[Ord. 315, 9/11/1974, § 201; as amended by Ord.
524, 3/2/2011, § I; and by Ord. 539, 12/5/2012, § V]
1.
A map showing zoning district boundaries of this chapter entitled
"Manor Borough Zoning District Map," dated May 14, 2009, last revised,
October 11, 2012, is hereby adopted and made an integral part of this
chapter.
A.
The Zoning District Map and "Zoning District Map List of Amendments"
thereon shall be kept on file available for examination in the office
of the Borough Zoning Officer.
B.
The Zoning District Map and the Zoning District Map List of Amendments
shall each be identified by the signature of the Council and Secretary,
and the map shall bear the seal of the Borough under the following
words; "This is to certify that this is the Zoning District Map referred
to in Article II of Ordinance No. 315, of the Borough of Manor, Westmoreland
County, Pennsylvania," together with the date of the adoption of this
chapter.
C.
When, in accordance with the amendment provisions of this chapter,
amendments are made in district boundaries or other matter portrayed
on the Zoning District Map, such amendments shall be made on the Zoning
District Map promptly after having been approved by the Borough Council
together with an entry on the Zoning District Map List of Amendments.
Each entry shall include the date and a brief description of the nature
of the amendments. Each such entry shall also be signed by the Zoning
Officer. No amendment to this chapter which involves matter portrayed
on the Zoning District Map shall be dependent upon such amendment
and entry being made on said map.
D.
No amendments of any nature shall be made on the Zoning District
Map or matter shown thereon except in conformity with the procedures
set forth in this chapter. Any unauthorized amendment of whatever
kind of any person or persons shall be considered a violation of this
chapter.
[Ord. 315, 9/11/1974, § 202]
Regardless of the existence of purported copies of the Zoning
District Map (and this chapter) which may, from time to time, be made
in the office of the Zoning Officer, the Zoning District Map (and
this chapter) on file shall be the final authority as to the current
zoning status of land and water areas, buildings, and other structures
in the Borough.
[Ord. 315, 9/11/1974, § 203]
If any parcel or parcels shall be rezoned for a specific purpose
and such parcel or parcels shall not be in compliance with such rezoning
within one year, such parcel or parcels shall revert to the original
classification. All requests for rezoning shall be approved or disapproved
by the Borough Council after a public hearing.
[Ord. 315, 9/11/1974, § 204]
All land area within the Borough of Manor is hereby divided
into districts of different types, each type being of such number,
shape, kind, and area, and of such common unity of purpose and adaptability
of use, that are deemed most suitable to carry out the objectives
of this chapter.
[Ord. 315, 9/11/1974, § 205; as amended Ord. 514,
7/15/2009, § III]
1.
The districts are established and designated as follows:
A.
A-1 — Agricultural - Open Space District.
B.
F-P — Floodplain Conservation District.
C.
R-1 — Suburban Residential District.
D.
R-2 — Village Residential District.
E.
C-1 — General Commercial District.
F.
I-1 — Light Industrial District.
H.
FPO — Floodplain Overlay District.
I.
OS — Open Space District.
J.
F-P — Floodplain Conservation District.
[Ord. 315, 9/11/1974, § 206]
1.
Where uncertainty exists with respect to the boundaries of district
as indicated on the Zoning Map, the following rules shall apply:
A.
Where the indicated boundaries on the Zoning District Map are or
are approximately lot lines, property lines, public rights-of-way,
streams, public rights-of-way or dimensions shall be construed to
be the boundaries.
B.
Zoning district boundaries shown on the Zoning District Map within
or at a distance of 200 feet from the lines of streets, streams and
transportation (public) rights-of-way shall be deemed to follow the
centerlines of the preceding. Where zoning district boundaries are
established as 200 feet from a centerline, the 200 feet shall be the
maximum depth from the centerline allowed on abutting large lots (greater
than five acres) of greater depth. However, small lots (five or less
acres) or any lots of less depth than 300 feet from the centerline
shall be uniformly zoned. The vacation of streets or property lines
shall not affect the location of such zoning district boundaries.
C.
When the Zoning Officer cannot definitely determine the location
of a zoning district boundary by such centerlines, by the scale or
dimensions stated on the Zoning Map, or by the fact that the boundary
clearly coincides with a property line, shown on the Zoning Map, he
shall, or the Board upon appeal shall, interpret the location of the
zoning district boundary with reference to the nearest property lines
indicated by the Westmoreland County Tax Base Maps and the scale of
the Zoning Map and the intentions and the purposes set forth in all
relevant provisions of this chapter. Large lots may be considered
for subdivision or alternate development, when specific limitations
in particular lot sections are considered.
[Ord. 315, 9/11/1974, § 207; amended by Ord. 514,
7/15/2009, § IV]
1.
The A-1 Agricultural — Open Space District. It is the purpose
of this district in areas where agriculture is the primary activity
or in areas where agriculture is the primary activity or in areas
where accessibility is difficult or in areas of unique natural beauty,
to conserve the existing character of such areas by providing for
low-intensity residential use and agricultural uses and to guide more
substantive land development into other more appropriate zoning districts.
2.
The F-P Floodplain Conservative District. In the interest of the
public health, safety and welfare, the regulations of this district
are intended to protect areas of floodplain subject to and necessary
for flood waters, and to permit and encourage the retention of open
land uses which will be so located and designed to constitute a harmonious
and appropriate part of the physical development of the Borough.
3.
The R-1 Suburban Residential District. It is the purpose of this
district to establish areas composed of residential properties of
a suburban character on lands in the Borough most logically suited
for this type of development, both physically and locationally. Requirements
for this district are designed to protect and stabilize the essential
characteristics of these areas and to promote and encourage a suitable
and safe environment for family life. The requirements are designed
to encourage the installation of public sewer facilities by permitting
a higher density of development if public facilities are provided.
More spacious lots are required if public facilities are not immediately
available.
4.
The R-2 Village Residential District. This district is established
and specifically structured to accommodate higher density residential
uses and to regulate uses to preserve the existing character of residential
neighborhoods.
5.
The C-1 General Commercial District. This district is established
to accommodate those retail and business activities that serve the
local community or the regional market. This district is oriented
for the convenience of both the automobile conveyed customer and the
pedestrian, and encourages the grouped type of retail sales and services
for efficiency and an attractive, pleasing environment for businessmen
and customers.
6.
The I-1 Light Industrial District. This district is established to
contribute to the soundness of the economic base of the Borough by
permitting and encouraging industrial development to take place in
locations that will constitute a harmonious and appropriate addition
to the physical development of the Borough.
8.
OS Open Space District. It is the intent of this district to provide
for the preservation and conservation of the natural environmental
and natural resources and areas of particular value for recreational
purposes while providing for such uses and development as are compatible
with these objectives.
9.
FPO Flood Plain Overlay District. It is the purpose of this overlay district to preserve the health, safety and welfare of the residents of the Borough and property and facilities in the Borough by applying to the properties within the underlying zoning district those provisions, standards, rules and regulations as set forth in the Borough's Floodplain Management Ordinance [Chapter 8], as existing and as amended from time to time, and as set forth in applicable state and federal laws, rules and regulations concerning floodplains, floodways and flooding.
[Ord. 315, 9/11/1974, § 208]
Except as provided by law or in this chapter, in each district, no building, structure, or land shall be used or occupied except for the purposes permitted in § 27-211 and for the zoning districts so indicated.
[Ord. 315, 9/11/1974, § 209; as amended by Ord.
514, 7/15/2009, § V; as amended by Ord. 519, 4/21/2010,
§ I]
1.
Permitted Uses. In each zoning district permitted uses shall be according to the common meaning of the term or according to definitions given in Part 6. Conversely, uses not specifically listed or defined as included in this district shall not be permitted. This is specifically intended to prevent the encroachment of higher uses; however, and in each zoning district, a use listed as a special exception may be permitted provided the Zoning Hearing Board authorized the issuance of a zoning permit by the Zoning Officer, subject to the requirements of this chapter, and such further restrictions that said Board may establish,
2.
Unlisted Uses. Uses not listed in this chapter may be added as permitted
uses or special exceptions through the amendment procedure provided
in § 609 of the Municipalities Planning Code, 53 P.S. § 10609.
The Zoning Hearing Board shall decide all contested questions of interpretation
and make findings on all relevant issues of fact.
3.
Conditional Uses. Listed "conditional uses" in any district shall
be granted or denied by the Borough Council pursuant to the provisions
of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101
et seq., and pursuant to the express standards and criteria set forth
in this chapter. In granting a conditional use the Borough Council
may attach such reasonable conditions and safeguards, in addition
to those expressed in this chapter, as it may deem necessary to implement
the purposes of this chapter and the Pennsylvania Municipalities Planning
Code, 53 P.S. § 10101 et seq. A fee shall be paid to the
Borough for all applications made to the Borough Council for a conditional
use under this chapter. The fee shall be in accordance with a schedule
of fees established by resolution by the Borough Council. The fee
is payable to the Borough at the time of application and shall accompany
each application to the Borough Council.
[Ord. 315, 9/11/1974, § 210; as amended by Ord.
514, 7/15/2009, § V; by Ord. 539, 12/5/2012, § VII;
and by A.O.]
1.
Uses permitted by right, as special exceptions or as conditional
uses shall be subject, in addition to use regulations, to such regulations
of year, lot size, lot width, building area, provisions for off-street
parking and loading, and to such other provisions as are specified
in other Parts hereof.
2.
In particular, the laws of the commonwealth and the regulations of
the Department of Environmental Protection regarding water supply
and waste disposal shall be adhered to. Further, no zoning permit
shall be issued until approval is obtained for water supply and sewage
disposal.
3.
Oil and gas operations where permitted by conditional use shall be
subject, in addition to use regulations, to the applicable zoning
district regulations of yard, frontage, setbacks, lot size and area,
lot width, net building area, site capacity calculations, natural
resource protection standards, easements, provisions for off-street
parking and loading, floodplain standards, all overlay district regulations,
and to such other provisions as are specified in other provisions
of this chapter and this chapter.
4.
Oil and gas operations permitted by conditional use shall be subject,
in addition to the provisions of this chapter, to all laws, rules
and regulations of other applicable Borough, county, state or federal
requirements and licensing laws, rules and regulations and to the
requirements of any agency having jurisdiction. These include, but
are not limited to, laws, rules and regulations concerning soil erosion
and sedimentation control, stormwater management, street and road
regulations and fire protection requirements.
5.
Where multiple uses exist or are proposed for a single parcel, each
use must meet the required minimum net building area. Each oil and
gas operation involving a well site shall be calculated based upon
the "pad" area where the well and its attendant facilities are located,
as well as any pond, impoundment, reservoir or access road areas.
6.
Oil and gas operations permitted by conditional use shall be subject to the applicable standards of the Borough of Manor Stormwater Management Ordinance [Chapter 23]. Where the provisions for the management of stormwater under this chapter are in conflict with the provisions of the Stormwater Management Ordinance [Chapter 23], the provisions of the Borough of Manor Stormwater Management Ordinance [Chapter 23] shall be applicable.
[Ord. 315, 9/11/1974, § 211; as amended by Ord.
364, 9/1/1982, §§ I — IV; by Ord. 514, 7/15/2009,
§§ VII — VIII; by Ord. 520, 7/21/2010, § IV;
by Ord. 539, 12/5/2012, § VI; by Ord. 547, 7/17/2013, § 2;
and by A.O.]
1.
All uses must have Department of Environmental Protection approval
for sewage disposal if a public system is not available. Uses which
do not require sewage disposal such as parking lots and tree growing,
are exempt from this requirement. Also, all developments in excess
of five acres must be submitted to the Westmoreland County Conservation
District Office for review. Developments of five lots or more shall
comply with provisions for underground electric utilities in accordance
with an order by the Pennsylvania Public Utilities Commission dated
July 8, 1970; also, the developer shall submit the proposed development
plan to the local electric utilities company for review. The following
sections contain a listing of the permitted and special exception
uses:
A.
Permitted Uses in A-1 Districts.
(1)
Accessory structures and uses.
[Amended by Ord. No. 585-19-05, 12/18/2019]
(2)
Agriculture.
(3)
Cemetery.
(4)
Essential services.
(5)
Golf courses.
(6)
Greenhouses.
(7)
Kennel or stable.
(8)
Lodge.
(9)
Nursery stocking.
(10)
Private recreation.
(11)
Public recreation.
(12)
Single-family dwelling.
(13)
Tree growing.
(14)
Utility station.
(15)
Private swimming pool as an accessory structure and use.
[Added by Ord. No. 585-19-05, 12/18/2019]
D.
Permitted Uses in R-1 Districts.
(1)
Accessory structure and use.
[Amended by Ord. No. 585-19-05, 12/18/2019]
(2)
Churches.
(3)
Educational institution (elementary).
(4)
Essential services.
(5)
Mobile homes.
(6)
Parking lot.
(7)
Private recreation.
(8)
Public buildings.
(9)
Public recreation.
(10)
Single-family dwelling.
(11)
Utility station.
(12)
Private swimming pool as an accessory structure and use.
[Added by Ord. No. 585-19-05, 12/18/2019]
E.
Special Exception Uses in R-1 Districts.
G.
Permitted Uses in R-2 Districts.
(1)
Accessory structures and use.
[Amended by Ord. No. 585-19-05, 12/18/2019]
(2)
Apartment conversions.
(3)
Churches.
(4)
Educational institutions.
(5)
Essential services.
(6)
Parking lot.
(7)
Public building.
(8)
Public recreation.
(9)
Single-family dwelling.
(10)
Private swimming pools as an accessory structure and use.
[Amended by Ord. No. 585-19-05, 12/18/2019]
(11)
Two-family dwelling.
H.
J.
Permitted Uses in C-1 Districts.
(1)
Accessory business use.
(2)
Accessory use.
(3)
Apartment conversion.
(4)
Appliance repair.
(5)
Automobile, boat, and trailer sales.
(6)
Bank or financial institution.
(7)
Beverage distributors.
(8)
Business or professional office, offices or office building
for administrative, executive and professional activity, and similar
activities involving the performance or rendering of professional
services, such as a financial institution, mortician, the sale of
real estate and business office including the showing of samples,
sales promotion and demonstration of equipment; provided, however,
that no merchandise shall be warehoused on the premises except for
sale, exchange or delivery thereon; and, further provided, that nothing
herein preclude sale or manufacturer's representatives from arranging
for the sale of merchandise manufactured, fabricated or warehoused
at or delivered to, locations outside the Commercial Zoning District.
[Amended by Ord. No. 597-23-03, 10/18/2023]
(9)
Churches.
(10)
Costume shop.
(11)
Essential services.
(12)
Funeral homes.
(13)
Greenhouses.
(14)
Home occupations.
(15)
Medical office.
(16)
Motel, hotel.
(17)
Neighborhood shopping center.
(18)
Nursery stocking.
(19)
Parking lot.
(20)
Personal services shop including barber, beauty salon, shoe
repair, tailor, dressmaking, pick-up station for laundry and dry cleaning.
[Amended by Ord. No. 597-23-03, 10/18/2023]
(21)
Printing and publishing office.
(22)
Private club.
(23)
Private recreation (including pitch and putt, bowling alley,
pool hall, indoor theatre or other similar place of indoor recreation).
[Amended by Ord. No. 597-23-03, 10/18/2023]
(24)
Professional office and services.
(25)
Public building.
(26)
Public entertainment facilities.
(27)
Regional shopping center.
(28)
Restaurant, tearoom, cafe, confectionery or other place serving
food or beverages.
[Amended by Ord. No. 597-23-03, 10/18/2023]
(29)
Retail stores (convenience, nonmanufacturing, variety and general
merchandise) beverages, books, confections, dry goods, gifts, groceries,
hardware, household furnishings and supplies, instruments, electronic
appliances including repair service, jewelry, job printing, department
stores, novelties, notions, periodicals, pharmaceuticals, sporting
goods, and tobacco.
[Amended by Ord. No. 597-23-03, 10/18/2023]
(30)
Single-family dwelling.
(31)
Taxi service.
(32)
Tree growing.
(33)
Utility stations.
(34)
Veterinarian.
(35)
Personal care homes.
[Added Ord. No. 593-22-01, 5/4/2022]
(36)
Passenger station for public transportation.
[Added by Ord. No. 597-23-03, 10/18/2023]
(37)
Automatic self-service laundry and dry cleaning establishment
with certificates of approval by the public health agency having jurisdiction,
with regard to waste disposal, by the Fire Marshal, with regard to
compliance with all safety regulations.
[Added by Ord. No. 597-23-03, 10/18/2023]
(38)
Appropriate public uses and essential services including, but
not limited to, municipal buildings, public safety buildings, fire
stations, libraries, and museums.
[Added by Ord. No. 597-23-03, 10/18/2023]
(39)
Multifamily unit on the second or third floors over a permitted
business establishment.
[Added by Ord. No. 597-23-03, 10/18/2023]
K.
Special Exception Uses in C-1 Districts.
(1)
Agriculture.
(2)
Car wash facilities.
(3)
Contractors office and storage.
(4)
Department or variety stores.
(5)
Educational institution.
(6)
Farm equipment sales.
(8)
Multi-family dwelling.
(9)
Planned unit or planned residential development.
(10)
Rooming house.
(11)
Schools, business.
(12)
Taverns.
(13)
Townhouses.
(14)
Travel trailer camp.
(15)
Two-family dwelling.
(16)
Upholster and cabinet maker.
M.
Prohibited Uses in C-1 Districts.
[Added by Ord. 567, 12/21/2016]
(1)
The keeping of animals or fowl, other than ordinary household pets.
N.
Permitted Uses in I-1 Districts.
(1)
Accessory uses.
(2)
Agriculture.
(3)
Automobile, boat and trailer sales.
(4)
Auto repair and car wash facilities.
(5)
Bank or financial institution.
(6)
Business or professional office.
(7)
Churches.
(8)
Construction equipment sales.
(9)
Contractors office and storage.
(10)
Essential services.
(11)
Farm equipment sales.
(12)
Gasoline service station.
(13)
Greenhouses.
(14)
Landscaping sales and services.
(15)
Lumber yard.
(16)
Manufacturing, including the production, processing, cleaning,
testing and distribution of materials, goods, foodstuffs and other
products.
(17)
Mill, grain or lumber.
(18)
Nursery stocking.
(19)
Parking lot.
(20)
Printing and publishing office.
(21)
Public building.
(22)
Research laboratories.
(23)
Tree growing.
(24)
Upholster and cabinet maker.
(25)
Utility station.
(26)
Warehousing and wholesale business.
O.
Special Exception Uses in I-1 Districts.
(1)
Apartment conversions.
(2)
Gasoline service stations.
(3)
Home occupations.
(4)
Licensed junkyard and towing service.
(5)
Kennel or stable.
(6)
Mobile homes.
(7)
Mobile home park.
(8)
Multi-family dwellings.
(9)
Planned unit or planned residential developments.
(10)
Recycling.
(11)
Restaurants.
(12)
Single-family dwellings.
(13)
Storage, other than:
(a)
Celluloid.
(b)
Garbage, offal, dead animals, or refuse.
(c)
Gas (in its various forms) in excess of 10,000 cubic feet.
(d)
Gasoline in excess of an amount necessary for use on the premises.
(e)
Gunpowder, fireworks, or other explosives.
(f)
Junk scrap, metal, paper or rags.
(g)
Petroleum and petroleum by-products in excess of an amount necessary
for use on the premises.
(h)
Rawhides or skins.
(14)
Taverns.
(15)
Truck and bus terminal.
(16)
Unit storage.
P.
Conditional Uses in I-1 Districts.
(1)
Adult business, subject to the following specific standards
and conditions:
(a)
Adult businesses shall not be located within 300 linear feet
of any property which is zoned residential in the Borough of Manor.
(b)
Adult businesses shall not be located within 500 linear feet
of the property boundary line of any property having any of the following
uses:
(c)
Alcoholic beverages shall not be sold on the premises of an
adult business.
(d)
No adult business shall be located within 1,000 linear feet
of any other existing or proposed adult business.
(e)
Any adult business which exhibits on the premises, film, video
cassette or other method of image production which depicts nudity
or sexual conduct shall comply with the following:
1)
At least one employee shall be on duty at all times that any
patron is on the premises.
2)
Where viewing rooms are located on the premises, an unobstructed
view of access to all such rooms shall be available to the employee
on duty.
3)
No viewing room shall be occupied by more than one person at
any time.
4)
No connections or openings to adjoining viewing rooms shall
be permitted.
5)
A minimum of one foot candle of illumination measured at floor
level shall be provided in every area where patrons are permitted
access.
6)
Where live performances are given, separate stage and viewing
areas shall be provided with separate access to each and no connecting
access between the areas.
(f)
An annual occupancy permit issued by the Zoning and Codes Officer
shall be obtained prior to the operation of any adult business.
(2)
Recovery of subsurface gas and oil deposits.
(3)
Oil and gas operations.
(4)
Cellular communications towers.
(5)
School Bus Parking and Dispatch Center. Such use shall meet
the following specific requirements as well as the general standards
and requirements for conditional use.
[Added by Ord. No. 597-23-03, 10/18/2023]
(a)
Specific requirements for School Bus Parking and Dispatch Center:
1)
Such center shall be accessed only from an arterial roadway.
2)
Freestanding exterior lighting shall be of the sharp cut-off
type and shall not provide illumination in excess of one footcandle
per square foot at the property boundary line unless otherwise approved
by Borough Council after proof of necessity for such variance.
3)
Centers generating in excess of 50:00 p.m. peak hour trips shall
submit a traffic impact analysis.
4)
No material classified as hazardous by the Pennsylvania Department
of Environmental Protection shall be stored on the site.
(b)
General Requirements. Any application for a conditional use
shall demonstrate that:
1)
The use will not endanger the public health, safety and welfare
if located where proposed, and will not deteriorate the environment
or generate nuisance conditions.
2)
The use can be accommodated on the site with no variances required.
3)
The use is compatible with, or will support, the uses in the
neighborhood of the site.
4)
The use does not require extensive earth moving or revision
of drainage patterns, or create substantial increase in stormwater
flow.
5)
The use will not create extensive traffic congestion, and adequate
off-street parking is provided for the use.
6)
Areas of the property not to be covered by buildings or parking
are to be landscaped and maintained.
7)
Primary access points to the property are located as far as
possible from the road or street intersections, and adequate sight
distances for the posted speed limits have been met.
8)
The conditional use must not be injurious to the use and enjoyment
of other properties in the immediate vicinity for the purposes already
permitted nor substantially diminishes or impairs property values
within the neighborhood.
9)
All floodplain ordinances, laws, rules and regulations of the
Borough, commonwealth and federal government must be met.
10)
The Borough Council may attach such reasonable
conditions and safeguards in addition to those expressed herein to
implement the purposes of this chapter.
Q.
F-P-Floodplain Conservation District Use Regulations.
(1)
Permitted Uses in F-P Districts.
(a)
Cultivation and harvesting of crops according to recognized
soil conservation practices.
(b)
Pasture, grazing land.
(c)
Outdoor plant nursery, orchard.
(d)
Recreation use such as: park, day camp, picnic grove, golf course,
hunting, fishing and boating club, excluding structures Forestry,
lumbering and reforestation, excluding storage and mill structures.
(e)
Harvesting of any wild crops such as marsh hay, ferns, moss
or berries.
(f)
Game farm, fish hatchery, hunting and fishing reserves.
(g)
Wildlife sanctuary, woodland preserve, aboretum.
(2)
Special Exception Uses in F-P Districts.
(a)
Residential front, side and/or rear yards and uses customarily
incidental thereto (including, but not limited to, swimming pools,
and non-wire fences) except that no structures shall be permitted.
Inclusion of floodplain lands within the residential lots in order
to meet minimum lot area or yard requirements is contingent upon complying
with the objectives and standards, and with any other pertinent Borough
regulations. If such compliance cannot be shown, the land area within
the Floodplain Conservation District shall not be calculated for purposes
of determining lot areas or yard requirements.
(b)
Non-paved parking lots are permitted where required by the regulations
for any other class or district.
(c)
Front, side and/or rear yards of any other class or district,
except that an area so utilized shall not be inconsistent with the
objective and standards, or with any other pertinent municipal regulations.
(3)
Prohibited Uses in F-P Districts.
(a)
All structures and buildings with exception of flood retention
dams, culverts and bridges as approved by the Commonwealth of Pennsylvania,
Department of Environmental Protection.
(b)
The filling of marshlands, removal of topsoil or damming or
relocation of any watercourse except with the approval of the Borough
Planning Commission and the Commonwealth of Pennsylvania, Department
of Environmental Protection.
(c)
Sanitary landfill, dump, junkyard, and outdoor storage of vehicles
and/or materials.
(d)
On-site sewage disposal systems.
(e)
Cellular communications towers.
R.
CBD Central Business District.
(1)
Permitted Uses.
(a)
Business or professional office, bank, savings and loan association
or other financial institution, passenger station for public transportation.
(b)
Retail establishment for sale of dry goods, drugs, food, jewelry,
variety and general merchandise, hardware, household furnishings and
supplies, instruments, electronic appliances including repair service,
job printing and department stores, except that no retail establishment
can sell, provide or dispense automotive or truck fuels.
(c)
Restaurant, tearoom, cafe, confectionery or other place serving
food or beverages, provided that no outdoor counter or curb service
shall be permitted.
(d)
Indoor theatre, bowling lanes or other similar place of indoor
recreation.
(e)
Personal service shop including barber, beauty salon, shoe repair,
tailor, dressmaking, pick-up station for laundry and dry cleaning.
(f)
Offices or office building for administrative, executive and
professional activity, and similar activities involving the performance
or rendering of professional services, such as financial institution,
mortician, the sale of real estate and business office including the
showing of samples, sale promotion and demonstration of equipment;
provided, however, that no merchandise shall be warehoused on the
premises except for sale, exchange or delivery thereon; and, further
provided, that nothing herein preclude sale or manufacturer's representatives
from arranging for the sale of merchandise manufactured, fabricated
or warehoused at, or delivered to, locations outside of the Central
Business District.
(g)
Automatic self-service laundry and dry cleaning establishment
with certificates of approval by the public health agency having jurisdiction,
with regard to waste disposal, by the Fire Marshall, with regard to
compliance with all safety regulations.
(h)
Any use which is similar to the above and which is not primarily a highway type commercial establishment. This shall be handled as a special exception by the Zoning Hearing Board under the provisions of § 27-510.
(i)
Appropriate public uses and essential services including, but
not limited to, municipal buildings, public safety buildings, fire
stations, libraries and museums.
(j)
Home occupations.
(k)
Multi-family unit on the second or third floors over a permitted
business establishment.
(l)
Multifamily unit building.
[Added Ord. No. 590-21-02, 9/15/2021]
(2)
Conditional Uses.
(a)
School Bus Parking and Dispatch Center. Such use shall meet
the following specific requirements as well as the general standards
and requirements for a conditional use.
1)
Such center shall be accessed only from an arterial roadway.
2)
Freestanding exterior lighting shall be of the sharp cut-off
type and shall not provide illumination in excess of one foot-candle
per square foot at the property boundary line unless otherwise approved
by the Borough Council after proof of necessity for such variance.
3)
Centers generating in excess of 50:00 p.m. peak hour trips shall
submit a traffic impact analysis.
4)
No material classified as hazardous by the Pennsylvania Department
of Environmental Protection shall be stored on the site.
(b)
General Requirements. Any application for a conditional use
shall demonstrate that:
1)
The use will not endanger the public health, safety or welfare
if located where proposed, and will not deteriorate the environment
or generate nuisance conditions.
2)
The use can be accommodated on the site with no variances required.
3)
The use is compatible with, or will support, the uses in the
neighborhood of the site.
4)
The use does not require extensive earth moving or revision
of drainage patterns, or create substantial increase in stormwater
flow.
5)
The use will not create excessive traffic congestion, and adequate
off-street parking is provided for the use.
6)
Areas of the property not to be covered by buildings or parking
are to be landscaped and maintained.
7)
Primary access points to the property are located as far as
possible from road or street intersections, and adequate sight distances
for the posted speed limits have been met.
8)
The conditional use must not be injurious to the use and enjoyment
of other properties in the immediate vicinity for the purposes already
permitted nor substantially diminishes or impairs property values
within the neighborhood.
9)
All floodplain ordinances, laws, rules and regulations of the
Borough, commonwealth and federal government must be met.
10)
The Borough Council may attach such reasonable
conditions and safeguards in addition to those expressed herein to
implement the purposes of this chapter.
S.
OS Open Space District.
(2)
Conditional Uses. A lot or parcel may be used and a building
or structure may be erected and used for any of the following purposes.
(a)
Public and private parks and recreation areas, golf courses,
country clubs, and swimming pools.
(b)
Horticultural uses related to the raising, propagating, and
selling of trees, shrubs, flowers, and other vegetative material.
(c)
Yard areas.
(d)
Conservation uses such as preservation of natural vegetation
and excessive slope areas exceeding 25% slope conditions.
(e)
Accessory buildings and nonresidential structures customarily
incidental to the above uses.
(f)
Dedicated "green space."
(g)
Monuments.
(h)
Pervious parking lots customary and accessory to a permitted
use.
[Ord. 315, 9/11/1974, § 212]
1.
Each lot in this district shall comply with the following minimum
requirements except as otherwise provided in Part 3:
A.
Areas (not including rights-of-way of streets, alleys or crosswalks).
(2)
Front yard depth: 30 feet. Accessory structures and uses are
not permitted in front yards.
[Amended by Ord. No. 585-19-05, 12/18/2019]
(5)
Side yard width:
(a)
Interior lot.
[Amended by Ord. No. 585-19-05, 12/18/2019]
1)
Principal structure: No less than eight feet on one side, and
a combination of 20 feet on both sides.
2)
Accessory structure with 150 square feet or less: No closer
than six feet from the property line on one side; but a combination
of 20 feet must be maintained for both sides.
3)
Accessory structure with greater than 150 square feet: No less
than eight feet on one side, and a combination of 20 feet on both
sides.
(b)
Corner lot: Abutting a street, no less than the depth of front
yard required on the adjoining lot on that street; not abutting a
street, no less than eight feet.
B.
Heights (Maximum).
(1)
Single-family dwellings: 30 feet (not exceeding two stories).
(2)
Other main structures: 45 feet (not exceeding three stories).
(3)
Accessory structures: 15 feet (not exceeding one story).
(4)
Structures such as farm silos and other farm related roof structures
shall be permitted above the height requirements by the Zoning Officer.
C.
Special Regulations. In addition, uses in A-1 Districts are also
subject to the general standards in Part 3.
[Ord. 315, 9/11/1974, § 213]
1.
Each lot in this district shall comply with the following minimum
requirements except as otherwise provided in Part 3:
A.
Areas (not including right-of-way of streets, alley or crosswalks).
[Amended by Ord. No. 585-19-05, 12/18/2019]
(1)
Lot Area Per Family.
(a)
Dwelling without public water supply and sewage treatment: 20,000
square feet.
(b)
Dwelling with either public water supply or sewage treatment,
but not both: 10,000 square feet.
(c)
Dwelling with public water supply and sewage treatment: 8,500
square feet.
(d)
Two-family or multi-family dwelling with public water supply
and sewage treatment: 20,000 square feet for the first unit plus 5,000
square feet for each additional unit.
(2)
Front yard depth: 25 feet. Accessory structures and uses are
not permitted in front yards.
(5)
Side yard width:
(a)
Interior lot:
1)
Principal structure: No less than eight feet on one side, and
a combination of 20 feet must be maintained on both sides.
2)
Accessory structure with 150 square feet or less: No closer
than six feet from the property line on one side; but a combination
of 20 feet must be maintained for both sides.
3)
Accessory structure with greater than 150 square feet: No less
than eight feet on one side, and a combination of 20 feet on both
sides.
(b)
Corner lot: abutting a street, not less than the depth of front
yard required on the adjoining lot on that street; not abutting a
street, no less than eight feet.
B.
Heights (maximum).
(1)
Single-family dwellings: 30 feet (not exceeding two stories).
(2)
Other main structures: 45 feet (not exceeding three stories).
(3)
Accessory structures: 15 feet (not exceeding one story).
(4)
Structures such as farm silos and other roof structures shall
be permitted above the height requirements by the Zoning Officer.
C.
Special Regulations. In addition, uses in R-1 Districts are also
subject to the general standards in Part 3.
[Ord. 315, 9/11/1974, § 214]
1.
Each lot in this district shall comply with the following minimum
requirements except as otherwise provided in Part 3.
A.
Area (not including rights-of-way of streets, alleys, or crosswalks).
(1)
Lot area per family:
(a)
Dwelling without public water supply and sewage treatment: 20,000
square feet.
(b)
Dwelling with either public water supply or sewage treatment,
but not both: 10,000 square feet.
(c)
Dwelling with public water supply and sewage treatment: 8,500
square feet.
(d)
Two-family or multi-family dwelling with public water supply
and sewage treatment: 20,000 square feet for the first unit plus 3,000
square feet for each additional unit.
(2)
Front yard depth: 25 feet. Accessory structures and uses are
not permitted in front yards.
[Amended by Ord. No. 585-19-05, 12/18/2019]
(3)
Rear yard depth:
[Amended by Ord. No. 585-19-05, 12/18/2019]
(5)
Side yard, width:
(a)
Interior lot:
[Amended by Ord. No. 585-19-05, 12/18/2019]
1)
Principal structure: No less than seven feet on one side, and
a combination of 16 feet must be maintained on both sides. Commercial
uses in established business districts may be voided of this requirement
and abut the sidewalks.
2)
Accessory structure with 150 square feet or less: No closer
than six feet from the property line on one side, but a combination
of 16 feet must be maintained for both sides.
3)
Accessory structure with greater than 150 square feet: No less
than seven feet on one side, and a combination of 16 feet on both
sides.
(b)
Corner lot: abutting a street, not less than the depth of front
yard required on the adjoining lot on that street; not abutting a
street, no less than eight feet.
B.
Heights (Maximum).
(1)
Single-family dwelling: 30 feet (not exceeding two stories).
(2)
Other main structures: 45 feet (not exceeding three stories).
(3)
Accessory structures: 15 feet (not exceeding one story).
(4)
Structures such as farm silos, church steeples, and other roof
structures shall be permitted above the height requirements by the
Zoning Officer.
C.
Special Regulations.
(1)
Commercial uses may not be permitted between two residential
structures, if the residential structures are within 100 feet of the
site.
(2)
The Zoning Officer shall encourage commercial developers to
locate within 200 feet of an existing commercial use.
(3)
Uses in a R-2 District are also subject to the general standards
in Part 3.
[Ord. 315, 9/11/1974, § 215]
1.
Each lot in this district shall comply with the following minimum
requirements except as otherwise provided in Part 3:
A.
Areas.
(1)
Front yard depth: 25, or the average depth of front yards on
the same block, see illustrations.
(2)
Rear yard depth: 15 feet.
(3)
Side yard depth: 7 1/2 feet on each side; however, where
an adjacent commercial building is abutting the side property line,
buildings may be extended to the property line provided that proper
firewalls are used as approved by the Borough Fire Chief.
C.
Special Regulations.
(1)
Commercial uses may not be permitted between two residential
structures, if the residential structures are within 50 feet of the
site, unless a public hearing is held and the Board determines that
the proposed use will not be harmful to adjacent residential uses.
(2)
Uses in a C-1 District are also subject to the general standards
in Part 3.
[Ord. 315, 9/11/1974, § 216]
1.
Each lot in this district shall comply with the following minimum
requirements except as otherwise provided in Part 3:
