[Ord. 1973-1, 2/5/1973, § 400]
Except as provided by law or in this chapter, no building, structure
or land in each district shall be used or occupied except for the
purposes permitted in the district in the section of this Part applicable
thereto.
[Ord. 1973-1, 2/5/1973, § 410; as amended by Ord.
1988-1, 8/1/1988; and by Ord. 1990-5, 8/6/1990, § 3]
1.
Uses Permitted by Right. A use listed in § 27-403 is permitted by right in any district under which it is denoted by the letter "P," subject to all applicable requirements contained within this chapter and after a zoning permit has been properly issued.
2.
Uses Permitted by Special Exception.
A.
A use listed in § 27-403 is permitted in any district under which it is denoted by the letter "S," provided the Zoning Hearing Board authorizes the issuance of a zoning permit by the Zoning Officer, subject to the specific requirements of §§ 27-403 and 27-1005, as well as all other applicable requirements of this chapter and such further restrictions that said Board may establish.
B.
Any use
existing on the effective date of this chapter which is classified
as permitted by special exception in the district in which the land
occupied by the use is located shall be deemed to have been granted
a special exception subject to maintaining the character and extent
of operations and structures existing on that date. Any application
for change in use or structure shall be subject to the procedure specified
in Parts 9 and 10.
[Ord. 1973-1, 2/5/1973, 420; as amended by Ord. 1983-3, 12/21/1983;
by Ord. 1988-1, 8/1/1988; and by Ord. 1995-7, 7/3/1995]
|
District
|
C
|
A
|
AH
|
SR
|
UR
|
VC
|
CC
|
HC
|
I
|
CI
| |||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
1.
|
Agricultural Uses
| ||||||||||||
|
A.
|
Animal Husbandry -
|
P
|
P
|
P
|
S
|
N
|
N
|
N
|
N
|
S
|
N
| ||
|
The raising and keeping of livestock and poultry with
the intent of producing capital gain or profit or the intent of selling
any livestock or poultry products. The keeping of livestock or poultry
as farm pets or for domestic purposes pursuant to the regulations
of this chapter shall not be construed as animal husbandry; providing
the minimum lot size shall not be less than 10 acres and, in SR and
I Districts:
| |||||||||||||
|
(1)
|
No raising of garbage-fed pigs or minks will be allowed
| ||||||||||||
|
(2)
|
No barns, animal shelters, feed yards or other agricultural
accessory buildings shall be located closer than 100 feet to any side
or rear lot line
| ||||||||||||
|
(3)
|
The construction of new buildings which, by their size
or nature, will inhibit future residential or industrial developments
should not be permitted
| ||||||||||||
|
B.
|
Kennel or Stable -
|
P
|
P
|
P
|
N
|
N
|
N
|
N
|
N
|
N
|
N
| ||
|
Any lot on which animals are kept, boarded or trained
for a fee, whether in special buildings or runways or not, including,
but not limited to, dog and cat kennels, horse stables or riding academies;
providing no animal shelters or run shall be located closer than 200
feet to any lot line
| |||||||||||||
|
C.
|
Crop Farming
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
The raising, keeping and sale of field, truck and tree
crops
| |||||||||||||
|
D.
|
Greenhouse -
|
P
|
P
|
P
|
P
|
N
|
P
|
N
|
P
|
N
|
N
| ||
|
Provided any goods sold in connection with such greenhouse in C, A, AH and SR Districts be subject to the provisions of § 27-403, Subsection 8C
| |||||||||||||
|
District
|
C
|
A
|
AH
|
SR
|
UR
|
VC
|
CC
|
HC
|
I
|
CI
| ||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
2.
|
Residential Uses
| |||||||||||||
|
A.
|
Single-Family Detached Dwelling -
|
P
|
P
|
P
|
P
|
P
|
P
|
N
|
S
|
N
|
N
| |||
|
B.
|
Single-Family Attached Dwelling -
|
N
|
N
|
N
|
S
|
P
|
P
|
P
|
N
|
N
|
N
| |||
|
Providing:
| ||||||||||||||
|
(1)
|
Access to a sewage facility is immediately available
| |||||||||||||
|
(2)
|
No more than 6 dwelling units are attached in a single
building
| |||||||||||||
|
(3)
|
Minimum lot area per dwelling unit shall not be less
than 4,000 square feet for end units and 2,000 square feet for interior
units
| |||||||||||||
|
(4)
|
One-family attached dwellings are permitted in SR Districts only as a conditional use and as part of a cluster development under the provisions of § 27-403, Subsection 2G
| |||||||||||||
|
C.
|
Conversion -
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
N
|
N
| |||
|
One-family dwellings converted for occupancy by not
more than 2 families, subject to the following conditions
| ||||||||||||||
|
(1)
|
The lot area per family should not be reduced thereby
to less than that required for the district in which such lot is situated
| |||||||||||||
|
(2)
|
The yard, building area and other applicable requirements
for the district shall not be reduced thereby
| |||||||||||||
|
(3)
|
No structural alteration of the building exterior shall
be made except as may be necessary for purposes of safety
| |||||||||||||
|
(4)
|
Such conversions shall be authorized only for large
buildings that have little economic usefulness as single-family dwellings
or for other conforming uses (i. e., barns) erected prior to the adoption
of this chapter
| |||||||||||||
|
D.
|
Multifamily Dwelling -
|
N
|
N
|
N
|
S
|
P
|
S
|
P
|
N
|
N
|
N
| |||
|
Multiple-family dwellings, providing the following
requirements are met
| ||||||||||||||
|
(1)
|
Access to a sewage facility is immediately available
| |||||||||||||
|
(2)
|
The maximum number of dwelling units per acre shall
not exceed 12 in SR, UR and VC Districts and 18 in CC Districts
| |||||||||||||
|
(3)
|
In SR, UR and VC Districts, a maximum of 0.25 square
foot of floor area shall be permitted for each square foot of lot
area; in the CC Districts, 0.40 square foot
| |||||||||||||
|
(4)
|
Open Space -
| |||||||||||||
|
(a)
|
In SR, UR and VC Districts, at least 3 square feet
of lot area per 1 foot of floor area shall be open space; in the CC
Districts, 1.8 square feet
| |||||||||||||
|
(b)
|
Open space is the total horizontal area of all uncovered
open space. Covered open space is exterior space open on its sides
to weather but not open above to the sky and weather; it includes
roofed porches, roofed carports and covered balconies
| |||||||||||||
|
(5)
|
Multiple-family dwellings shall in all cases be considered Land Development: and be subject to the applicable provisions of Chapter 22, Subdivision and Land Development
| |||||||||||||
|
E.
|
Rooming House -
|
N
|
P
|
P
|
P
|
P
|
P
|
P
|
N
|
N
|
N
| |||
|
A single-family dwelling designed to accommodate a
single roomer
| ||||||||||||||
|
F.
|
Lodging House -
|
N
|
S
|
N
|
S
|
P
|
P
|
P
|
N
|
N
|
N
| |||
|
A building specifically designed for the accommodation
of roomers, providing:
| ||||||||||||||
|
(1)
|
Such use shall be accessory to and located on the same
lot with a parent agricultural, religious, educational, charitable
or philanthropic institution
| |||||||||||||
|
(2)
|
The lot on which such building is located has a lot
area, in addition to other area requirements of this chapter, of not
less than 1,500 square feet for each person for whom accommodation
is provided therein
| |||||||||||||
|
(3)
|
Necessary health permits regarding water supply and
waste disposal are obtained
| |||||||||||||
|
G.
|
Cluster Development -
|
N
|
N
|
N
|
P
|
N
|
P
|
N
|
N
|
N
|
N
| |||
|
Planned development of single-family dwellings on lots
with modified dimensional requirements, providing:
| ||||||||||||||
|
(1)
|
The tract of land to be developed shall be 5 acres
or more in size
| |||||||||||||
|
(2)
|
Minimum lot sizes shall not be less than 2,000 square
feet
| |||||||||||||
|
(3)
|
The maximum overall density shall not exceed 8 dwelling
units per acre
| |||||||||||||
|
(4)
|
An amount of land shall be set aside as permanent usable
open space. Such open space shall:
| |||||||||||||
|
(a)
|
Be suitable for use as a park, playground, pedestrian
accessway, school or other similar public purpose or, because of its
topography, vegetation or other natural character, be left open with
no particular use assigned to it
| |||||||||||||
|
(b)
|
Be suitable for the construction of single-family homes
under normal subdivision procedures. If a portion of such development
is unusable either because of periodic flooding or for any other reason,
then the portion of such development declared to be unusable shall
be excluded from any calculations for permissible density and usable
open space
| |||||||||||||
|
(c)
|
Comprise at least 25% of the total development
| |||||||||||||
|
(d)
|
Be subject to the open space management provisions of Chapter 22, Subdivision and Land Development
| |||||||||||||
|
H.
|
Mobile Home Court -
|
N
|
N
|
N
|
P
|
N
|
P
|
N
|
N
|
N
|
N
| |||
|
A parcel of land under single ownership which has been planned and improved for the placement of mobile homes occupied for dwelling or sleeping purposes and for nontransient use, providing the mobile home court development provisions contained in Chapter 22, Subdivision and Land Development, are met
| ||||||||||||||
|
I.
|
Travel Trailer Camp -
|
P
|
N
|
P
|
N
|
N
|
N
|
N
|
P
|
N
|
N
| |||
|
A lot or part thereof occupied or designed for occupancy
by 1 or more travel trailers or travel units, providing:
| ||||||||||||||
|
(1)
|
Sections of the Watsontown Area Subdivision and Land
Development Chapter are met
| |||||||||||||
|
(2)
|
Spaces for use of travel trailers shall be rented by
the day or week only, and the occupant of such space shall remain
in the same trailer camp not more than 15 days
| |||||||||||||
|
(3)
|
The minimum number of spaces completed ready for occupancy
before the first occupancy is permitted shall be 10
| |||||||||||||
|
J.
|
Group Homes, Residential Treatment Facilities, Halfway
Houses, Detoxification Facilities, Institutional Living Arrangements
|
N
|
S
|
N
|
N
|
N
|
N
|
S
|
N
|
N
|
N
| |||
|
Structures or dwellings utilized by 3 or more unrelated
persons for the purpose of providing primary, secondary, intermediate
or tertiary treatment; counseling, structure/reintegration residential
services, and similar services to the mentally ill or retarded, to
chemically dependent persons and/or substance abusers, to persons
with functional and/or behavior disorders, and/or to persons residing
in such facilities pursuant to orders of judicial agencies or voluntarily,
provided:
| ||||||||||||||
|
(1)
|
One off-street parking space for each bed plus 1 off-street
parking space for each employee shall be provided
| |||||||||||||
|
(2)
|
No other use shall be permitted within the structure
| |||||||||||||
|
(3)
|
The owner or other person or persons having primary
fiduciary interest in the proposed use shall reside within the structure
| |||||||||||||
|
(4)
|
In A districts, at least 3 square feet of lot area
per 1 foot of floor space shall be green space; in CC districts, 1.8
square feet of lot area per square foot of floor space shall be green
space
| |||||||||||||
|
(5)
|
The lot on which such building is located shall, in
addition to the other area requirements of this chapter, have a lot
area of not less than 1,500 square feet for each person for whom accommodation
is provided therein
| |||||||||||||
|
(6)
|
The yard, building area and other applicable requirements
for the district shall not be reduced through conversion to or construction
of a structure for the use
| |||||||||||||
|
(7)
|
No exterior structural alterations of a building being
converted to this use shall be made except as may be necessary for
purposes of safety
| |||||||||||||
|
(8)
|
Conversion of existing structures to this use shall
be authorized only for larger buildings that have little demonstrated
economic usefulness either as residential or commercial structures
or for other nonconforming uses established prior to the effective
date of this chapter
| |||||||||||||
|
(9)
|
Such use shall not adversely affect adjoining properties
nor unnecessarily inconvenience residents of the immediate area
| |||||||||||||
|
K.
|
Bed-and-breakfast -
|
N
|
N
|
N
|
N
|
N
|
P
|
N
|
N
|
N
|
N
| |||
|
The use and occupancy of a detached dwelling (a bed-and-breakfast
establishment) for the accommodation of transient guests subject to
the following:
| ||||||||||||||
|
(1)
|
No more than 6 guest rooms may be provided. No more
than 2 adults and any children accompanying them under the age of
18 may occupy 1 guest room
| |||||||||||||
|
(2)
|
The size of each guest room shall be at least 120 square
feet and shall comply with Borough Code requirements
| |||||||||||||
|
(3)
|
There shall be at least 1 bathroom for every 2 guest
rooms
| |||||||||||||
|
(4)
|
One off-street parking space shall be provided for each guest room, plus 1 space for each employee present on the property. The off-street parking shall be located either to the rear of the main dwelling or, if vehicles are objected to by adjacent property owners, screened from the roadway, by a material as specified in § 27-503, Subsection 3
| |||||||||||||
|
(5)
|
There shall be no visible advertising to attract guests
other than a single nonilluminated sign which shall not exceed 12
square feet. No changes to the exterior structure shall be permitted
except as required by the Pennsylvania Department of Labor and Industry
or for safety reasons as required by any other governmental agency
| |||||||||||||
|
(6)
|
The use shall be carried on primarily by members of
the immediate family which must reside on the premises. Nonresident
employees shall be limited to 2 in addition to the resident members
of the family
| |||||||||||||
|
(7)
|
There shall be no separate kitchen or cooking facilities
in any guest room. Food served to guests on the premises shall be
limited to breakfast and afternoon refreshments only
| |||||||||||||
|
(8)
|
The maximum, uninterrupted length of stay at a guesthouse
shall be 14 days
| |||||||||||||
|
(9)
|
The use may not be established until there is compliance
with all Borough rules and regulations. In addition to original compliance,
the guesthouse will periodically be inspected by the Fire Marshal
for compliance with all Borough safety standards
| |||||||||||||
|
District
|
C
|
A
|
AH
|
SR
|
UR
|
VC
|
CC
|
HC
|
I
|
CI
| |||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
3.
|
Institutional Uses
| ||||||||||||
|
A.
|
Cemeteries -
|
P
|
N
|
P
|
P
|
P
|
P
|
N
|
N
|
N
|
N
| ||
|
B.
|
Church -
|
N
|
N
|
P
|
P
|
P
|
P
|
P
|
N
|
N
|
N
| ||
|
Including convents, parish houses and other housing
for religious personnel, subject to the following provisions
| |||||||||||||
|
(1)
|
Minimum lot size shall be not less than 2 acres
| ||||||||||||
|
(2)
|
Housing shall be subject to the regulations contained
in this chapter applicable to the type of housing proposed
| ||||||||||||
|
C.
|
School -
|
N
|
N
|
P
|
P
|
P
|
P
|
P
|
N
|
N
|
N
| ||
|
Including religious and nonsectarian, denominational,
private or public school not conducted as a private gainful business,
subject to a minimum lot size of 2 acres
| |||||||||||||
|
D.
|
Day Nursery -
|
N
|
N
|
S
|
S
|
S
|
P
|
P
|
N
|
N
|
N
| ||
|
Nursery school, kindergarten or other agency giving
day-care to children, subject to the following provisions
| |||||||||||||
|
(1)
|
The use shall be conducted in a building designed for
residential occupancy
| ||||||||||||
|
(2)
|
Outdoor play areas shall be sufficiently screened and
sound-insulated so as to protect the neighborhood from noise and other
disturbance
| ||||||||||||
|
E.
|
Cultural Facilities -
|
N
|
N
|
N
|
S
|
S
|
P
|
P
|
N
|
N
|
N
| ||
|
Including art galleries, auditoriums, libraries, museums,
community centers, adult education centers or other similar facility
open to the public or connected with a permitted educational, philanthropic
or religious use
| |||||||||||||
|
F.
|
Public Building -
|
N
|
N
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
N
| ||
|
G.
|
Public Recreational Facility -
|
P
|
N
|
P
|
P
|
P
|
P
|
P
|
N
|
N
|
N
| ||
|
Owned and operated by an agency of the municipality
or other government
| |||||||||||||
|
H.
|
Golf Course -
|
P
|
N
|
P
|
P
|
N
|
N
|
N
|
N
|
N
|
N
| ||
|
Not including a driving range or miniature golf course,
providing
| |||||||||||||
|
(1)
|
The minimum lot size shall be 40 acres
| ||||||||||||
|
(2)
|
All buildings shall be not less than 100 feet from
any lot line
| ||||||||||||
|
I.
|
Private Recreation Facility -
|
P
|
N
|
P
|
P
|
N
|
N
|
N
|
N
|
N
|
N
| ||
|
Including camps, parks and facilities operated in conjunction
with a private club or lodge, providing:
| |||||||||||||
|
(1)
|
The minimum lot size shall be 5 acres
| ||||||||||||
|
(2)
|
All buildings shall be not less than 100 feet from
any lot line
| ||||||||||||
|
J.
|
Private Club -
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
P
|
N
|
N
| ||
|
Operated for members only and not for profit
| |||||||||||||
|
K.
|
Licensed Hospital -
|
N
|
N
|
N
|
S
|
S
|
S
|
S
|
N
|
N
|
N
| ||
|
Providing:
| |||||||||||||
|
(1)
|
A lot area of not less than 5 acres shall be required
| ||||||||||||
|
(2)
|
Direct access to a collector road shall be required
| ||||||||||||
|
(3)
|
Any such establishment providing convalescent care
or care for the chronically sick shall provide an additional lot area
of not less than 1,000 square feet per bed in use for such long-term
care
| ||||||||||||
|
(4)
|
No building shall be located closer than 100 feet to
any lot line
| ||||||||||||
|
L.
|
Nursing Home -
|
N
|
N
|
S
|
S
|
P
|
P
|
P
|
N
|
N
|
N
| ||
|
A nursing home (also commonly known as a "convalescent
home") is a licensed establishment which provides full-time convalescent
or chronic care or both for 3 or more individuals who are not related
by blood or marriage to the operator and who, by reason of chronic
illness or infirmity, are unable to care for themselves. No care for
the acutely ill or surgical or obstetrical services shall be provided
in such a home; a hospital or sanitarium shall not be construed to
be included in this definition. Providing, a lot area of not less
than 1 acre or 2,000 square feet per patient, whichever is greater,
is provided
| |||||||||||||
|
District
|
C
|
A
|
AH
|
SR
|
UR
|
VC
|
CC
|
HC
|
I
|
CI
| |||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
4.
|
Office Uses
| ||||||||||||
|
A.
|
Business Services -
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
N
|
N
| ||
|
Limited to officers for real estate, stock and bond
brokers, adjusters, appraisers, utility companies, including other
wholesale business services predominantly office-oriented
| |||||||||||||
|
B.
|
Professional Services -
|
N
|
N
|
N
|
S
|
P
|
P
|
P
|
P
|
N
|
N
| ||
|
Limited to offices of physicians, lawyers, accountants,
clergymen, teachers, dentists, architects, engineers, insurance agents,
opticians and medical and related offices which do not involve the
actual storage, exchange or delivery of merchandise on the premises
| |||||||||||||
|
C.
|
Public Services -
|
N
|
N
|
N
|
S
|
S
|
P
|
P
|
P
|
P
|
N
| ||
|
Limited to governmental offices
| |||||||||||||
|
D.
|
Bank or Other Financial Institution -
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
P
|
P
| ||
|
E.
|
Health Services -
|
N
|
N
|
N
|
N
|
S
|
P
|
P
|
P
|
N
|
N
| ||
|
Limited to medical or dental offices, laboratories
and clinics
| |||||||||||||
|
F.
|
Veterinary Office or Animal Hospital -
|
N
|
P
|
P
|
N
|
N
|
P
|
N
|
P
|
N
|
N
| ||
|
Defined herein as any building used by a veterinarian
for the treatment, housing or boarding of small domestic animals such
as dogs, cats, goats, rabbits and birds or fowl, providing:
| |||||||||||||
|
(1)
|
If only small animals are to be treated (dogs, cats, birds and the like), such hospital or office shall have a minimum lot area as specified in § 27-501 in the district in which it is located
| ||||||||||||
|
(2)
|
If large animals are to be treated (cows, horses, pigs
and the like), such office or hospital may be located only in A or
AH District and shall have a minimum lot size of 5 acres
| ||||||||||||
|
District
|
C
|
A
|
AH
|
SR
|
UR
|
VC
|
CC
|
HC
|
I
|
CI
| |||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
5.
|
Commercial Uses
| ||||||||||||
|
A.
|
Shops and Stores -
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
N
|
N
| ||
|
For the sale of antiques, books, beverages, confections,
drugs, dry goods, flowers, foodstuffs, gifts, garden supplies hardware,
household appliance, jewelry, notions, periodicals, stationery, tobacco,
paint, apparel and similar items
| |||||||||||||
|
B.
|
Personal Services -
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
N
|
N
| ||
|
Including barbershop, beauty parlor, laundry or cleaning
agency, self-service laundry and similar uses
| |||||||||||||
|
C.
|
Repair Services -
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
N
|
N
| ||
|
For appliance, watches, guns, bicycles, locks and similar
items
| |||||||||||||
|
D.
|
Restaurant -
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
N
|
N
| ||
|
Or other place for the sale and consumption of food
and beverages but without drive-in or counter service (service at
table or counter facilities only)
| |||||||||||||
|
E.
|
Restaurant -
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
P
|
N
|
N
| ||
|
Or other place for the sale and consumption of food
and beverages with drive-in or counter service
| |||||||||||||
|
F.
|
Trade or Professional School -
|
N
|
N
|
S
|
N
|
S
|
P
|
P
|
P
|
N
|
N
| ||
|
G.
|
Mortuary or Funeral Home -
|
N
|
N
|
N
|
S
|
S
|
P
|
P
|
N
|
N
|
N
| ||
|
H.
|
Public Entertainment Facilities -
|
N
|
N
|
N
|
N
|
N
|
S
|
P
|
P
|
N
|
N
| ||
|
An activity operated as a gainful business, open to
the public, for the purpose of public entertainment or recreation,
including, but not limited to, motion-picture theaters, health clubs,
miniature golf courses, etc., but specifically excepting bowling alleys
in the VC Districts, providing:
| |||||||||||||
|
(1)
|
All outdoor facilities shall be limited to HC Districts
| ||||||||||||
|
(2)
|
In VC Districts, adequate measures to prevent noise
and other noxious influence from disturbing nearby residential properties
must be taken
| ||||||||||||
|
I.
|
Motel/Hotel -
|
N
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
N
|
N
| ||
|
A building or group of buildings for the accommodation
of transient guests (chiefly motorists) containing rooms for rent
| |||||||||||||
|
J.
|
Gasoline Service Station -
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
S
|
N
| ||
|
Where gasoline, oil, grease, batteries, tires and automobile
accessories are sold at retail and normal mechanical repairs are preformed,
but not including body work, painting, spraying or welding or storage
of automobiles not in operating condition, providing:
| |||||||||||||
|
(1)
|
All activities except those required to be performed
at the fuel pumps shall be performed within a completely enclosed
building
| ||||||||||||
|
(2)
|
Fuel pumps may be located within the front yard but
shall be at least 20 feet from any street line
| ||||||||||||
|
(3)
|
All automobile parts, dismantled vehicles and similar
articles shall be stored within a building
| ||||||||||||
|
K.
|
Automobile Washing Facility -
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
P
|
N
|
N
| ||
|
L.
|
Automotive Repair Garage -
|
N
|
N
|
S
|
N
|
N
|
N
|
P
|
P
|
N
|
N
| ||
|
Providing:
| |||||||||||||
|
(1)
|
Such use shall not include the storage of automobiles
and other vehicles not in operating condition
| ||||||||||||
|
(2)
|
In AH Districts, the conditions applicable to industrial
uses permitted as conditional uses shall apply as well to automotive
repair garages
| ||||||||||||
|
M.
|
Automotive Sales -
|
N
|
S
|
S
|
N
|
N
|
S
|
N
|
P
|
N
|
N
| ||
|
Including sale and rental of automobiles, trucks, farm
equipment, trailers and boats
| |||||||||||||
|
N.
|
Combined Commercial Development -
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
| ||
|
Planned commercial development in the planning and
developing of a tract of land under single ownership or agreement
whereby various combinations of commercial uses utilize a reasonable
degree of flexibility in the placement and inter-relationship of commercial
uses and parking and loading facilities, providing permitted uses
are limited to those permitted by this chapter in the district where
such development is proposed
| |||||||||||||
|
O.
|
Landing Areas -
[Added by Ord. 2011-01, 1/3/2011] |
N
|
P
|
P
|
N
|
N
|
N
|
N
|
P
|
P
|
P
| ||
|
A landing area is a single runway or designated landing
area intended for the private use of an individual, farm or business
and includes landing areas used by helicopters and ultra-light aircraft.
Any proposed runway or landing area shall comply with the standards
of the Federal Aviation Administration, in accordance with its published
rules and regulations. Proof of compliance shall be submitted with
the application.
| |||||||||||||
|
P.
|
Airports -
[Added by Ord. 2011-01, 1/3/2011] |
S
|
N
|
S
|
N
|
N
|
N
|
N
|
S
|
N
|
N
| ||
|
An airport is a group of 2 or more runways serviced
by 1 or more central terminals which coordinate the handling of passengers
and air freight, and where maintenance and storage facilities are
provided for aircraft, including helicopters and ultra-light aircraft.
Any proposed runway or landing area shall comply with the standards
of the Federal Aviation Administration and the Pennsylvania Department
of Transportation, in accordance with their published rules and regulations.
Proof of compliance shall be submitted with the application.
| |||||||||||||
|
District
|
C
|
A
|
AH
|
SR
|
UR
|
VC
|
CC
|
HC
|
I
|
CI
| |||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
6.
|
Utilities
| ||||||||||||
|
A.
|
Fire Station -
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
B.
|
Communication Facilities -
|
P
|
P
|
P
|
S
|
S
|
S
|
P
|
P
|
P
|
P
| ||
|
Telephone or telegraph exchange, radio or television
broadcasting tower, microrelay stations and the like, providing:
| |||||||||||||
|
(1)
|
In SR, UR and VC Districts, such uses should be permitted
only if essential to service such district
| ||||||||||||
|
(2)
|
In CA, AH, SR, UR and VC Districts, no public business
office nor any storage yard or storage building shall be operated
in connection with such use
| ||||||||||||
|
(3)
|
Buffering in accordance with § 27-503 shall be required
| ||||||||||||
|
C.
|
Supply Utilities -
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
| ||
|
Including water supply works and storage, electric,
gas or oil substations, plus necessary rights-of-way and transmission
lines, providing:
| |||||||||||||
|
(1)
|
Except in CC and HC Districts, no public business office
shall be operated in connection with such use
| ||||||||||||
|
(2)
|
Storage yard or storage buildings may be operated in
connection with such use only when such storage facility is essential
to service customers in the district in which it is located
| ||||||||||||
|
(3)
|
All transmission lines shall be underground
| ||||||||||||
|
(4)
|
A 75-foot buffer yard shall be provided along all property
lines
| ||||||||||||
|
D.
|
Sanitary Utilities -
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Including sewerage works, sewage pumping station, plus
associated collection lines and rights-of-way, but not including refuse
dumps, incinerators or sanitary landfills, providing such facilities
are intended to serve primarily residents of the Watsontown area
| |||||||||||||
|
E.
|
Bus, Taxi and Railroad Terminal -
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
N
|
N
| ||
|
F.
|
Parking Lot -
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
When used as a primary use of the land, providing:
| |||||||||||||
|
(1)
|
Such area will be used for the parking of cars of employees,
customers or guests of existing establishments in the same district
where the subject parking area is proposed
| ||||||||||||
|
(2)
|
No charge shall be made for parking
| ||||||||||||
|
(3)
|
No sales or service operation shall be performed
| ||||||||||||
|
(4)
|
Such area shall meet the design standards of Chapter 22, Subdivision and Land Development
| ||||||||||||
|
District
|
C
|
A
|
AH
|
SR
|
UR
|
VC
|
CC
|
HC
|
I
|
CI
| ||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
7.
|
Industrial Uses
| |||||||||||||
|
A.
|
Manufacturing -
|
N
|
N
|
S*
|
N
|
N
|
N
|
N
|
P
|
P
|
P
| |||
|
Including the production, processing, cleaning, testing
and distribution of materials, goods, foodstuffs and other products
| ||||||||||||||
|
B.
|
Warehousing -
|
N
|
S
|
S*
|
N
|
N
|
N
|
P
|
P
|
P
|
P
| |||
|
Including wholesale business
| ||||||||||||||
|
C.
|
Research, Testing or Experimental Lab -
|
N
|
N
|
S*
|
N
|
N
|
N
|
N
|
N
|
P
|
P
| |||
|
D.
|
Printing, Publishing and Binding -
|
N
|
N
|
S*
|
N
|
N
|
N
|
P
|
P
|
P
|
P
| |||
|
E.
|
Truck Terminal -
|
N
|
N
|
S*
|
N
|
N
|
N
|
N
|
P
|
P
|
P
| |||
|
F.
|
Contractor's Office and Storage -
|
N
|
N
|
S*
|
N
|
N
|
N
|
N
|
P
|
P
|
P
| |||
|
Such as building, cement, electrical, heating, plumbing,
masonry, painting and roofing
| ||||||||||||||
|
G.
|
Lumber Yard -
|
N
|
N
|
S*
|
N
|
N
|
N
|
N
|
P
|
P
|
P
| |||
|
H.
|
Upholsterer or Cabinetmaker -
|
N
|
N
|
S*
|
N
|
N
|
S
|
S
|
P
|
P
|
P
| |||
|
*
|
When located in AH Districts, industrial uses A through
H may be permitted by special exception but shall be subject to the
following conditions
| |||||||||||||
|
(1)
|
The owner or other person having primary interest in
the proposed industrial use shall reside on the same parcel of land
therewith
| |||||||||||||
|
(2)
|
Unless cause is shown to the contrary and specific
limits are established, the operation of any such proposed industrial
use shall be contained within buildings in existence
| |||||||||||||
|
(3)
|
No property adjacent to the proposed use shall be adversely
affected
| |||||||||||||
|
I.
|
Mill -
|
N
|
P
|
P
|
N
|
N
|
N
|
N
|
N
|
N
|
N
| |||
|
Where grain, lumber and similar products are stored
or processed.
| ||||||||||||||
|
J.
|
Junkyard -
|
S
|
N
|
S
|
N
|
N
|
N
|
N
|
N
|
N
|
N
| |||
|
Any land, structure or land and structure in combination
used for the storage, baling, packing, sorting, handling, disassembling,
purchase, or sale of any material or materials which are used, salvaged,
scrapped or reclaimed but are capable of being reused in some form,
including, but not limited to, metals, bones, rags, fibers, paper,
cloth, rubber, rope, bottles, machinery, tools, appliances, fixtures,
utensils, lumber, boxes, crates, pipe, pipe fittings, tires, motor
vehicles and motor vehicle parts. No material which fails to meet
this definition because it is discarded and incapable of being reused
in some form shall be placed in any junkyard. Junkyards shall be subject
to the following conditions
| ||||||||||||||
|
(1)
|
No material shall be placed in any junkyard in such
a manner that it is capable of being transferred out of the junkyard
by wind, water or other natural causes
| |||||||||||||
|
(2)
|
The boundaries of any junkyard shall at all times be
clearly delineated
| |||||||||||||
|
(3)
|
All paper, rags, cloth and other fibers and activities
involving the same, other than loading and unloading, shall be fully
enclosed buildings
| |||||||||||||
|
(4)
|
All junkyard materials and activities not with fully enclosed buildings shall be surrounded by a fence at least 8 feet in height and maintained in good condition. Any gate in such fence shall be similarly constructed and maintained and kept locked at all times when the junkyard is not in operation. Additionally, screening shall be required in accordance with § 27-503, and the yard requirements included in Part 5 for buildings shall be met
| |||||||||||||
|
(5)
|
All materials shall be stored in such a manner as to
prevent the breeding or harboring of rats, insects or other vermin.
When necessary, this shall be accomplished by enclosure in containers,
raising materials above the ground, separating types of materials,
preventing collection of stagnant water, extermination procedures
or other means
| |||||||||||||
|
(6)
|
No burning shall be carried on in any junkyard except
in suitable containers at appropriate locations and times. Fire hazards
shall be prevented by organization and segregation of stored materials,
with particular attention to the separation of combustibles from other
materials and enclosure of combustibles where necessary, the provision
of adequate aisles for escape and firefighting and other necessary
measures.
| |||||||||||||
|
K.
|
Sanitary Landfill or Sanitary Incinerator -
|
S
|
N
|
S
|
N
|
N
|
N
|
N
|
N
|
N
|
N
| |||
|
Subject to the following requirements
| ||||||||||||||
|
(1)
|
Such facility shall be established and operated in
accordance with the applicable requirements of all regulating bodies
such as the Pennsylvania Department of Health
| |||||||||||||
|
(2)
|
A lot area of not less than 25 acres shall be provided
| |||||||||||||
|
(3)
|
No sanitary landfilling operation or incineration shall
take place within 200 feet of any street or property line
| |||||||||||||
|
(4)
|
The lot shall have direct access to either an arterial
or collector highway as shown on the Zoning Map
| |||||||||||||
|
(5)
|
It shall be demonstrated that the use, because of its
location and proposed method of operation, will not have an adverse
effect upon any surrounding portions of the Watsontown Area
| |||||||||||||
|
(6)
|
Such facility is part of a solid waste plan approved
by the applicable governing body.
| |||||||||||||
|
L.
|
Quarry -
|
S
|
N
|
S
|
N
|
N
|
N
|
N
|
N
|
N
|
N
| |||
|
(1)
|
Operations - Extractive operations shall meet all development and performance standards, except buffering as required in § 27-503 which shall be as the governing body prescribes
| |||||||||||||
|
(2)
|
Setbacks - No excavation, quarry wall, storage or area
in which processing is conducted shall be located within 50 feet of
any lot line, 100 feet of any street line nor 200 feet of any SR,
UR or VC District boundary line
| |||||||||||||
|
(3)
|
Grading - All excavations, except stone quarries, shall
be graded in such a way as to provide an area which is harmonious
with the surrounding terrain and not dangerous to human or animal
life
| |||||||||||||
|
(4)
|
Access - Truck access to any excavation shall be so
arranged as to minimize danger to traffic and nuisance to surrounding
properties
| |||||||||||||
|
(5)
|
Stone Quarries - Stone quarries whose ultimate depth
shall be more than 25 feet shall provide the following:
| |||||||||||||
|
(a)
|
A screen planting within the setback area required
in Subsection 7L(2) above shall be required. Such screen shall be
no less than 25 feet in width and set back from the excavation so
as to keep the area next to the excavation planted in grass or ground
cover and clear of any obstruction
| |||||||||||||
|
(b)
|
A chain-link (or equal) fence at least 10 feet high
and with an extra slanted section on top strung with barbed wire shall
be placed at either the inner or outer edge of planting
| |||||||||||||
|
(c)
|
Warning signs shall be placed on the fence at intervals
of not less than 100 feet completely surrounding the area.
| |||||||||||||
|
M.
|
Industrial Incinerators - Subject to the following
requirements:
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
| ||||
|
(1)
|
Such incinerators shall use as their fuel(s) only the
following: coal (bituminous or anthracite); coke; natural gas; propane;
fuel oil; untreated wood waste (sawdust and/or wood chips); and/or
untreated, clean, dry white paper waste
| |||||||||||||
|
(2)
|
Operation of such incinerators shall be subject to
inspection by local government officials during those hours in which
the incinerator is in operation and during those hours in which fuels
are being received, stored or prepared
| |||||||||||||
|
(3)
|
Such incinerators shall meet or exceed all applicable
rules, regulations and standards of the Pennsylvania Department of
Environmental Protection, the U.S. Environmental Protection Agency
and any similar agencies of competent jurisdiction
| |||||||||||||
|
(4)
|
Such incinerators shall be attended by boiler/incinerator
operators during all periods of operation. Unattended operation shall
not be permitted; however, the physical presence of said operators
within the premises served by the incinerator shall constitute attendance
| |||||||||||||
|
(5)
|
Such incinerators shall be utilized only for the purpose
of providing heating and/or process steam to the premises on which
they are located or, as an accessory use to the provision of heating
and/or process steam, for the production of steam used to generate
electrical energy for use on-premises or for resale to a public utility.
The production of steam for electrical generation shall not be undertaken
in the absence of the generation of steam for heating and/or process
uses
| |||||||||||||
|
(6)
|
It shall be demonstrated that the operation of the
industrial incinerator shall not have any adverse effect, either by
reason of its location, its design, its method of operation or its
fuels, upon any surrounding property or portion of the Watsontown
Area
| |||||||||||||
|
(7)
|
The incinerator operation shall be compliant with all
applicable state and federal regulations governing the procurement,
storage and disposal of fuels and for the disposal of ash or residue
from the combustion process
| |||||||||||||
|
(8)
|
Fuels shall be stored only within enclosed areas and
shall be handled, stored and conveyed only in manners which prevent
the distribution of fuels onto surrounding areas and properties.
| |||||||||||||
|
N.
|
Adult Commercial Stores -
[Added by Ord. 2007-07, 12/3/2007] | |||||||||||||
|
(1)
|
Within the CI District, adult commercial stores are
permitted as a conditional use. Such stores are defined as stores
and shops with more than 15 square feet of floor area devoted to the
display and selling of pornographic materials consisting of pictures,
drawings, photographs, videos, films or other depictions or printed
matter, or other media, both video, audio or live entertainment and
paraphernalia, which if sold knowingly to a child under 18 years of
age, would violate the criminal laws of the Commonwealth of Pennsylvania
in effect at the same time thereof. The following provisions shall
apply:
| |||||||||||||
|
(a)
|
The building or structure for such use shall be located
not less than 1,000 feet from any residential use or district, public
or private school, church, day-care centers, recreation facility or
any other religious, institutional, or educational use
| |||||||||||||
|
(b)
|
No such use shall be located within 2,000 feet of a
similar use
| |||||||||||||
|
(c)
|
No materials sold within shall be visible from any
window, door or exterior of the building
| |||||||||||||
|
(d)
|
No person under the age of 18 years of age shall be
permitted within an adult commercial store or sold any pornographic
material
| |||||||||||||
|
(e)
|
Off-street parking: One off-street parking space for
each 100 square feet of gross floor area used or intended to be used
for servicing customers, plus one additional space for every 2 employees
| |||||||||||||
|
(f)
|
Store hours shall be limited to Monday through Saturday
from 8:00 a.m. until midnight. The establishment shall not be open
for business on any Sunday or Christmas Day
| |||||||||||||
|
District
|
C
|
A
|
AH
|
SR
|
UR
|
VC
|
CC
|
HC
|
I
|
CI
| |||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
8.
|
Accessory Uses
| ||||||||||||
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A.
|
One-Family Detached Dwelling -
|
N
|
P
|
P
|
P
|
N
|
P
|
N
|
N
|
N
|
N
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|
Or mobile home for use as a residence by relatives,
tenant farmer or employees of a farm or estate, provided:
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|
(1)
|
Such detached dwelling or mobile home meets all requirements
of this chapter and other applicable ordinances or regulations except
location on a separate lot
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(2)
|
Only 1 of either an additional dwelling or mobile home
is permitted unless permission is specifically granted by the Zoning
Hearing Board by special exception.
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|
B.
|
Home Occupation -
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
N
|
N
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|
Activities customarily carried on in a dwelling unit
and the dwelling for residential purposes, providing:
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|
(1)
|
The home occupation shall be carried on wholly indoors
and within the principal building
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|
(2)
|
There shall be no maintenance of a stock-in-trade,
no use of show windows or display or advertising visible outside the
premises to attract customers or clients other than home occupation
announcement signs as permitted and regulated in Part 6; and there
shall be no exterior storage of materials
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|
(3)
|
No alterations, additions or changes to the structure
shall be permitted in order to accommodate or facilitate a home occupation
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|
(4)
|
No articles shall be sold or offered for sale except
as may be produced on the premises
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|
(5)
|
No repetitive servicing by truck for supplies and materials
shall be required
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|
(6)
|
The home occupation shall be carried on only by members
of the immediate family residing in the structure.
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|
C.
|
Drive-in Stand -
|
P
|
P
|
P
|
P
|
N
|
P
|
N
|
P
|
P
|
N
| ||
|
Not exceeding 400 square feet of gross floor area for
the sale of farm, nursery or greenhouse products produced on the premises
where offered for sale, provided:
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|
(1)
|
The stand shall not be nearer than 50 feet of any intersection
nor within 10 feet of any right-of-way.
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|
(2)
|
The stand shall be of temporary construction but maintained
in good condition.
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|
D.
|
Principal Use as an Accessory Use -
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
| ||
|
If any principal use listed in this table is proposed
as an accessory use to another permitted principal use, permission
to establish such proposed accessory use shall be granted only by
special exception and providing clear demonstration that such use
is related to, supporting of, yet clearly incidental to the principal
use.
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|
E.
|
Accessory Uses -
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Including, but not limited, to noncommercial greenhouses,
toolsheds, private garages, swimming pools or similar accessory structures
and other accessory uses customarily incidental to a permitted use
and not normally conducted as an independent principal use; provided,
that any use accessory to a use permitted only by special exception
shall be established only if and as provided in such permit
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|
F.
|
Temporary Structure or Use -
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
A temporary permit may be issued for structures or
uses necessary during construction or other special circumstances
of a nonrecurring nature, subject to the following additional provisions
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|
(1)
|
The life of such permit shall not exceed 6 months,
renewable at 3-month intervals
| ||||||||||||
|
(2)
|
Temporary nonconforming uses shall be subject to authorization
by the Zoning Hearing Board
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|
(3)
|
Such structure or use shall be removed completely upon
expiration of the permit without cost to the municipality.
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|
G.
|
Outside Storage or Display -
|
N
|
P
|
P
|
N
|
N
|
N
|
P
|
P
|
P
|
P
| ||
|
Other than storage as a primary use of the land, necessary
but incidental to the normal operation of a primary use; provided
no part of the street right-of-way, no sidewalks or other areas intended
or designed for pedestrian use, no required parking areas and no part
of the required front yard shall be occupied by outside storage or
display. In CC, HC, I and CI Districts only:
| |||||||||||||
|
(1)
|
Outside storage and display areas shall occupy an area
of less than 1/2 the existing building coverage.
| ||||||||||||
|
(2)
|
Outside storage and display areas shall be shielded
from view from the public streets or adjacent residential districts.
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|
H.
|
Mobile Home or Travel Trailers -
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Storage of, subject to the following conditions.
| |||||||||||||
|
(1)
|
One unoccupied mobile home or travel trailer may be
stored on a lot occupied by the owner of the trailer, provided such
trailer shall be placed in such a position as to meet all dimensional
requirements for the district within which it is located.
| ||||||||||||
|
(2)
|
In addition, 1 mobile home may be occupied temporarily
by the owner of the land upon which it is to be placed during the
construction of a permanent dwelling thereon. The permit for each
placement of a trailer shall be for a period of not more than 90 days
and shall be renewable for not more than 2 additional periods of 90
days each.
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|
I.
|
Off-Street Parking -
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Subject to the provisions and requirements of Part
7.
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|
J.
|
Signs -
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
| ||
|
Subject to the provisions and requirements of Part
6.
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