The basic regulations governing the use of land and the size of lots, yards and buildings within each zoning district are established in this Article. For certain specific uses or exceptional situations, these basic regulations are supplemented by Article V and by other provisions of this chapter.
A.
Regulations governing the use of land. Regulations
governing the use of land within the various zoning districts shall
be as set forth in Schedule 1.[1]
[1]
Editor's Note: Schedule 1 is included at the end of this chapter.
B.
Regulations governing the size of lots, yards and
buildings. Lot, yard and building regulations for the various zoning
districts shall be as set forth in Schedule 2.[2]
[2]
Editor's Note: Schedule 2 is included at the end of this chapter.
A.
Principal permitted uses. Uses listed as principal
permitted uses in Schedule 1 shall require no special action by the
Zoning Hearing Board or by the Planning Commission before a zoning
permit is granted by the Zoning Officer.
[Amended 12-12-1994 by Ord. No. 526]
B.
Accessory uses. Uses listed as accessory uses in Schedule
1 are uses which are subordinate to the principal use of a building
or property, and such uses shall not require any special action by
the Zoning Hearing Board or by the Planning Commission before a zoning
permit is granted by the Zoning Officer.
[Amended 12-12-1994 by Ord. No. 526]
C.
Special uses.
(1)
Uses listed as special uses in Schedule 1 shall require
individual consideration in each case because of their unique characteristics.
Such special uses may be permitted only upon authorization by the
Zoning Hearing Board, subject to certain conditions and safeguards,
and after review by the Planning Commission.
[Amended 12-12-1994 by Ord. No. 526]
(2)
A special use shall not cause substantial injury to
the value of other property where it is to be located; shall conform
with regulations applicable to the district where located; shall be
compatible with adjoining development; shall provide adequate landscaping
and screening; shall provide off-street parking and loading so as
to minimize interference with traffic on the local streets; and shall
not jeopardize the public health, safety, welfare and convenience.
Twenty use classes are hereby established as
shown on Schedule 1.[1] The specific uses included in each use class are outlined
below:
A.
Principal permitted uses: Use Classes 1 through 12.
(1)
Use Class 1: Single-family detached dwellings.
(2)
Use Class 2: Two-family dwellings, including duplex
dwellings and semiattached single-family dwellings.
(3)
Use Class 3: Retail and service. Includes small retail stores and
services, grocery, drug, hardware stores, soda fountains (no dancing
or live entertainment), business and professional offices, including
branch banks, barber and beauty shops, hoe repair, dry cleaning and
laundry establishments. Also includes upper floor apartments and multiple
family dwellings. Excludes automobile service stations. No first floor
of any of the above indicated commercial establishments, retail stores
or professional offices of any structure shall be converted into a
dwelling structure. Upper floor structures which have been converted
to a dwelling structure may be further converted to provide for additional
dwellings.
[Amended 2-12-2018 by Ord. No. 866]
(4)
Use Class 4: Community retail and service. Includes
retail and service establishments serving the entire city, major department
stores and specialty shops, banks and other financial institutions,
hotels, motels and rooming houses, offices and office buildings, automobile
service stations including minor repairs, off-street parking, railway
and bus terminals, telegraph and express offices, auto supply stores,
furniture stores, major appliance stores, radio and television studios,
funeral parlors, car sales, business and commercial schools, supermarkets
and health care facilities.
[Amended 3-13-1995 by Ord. No. 534]
(5)
Use Class 5: Commercial recreation and entertainment.
Includes hotels, theaters, nightclubs, restaurants, taverns, major
entertainment facilities, bowling alleys, pool halls, skating rinks,
social halls, clubs and lodges.
(6)
Use Class 6: Commercial education. Includes schools
of business, technical trades, art, music, dancing, photography.
(7)
Use Class 7: Limited commercial and industry conducted
within an enclosed building. Includes laboratories, manufacture of
small musical or precision instruments, dress and garment manufacturing,
manufacture of rubber stamps and ceramic products (using only pulverized
clay and electrical or gas kilns), automobile sales and show rooms,
funeral parlors, printing and publishing, wholesale offices and showrooms
and display rooms with storage limited to samples enclosed within
a building.
(8)
Use Class 8: Heavy commercial. Includes delivery and
distribution centers, wholesale business and warehousing, truck and
freight terminals, produce and meat markets, material and machinery
store and sales yards, laundries, large-scale dry cleaning and dyeing,
automobile service stations including major repairs, printing and
newspaper publishing, small machine shops, sign painting, automatic
car wash, animal hospitals and veterinary clinics.
(9)
Use Class 9: Light industry. Includes the manufacture,
assembly or packing of products from previously prepared materials
not objectionable or injurious due to smoke, noise, odors, glare,
dust or hazardous materials. Such products would include cloth, plastic,
paper, leather, wood, metal, precious or semiprecious metals or stones,
electronic or electrical instruments or devices, candy, food products,
pharmaceuticals and the like, but not including the production of
fish or meat products, sauerkraut, vinegar or the rendering or refining
of fats and oils.
(10)
Use Class 10: Heavy industry, involving the
manufacture or assembly of products from raw materials. Includes bulk
storage of petroleum, grain and similar products, metal fabrication,
including structural steel shops, machine shops, forges and foundries;
brewing and distilling of liquor; gas manufacture and storage; meat
packing (excluding stockyards or slaughterhouse); quarrying, rock
crushing and grinding; brick, pottery, stone and monument works; and
railroad yards, repair shops and roundhouses. Provided that they are
over 200 feet from the nearest R District, the manufacture of products
such as coke, wood and tar products, chemicals such as ammonia, caustic
soda, carbides, hydrogen, oxygen, alcohol, nitrates and potash, rubber,
soap, flour mills, lime kilns and cement are also permitted.
(11)
Use Class 11: Communications and forest products.
Includes forest and agricultural products; radio-television transmission
or receiving towers and facilities; cemeteries and mortuaries.
(13)
Use Class 12(a): Adult entertainment and services,
which includes adult bookstores, adult motion-picture theaters, adult
mini-motion-picture theaters, adult drive-in theaters and massage
parlors.
[Added 10-11-1977 by Ord. No. 227-77; amended 6-10-1986 by Ord. No. 363]
(a)
Such uses are prohibited within the area circumscribed
by a circle which has a radius consisting of the following distance
from the following specified uses or zones:
(b)
The distances provided in this section shall
be measured by following a straight line, without regard to intervening
buildings, from the nearest point of the property parcel upon which
the proposed use is to be located to the nearest point of the parcel
of property of the land use district boundary line from which the
proposed land use is to be separated.[2]
[2]
Editor's Note: Former Subsection A(14), regarding
Use Class 12(b), elder-care facilities, added 3-9-1998 by Ord. No.
591, was repealed 7-12-1999 by Ord. No. 611.
(14)
Use Class 12(b): Commercial uses including drug stores, hardware
stores, banks and other financial institutions, barber and beauty
shops, shoe repair, dry-cleaning and laundry establishments, upper-floor
apartments over permitted ground-floor uses, specialty shops, boutique
hotels, offices and office buildings, off-street parking, furniture
stores, appliances stores, funeral parlors, business and commercial
schools, gift shops, grocery stores, health-care facilities, commercial
recreation and entertainment (including, but not limited to, theaters,
nightclubs, restaurants, taverns, outdoor dining/entertainment, bowling
alleys, museums, pool halls, skating rinks, social halls, clubs and
lodges), schools of business, technical trades, art, music, dancing
and photography, and any facilities, actions or measures required
to achieve compliance with governmental regulations. Note: This use
class excludes adult entertainment and services and single-person
occupancy in dwellings.
[Added 1-13-2020 by Ord.
No. 878]
(15)
Use Class 12(c): Craft brewery or craft distillery.
[Added 1-13-2020 by Ord.
No. 878]
B.
Accessory uses: Use Classes 13 through 15.
(1)
Use Class 13: Accessory residential uses. Includes
home occupations; home gardening, but not the raising of livestock
or poultry; private parking areas; nonprofit nurseries and greenhouses
(not including outdoor storage of equipment).
(2)
Use Class 14: Parking and loading areas and signs.
(3)
Use Class 15: Other accessory uses customarily appurtenant
to permitted uses.
C.
Special uses: Use Classes 16 through 20.
(1)
Use Class 16: Multifamily dwellings.
(a)
Includes multifamily dwelling structures in
the R-1, R-1A R-2 and C/R Districts, which conform with the following
schedule:
[Amended 1-13-2020 by Ord. No. 878]
|
Elevator Apartment
| ||||
|---|---|---|---|---|
|
Row House or Garden Apartment
|
General Occupancy
|
Elderly
| ||
|
Type of Regulation
|
R-1
|
R-1A
|
R-2
|
R-2
|
|
Average area (square feet required per dwelling unit)
|
4,200
|
2,500
|
1,500
|
500
|
|
Minimum parcel area (square feet)
|
10,000
|
12,000
|
20,000
|
15,000
|
|
Maximum building coverage (percent)
|
40
|
30
|
30
|
30
|
|
Maximum building height (stories)
|
2 1/2
|
2 1/2
|
8
|
8
|
|
Maximum building height (feet)
|
35
|
35
|
80
|
80
|
(b)
The Board may impose additional or more restrictive
conditions if warranted by the character of the R Districts in which
such multifamily dwelling units are proposed or by other special factors.
(2)
Use Class 17: Related residential uses. Includes nonprofit
social halls, clubs and lodges.
(3)
Use Class 18: Strip mining, in accordance with provisions outlined in § 220-24E, to the extent that such mining is not preempted by the provisions of 52 P.S. § 1396.17a.
[Amended 12-12-1994 by Ord. No. 526]
(4)
Use Class 19: Appropriate public uses. Includes public
and quasi-public uses of a welfare, educational, religious, recreational
and cultural nature and dormitories and religious homes accessory
to such uses; and essential public utilities that require enclosure
within a building or structure. All such uses shall be appropriate
to the character of the district in which they are proposed as determined
by the Zoning Hearing Board.
[Amended 12-12-1994 by Ord. No. 526]
(5)
Use Class 20: Elder-care facilities as defined in § 220-5, Schedule 2, of this chapter shall be permitted in the R-1 Residential Zoning District and the following regulations shall be applicable:
[Added 7-12-1999 by Ord. No. 611]
(a)
Maximum building coverage: 60%.
(b)
No structure shall be closer than 50 feet to
the boundary line of the lot or a public street.
(c)
Maximum height: 50 feet.
(d)
Minimum lot size: six acres.
(e)
There shall be no minimum lot width or depth
requirement. However, all lots shall have at least six acres.
(f)
Access: All lots shall either be located on
a public street or be accessible to a public street by deeded easement
having a minimum width of 32 feet of paved surface.
[1]
Editor's Note: Schedule 1 is included at the end of this chapter.
The following supplementary limitations on the
use classes shall apply in various districts:
A.
In the C-3 District, the floor area of a building
over four stories in height shall not exceed four times the area of
the zone lot.
B.
In an M-2 District, not less than 75% of a commercial
and/or manufacturing use shall be conducted wholly within a completely
enclosed building. In all other districts, all such uses shall be
conducted wholly within a completely enclosed building. Off-street
parking and loading facilities, service stations, terminals and sales,
service and storage yards are excluded from the provisions of this
subsection.
C.
In any M District, any use not conducted wholly within
a completely enclosed building, except for off-street parking and
loading facilities, shall not be less than 100 feet from any R District.
[Amended 12-12-1994 by Ord. No. 526]
A use may be added to the use classes by the
Zoning Hearing Board after review by the Planning Commission, provided
that:
A.
It is not listed in any other use class.
B.
The use class proposed is the most appropriate for
the use.
C.
No general nuisance is created.
D.
It shall not adversely affect the character of any
district in which it is to be permitted.
E.
It shall not create more traffic than any other use
listed in the use class.
