspapers, books, stationery and gift shops.
(h) 
Pharmaceutical products.
(i) 
Accessory uses to the above.
(2) 
Service-oriented business including or similar to the following:
(a) 
Day-care centers.
(b) 
Essential public utility facilities as defined in Article II of this chapter (excluding storage yards).
(c) 
Personal services.
(d) 
Professional offices.
(e) 
Restaurants without live entertainment and not exceeding 1,500 square feet of gross floor area.
(f) 
Taverns without live entertainment and not exceeding 1,500 square feet of gross floor area.
(g) 
Accessory uses to the above.
(3) 
Recreation and entertainment related business including or similar to:
(a) 
Club or lodge (private).
(b) 
Public recreational facilities.
(c) 
Accessory uses to the above.
(4) 
Residential uses.
(a) 
Dwelling over and/or attached to business.
(b) 
No-impact home-based business.
(c) 
Home occupations.
(d) 
Personal care home.
(e) 
Accessory uses to the above.
B. 
Uses permitted by special exception.
(1) 
Commercial recreational facilities without live entertainment and not exceeding 1,500 square feet of gross floor area.
(2) 
Entertainment facilities without live entertainment and not exceeding 1,500 square feet of gross floor area.
(3) 
Outdoor fuel-burning furnace (as defined in Article II, also see § 127-70T).
(4) 
Place of worship.
(5) 
Public uses.
(6) 
Public utilities facilities.
(7) 
Accessory uses to the above.
C. 
Prohibited uses. Any use which utilizes and/or stores any hazardous substances as defined in Article II of this chapter.
D. 
Conditional uses (see Article VII).
(1) 
Small wind energy conversion system.
(2) 
Any nonresidential use permitted by right or by special exception shall be deemed a conditional use if it involves either of the following:
(a) 
The initial or cumulative earth disturbance activity which equals or exceeds 80,000 square feet of surface area.
(b) 
The initial or cumulative construction, placement or installation which equals or exceeds 15,000 square feet of buildings, structures and/or other impervious surface area.
E. 
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of Chapter 109, Subdivision and Land Development.
A. 
Permitted uses.
(1) 
Retail businesses area including or similar to the following:
(a) 
Artist, music and hobby supplies.
(b) 
Automotive supplies.
(c) 
Clothing and clothing accessories.
(d) 
Commercial greenhouses, nurseries and garden shops.
(e) 
Convenience stores.
(f) 
Convenience stores with gas sales.
(g) 
Equipment sales and repair.
(h) 
Florist shops.
(i) 
Food/grocery.
(j) 
Forestry (as defined in Article II, also see § 127-70M).
(k) 
Greeting cards, books and stationery.
(l) 
Hardware.
(m) 
Household goods and appliances.
(n) 
Lumber yards.
(o) 
Office equipment and supplies.
(p) 
Pharmaceutical products.
(q) 
Sporting goods.
(r) 
Variety goods.
(s) 
Accessory uses to the above.
(2) 
Service-oriented business including or similar to:
(a) 
Animal hospital.
(b) 
Automotive sales.
(c) 
Automotive services, including reconditioning, detailing polishing, air conditioning, and similar services.
(d) 
Banks.
(e) 
Day-care centers.
(f) 
Electronic equipment and products (sales, service and repair).
(g) 
Entertainment facilities.
(h) 
Funeral homes.
(i) 
Gasoline service stations.
(j) 
Health/recreation facility.
(k) 
Hospital.
(l) 
Medical clinics.
(m) 
Nursing homes.
(n) 
Personal services.
(o) 
Private garage (storage of commercial vehicles).
(p) 
Professional/business offices.
(q) 
Public utility facilities (as defined in Article II of this chapter), excluding storage yards.
(r) 
Repair garage.
(s) 
Restaurant, fast food.
(t) 
Restaurants.
(u) 
Taverns.
(v) 
Warehouse facilities, including self-storage.
(w) 
Accessory uses to the above.
(3) 
Recreation and entertainment related business including or similar to:
(a) 
Club or lodge (private).
(b) 
Commercial recreational facilities.
(c) 
Entertainment facilities.
(d) 
Private recreational facilities.
(e) 
Public recreational facilities.
(f) 
Accessory uses to the above.
(4) 
Residential uses.
(a) 
Dwelling over and/or attached to business.
(b) 
Home occupations.
(c) 
No-impact home-based business.
(d) 
Personal care home.
(e) 
Accessory uses to the above.
B. 
Uses permitted by special exception.
(1) 
Boarding or rooming homes.
(2) 
Contractors' yards.
(3) 
Car wash.
(4) 
Hotels/motels.
(5) 
Institutional use (as defined in Article II of this chapter).
(6) 
Outdoor fuel-burning furnace (as defined in Article II, also see § 127-70T).
(7) 
Outdoor storage (commercial).
(8) 
Public uses.
(9) 
Public utilities facilities.
(10) 
Accessory uses to the above.
C. 
Prohibited uses. Any use which utilizes and/or stores any hazardous substances as defined in Article II of this chapter.
D. 
Conditional uses (see Article VII).
(1) 
Shopping center.
(2) 
Small wind energy conversion system.
(3) 
Any nonresidential use permitted by right or by special exception shall be deemed a conditional use if it involves either of the following:
(a) 
The initial or cumulative earth disturbance activity which equals or exceeds 80,000 square feet of surface area.
(b) 
The initial or cumulative construction, placement or installation which equals or exceeds 15,000 square feet of buildings, structures and/or other impervious surface area.
E. 
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of Chapter 109, Subdivision and Land Development.
A. 
Permitted uses.
(1) 
Automotive sales.
(2) 
Contractors' offices, shops and storage yards (for commercial uses which sell products such as: lumber, building, heating, plumbing, electrical, masonry, fencing and related material).
(3) 
Electronic equipment and products (sales, service and repair).
(4) 
Equipment sales and repairs.
(5) 
Essential public utility facilities as defined in Article II of this chapter.
(6) 
Forestry (as defined in Article II, also see § 127-70M).
(7) 
Gasoline service stations.
(8) 
Light industry (as defined in Article II).
(9) 
Lumberyards outdoor storage (commercial).
(10) 
Print shops.
(11) 
Public uses.
(12) 
Public utilities facilities.
(13) 
Public utility facilities.
(14) 
Repair garages.
(15) 
Stone or monument works.
(16) 
Warehouse and distribution facilities.
(17) 
Warehousing, including self-storage facilities.
(18) 
Accessory uses to the above.
B. 
Uses permitted by special exception.
(1) 
Commercial communication tower and related facilities.
(2) 
Outdoor fuel-burning furnace (as defined in Article II, also see § 127-70T).
(3) 
Recycling facilities.
(4) 
Trucking facilities.
C. 
Conditional uses (see Article VII).
(1) 
Automotive wrecking yards.
(2) 
Bulk fuel storage.
(3) 
Detention facility.
(4) 
Excavation and extraction of minerals, including quarry operations (as defined in Article II).
(5) 
Heavy industrial uses (as defined in Article II).
(6) 
Junkyards.
(7) 
Methadone treatment facility.
(8) 
Sewage treatment plants.
(9) 
Sexually oriented business (as defined in Article II).
(10) 
Small wind energy conversion system.
(11) 
Solid waste facilities.
(12) 
Staging areas.
(13) 
Transfer stations.
(14) 
Any nonresidential use permitted by right or by special exception shall be deemed a conditional use if it involves either of the following:
(a) 
The initial or cumulative earth disturbance activity which equals or exceeds 100,000 square feet of surface area.
(b) 
The initial or cumulative construction, placement or installation which equals or exceeds 25,000 square feet of buildings, structures and/or other impervious surface area.
(c) 
Any use which utilizes and/or stores any hazardous substances as so defined in Article II of this chapter.
D. 
Subdivision and land development. Any property proposed to be divided into parcels or developed in accordance with the definitions of a "subdivision" or a "land development," as provided in Article II of this chapter, shall also be subject to the governing regulations and provisions of Chapter 109, Subdivision and Land Development.
The Area, Bulk and Density Regulations Table is included at the end of this chapter.