The Borough of Ephrata is hereby divided into zoning districts
of different types to carry out the objectives of this chapter. Each
parcel of land and every structure in the Borough, except as otherwise
provided by law or by this chapter, shall be subject to the regulations
specified for the district in which it is located. The Borough is
divided into the following zoning districts, with the following abbreviations
and that serve the following purposes, in addition to the overall
purposes of this chapter:
A.
RLD Low Density Residential District: to provide for low-density
residential neighborhoods that are primarily comprised of single-family
detached dwellings.
B.
RMD Medium Density Residential District: to provide for medium-density
neighborhoods with a mix of housing types, in a manner that respects
and continues traditional forms of development.
C.
RHD High Density Residential District: to provide for a neighborhood
with a mix of housing types, in a manner that respects and continues
traditional forms of development.
D.
CBD Central Business District: to provide for an orderly coordinated
development of varied commercial business, arts, cultural, institutional
and residential development in the downtown. To promote pedestrian-friendly
uses, as opposed to uses that are auto dependent.
E.
NCD Neighborhood Commercial District: to provide for a mix of housing
types and selected types of less-intensive types of commercial uses
in areas that include or are adjacent to many existing homes. The
intent is to avoid uses that are most likely to generate nuisances
or hazards for nearby residents, such as twenty-four-hour commercial
businesses.
F.
NCD-2 Neighborhood Commercial District 2: to provide for selected
commercial uses in areas adjacent to residential neighborhoods.
G.
HCD Highway Commercial District: to provide for a wide variety of
commercial uses, including more intensive commercial uses, in areas
that include fewer existing homes; to manage traffic to avoid congestion
and safety hazards, particularly in regards to access to major streets.
H.
LIC Light Industrial/Commercial District: to provide for a variety
of industrial development and selected commercial uses, while not
allowing for heavy industrial uses that are likely to result in hazards
or nuisances.
I.
GIC General Industrial/Commercial District: to provide suitable areas
for a wide variety of industrial uses and selected commercial uses,
including intensive uses that must be allowed under state law.
J.
LPD Linear Park District: to provide for the recreation trail corridor.
K.
CD Conservation District: to only allow very-low-intensity uses in
environmentally sensitive areas, as well as historical and museum
uses that are primarily open space in nature.
A.
Zoning Map. The Borough of Ephrata Zoning Map shall consist of one
or more map(s) accurately showing the boundaries of various zoning
districts. The Zoning Map information may be maintained and updated
using digital and/or paper versions. At least one paper copy of the
Official Map shall be maintained and available in the office of the
Zoning Officer. The Zoning Map and all notes and measurements shown
thereon are hereby incorporated by reference into this Zoning chapter
and shall be as much a part of this Zoning chapter as if all were
fully described in this text.[1]
[1]
Editor's Note: The Zoning Map is on file in the Borough offices.
B.
District boundaries. Where uncertainty exists with respect to the
boundaries between districts as shown on the Zoning Map, the following
rules shall apply.
(1)
Where district boundaries are indicated as approximately coinciding
with streets, alleys, waterways, or railroad rights-of-way, the center
line of such features shall be construed to be such boundaries, unless
otherwise indicated on the map. The zoning district boundaries shall
extend to the Borough border, even if a border is not accurately portrayed
on the Zoning Map.
(2)
Where district boundaries are indicated as approximately coinciding
with lot lines that existed at the time of the adoption of the Zoning
Map, they shall be construed as following such lot lines.
(3)
Where district boundaries do not coincide with a physical feature
or lot line, and are not fixed by dimensions on the Zoning Map or
notes, the boundary shall be determined using a scale.
(4)
Whenever any street, alley, or other public right-of-way is vacated,
the zoning district adjoining each side of such street, alley, or
public right-of-way shall be automatically extended to the center
of such vacation.
For the regulations pertaining to the Floodway and Flood Fringe Districts, which are overlays to the regular zoning districts, see Chapter 183.
If a use clearly is not permitted by right or as a special exception
use or a conditional use by this chapter within any zoning district,
the use is prohibited, except that the Zoning Hearing Board may permit
such use as a special exception use if the applicant establishes that
all of the following conditions would be met:
A.
The proposed use would be no more intensive with respect to external
impacts and nuisances than uses that are allowed in the district;
B.
The proposed use would be closely similar in impacts and character
to uses allowed in that district;
C.
The use would meet the standards that would apply under § 319-84C to a special exception use; and
D.
The use is not specifically prohibited in that district.
