City of Lebanon, PA
Lebanon County
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Table of Contents
Table of Contents
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a) 
Unless otherwise provided by state or federal law or specifically stated in this title (including § 1302.05), any land or structure shall only be used or occupied for a use specifically listed in these Articles 1303 or 1304 as being allowed in the zoning district where the land or structure is located. Such uses shall only be allowed if the use complies with all other requirements of this title.
(b) 
For manufacturing uses, the types of uses listed in this article correspond approximately to the categories of the North American Classification System, administered by the U.S. Department of Commerce. In case of question about the categorization, such system shall be consulted.
Types of Uses
(see definitions in Article 1315)
Zoning Districts
OI3
CG
CBD
CN
LIC
GIC
(1) RESIDENTIAL USES
Single-family detached dwelling (note: manufactured/mobile homes shall meet the additional requirements of § 1306.02)
P
P
P1
P
N
N
Single-family semidetached dwelling (side-by-side)
P
P
P1
P
N
N
Townhouse (single-family attached dwelling) (see § 1306.02)
P
P
P1
P
N
N
Multifamily (apartment) dwellings (see § 1306.02), which may be in the same building or on the same lot as allowed nonresidential uses
P
P1
P1
P
N
N
Boardinghouse (includes rooming house) (see § 1306.02) (other than uses listed separately in this table)
N
SE
N
N
N
N
Manufactured/mobile home park (see § 1306.02)
N
N
N
N
N
SE
Group home within a lawful existing dwelling unit (see § 1306.02), not including a treatment center
P
P
P
P
N
N
Live/work unit (see § 1306.02)
P
P
P
P
N
N
Conversion of an existing building that was constructed for principal institutional or industrial uses into multifamily residential uses or live/work units (see § 1306.02)
SE
P1
P1
P
SE2
SE2
Single-room occupancy use with on-site supervision (see § 1306.02)
N
SE
SE
N
N
N
Transitional housing (see § 1306.02)
SE
P
SE
SE
P
P
(2) COMMERCIAL USES
Adult use (see § 1306.02)
N
N
N
N
N
SE
After-hours club, to the extent this use is not already prohibited by State Act 219 of 1990 (see § 1306.02)
N
N
N
N
N
SE
Airport (see also "heliport")
N
N
N
N
N
SE
Amusement arcade
N
P
P
P
N
N
Amusement park or water park4
N
SE
N
N
P
P
Animal cemetery (see § 1306.02)
N
N
N
N
N
P
Animal day care (see § 1306.02)
N
SE
N
N
P
P
Arena, auditorium (commercial), performing arts center or exhibition-trade show center
N
P
P
P
P
P
Auto body shop or auto repair garage (see § 1306.02), and provided that parking shall be prohibited on a sidewalk within the right-of-way
N
P
N
N
N
SE
Auto, boat or mobile/manufactured home sales (see § 1306.02)
N
P
N
N
N
P
Auto service station, which may occur with a convenience store, and which may also include fueling of vehicles using hydrogen, liquefied natural gas, propane or similar fuels (see § 1306.02); for a use that primarily serves tractor-trailer trucks, see "truck stop" in this table
N
P
N
N
N
N
Bakery, retail
P
P
P
P
P
P
Bed-and-breakfast inn (see § 1306.03)
P
P
P
P
N
N
Beverage distributor (wholesale and/or retail)
N
P
P
P
P
P
Bus maintenance or storage yard
N
P
N
N
P
P
Bus, taxi or passenger rail terminal
N
P
P
P
P
P
BYOB club (note: definition is limited to a use that is open after 12:00 midnight) (see § 1306.02)
N
SE
SE
N
N
N
Car wash (see § 1306.02)
N
P
N
P
P
P
Catering, custom, for off-site consumption
P
P
P
P
P
P
Communications antennas, commercial (see § 1306.02), limited to accessory antenna attached to specified types of structures by § 1306.02
P
P
P
P
P
P
Communications tower, commercial (see § 1306.02), or other antennas that are not allowed under the above accessory provision
Conference center or exposition center
N
P
P
P
P
P
Construction company or tradesperson's headquarters (including but not limited to landscaping, building trades or janitorial contractor) see also as home occupation; accessory outdoor storage shall be permitted provided it meets the screening requirements of § 1313.03
N
P
P5
P5
P
P
Convenience store, which may be combined with a gas station only if the requirements for a gas station are met and if a gas station is allowed in the district
N
P
P
P
N
N
Crafts or artisan's studio
P
P
P
P
P
P
Custom printing, copying, faxing, mailing or courier service and similar services to businesses
P
P
P
P
P
P
Dog day care: see animal day care
Exercise club
P
P
P
P
P
P
Financial institution; includes banks, with drive-through facilities only allowed in the CBD District if the applicant proves to the City that the access has been designed to minimize conflicts with pedestrian traffic along sidewalks and to meet drive-through provisions in § 1306.03
P
P
P
P
P
P
Flea market/auction house
N
P
P
P
P
P
Food truck, other than operation at any location for less than 15 minutes per day and except for City-approved special events (see § 1306.03)
N
P
N
N
N
P
Funeral home (see crematorium listed separately under institutional uses)
P
P
P
P
P
P
Gaming facility, licensed, other than small games of chance allowed under state law and the state lottery
N
N
N
N
N
SE
Gas station: see "auto service station" in this table
Heliport (see § 1306.02)
N
N
N
N
SE
SE
Hotel or motel (see § 1306.02)
N
P
P
P
P
P
Kennel (see § 1306.02)
N
N
N
N
SE
SE
Laundromat
P
P
P
P
P
P
Laundry, commercial or industrial
N
P
N
N
P
P
Lumberyard
N
N
N
P
P
P
Medical marijuana dispensary (see § 1306.02)
N
P
P
N
P
P
Microbrewery or microdistillery (which may be in combination with a restaurant or tavern)
N
P
P
P
P
P
Motor vehicle racetrack, outdoor
N
N
N
N
N
N
Nightclub
N
SE
SE
N
SE
SE
Office (may include medical clinics or labs)
P
P
P
P
P
P
Pawn shop
N
P
P
P
N
N
Personal services (includes tailoring, check cashing, custom dressmaking, haircutting/styling, dog grooming, travel agency, dry cleaning, shoe repair, "massage therapy, certified" and closely similar uses)
P
P
P
P
P
P
Plant nursery (other than a retail store)
P
P
P
P
P
P
Propane retail distributor, other than prepackaged sales, with a 150 feet minimum setback required between any storage or dispensing facilities and any residential district, and with Fire Department review
N
N
N
N
N
SE
Recording studio, music
P
P
P
P
P
P
Recreation, commercial indoor (includes bowling alley, roller or ice skating rink, batting practice, and closely similar uses); other than uses listed separately in this Article 1304
N
P
P
P
P
P
Recreation, commercial outdoor (including miniature golf course, golf driving range, archery, horseback riding, paintball and closely similar uses); other than uses listed separately in this Article 1304.
N
P
P
P
P
P
Repair service, household appliance
P
P
P
P
P
P
Restaurant (includes banquet hall) (see § 1306.02), other than a tavern or nightclub
With drive-through service (see § 1306.03)
N
P7
N
N
N
N
Without drive-through service
P8
P
P
P
N
N
(Sidewalk cafes or food carts are listed separately below)
Retail store (not including uses listed individually in this Article 1304); any drive-through facilities shall meet § 1306.03 and shall be limited to the CG District; this use may include rental of items or check cashing
P
P
P
P
P
P
Self-storage development (see § 1306.02)
N
P
SE6
P
P
P
Shopping center
N
P
P
P
P
P
Sidewalk cafe or food cart as an accessory use (see § 1306.03)
P
P
P
P
P
P
Target range, firearms
Completely indoor and enclosed
N
P
P
P
P
P
Other than above, with a barrier that the applicant proves is sufficient to protect public safety
N
N
N
N
N
SE
Tattoo parlor or body piercing (other than temporary tattoos or ear piercing which are personal service uses)
N
P
N
P
P
P
Tavern, other than a nightclub
N
P
SE
SE
P
P
Television or radio broadcasting studios
P
P
P
P
P
P
Theater, indoor movie or live theater, other than an adult establishment
N
P
P
P
P
P
Trade/hobby school
P
P
P
P
P
P
Truck stop that primarily serves tractor-trailer trucks
N
N
N
N
N
SE
Veterinarian office (see § 1306.02)
P
P
P
P
P
P
Visitor center providing education and promotional information
P
P
P
P
P
P
Wholesale sales: see under industrial uses
(3) INSTITUTIONAL/SEMI-PUBLIC USES
Cemetery (see § 1306.02); see crematorium listed separately
N
N
N
N
N
N
College or university: educational, recreational, office or support uses (see also residential uses, which are addressed separately)
P
P
P
P
P
P
Community recreation center (limited to a government sponsored or nonprofit facility) or library
P
P
P
P
P
P
Crematorium (see § 1306.02)
N
N
N
N
SE
SE
Criminal halfway house or day reporting center (see § 1306.02)
N
N
N
N
N
SE
Cultural center or museum
P
P
P
P
P
P
Day-care center, adult or child (see § 1306.02) (see also as an accessory use)
SE
P
P
P
SE
SE
Dormitory: see under residential uses in this table
Emergency services station or training facility
P
P
P
P
P
P
Hospital or surgery center or related testing and treatment facilities
P
P
P
P
P
P
Membership club meeting and noncommercial recreational facilities, provided that such use shall not be open between 2:00 a.m. and 6:00 a.m., and provided that such use shall only be allowed in combination with another use if the other use is allowed in that district and if the requirements for that use are also met (see § 1306.02)
SE
P
P
P
P
P
Nursing home or personal care home/assisted living facility or hospice (see § 1306.02)
P
P
P
P
P
SE
Place of worship (see § 1306.02) (includes church)
P
P
P
P
P
P
School, public or private, primary or secondary (see § 1306.02)
P
P
P
P
N
N
Temporary and/or emergency shelter (see § 1306.02) (note: this title does not regulate a temporary shelter as an accessory use to a place of worship that operates less than 30 total days in any 90-day period).
N
SE
N
N
N
SE
Treatment center (see § 1306.02)
N
N
N
N
N
SE
(4) PUBLIC/SEMI-PUBLIC USES
City government uses and facilities, such as public works facilities
P
P
P
P
P
P
Government facility, other than offices and other than uses listed separately in this article
SE
P
P
P
P
P
Prison or similar correctional institution
N
N
N
N
N
SE
Publicly owned or operated park
P
P
P
P
P
P
Public utility facility, other than City-owned facilities and other than uses listed separately in this article; see also § 1306.02
SE
SE
SE
SE
SE
P
Sewage pump stations
P
P
P
P
P
P
Swimming pool, nonhousehold (see § 1306.02)
P
P
P
P
P
P
U.S. Postal Service facility or substation
P
P
P
P
P
P
(5) INDUSTRIAL USES
Asphalt plant
N
N
N
N
N
SE
Assembly or finishing of products using materials produced elsewhere (such as products from plastics manufactured off-site)
N
SE
N
N
P
P
Building supplies and building materials, wholesale sales of
N
P
N
P
P
P
Distribution as a principal use (other than trucking company terminal)
N
N
N
N
P
P
Electric power generating plant (other than putrescent solid waste to energy, solar energy or wind turbines)
N
N
N
N
P
P
Gas or oil wells (see § 1306.02)
N
N
N
N
N
SE
Industrial equipment sales, rental and service, other than involving trucks and trailers primarily intended to be operated on public streets
N
P
N
N
P
P
Incineration of hazardous or toxic waste, other than may have been previously approved within an existing waste-to-energy plant
N
N
N
N
N
SE
Junk: outdoor storage, display or processing of, other than within an approved junkyard or solid waste disposal facility
N
N
N
N
N
N
Junkyard (see § 1306.02) (includes scrapyard)
N
N
N
N
N
SE
Liquid or gas fuel storage, bulk, for off-site distribution, which shall require a 150-foot setback from a residential district and review by the Fire Department of any proposed facilities; other than auto service station, propane distributor as listed separately, prepackaged sales or fuel tanks for company vehicles
N
N
N
N
N
SE
Manufacture and/or bulk processing of the following, provided manufacturing occurs only indoors:
Agricultural chemicals, fertilizers or pesticides
N
N
N
N
N
SE
Apparel, textiles, shoes and apparel accessories (see also crafts studio)
N
P
N
P
P
P
Cement manufacture
N
N
N
N
N
SE
Ceramics products (other than crafts studio)
N
N
N
N
P
P
Chemicals, manufacture or bulk processing of, other than pharmaceuticals and types listed separately
N
N
N
N
N
SE
Clay, brick, tile and refractory products
N
N
N
N
P
P
Computers; electronic and microelectronic products
N
P
N
P
P
P
Concrete, lime and gypsum products, other than actual manufacture of cement
N
N
N
N
N
P
Electrical equipment, appliances and components
N
P
N
N
P
P
Explosives, fireworks or ammunition
N
N
N
N
N
SE
Fabricated metal products (except explosives, fireworks or ammunition) and/or machine shops
N
N
N
N
P
P
Food and beverage products, at an industrial scale as opposed to a clearly retail scale (which may include aquaculture)
N
P
N
P
P
P
Glass and glass products (other than crafts studio)
N
N
N
N
P
P
Jewelry and silverware
N
P
N
N
P
P
Leather and allied products (other than crafts studio or tannery)
N
N
N
N
P
P
Machinery or gaskets
N
N
N
N
P
P
Manufactured or modular housing manufacture
N
N
N
N
P
P
Manufacture and/or bulk processing of the following, provided manufacturing occurs only indoors:
Medical equipment and supplies
N
P
N
N
P
P
Metal products, primary
N
N
N
N
SE
P
Mineral products, non-metallic (other than mineral extraction)
N
N
N
N
P
P
Paper and paper products (including recycling, but not including manufacture of raw paper pulp)
N
P
N
N
P
P
Paper: raw pulp
N
N
N
N
N
P
Paving materials, other than bulk manufacture of asphalt
N
N
N
N
N
P
Pharmaceuticals and medicines
N
N
N
N
P
P
Plastics, polymers, resins, vinyl, coatings, cleaning compounds, soaps, adhesives, paints, or ink
N
N
N
N
SE
P
Products from previously manufactured materials, such as glass, leather, plastics, cellophane, textiles, rubber or synthetic rubber
N
P
N
N
P
P
Roofing materials and asphalt saturated materials or natural or synthetic rubber
N
N
N
N
SE
P
Scientific, electronic and other precision instruments
N
P
P
N
P
P
Sporting goods, toys, games, musical instruments or signs
N
P
P
P
P
P
Transportation equipment, including installing mechanical additions to trucks and trailers
N
N
N
N
P
P
Wood products and furniture (not including raw paper pulp)
N
P
P
P
P
P
See § 1306.02 for uses that are not listed
Medical marijuana grower/processor (see § 1306.02)
N
P
N
N
P
P
Mineral extraction (see § 1306.02) and related processing, stockpiling and storage of materials removed from the site, other than as part of preparation of a development site
N
N
N
N
N
SE
Packaging
N
P
P
P
P
P
Package delivery services distribution center
N
P
N
N
P
P
Petroleum refining or manufacture or bulk storage of ethanol or similar fuels for off-site use
N
N
N
N
N
SE
Pipeline compressor station (such as for natural gas), which shall be constructed within an enclosed structure with sound absorbing walls
N
N
N
N
N
SE
Printing or bookbinding
N
P
P
P
P
P
Recycling center, bulk processing, provided all operations of an industrial scale occur within an enclosed building (this use does not include a solid waste disposal or transfer facility)
N
N
N
N
SE
P
Research and development, engineering or testing facility or laboratory (other than medical laboratories, which is considered an office use) and related manufacture of prototypes
N
N
N
N
P
P
Sawmill/planing mill
N
N
N
N
N
P
Slaughterhouse, stockyard or tannery, with a 400-foot minimum setback from all lot lines
N
N
N
N
N
SE
Solid waste landfill
N
N
N
N
N
N
Solid waste transfer facility or putrescent waste-to-energy facility (see § 1306.02)
N
N
N
N
N
SE
Trucking company terminal
N
N
N
N
SE
P
Warehousing or storage as a principal use
N
N
N
N
P
P
Warehousing or storage as an on-site accessory use or serving principal uses located or allowed within the same zoning district
P
P
P
P
P
P
Welding
N
N
N
N
P
P
Wholesale sales (other than motor vehicles)
N
P
SE
P
P
P
(6) ACCESSORY USES
See list of additional permitted uses in Section C, such as "residential accessory structure or use"
See additional requirements in § 1306.03 for specific accessory uses
Bus passenger shelter, which may include an advertising sign (see § 1306.03)
P
P
P
P
P
P
Composting, other than leaves, vegetation or materials generated on-site which are permitted by right
N
N
N
N
SE
P
Day-care center accessory to and on the same lot as an existing lawful place of worship
P
P
P
P
P
P
Day care (see § 1306.03) as accessory to a lawful dwelling, of the following number of persons, in addition to children or grandchildren of the on-site caregiver:
Day care of a maximum of 3 persons; this use does not need a zoning permit
P
P
P
P
P
P
Group day-care home (7 to 12 children)
SE
P
P
P
P
N
Family day-care home (4 to 6 children)
P
P
P
P
P
N
Furnace, outdoor (see § 1306.03)
P
P
P
P
P
P
Geothermal well, with a 20-foot minimum setback from lot lines and street rights-of-way
P
P
P
P
P
P
Home occupation, general or low impact (see § 1306.03)
P
P
P
P
P
P
Outdoor storage and/or display as accessory to a business use (see buffer yard provisions) (see § 1306.03)
P5
P
P5
P
P
P
Outdoor storage and/or display as principal use, other than uses listed separately in this table (see buffer yard provisions in § 1313.03)
N
N
N
N
SE
P
Retail sales as accessory to a principal industrial use, limited to items produced or distributed on the premises, and limited to a maximum of 5% of the floor area of the principal use
N
P
P
P
P
P
Short-term rental of a dwelling (see § 1306.03)
P
P
P
P
P
P
Temporary commercial uses: see § 1306.03, as well as "food truck" which is listed separately
Unit for care of relative (see § 1306.03) on the lot of an existing dwelling
P
P
P
P
N
N
(7) MISCELLANEOUS USES
Crop farming, community garden, greenhouse, or hydroponics
P
P
P
P
P
P
Forestry (see § 1306.02)
P
P
P
P
P
P
Livestock or poultry, raising of (see § 1306.02)
N
N
N
N
P
P
Nature preserve/environmental education center
P
P
P
P
P
P
Parking lot or structure as an accessory or principal use:
Parking of trucks that haul putrescent or hazardous waste
N
N
N
N
N
SE
Overnight parking that primarily serves 2 or more tractor-trailer trucks and/or their trailers
N
P
N
N
P
P
Other than above, such as municipal parking lots and customary accessory parking for on-site uses
P
P
P
P
P
P
Recycling collection center
N
P
N
N
P
P
Solar energy collection systems
Which cover areas equal to a maximum of 20% of the lot area, plus areas on top of building roofs and parking areas
P
P
P
P
P
P
Which cover larger areas than above, and which include evergreen vegetation with an initial height of 3 feet between ground-mounted solar collectors and any abutting dwelling
N
N
N
N
N
P
Wastewater treatment plant (other than customarily accessory pretreatment facilities)
N
N
N
N
N
P
Wind turbines:
Maximum of 1 on a lot that is an accessory use (see § 1306.03)
SE
SE
SE
SE
SE
SE
1 or more wind turbines, other than above (see § 1306.02)
N
SE
SE
SE
SE
SE
All uses that will be unable to comply with the performance standards of this title; see the environmental protection requirements of Article 1310
N
N
N
N
N
N
NOTES:
1
=
Such housing shall be limited to being in the same building as a principal commercial use(s) that occupies the majority of the street level, which may include a live/work unit.
2
=
Shall be limited to a building on a lot that is abutting or directly across a street or alley from a Residential, CBD or Municipal Recreation Zoning District.
3
=
See limits on hours of operation in § 1304.05.
4
=
The use shall not be open to customers after 10:00 p.m. if the use is not within an enclosed building and is within 300 feet from an existing dwelling. Outdoor recreation areas shall be enclosed by six feet high fencing and/or a building.
5
=
A maximum of 25% of lot shall be used for outdoor storage.
6
=
Limited to within a building that existed prior to the adoption of this title, in space that is not street level.
7
=
If the use will be open between 12:00 midnight and 6:00 a.m., the use and its parking areas shall be set back a minimum of 200 feet from any existing or approved dwellings.
8
=
Limited to locations on Cumberland, Walnut, Willow, 7th, 8th or 10th Streets.
P
=
Permitted by right use (zoning decision by Zoning Officer).
SE
=
Special exception use (zoning decision by Zoning Hearing Board).
N
=
Not permitted.
(See § 1306.02 or 1306.03)
=
See additional requirements in § 1306.02 or 1306.03.
[Ord. No. 1-2020, 21, passed 6-22-2020]
Section 1303.02 shall apply.
[Ord. No. 1-2020, 21, passed 6-22-2020]
The following are permitted by right accessory uses only to a permitted by right or special exception commercial, industrial or institutional use, provided that all requirements of this title are met:
(a) 
Storage of fuels for on-site use or to fuel company vehicles.
(b) 
The following accessory uses, provided that the use is clearly limited to employees, patients, residents and families of employees of the use and their occasional invited guests:
(1) 
Internal cafeteria without drive-through service;
(2) 
Day-care center; or
(3) 
Recreational facilities.
(c) 
Automatic transaction machine.
[Ord. No. 1-2020, 21, passed 6-22-2020]
Section 1302.05 shall apply.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a) 
A commercial use or membership club in the OI District shall not be open to customers or patrons for business purposes between the hours of 11:00 p.m. and 6:00 a.m. unless it was already regularly open to the public during those hours immediately prior to the effective date of this title. A commercial use or membership club may be approved to be open after 11:00 p.m. as a special exception use if the applicant proves to the satisfaction of the Zoning Hearing Board that such business hours will not negatively impact dwellings in the vicinity.
(b) 
A nonconforming commercial use or membership club in a residential district shall not be open to customers or patrons for business purposes between the hours of 11:00 p.m. and 6:00 a.m., unless the use was already regularly open to the public during those hours immediately prior to the effective date of this title.
(c) 
These time restrictions shall not apply to health care uses.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a) 
This section shall apply if age-qualified housing is used to allow an increased density under this title under Article 1305 of this title.
(b) 
Age-qualified housing shall involve all housing units within a subdivision or land development being permanently limited by deed and by any lease to occupancy by at least one person age 55 and older, and with no resident under age 18, except that a person under age 18 may temporarily stay within a housing unit for a total of less than 60 days per calendar year. An applicant alternatively may decide to use an age limit of 62 or above, or a similar age limit authorized by federal law.
(c) 
The applicant may also decide to permit one or more types of persons classified by the social security administration as disabled to reside in age-qualified housing, regardless of their age, provided it is structured in a way that complies with federal law.
(d) 
A primary enforcement mechanism shall be established by the applicant, such as through the owner of a rental development or by a homeowner association. The City shall be provided with secondary enforcement authority that is intended to be used if such primary mechanism fails to comply with its enforcement responsibilities. If the City needs to utilize its enforcement authority, the City's enforcement costs shall be paid by the entity with the primary enforcement responsibility.
(e) 
If a household met the age qualifications at the time of initial occupancy of a dwelling unit, members of a household are not required to leave if a person aged 55 or older later dies or leaves the household, such as because of divorce, separation or need for nursing care.