The City of Chester 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 City, 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 City 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. 
R-1 Low Density Residential District. To provide for and to protect the integrity of low density residential neighborhoods that are primarily comprised of single-family detached and semidetached dwellings.
B. 
R-2 Single Family Residential District. To provide for medium low density neighborhoods that are primarily comprised of single-family detached and semidetached dwellings.
C. 
R-3 Medium Density Residential District. To provide for medium density neighborhoods with a mix of housing types.
D. 
R-4 High Density Residential District. To provide for higher density residential neighborhoods with a mix of housing types. To also provide for coordinated residential development for persons of retirement age.
E. 
CBD Central Business District. To provide for an orderly coordinated development of varied commercial business, arts, cultural, institutional and residential development in the central business area. To promote pedestrian-friendly uses, as opposed to uses that are auto dependent.
F. 
C-1/R Neighborhood Commercial/Residential District. To provide for less intensive types of commercial uses in areas that include many existing homes or that involve small lots that are immediately adjacent to residential neighborhoods. The intent is to control uses that are most likely to generate nuisances or hazards for nearby residents, such as 24 hour operations.
G. 
C-2/R General Commercial/Residential 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. To also allow for upper story residential development, while seeking to separate it from intensive commercial uses.
H. 
U/O University/Office Research District. To provide for educational, office, research and development and complementary uses.
I. 
W-1 Waterfront District. To promote the mixed use redevelopment of properties along the Delaware River. To allow a variety of sports, entertainment, retail, office and other nonresidential and residential land uses, with flexible dimensional standards.
J. 
WO Waterfront Overlay District. To offer an optional set of standards for nonresidential development of certain areas along the Delaware River that are currently occupied by industrial uses.
K. 
LIC Light Industrial/Commercial District. To provide for a variety of commercial uses, including retail and service uses. To provide for less intensive types of industrial development, particularly in areas that are adjacent to residential neighborhoods. To avoid hazards or nuisances to surrounding areas, including excessive noise.
L. 
MIC Medium Industrial/Commercial District. To provide for light and moderately intensive industrial development that is located and designed to be compatible with adjacent uses and to contribute to the economic base of the City. To minimize nuisances and hazards.
M. 
HIC Heavy Industrial/Commercial District. To provide suitable areas for a wide variety of industrial uses and compatible commercial uses, including intensive uses that must be allowed under state law.
N. 
DPO Deshong Park Overlay District. To provide an optional type of development that provides greater flexibility in the development of the frontage along the Avenue of the States, provided that sensitive environmental features (including steep sloped land, floodplains, and mature trees) and significant contiguous open space are preserved.
O. 
TOD Transit-Oriented Development Overlay District. To offer an optional form of development in areas within a convenient walking distance of the Highland Avenue SEPTA station to promote use of the commuter rail service. It is the intent that the boundaries of this overlay district may be modified if the station would be relocated.
P. 
CN Conservation District. To allow for only very-low-intensity development in areas of sensitive natural features. Many of these areas are public parks, which are not suitable for private development.
The City of Chester 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 chapter and shall be as much a part of this chapter as if all were fully described in this text.
Where uncertainty exists with respect to the boundaries between districts as shown on the Zoning Map, the following rules shall apply.
A. 
Where district boundaries are indicated as approximately coinciding with streets, alleys, waterways, or railroad rights-of-way, the center lines of such features shall be construed to be such boundaries unless otherwise indicated on the Map. Where a boundary adjoins a highway, the zoning district boundary shall be considered the center line of the highway. The zoning district boundaries shall extend to the City border, including into the Delaware River.
B. 
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.
C. 
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.
D. 
All areas of the City which are under water shall be subject to all of the regulations of the district which immediately adjoins the water area. If the water area adjoins two or more districts, the boundaries of each district shall be construed to extend into the water area in a straight line.
E. 
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.
F. 
Where a lot that existed at the time of enactment of this chapter is divided into two zoning districts, the zoning district boundary may be allowed by the applicant to be shifted up to 50 feet on that lot to accommodate a proposed use.
If a use clearly is not permitted by right or as a special exception 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 specifically proves to the clear satisfaction of the Zoning Hearing Board 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 permitted in the district;
B. 
The proposed use would be closely similar in impacts and character to uses permitted in that district;
C. 
The use would meet the standards that would apply under § 550-111C to a special exception use; and
D. 
The use is not specifically prohibited in that district.