[Ord. No. 1498-25, 12/8/2025]
1. 
The following zoning districts are hereby established in the Borough.
Base Zoning Districts
Overlay Districts
RESIDENTIAL DISTRICTS
Floodplain Overlay (FO)
Historic Overlay (HO)
Low Density Residential (R-1)
Preservation Residential (R-1A)
Moderate Density Residential (R-2)
MIXED USE DISTRICTS
Low Impact Neighborhood Commercial (NC-1)
Historic Corridor Neighborhood Commercial (NC-2)
Neighborhood Commercial (NC-3)
Carlisle Street Neighborhood Commercial (NC-4)
General Commercial (GC)
Old Town (OT)
Revitalization (REV)
SPECIAL DISTRICTS
Civic Institution (CI)
Institution (INS)
Healthcare (HC)
Industrial (IND)
[Ord. No. 1498-25, 12/8/2025]
1. 
The base zoning districts established by § 27-201 are delineated on the Borough's official Zoning Map, which is adopted, and incorporated herein in its entirety, as part of this chapter and included hereto as Exhibit A.[1]
A. 
Promptly following enactment of this chapter, the Zoning Officer shall place the following legend on the official Zoning Map adopted as part of this chapter, the Borough Council President shall execute the same on behalf of the Council and the Borough Manager shall attest to the same: "On <DATE>, by official action of Borough Council, the map bearing this legend was adopted as the official Zoning Map of the Borough by enactment of the Zoning Ordinance of Gettysburg Borough, Adams County, Pennsylvania."
B. 
No changes of any nature shall be made in the official Zoning Map except in conformity with the procedures set forth in § 27-120, Amendments, of this chapter. Any unauthorized change of whatever kind by any person or persons shall be considered a violation of this chapter.
C. 
A certified Zoning Map shall be filed with the Borough Manager, Borough Planning Commission, and the Adams County Planning Commission.
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
[Ord. No. 1498-25, 12/8/2025]
1. 
Where uncertainty exists as to the boundaries of zoning districts as shown on the official Zoning Map, the following rules shall apply:
A. 
Boundaries indicated as approximately following the center lines of streets, highways, and alleys shall be construed to follow such center lines.
B. 
Boundaries indicated as approximately following the center of streams, rivers, canals, lakes, or other bodies of water shall be construed to follow such center lines.
C. 
Boundaries indicated as approximately following property lines or platted parcel lines shall be construed as following such lines.
D. 
Boundaries indicated as approximately following Borough boundaries shall be construed as following Borough boundaries.
E. 
Boundaries that are in unsubdivided property or where a zoning district boundary divides a parcel shall be determined using the map scale as shown thereon.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the R-1 District is to provide for certain areas of the Borough to be maintained as residential areas primarily for single-family detached housing.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figure 204 specifies the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the R-1A District is to provide for certain areas of the Borough that contain large residential dwellings to be maintained as single-family dwellings, but to allow bed-and-breakfast uses to be conducted in those buildings to provide income to maintain the large dwellings without conversion to other uses that are not owner-occupied, such as conversion apartments.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figure 205 specifies the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the R-2 District is to provide for the development of certain areas of the Borough into residential neighborhoods that contain a mix of residential dwellings and create walkable access to goods and services in the downtown and other destination areas within the Borough.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figure 206 specifies the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the NC-1 District is to provide for certain areas of the Borough that contain a mix of higher density attached (two-family) and detached residential dwellings with interspersed neighborhood scaled businesses. Expansion of such businesses is to be limited to preserve the existing predominant residential character of these neighborhoods.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figure 207 specifies the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the NC-2 District is to provide for offices, select businesses, residential uses, and other compatible uses within the historic, mixed use Baltimore Street Corridor in a manner that respects and preserves the special character of this area. Adaptive reuses that preserve the viability of the larger structures within these areas are encouraged.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figure 208 specifies the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the NC-3 District is to provide for the development of compact segments of existing street and road frontages for neighborhood-scaled commercial establishments and activities that are readily accessible by motor vehicles, while also maintaining safe pedestrian access and passage through a well-connected and-maintained sidewalk network.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figure 209 specifies the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the NC-4 District is to provide for the development of the 200 and 300 blocks of Carlisle Street and Paxton Hall as a residential transition zone from Gettysburg College properties to residential neighborhoods.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figure 210 specifies the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the GC District is to provide for the commercial development of existing street and road frontage for auto-oriented commercial establishments and activities, while accommodating safe pedestrian accessibility. Such businesses serve the greater Gettysburg area and include larger commercial establishments including the tourism-based businesses along Steinwehr Avenue and service businesses along York Street/Road.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figure 211 specifies the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the OT District is to continue and strengthen the role of downtown Gettysburg as a diversified, multipurpose, people-oriented center. Retail stores, services, offices, and public activities in this district will serve local and regional residents, visitors, and businesses. Upper-floor apartments and other forms of housing will complement downtown commerce and help support sustained economic activity.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figures 212-A and 212-B specify the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the REV District is to promote the revitalization of existing structures and development of underutilized or vacant parcels adjacent to the downtown core. The REV District is sensitive to the downtown area's historic and pedestrian-oriented center and recognizes the linkage that the district has with the downtown, Gettysburg College, and surrounding residential neighborhoods.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figures 213-A and 213-B Specify the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the CI District is to provide for the continued use and preservation of those areas of the Borough where major publicly owned and managed parklands are located. Permitted uses under this district are those directly related to and necessary for the park facilities' operations. Uses include the Gettysburg Area Recreation Authority (GARA) parks and recreation facilities and the National Park Service Gettysburg National Military Park.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figure 214 specifies the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the INS District is to provide for the continued use and preservation of those areas of the Borough where major private and publicly owned and managed educational institutional uses are located. Permitted uses under this district are those directly related to and necessary for each institution's operations, which include supporting residential and nonresidential uses that are necessary to sustain their respective academic missions. Uses include the Gettysburg College, Lutheran Theological Seminary, and Gettysburg Area School District.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figure 215 specifies the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of this district is to provide for the continued maintenance of those areas of the Borough where campus-style health-care facilities are presently located and to provide for select residential and commercial uses that are compatible with existing uses in the area.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figure 216 specifies the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the IND District is to provide for a limited range of industrial or manufacturing activities in areas that will be both suitable for the proposed use and compatible with the community.
2. 
Use Regulations.
A. 
Permitted uses and use regulations are specified in Part 3, Zoning Uses.
B. 
All uses permitted within this district shall also comply with the supplemental regulations contained in Part 4 of this chapter.
3. 
Building Form Regulations. Figure 217 specifies the district's building form regulations.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the Floodplain Overlay (FO) District is to:
A. 
Regulate the permitted use of flood-prone areas.
B. 
Where there happens to be any conflict between the provisions or requirements of any of the floodplain districts and those of any underlying district, the more restrictive provisions and/or those pertaining to the floodplain districts shall apply.
C. 
In the event any provisions concerning a floodplain district are declared inapplicable, as a result of any legislative or administrative actions or judicial discretion, the basic underlying district provision shall remain applicable.
D. 
Require the utilization of appropriate construction practices and design standards in order to preventing or minimize flood damage in the future.
E. 
Reduce financial burdens imposed on the community, its governmental units, and its residents, by preventing the unwise use and development of property in areas subject to flooding.
2. 
Authority. Sections 604 and 605 of the MPC[1] and the Pennsylvania Flood Plain Management Act (Act 166-1978)[2] grant municipalities the authority to identify flood-prone areas subject to periodic flooding and regulate with specific control the permitted use, type of construction and height of floor levels above base flood elevation permitted in the area to lessen or avoid the hazards to persons and damage to property resulting from the accumulation of storm or flood waters.
[1]
Editor's Note: See, respectively, 53 P.S. §§ 10604 and 10605.
[2]
Editor's Note: See 32 P.S. § 679.101 et seq.
3. 
Applicability. Except as modified by the FO, the provisions of the applicable base zoning district(s) shall apply to all development within the boundary of the designated area. If regulations conflict, the applicable FO regulations shall prevail. Whenever the FO District is established, any subsequent application to change the base zoning district shall not be construed to be an application to eliminate the FO District for the property covered by the application. An intent to eliminate the FO District on a given property shall be expressly stated to be part of the application.
4. 
Floodplain Management Ordinance. Chapter 8, Floodplains, of the Borough of Gettysburg Code of Ordinances establishes the requirements for floodplain management, including general provisions, interpretations and definitions, establishes floodplain areas, boundary disputes, alternations, criteria for building and site plan approval, administration, appeals and penalties, government actions, and municipal liability.
5. 
Boundaries of District.
A. 
To the extent the Zoning Map and Chapter 8, Floodplains, of the Borough of Gettysburg Code of Ordinances identifies areas prone to or otherwise at risk of flood, including without limitation by reference to a Flood Insurance Rate Map or FEMA Flood Insurance Study, such areas shall be deemed identified as flood-prone areas for purposes of this chapter and included within the FO District.
B. 
Boundaries indicated as approximately following the center lines of street or alley rights-of-way shall be construed to follow such center lines;
C. 
Boundaries indicated as parallel to, or extensions of, features indicated in the above shall be so construed;
D. 
Where physical or cultural features existing on the ground are different with those shown on the Flood Insurance Rate Map, or in other circumstances not covered by the above, the Zoning Officer shall interpret the FO District boundaries; and
E. 
Distances not specifically indicated on the Zoning Map shall be determined by the scale of the map.
6. 
Interpretation of Provisions. In interpreting the language of the FO District and the extent of underlying zoning district regulation upon use of property, where doubt exists between regulations, the stricter regulation shall govern. Any challenges to the Borough's interpretation of the applicability of the FO District shall be appealed in accordance with the requirements outlined in § 27-116, Appeals and Applications, of this chapter and Article IX, Zoning Hearing Board and Other Administrative Proceedings, of the MPC.
[Ord. No. 1498-25, 12/8/2025]
1. 
Purpose. The purpose of the Historic Overlay (HO) District is:
A. 
To safeguard Gettysburg's historic identity as it is represented in structures, streetscapes and sites of historical, architectural and archaeological value within the Historic District.
B. 
To awaken in residents an interest in Gettysburg's cultural, economic, social, political and architectural history, and consequently an understanding that the appearance of the Historic District is a valuable but fragile resource which must be protected and preserved.
C. 
To stabilize and improve property values in the Historic District.
D. 
To strengthen the Borough's economy through recognition that visitors are interested in Gettysburg's historic buildings and streetscapes as a part of the context of the Gettysburg National Military Park.
E. 
To encourage proper enforcement of the Borough's building, housing and property maintenance codes, particularly as they apply to properties in the Historic District.
F. 
To discourage demolition and other inappropriate changes to historic structures by providing advice or other assistance for their stabilization, preservation, rehabilitation or restoration so as to perpetuate their usefulness.
G. 
To ensure that the size, scale, and design of new construction within the Historic District is in harmony with the old.
H. 
To discourage excavations which could disturb potentially important archaeological sites.
2. 
Authority. Article VI, Section 603(g)(2), of the MPC[1] mandates that "Zoning ordinances shall provide for protection of natural and historic features and resources." Article VI also provides for the regulation of "places having unique historical, architectural or patriotic interest or value" through the creation of specific zoning classifications.
[1]
Editor's Note: See 53 P.S. § 10603(g)(2).
3. 
Applicability. This section applies to all properties located within the Historic Overlay District as further described below in Subsection 5 below.
4. 
Historic District Ordinance. Chapter 11, Historic Districts, of the Borough of Gettysburg Code of Ordinances as authorized under Act 167, P.L. 282, No. 167[2], establishes the Gettysburg Historic District and among other provisions regulates the erection, reconstruction, alteration, restoration, demolition, or razing of buildings within the historic districts.
[2]
Editor's Note: See 53 P.S. § 8001 et seq.
5. 
Boundaries of Historic Overlay District.
A. 
The Gettysburg Historic District, as regulated under Chapter 11 of the Borough of Gettysburg Code of Ordinances and as delineated on the Zoning Map, is hereby adopted by reference and declared to be a part of this chapter.
B. 
The HO District shall function as an overlay zoning district to the existing zoning districts. All of the provisions of the underlying zoning districts shall remain in full effect, except that the additional procedures and requirements of this section shall also apply.
C. 
If, in accordance with the amendment procedures specified under § 27-120 of this chapter, changes are made to the Gettysburg Historic District boundaries, such changes shall be entered on the Zoning Map promptly after the amendment has been approved by Borough Council and certified by the Pennsylvania Historical and Museum Commission.
D. 
Where uncertainty exists as to the boundaries of the Gettysburg Historic Districts as shown on the Zoning Map, the following rules shall apply:
(1) 
Boundaries indicated as approximately following the center lines of street or alley rights-of-way shall be construed to follow such center lines;
(2) 
Boundaries indicated as parallel to, or extensions of, features indicated in the above shall be so construed;
(3) 
Boundaries indicated as approximately following plotted lot lines shall be construed as following such lot lines; and
(4) 
Distances not specifically indicated on the Zoning Map shall be determined by the scale of the map.
6. 
Boundaries of District. The boundaries of the Gettysburg Historic District are specified under § 11-103, Limits of the Historic District, and are depicted on the Zoning Map.
7. 
Interpretation of Provisions. In interpreting the language of the HO District and the extent of underlying zoning district regulation upon use of property, where doubt exists between regulations, the stricter regulation shall govern. Any challenges to the Borough's interpretation of the applicability of the HO District shall be appealed in accordance with the requirements outlined in § 27-116, Appeals and Applications, of this chapter and Article IX, Zoning Hearing Board and Other Administrative Proceedings, of the MPC.