[Ord. 284 (86-2), 8/14/1986, § 301]
1. 
Establishment of Zones. The Borough of Glen Rock is divided into zones enumerated below and shown on the map entitled "Zoning Map of Glen Rock Borough," which map is part of this chapter.
A. 
R-1 — Residential-Suburban.
B. 
R-2 — Residential-Urban.
C. 
V-C — Village Center.
D. 
C-I — Commercial-Industrial.
2. 
Boundaries of Zones. Where uncertainty exists as to the boundaries of the zones as shown on the Zoning Map, the following rules shall apply:
A. 
Boundaries indicated as approximately following the center lines of streets, highways or alleys shall be construed to follow such center lines.
B. 
Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines.
C. 
Boundaries indicated as approximately following Borough limits shall be construed as following Borough limits.
D. 
Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks.
E. 
Boundaries indicated as approximately following the center lines of streams, rivers or other bodies of water shall be construed to follow such center lines.
F. 
Boundaries indicated as parallel to or extensions of features indicated in Subsections 2A through E shall be so construed. Distances not specifically indicated on the Official Zoning Map shall be determined by the scale of the map.
G. 
Where physical or cultural features existing on the ground are at variance with those shown on the Official Zoning Map or in circumstances not covered by Subsections 2A through F, the Zoning Hearing Board shall interpret the district boundaries.
[Ord. 284 (86-2), 8/14/1986, § 302]
1. 
Uses Permitted. The uses permitted in the zones established by this Part and the permitted extent of these uses, are as shown in §§ 27-303 through 27-306. The uses shown as permitted in each zone are the only uses permitted in that zone. Unless otherwise noted, the use or dimensional standards are the requirements for each use. However:
A. 
Additional general provisions are set forth in Part 4.
B. 
Modifications to the use or dimensional requirements are set forth in Part 4.
C. 
Standards for special exception uses are set forth in Part 6.
2. 
All Other Uses. Any use not specifically allowed elsewhere in this chapter shall be allowed by special exception in the zone or zones where, and to the extent that, similar uses are permitted or allowed by special exception provided that said use meets the requirements for a special exception and does not constitute a public or private nuisance.
3. 
Accessory Uses and Structures. Accessory uses and structures shall be permitted in conjunction with the principal uses permitted by this chapter and shall be further subject to the requirements for accessory uses and structures as set forth in § 27-401.
4. 
Uses With Nuisance Effect. In no case is a use permitted which by reason of noise, dust, odor, appearance, or other objectionable factor creates a nuisance, hazard, or other substantial adverse effect upon the reasonable enjoyment of the surrounding property.
[Ord. 284 (86-2), 8/14/1986, § 303; as amended by Ord. 291 (87-4), 7/9/1987, § 1; and by Ord. 460 (2009-02), 9/16/2009, § 1]
1. 
Purpose. The Residential-Suburban Zone provides space for day to day living activities. The purpose of this residential zone is to provide for the orderly expansion of suburban-type residential development; to provide for the public health and to prevent the overcrowding of land through the application of moderate housing densities, to provide standards which will encourage the installation of public facilities and the preservation of open space; to exclude any activities not compatible with residential development; to provide for the public convenience and avoid undue congestion on the roads; and to otherwise create conditions conducive to carrying out the purposes of this Part.
2. 
Uses by Right. The following principal uses are permitted by right in the R-1 zone:
A. 
Single-family dwelling.
B. 
Two-family dwelling.
C. 
Crops, farm buildings and pasture.
3. 
Uses by Special Exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Part 6 of this chapter:
A. 
House of worship.
B. 
Cemetery.
C. 
Park or other recreation area of a nonprofit nature.
D. 
Home occupation.
E. 
Public utility building.
F. 
Private day-care center or nursery school.
G. 
Multifamily or two-family conversion.
H. 
Mobile home park.
I. 
Public building and facilities.
J. 
Convalescent or nursing home.
K. 
Multifamily dwelling.
L. 
Dwelling group.
M. 
Bed-and-breakfast establishment.
N. 
Group quarters.
O. 
Commercial school.
P. 
Hospital.
Q. 
Agriculture.
[Added by Ord. No. 503, 8/19/2020]
R. 
Keeping of livestock.
[Added by Ord. No. 503, 8/19/2020]
4. 
Lot Area and Width. Lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:
Public Water and Public Sewer
Use
Lot Area
Lot Width
All uses except two-family dwellings
15,000 square feet
75 feet
Two-family dwellings
20,000 square feet
90 feet
5. 
Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:
A. 
Front setback: 30 feet.
B. 
Each side setback: 10 feet. Two-family dwellings shall be considered as one building for this purpose.
C. 
Rear setback: 25 feet.
6. 
Building Height. The height limit for a main building shall be 2 1/2 stories, but not over 35 feet; however, the maximum height limit may be increased to 3 1/2 stories but not over 45 feet provided that each maximum yard area is increased one foot for each additional one foot of building height over 35 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet. No building or structure shall be constructed which will cast a shadow on the south facing wall of any dwelling measured at the first floor between the hours of 9:00 a.m. and 3:00 p.m. on any winter solstice day, December 21.
7. 
Lot Coverage. Not more than 30% of the lot area may be covered by buildings or structures including accessory buildings.
8. 
Open Area. Not less than 70% of the lot area shall be devoted to open area as defined in this Part.
9. 
Paved Area. Not more than 15% of the lot area may be paved with an impervious surface (ex.: driveways, parking areas, walkways).
[Ord. 284 (86-2), 8/14/1986, § 304; as amended by Ord. 460 (2009-02), § 2]
1. 
Purpose. The purpose of the R-2 Residential-Urban Zone is to encourage orderly development and preservation of a variety of housing types compatible with existing dwellings in established, medium density residential areas of the community by providing public facilities necessary for the health, welfare and general convenience of the population; to prevent overcrowding of the land through application of maximum housing densities; to preserve public open space; and to exclude any activities not compatible with the residential environment.
2. 
Uses by Right. The following principal uses are permitted by right in the R-2 Zone:
A. 
Single-family dwelling.
B. 
Two-family dwelling.
3. 
Uses by Special Exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Part 6 of this chapter:
A. 
Multifamily dwelling.
B. 
Dwelling group.
C. 
House of worship.
D. 
Club room, club grounds, meeting hall.
E. 
Professional office.
F. 
Private day-care center or nursery school.
G. 
Park or other recreation area of a nonprofit nature.
H. 
Public utility building.
I. 
Commercial school.
J. 
Public buildings and facilities.
K. 
Home occupation.
L. 
Rooming house.
M. 
Multifamily or two-family conversion.
N. 
Group quarters.
O. 
Bed-and-breakfast establishment.
4. 
Lot Area and Width. Lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:
Public Water and Public Sewer
Use
Lot Area
Lot Width
All uses except two-family dwellings
9,000 square feet
60 feet
Two-family dwellings
12,000 square feet
70 feet
5. 
Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:
A. 
Front setback: 30 feet.
B. 
Each side setback: 10 feet. Two-family dwellings shall be considered as one building for this purpose.
C. 
Rear setback: 25 feet.
6. 
Building Height. The height limit for a main building shall be 2 1/2 stories, but not over 35 feet; however, the maximum height limit may be increased to 3 1/2 stories but not over 45 feet provided that each maximum yard area is increased in size one foot for each additional one foot of building height over 35 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet. No building or structure shall be constructed which will cast a shadow on the south facing wall of any dwelling measured at the first floor between the hours of 9:00 a.m. and 3:00 p.m. on any winter solstice day, December 21.
7. 
Lot Coverage. Not more than 40% of the lot area may be covered by buildings or structures including accessory buildings.
8. 
Open Area. Not less than 60% of the lot area shall be devoted to open area as defined in this chapter.
9. 
Paved Area. No more than 20% of the lot area may be paved with an impervious surface (ex.: driveways, parking areas, walkways).
[Ord. 284 (86-2), 8/14/1986, § 305; as amended by Ord. 365 (95-4), 1/2/1996, § 2]
1. 
Purpose. The purpose of the Village Center Zone is to provide reasonable standards for the orderly development and the preservation of residential uses and local commercial services where a nucleus of such uses already exists, and where, due to the character of the area such a mixture of uses is appropriate and compatible. The standards of this zone are designed to prevent the overcrowding of land by restricting maximum housing densities; to exclude any activities not compatible with the Village Center environment; to provide for the public convenience; to minimize traffic congestion and to otherwise fulfill the purposes and objectives of this chapter.
2. 
Uses by Right. The following principal uses are permitted by right in the VC Zone:
A. 
Single-family dwelling.
B. 
Two-family dwelling.
C. 
Multifamily dwelling.
D. 
Retail store or shop.
E. 
Personal service business.
F. 
Professions or business offices.
G. 
Eating establishment.
H. 
Parking lot or parking garage.
I. 
Caretaker or watchman dwelling.
J. 
Motel, hotel.
K. 
Tavern.
L. 
Funeral home.
M. 
Private day-care center or nursery school.
N. 
Public buildings and facilities.
O. 
Apartment in conjunction with commercial establishment.
P. 
Commercial school.
Q. 
Home occupation.
3. 
Uses by Special Exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Part 6 of this chapter:
A. 
Transportation (passenger) terminal.
B. 
Medical clinic, laboratories.
C. 
Convalescent or nursing home.
D. 
Service station.
E. 
House of worship.
F. 
Public utility building.
G. 
Shopping center or mall.
H. 
Laundry and dry cleaning establishment.
I. 
Rooming house.
J. 
Group quarters.
K. 
Commercial recreation establishment.
[Amended by Ord. No. 493, 5/16/2018]
L. 
Research laboratory.
M. 
Wholesale vehicle sales terminal or auction.
N. 
Heavy storage service; e.g., warehouse, building material yard.
O. 
Multifamily or two-family conversion.
P. 
Club room, club grounds, meeting hall.
Q. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection 3Q, Indoor commercial recreational establishment, was repealed 5-16-2018 by Ord. No. 493. See now Subsection 3K of this section.
R. 
Bed-and-breakfast establishment.
4. 
Lot Area and Width. Lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:
Public Water and Public Sewer
Minimum Lot Area
8,000 square feet
Minimum Lot Width
60 feet
5. 
Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:
A. 
Front setback: 30 feet.
B. 
Each side setback: 10 feet.
C. 
Rear setback: 25 feet.
6. 
Building Height. The building height limit shall be three stories, but not more than 35 feet; however, the maximum height limit may be increased to 50 feet provided that each maximum yard area is increased in size one foot for each additional one foot of building height over 35 feet. The height limit for an accessory building shall be two stories, but not over 25 feet.
7. 
Lot Coverage. Not more than 60% of the lot area shall be devoted to buildings and structures including accessory buildings. At least 15% of the lot shall be landscaped.
8. 
Open Area. Not less than 40% of the lot area shall be devoted to open area as defined in this chapter.
9. 
Paved Area. Not more than 25% of the lot area shall be paved with an imperious surface (ex.: driveways, parking areas, walkways).
[Ord. 284 (86-2), 8/14/1986, § 306; as amended by Ord. 365 (95-4), 1/2/1996, §§ 3 and 4]
1. 
Purpose. The purpose of this zone is to permit and encourage commercial and industrial development that will be so located and designed as to constitute a harmonious and appropriate development, contribute to the soundness of the economic base of the Borough and otherwise further the purposes of this chapter. In promoting these and the general purposes of this chapter, the specific intent of this zone is:
A. 
To encourage the development of the continued use of land for commercial and industrial purposes.
B. 
To prohibit any use which would substantially interfere with the development, continuation or expansion of commercial and industrial uses in the district.
C. 
To establish reasonable standards for buildings and other structures, the areas and dimensions of yards and other open spaces, and the provision of facilities and operation of industries to minimize air pollution, noise, glare, heat, vibration and fire and safety hazards.
2. 
Uses by Right. The following principal uses are permitted by right in the C-I Zone:
A. 
Retail store or shop.
B. 
Personal service business.
C. 
Professional or business office.
D. 
Funeral home.
E. 
Motel, hotel.
F. 
Commercial recreational establishment.
[Amended by Ord. No. 493, 5/16/2018]
G. 
Public building and facilities.
H. 
Public utility building.
I. 
Parking lot or parking garage.
J. 
Enclosed processing establishment; e.g., laundry, large appliance or equipment repair shop.
K. 
Research laboratory.
L. 
Light Manufacturing. Manufacturing and storage use that does not cause dust, smoke, fumes, gas or offensive odors to be disseminated beyond the boundaries of the lot; does not cause vibration beyond the boundaries of the lot; does not cause noise exceeding that of street traffic at the front, side and rear lot lines; and does not cause glare observable from beyond the boundaries of the lot. Such uses include, but are not limited to:
(1) 
Printing and publishing.
(2) 
Soft drink bottling.
(3) 
Packaging products in the form of powder of other dry state.
(4) 
Lace manufacture.
(5) 
Sewing apparel.
(6) 
Assembly of electronic apparatus.
(7) 
Instrument making.
(8) 
Tool and die making.
(9) 
Cabinet making.
(10) 
Electroplating metals.
(11) 
Molding plastics.
M. 
General Manufacturing. Manufacturing use which does not constitute an unusual fire or explosion hazard and does not create a nuisance by reason of smoke, odor, dust, noise or glare. Such uses include, but are not limited to:
(1) 
Food, except meat packing.
(2) 
Furniture.
(3) 
Textiles.
(4) 
Leather.
(5) 
Rubber.
(6) 
Paper.
(7) 
Fabricated metals.
(8) 
Machinery.
(9) 
Stone, clay and glass.
N. 
Caretaker or watchman dwelling.
3. 
Uses by Special Exception. The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Part 6 of this chapter:
A. 
Animal hospital, kennel.
B. 
Service station.
C. 
Shopping center or mall.
D. 
Truck or motor freight terminal.
E. 
Sawmill operation.
F. 
Junkyard, automobile dismantling plant.
G. 
Industrial park.
H. 
Chemical manufacturing, processing and storage operations.
I. 
Wholesale vehicle sales terminal or auction.
J. 
Heavy storage service; e.g., warehouse, building material yard.
K. 
Wholesale establishment.
L. 
Helistop, heliport.
M. 
Multifamily residential in combination with commercial uses.
N. 
Parks and other recreation areas of a nonprofit nature.
O. 
Vehicle sales, service and/or repair.
4. 
Lot Area and Width. Lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:
Public Water and Public Sewer
Minimum Lot Area
10,000 square feet
Minimum Lot Width
80 feet
5. 
Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:
A. 
Front setback: 30 feet.
B. 
Each side setback: 20 feet.
C. 
Rear setback: 30 feet.
6. 
Building Height. The building height limit shall be three stories, but not more than 35 feet; however, the maximum height limit may be increased to 50 feet provided that each maximum yard area is increased in size one foot for each additional one foot of building height over 35 feet. The height limit for an accessory building shall be two stories, but not over 25 feet. No building or structure shall be constructed which will cast a shadow on the south facing wall of any dwelling measured at the first floor between the hours of 9:00 a.m. and 3:00 p.m. on any winter solstice day, December 21.
7. 
Lot Coverage. Not more than 60% of the lot area may be covered by buildings or structures including accessory buildings.
8. 
Open Area. Not less than 40% of the lot area shall be devoted to open area as defined in this chapter.
9. 
Paved Area. Not more than 25% of the lot area may be paved with an impervious surface (ex.: driveways, parking areas, walkways).