For the purpose of implementing the objectives of this chapter,
Potter Township is hereby divided into the following zoning districts:
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A
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Agricultural District
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O
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Open Space/Forest District
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S
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Stream Corridor District
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RR
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Rural Residential District
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R
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Residential District
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V
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Village District
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C
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General Commercial District
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PCI
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Planned Commercial-Industrial District
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I
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Industrial District
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FP
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Floodplain District (Overlay District)
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WQ
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Water Quality District (Overlay District)
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A.
A Agricultural District. Potter Township has within its borders large
tracts of high-quality farmland. It is the purpose of this district
to preserve and protect this farmland and the rural and semirural
characteristics of the area and to encourage land cultivation as the
dominant use of the land. The intent of this designation is to permit
those land within the Township best suited to agriculture to be utilized
for that purpose and to prevent the encroachment, as much as possible,
of industrial, urban and other noncompatible land uses. It is also
the intent of this district to provide special regulations to protect
and encourage farming and agricultural uses.
B.
O Open Space/Forest District. This district recognizes the value
of conserving land as a natural resource and the problems which can
be created as a result of overutilization or development of certain
areas with unusual or fragile characteristics. Certain lands within
the Township have unique characteristics with regard to matters such
as potential soil erosion and water supply contamination. Other lands
within the Township present the possibility of preserving the aesthetic
values and rural character of the Township and preserving wild areas,
wetlands, forests and other natural environments beneficial to wildlife.
Within this district, development is either largely uneconomical due
to the condition of the land or undesirable due to the fragile nature
of the area or the need to preserve areas in a natural state. This
district encourages only those uses which will enhance the environmental
quality of such areas and will support the above-mentioned environmental
quality objectives.
C.
S Stream Corridor District. The purpose of this district is to protect
and retain the natural features of the Sinking Creek stream corridor
area including, but not limited to, the watercourse, stream banks,
wetlands, marshes, valley walls, woodland, open space and to allow
diversified plant and wildlife habitats to exist. The boundary of
this district includes the floodplain area identified by the current
Flood Hazard Boundary Map prepared by the Federal Emergency Management
Agency for the main stem of Sinking Creek and an additional 500 feet
on either side of the one-hundred-year flood hazard boundary area.
This district identifies significant natural areas, or sites, along
Sinking Creek in the Township which were identified in the "Centre
County Natural Heritage Inventory," prepared by the Western Pennsylvania
Conservancy.
D.
RR Rural Residential District. The purpose of this district is to
preserve and protect the rural and semirural characteristics of the
area and to encourage land cultivation as the dominant use of the
land. The intent of this district is to make use of the land for low-density
residential purposes. Industrial, urban and other noncompatible land
uses are discouraged. Regulations are provided to encourage farming
and agricultural land uses.
E.
R Residential District. This district is generally intended for application
to rural development areas with limited water and sewer facilities.
At the present time, public sewer facilities are not available and
creation of such facilities is not contemplated for the near future.
In some areas, public water facilities are available at the present
time but extension of these facilities is not contemplated for the
near future. The purpose of these regulations is to foster a quiet,
low-density home environment. To this end, lot sizes are based upon
the need to safeguard the health of the citizens by providing ample
space to allow for the provision of on-lot sewage and water facilities
where necessary; to maintain the semirural character of the area and
to protect the health and welfare of the community. Industrial uses
are prohibited in this district. Compatible commercial, public and
semipublic uses such as small stores, schools, churches and recreation
facilities are provided for and the continuation of agriculture is
encouraged. In certain instances, multifamily or higher-density residential
development may also be permitted as a conditional use.
F.
V Village District. It is the intent of this district to perpetuate
the character and identity of older neighborhoods by protecting residential
areas from change and intrusion and to allow a harmonious mixture
of housing and selected uses.
G.
C General Commercial District.
(1)
This district is provided for personal service and retail businesses
as well as general wholesale establishments; businesses which as a
rule cater to large volumes or people or who can attract customers
from sizeable distances. The regulations governing this district are
intended to guide future development so as to discourage the formation
of commercial "slums," provide for adequate off-street parking and
loading, preserve the carrying capacity of existing roadways and provide
for the safe and efficient movement of people and goods to and from
these areas.
(2)
It is the intent of the C District to provide ample space for the
concentrated development of commercial properties while preventing
commercial sprawl along the major roadways of the Township.
H.
PCI Planned Commercial-Industrial District. This district provides
for a mixture of commercial and industrial uses which will have to
adhere to development standards—minimal impervious surface and
building coverage, generous setbacks, hidden or buffered parking,
controlled access, minimal environmental hazards and landscaping in
order to protect the environmental quality of the Township.
I.
I Industrial District. It is the intent of this district to establish
areas within the Township for general industrial, manufacturing and/or
warehousing purposes. The regulations governing these zones would
substantially prohibit any use which interferes with this purpose
and affords some protection to industries which are located therein.
Areas set aside for this purpose have been carefully analyzed to insure
satisfactory access and to maximize the use of existing public services,
facilities and utilities. Standards have been set forth to minimize
or eliminate damage and deterioration to the environment, air, water
and land pollution and to minimize noise, glare, heat, fire and safety
hazards. In addition, regulations have been included to insure that
adequate buffer plantings and screenings are provided between these
zones and other adjoining zones.
J.
FP Floodplain District (Overlay District).
(1)
It is the intention of this district classification to provide special regulations to protect life and property and to minimize or eliminate economic and personal loss and public cost of rescue and cleanup due to flooding. The specific provisions and regulations concerning the areas within the Floodplain District may be found in the Potter Township Floodplain Management Ordinance [Chapter 96].
K.
WQ Water Quality District (Overlay District).
(1)
Due to unique geologic substrata underlying much of Potter Township,
the Township is faced with special problems with regard to maintaining
water quality. Beneath large areas of Potter Township lie limestone
formations. Because the nature of these formations, with their faults,
fracture traces, sinkholes and other characteristics, polluted surface
water is sometimes rapidly transported downwards to the depth from
which well water is normally taken and rapid lateral movement of pollutants,
without the normally expected filtering, is possible.
(2)
In order to meet these special problems and preserve the purity of
water available to the Township and to the Borough of Centre Hall
and other municipalities and communities downstream, areas of special
regulations, designated water quality districts have been set aside.
Within these district limits have been set on the type and amount
of discharge permitted and special requirements have been set with
regard to sewage treatment and testing of effluents. Uses which are
incompatible with the maintenance of groundwater supplies, such as
waste disposal, are prohibited. Other uses which endanger the groundwater
supply may require performance/maintenance bonds and further testing.
(3)
The water quality districts are overlay districts. Both the regulations
of the water quality district and the underlying zoning district must
be complied with.
B.
The Official Zoning Map shall be identified by the signatures of
the Township Supervisors, properly attested by the Township Secretary
and shall bear the Township seal.
C.
No change of any nature shall be made to any matter shown on the Official Zoning Map except in conformance with the procedures set forth in Article IX herein. The final authority as to the current status of zoning districts within the Township shall be the Zoning Map located in the office of the Township Secretary.
A.
Designation of district boundaries.
(1)
The district boundary lines, except for the floodplain districts
and the water quality districts, are intended generally to follow
the center lines of streets, the center lines of the railroad rights-of-way,
existing lot lines, the mean water level of streams and other waterways
or municipal boundary lines, all as shown on the Official Zoning Map.
(2)
Where a district boundary line does not follow such a line, its position
shall be shown on said Official Zoning Map by a specific dimension
in feet (and compass bearing or other reference, as necessary) from
a road center line or other boundary line as indicated.
B.
Determination of boundary locations. In the case of uncertainty as to the true location of the boundary line in a particular district, the Zoning Officer, either on his own or at the request of a concerned party, shall present the matter to the Zoning Hearing Board. The Zoning Hearing Board may collect whatever information it feels necessary and shall then render a decision with respect thereto. Provided, however, that no boundary shall be changed by the Zoning Hearing Board. Changes in district boundary lines shall be made according to the procedures in Article IX.
C.
Extension of district boundaries. Where a district boundary line divides a lot or parcel of land which was in single ownership as of the date of passage of this chapter, the Zoning Hearing Board may permit, under the rules and procedures herein regarding variances, the extension of regulations for either portion of the lot not to exceed 50 feet beyond the district line into the remaining portion of the lot. Requests for extension of regulations in excess of 50 feet shall be considered requests for changes in boundary lines and shall be handled in accordance with the procedures for amending and changing boundary lines set forth in Article IX.
The delineation of any boundary of the floodplain districts may be revised in accordance with the amendment procedures set forth in the Township's Floodplain Management Ordinance [Chapter 96] or through issuance of new flood hazard boundary maps from the Federal Emergency Management Agency.
The delineation of any boundary of the water quality districts may be revised by the Board of Supervisors in accordance with the amendment procedures set forth in Article IX of this chapter where natural or man-made changes have occurred, where experience demonstrates that a change is necessary or advisable and/or more detailed studies have been performed by a qualified agency or individual.
