[Ord. 05-01-01, 5/7/2001]
For the purposes of implementing the objectives of this chapter,
Gregg Township is hereby divided into the following zoning districts:
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R Residential District
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C General Commercial District
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A Agricultural District
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O Open Space/Forest District
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I Industrial District
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FP Floodplain District (Overlay District)
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AP Airport District (Overlay District)
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Village District
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Conservation Design Overlay District
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[Ord. 05-01-01, 5/7/2001; as amended by Ord. 1/8/2009A]
1.
R Residential District.
A.
This district is generally intended for application to those areas
of the Township already densely developed, areas adjacent thereto,
and rural development areas. In some areas, public water facilities
are available at the present time, although most areas rely on individual
wells. The Village of Spring Mills is served by public sewage.
B.
The purpose of these regulations is to foster a quiet, pleasant residential
environment, while accommodating the existing nonresidential uses
already in place. To this end, lot sizes are based upon the need to
safeguard the health of the citizens by providing ample space to allow
for the provision of on-lot sewage and water facilities where necessary,
including area reserved for back-up disposal fields; to maintain the
semi-rural character of the area; and to protect the health and welfare
of the community.
C.
Industrial uses are prohibited in this district. Compatible commercial,
public, and semipublic uses such as small stores, schools, churches
and recreation facilities are provided for, and the continuation of
agriculture is encouraged. In certain instances, multifamily or higher
density residential development may also be allowed, as a conditional
use.
2.
C General Commercial District.
A.
This district is provided for personal service and retail businesses,
light industrial uses, and larger wholesale and retail establishments,
which as a rule cater to large volumes of people or who can attract
customers from sizeable distances. The regulations governing this
district are intended to guide future development; to provide for
adequate off-street parking and loading; to preserve the carrying
capacity of existing roadways; and to provide for the safe and efficient
movement of people and goods to and from these areas.
B.
In locating the C Districts, and determining the borders of the district
and the classification of the adjacent districts, it is the intent
of the chapter to limit or discourage "strip" development along roadways.
It is the intent of the C District to provide ample space for the
concentrated development of commercial properties while discouraging
commercial sprawl along the major roadways of the Township.
3.
A Agricultural District.
A.
Gregg Township has within its borders large tracts of top-quality
farmland. It is the purpose of this district to preserve and protect
this farmland, and the rural and semi-rural characteristics of the
area, and to encourage land cultivation as the dominant use of the
land. The intent of this designation is to permit those lands within
the Township best suited to agriculture to be utilized for that purpose,
and to prevent the encroachment, as much as possible, of industrial,
urban, and other non-compatible land uses. It is also the intent of
this district to provide special regulations to protect and encourage
farming and agricultural uses.
4.
O Open Space/Forest District.
A.
This district recognizes the value of conserving land as a natural
resource, and the problems which can be created as a result of over-utilization
or development of certain areas with unusual or fragile characteristics.
Certain lands within the Township have unique characteristics with
regard to matters such as potential soil erosion and water supply
contamination. Other lands within the Township present the possibility
of preserving the aesthetic values and rural character of the Township,
and preserving wild areas, wetlands, forests, and other natural environments
beneficial to wildlife. Within this district, development is, either
largely uneconomical due to the condition of the land, or undesirable
due to the fragile nature of the area, lack of existing infrastructure,
or the need to preserve areas in a natural state.
B.
This district encourages only those uses which will enhance the environmental
quality of such areas, and will support the above-mentioned environmental
quality objectives.
5.
I Industrial District.
A.
It is the intent of this district to establish areas within the Township
for general industrial, manufacturing, and/or warehousing purposes.
The regulations governing these zones would substantially prohibit
any use which interferes with these purposes, and affords some protection
to industries which are located therein. Areas set aside for these
purposes have been carefully analyzed to ensure satisfactory access,
and to maximize the use of public services, facilities and utilities.
Standards have been set forth to minimize or eliminate damage and
deterioration to the environment, air, water and land pollution, and
to minimize noise, glare, heat, fire and safety hazards. In addition,
regulations have been included to ensure that adequate buffer plantings
and screening are provided between these zones and all other adjoining
zones.
6.
FP Floodplain District (Overlay District).
A.
It is the intention of this district classification to provide special regulations to protect life and property, and to minimize or eliminate economic and personal loss, and public cost of rescue and cleanup, due to flooding. The specific provisions and regulations concerning the areas within the Floodplain District may be found in the Gregg Township Floodplain Management Ordinance [Chapter 3].
7.
AP Airport District (Overlay District).
A.
It is the intention of this district classification to provide special
regulations to protect life and property in the vicinity of airports.
B.
This section of this chapter shall regulate and restrict the height
to which structures maybe erected or objects of natural growth be
allowed to grow, and shall otherwise regulate the use of property
in the vicinity of any airport by creating the appropriate zones and
establishing the boundaries thereof. This section shall also provide
for changes in the restrictions and boundaries of such zones, define
certain terms used herein, and shall make reference to the height
limitation and Zoning District Map which is incorporated in, and made
a part of, this chapter.
C.
Both the regulations of the Airport District and the underlying zoning
district must be complied with.
8.
Village District.
A.
The Village of Spring Mills is centrally located to the Township
of Gregg and is situated south of state Route 45. Settled in the early
1790s, the village provides a range of uses serving the residents
of the municipality and beyond. In order to preserve the uniqueness
of the Village of Spring Mills to the Township of Gregg, this district
is established.
B.
The Village District regulations are intended to strengthen the viability
of the village by promoting a mix of residential, commercial, and
industrial uses that are compatible in scale and use. In addition,
the historic character of the village is to be preserved by:
[Ord. 05-01-01, 5/7/2001]
1.
The boundaries of each of these districts (with the exception of
the FP Floodplain District) are hereby established as shown on the
Official Zoning Map, which is made a part of this chapter together
with all future notations, references, and amendments.
2.
The boundary of the FP Floodplain District shall be as shown on the
Flood Insurance Rate Map, as published by the Federal Emergency Management
Agency, effective date November 2, 1984, or the most recent version
thereof, which is herein adopted and incorporated into this chapter
by reference. Should the FEMA publish an updated version of the FIRM,
said map shall supersede the existing map, without formal amendment
of this chapter.
3.
The Official Zoning Map shall be identified by the signatures of
the Township Supervisors, properly attested by the Township Secretary,
and shall bear the Township Seal.
4.
No change of any nature shall be made to any matter shown on the
Official Zoning Map, except in conformance with the procedures set
forth in Part 12, herein (with the exception of the Flood Insurance
Rate Map as published by the Federal Emergency Management Agency,
as discussed above). The final authority as to the current status
of zoning districts within the Township shall be the Zoning Map located
in the office of the Township Secretary.
[Ord. 05-01-01, 5/7/2001]
1.
Designation of District Boundaries. The district boundary lines,
except for the Floodplain District, are intended generally to follow
the center lines of streets, the center lines of railroad rights-of-way,
existing lot lines, the mean water level of streams and other waterways,
or municipal boundary lines, all as shown on the Official Zoning Map.
Where a district boundary line does not follow such a line, its position
shall be shown on said Official Zoning Map by a specific dimension
in feet (and compass bearing or other reference, as necessary) from
a road center line, or other boundary line, as indicated.
2.
Determination of Boundary Locations. In the case of uncertainty as
to the true location of the boundary line in a particular district,
the Zoning Officer, either on their own or at the request of a concerned
party, shall present the matter to the Zoning Hearing Board. The Zoning
Hearing Board may collect whatever information it feels necessary,
and shall then render a decision with respect thereto, (provided however
that no boundary shall be changed by the Zoning Hearing Board). Changes
in district boundary lines shall be made according to the procedures
in Part 12, with the exception of the Flood Insurance Rate Map, as
published by the Federal Emergency Management Agency, discussed above.
3.
Extension of District Boundaries. Where a district boundary line
divides a lot or parcel of land which was in single ownership as of
the date of passage of this chapter, the Zoning Hearing Board may
permit, under the rules and procedures herein regarding variances,
the extension of regulations for either portion of the lot into the
remaining portion of the lot.
[Ord. 05-01-01, 5/7/2001]
The boundary of the FP Floodplain District shall be as shown
on the Flood Insurance Rate Map, as published by the Federal Emergency
Management Agency, effective date November 2, 1984, or the most recent
version thereof, which is herein adopted and incorporated into this
chapter by reference. Should FEMA publish an updated version of the
FIRM, said map shall supersede the existing map, without formal amendment
of this chapter.
