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Township of Millcreek, PA
Erie County
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A. 
Purpose. The RR Rural Residential District is intended primarily for agricultural and rural residential uses.
B. 
Permitted uses. Uses permitted in the RR Rural Residential District include:
(1) 
Agricultural activities (including horticulture).
(2) 
One-family dwelling.
(3) 
Religious establishment.
(4) 
Outdoor park or recreational facility not operated as a business for profit.
(5) 
Group residence facility (maximum of six residents).
(6) 
Public and nonpublic school.
(7) 
Essential services, provided that they shall be necessary to the adequate distribution of service and shall not include any type of equipment that will interfere with local radio and/or television reception or otherwise be detrimental to the surrounding area.
(8) 
Within 200 feet from the right-of-way of Interstate 79 and Interstate 90, antennas, communications antennas, communications equipment buildings, antenna support structures, communications towers and towers, subject to compliance with all regulations in §§ 145-64 and 145-76.
C. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Accessory use incidental to any of the principal permitted uses listed above.
(2) 
A private garage or accessory building, located within or attached to a dwelling, provided that yards equal to that required for a dwelling on the same lot shall be provided.
(3) 
A private garage or accessory building, separate from a dwelling, subject to the regulations in § 145-36 of this chapter.
(4) 
A no-impact home-based business as defined in the Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(5) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
(6) 
A private greenhouse for the purpose of raising garden plants or flowers on a noncommercial basis.
(7) 
A fence, hedge or enclosure wall, subject to compliance with all regulations in Article III governing the same.
(8) 
Recreational vehicle, recreational and/or camping equipment storage and parking, subject to all regulations in § 145-40 of this chapter.
(9) 
A private stable, coop, pen or enclosure for keeping domestic animals, or fowl located not less than 400 feet from any adjoining parcel's property line.
(10) 
Private swimming pool (see § 145-37).
(11) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(12) 
Yard sale, as defined in Article II.
D. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Bed-and-breakfast inn (§ 145-94B).
(2) 
Cemetery (§ 145-94C).
(3) 
Home occupation (§ 145-94F).
(4) 
In-law apartment (§ 145-94G).
(5) 
Wind energy conversion system (§ 145-94J).
E. 
Lot, yard and height regulations. See Article III.
F. 
Minimum setback requirements. See Article III.
A. 
Purpose. The R-1 Single-Family Residential District is intended to preserve the character of existing single-family neighborhoods. This district is primarily for single-family dwellings and activities that are compatible with residential areas.
B. 
Permitted uses. Uses permitted in the R-1 Single-Family Residential District include:
(1) 
One-family dwelling.
(2) 
Religious establishment.
(3) 
Outdoor park or recreational facility not operated as a business for profit.
(4) 
Group residence facility (maximum of six residents).
(5) 
Public and nonpublic school.
(6) 
Essential services, provided that they shall be necessary to the adequate distribution of service and shall not include any type of equipment that will interfere with local radio and/or television reception or otherwise be detrimental to the surrounding area.
C. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Accessory use incidental to any of the principal permitted uses listed above.
(2) 
A private garage or accessory building located within or attached to a dwelling, so long as yards equal to that required for a dwelling on the same lot are provided.
(3) 
A private garage or accessory building, separate from a dwelling, subject to the regulations in § 145-36 of this chapter.
(4) 
A no-impact home-based business as defined in the Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(5) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
(6) 
A private greenhouse for the purpose of raising garden plants or flowers on a noncommercial basis.
(7) 
A fence, hedge or enclosure wall, subject to compliance with all regulations in Article III governing the same.
(8) 
Recreational vehicle, recreational and/or camping equipment storage and parking, subject to all regulations in § 145-40 of this chapter.
(9) 
Private swimming pool (see § 145-37).
(10) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(11) 
Yard sale, as defined in Article II.
D. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Bed-and-breakfast inn (§ 145-94B).
(2) 
Home occupation (§ 145-94F).
(3) 
In-law apartment (§ 145-94G).
(4) 
Wind energy conversion system (§ 145-94J).
E. 
Lot, yard and height regulations. See Article III.
F. 
Minimum setback requirements. See Article III.
A. 
Purposes. The R-2 Low-Density Residential District is intended to allow any uses permitted in the previous residential districts as well as two-family dwellings such as duplexes or townhouses.
B. 
Permitted uses. Uses permitted in the R-2 Low-Density Residential District include:
(1) 
One-family dwelling.
(2) 
Two-family dwelling.
(3) 
Religious establishment.
(4) 
Playground, park, athletic field or swimming pool not operated as a business for profit.
(5) 
Group residence facility (maximum of 12 residents).
(6) 
Public and nonpublic school.
(7) 
Essential services, provided that they shall be necessary to the adequate distribution of service and shall not include any type of equipment that will interfere with local radio and/or television reception or otherwise be detrimental to the surrounding area.
C. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Accessory use incidental to any of the principal permitted uses listed above.
(2) 
A private garage or accessory building, located within or attached to a dwelling, provided that yards equal to that required for a dwelling on the same lot shall be provided.
(3) 
A private garage or accessory building, separate from a dwelling, subject to the regulations in § 145-36 of this chapter.
(4) 
A no-impact home-based business as defined in the Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(5) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
(6) 
A private greenhouse for the purpose of raising garden plants or flowers on a noncommercial basis.
(7) 
A fence, hedge or enclosure wall, subject to compliance with all regulations in Article III governing the same.
(8) 
Recreational vehicle, recreational and/or camping equipment storage and parking, subject to all regulations in § 145-40 of this chapter.
(9) 
Private swimming pool (see § 145-37).
(10) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(11) 
Yard sale, as defined in Article II.
D. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Bed-and-breakfast inn (§ 145-94B).
(2) 
Cemetery (§ 145-94C).
(3) 
Home occupation (§ 145-94F).
(4) 
In-law apartment (§ 145-94G).
(5) 
Wind energy conversion system (§ 145-94J).
E. 
Lot, yard and height regulations. See Article III.
F. 
Minimum setback requirements. See Article III.
A. 
Purposes. The R-3 Medium-Density Residential District is intended to allow any uses permitted in R-2 Residential Districts as well as manufactured home parks that meet the regulations set forth in Chapter 125, Article XIV, Manufactured Home Park and Development Regulations, as amended.
B. 
Permitted uses. Uses permitted in the R-3 Medium-Density Residential District include:
(1) 
Two-family dwelling.
(2) 
Manufactured home park.
(3) 
Playground, park, athletic field or swimming pool not operated as a business for profit.
(4) 
Religious establishment.
(5) 
Group residence facility (maximum of six residents, excepting two-family dwellings, which may have a maximum of 12 residents).
(6) 
Essential services, provided that they shall be necessary to the adequate distribution of service and shall not include any type of equipment that will interfere with local radio and/or television reception or otherwise be detrimental to the surrounding area.
C. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Accessory use incidental to any of the principal permitted uses listed above.
(2) 
A private garage or accessory building, located within or attached to a dwelling, provided that yards equal to those required for a dwelling on that lot are provided.
(3) 
A private garage or accessory building, separate from a dwelling, subject to the regulations in § 145-36 of this chapter.
(4) 
A no-impact home-based business as defined in the Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(5) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
(6) 
A private greenhouse for the purpose of raising garden plants or flowers on a noncommercial basis.
(7) 
A fence, hedge or enclosure wall, subject to compliance with all regulations in Article III governing the same.
(8) 
Recreational vehicle, recreational and/or camping equipment storage and parking, subject to all regulations in § 145-40 of this chapter.
(9) 
Private swimming pool (see § 145-37).
(10) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(11) 
Yard sale, as defined in Article II.
D. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Cemetery (§ 145-94C).
(2) 
Wind energy conversion system (§ 145-94J).
E. 
Lot, yard and height regulations. See Article III.
F. 
Minimum setback requirements. See Article III.
A. 
Purposes. The R-4 High-Density Residential District is intended to provide a variety of housing types such as garden apartments and high-rise buildings within areas that have acceptable levels of infrastructure to support such uses.
B. 
Permitted uses. Uses permitted in the R-4 High-Density Residential District include:
(1) 
Multiple dwelling unit row housing or apartment of two or more units.
(2) 
Playground, park, athletic field, swimming pool, or other recreational facility not operated as a business for profit.
(3) 
Religious establishment.
(4) 
One-, two-, three- or four-dwelling unit building(s) developed with no subdivision of land to create separate lots for the dwelling units as required in the RR, R-1 and R-2 Residential Zoning Districts. Development without creation of separate lots for each dwelling unit or two-family unit, not the manner in which the development is held or owned (e.g., planned community, condominium, etc.) is the pertinent detail in establishing this use.
(5) 
Group residence facility (maximum of six residents in one-family dwelling unit; maximum of 12 residents in two-family dwelling unit).
(6) 
Independent or assisted -living residential facility; provided, that this shall not include a hospital or use with the definitions of a hospital, intermediate care, nursing or skilled nursing facility, convalescent center or treatment center or a facility whose principal use and purpose is provision of medical, mental or other health care treatment to person in need of the same and provided further, that residents of the facility must be capable of independent living.
(7) 
Public and nonpublic school.
(8) 
Essential services, provided that they shall be necessary to the adequate distribution of service and shall not include any type of equipment that will interfere with local radio and/or television reception or otherwise be detrimental to the surrounding area.
C. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Accessory use incidental to any of the principal permitted uses listed above.
(2) 
A private garage or accessory building, located within or attached to a dwelling, provided that yards equal to that required for a dwelling on the same lot shall be provided.
(3) 
A private garage or accessory building, separate from a dwelling, subject to the regulations in § 145-36 of this chapter.
(4) 
A no-impact home-based business as defined in the Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(5) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
(6) 
A fence, hedge or enclosure wall, subject to compliance with all regulations in Article III governing the same.
(7) 
Private swimming pool (see § 145-37).
(8) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(9) 
Yard sale, as defined in Article II.
D. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Cemetery (§ 145-94C).
(2) 
Wind energy conversion system (§ 145-94J).
E. 
Lot, yard and height regulations.
[Amended 8-21-2012 by Ord. No. 2012-12]
(1) 
See Article III for general regulations.
(2) 
Maximum height of buildings. See § 145-18I(1).
(3) 
High-rise apartment requirements.
(a) 
Maximum lot coverage: 25%.
(b) 
Maximum height: four stories with approval of Board of Supervisors, subject to Notes b and c to § 145-18I(1).
(c) 
Minimum set-aside open space: 25% of developable land.
(d) 
Minimum recreation open space: 25% of set-aside open space.
(e) 
Planting strips meeting requirements of § 145-21D shall be placed along all side and rear boundaries, mounded and supplemented by other measures as required by the Board of Supervisors.
F. 
Minimum setback requirements. See Article III.
G. 
Open space. See regulations in §§ 145-30, 145-31, 145-32 and 145-46E.
[Amended 8-21-2012 by Ord. No. 2012-12]
A. 
Purpose. The C-1 Local Commercial District is intended primarily for local convenient service areas and community facilities. Within the district, no building or structure shall be placed, constructed or altered, and no land shall be used for any purpose other than those permitted in the Local Commercial District.
B. 
Permitted uses. Uses permitted in the C-1 Local Commercial District include:
(1) 
Animal hospital, veterinary clinic.
(2) 
Business and professional offices.
(3) 
Business, professional and personal services.
(4) 
Banks and financial institutions.
(5) 
Cemeteries.
(6) 
Continuing care facilities.
(7) 
Country clubs.
(8) 
Day-care centers.
(9) 
Educational institutions.
(10) 
Essential services.
(11) 
Funeral homes.
(12) 
Group residence facilities (maximum of 12 residents).
(13) 
Hospitals, medical and dental clinics.
(14) 
Libraries and museums.
(15) 
Multiple-establishment centers (see definition in § 145-11).
(16) 
Municipal buildings, fire and emergency medical services (EMS) stations.
(17) 
Picnic or recreation area where admission is charged.
(18) 
Public parks.
(19) 
Religious establishment.
C. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Off-street parking and loading facilities as authorized in Article III.
(2) 
Signs as permitted in Article VII.
(3) 
Accessory use incidental to any of the principal permitted uses listed above.
(4) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(5) 
Donation receptacles, subject to the regulations therefor in Article VI.
(6) 
Drive-through establishment for a permitted use.
(7) 
Personal support services for a continuing care facility (see § 145-11).
(8) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
(9) 
Kennel accessory to an animal hospital or veterinary clinic, in strict compliance with the definition in Article II.
D. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Wind energy conversion systems (§ 145-94J).
E. 
Lot, yard and height regulations. See Article III for general regulations.
A. 
Purpose. The General Commercial District is intended primarily for commercial areas containing those retail shops and services that serve more than "convenience-type" needs. Therein no building or structure shall be placed, constructed or altered, and no land shall be used for any purpose other than some from or part of commercial or any use other than that permitted in the C-2 General Commercial District. In this district, the maximum area of retail and other establishments shall not exceed that allowed for a neighborhood shopping center or other area specifically stated.
B. 
Permitted uses. Uses permitted in the C-2 General Commercial District include all uses permitted in the C-1 Local Commercial District and:
(1) 
Arcade.
(2) 
Athletic, health club and fitness facilities.
(3) 
Auditorium.
(4) 
Automotive detail facility, with all work conducted indoors.
(5) 
Automotive parts sales with no outside work allowed excepting only incidentals.
(6) 
Small-scale (15 or fewer automobiles) automobile rental with no outside repairs.
(7) 
Automotive tire sales and installation with all work conducted indoors.
(8) 
Car wash meeting all performance standards and requirements in § 145-65.
(9) 
Convenience store; neighborhood convenience store.
(10) 
Eating and drinking establishment, including private clubs and social halls.
[Amended 3-22-2016 by Ord. No. 2016-3]
(11) 
Educational institution.
(12) 
Engine, transmission and body repair facility with all work conducted indoors.
(13) 
Hotel and motel.
(14) 
Indoor and outdoor recreation uses (including golf courses).
(15) 
Laundromat.
(16) 
Lawn and garden center.
(17) 
Pet grooming establishment.
(18) 
Pet shop.
(19) 
Retail business establishment; and
[Amended 3-22-2016 by Ord. No. 2016-3]
(20) 
Movie theater.
C. 
Express limitations on certain uses. Those uses permitted in § 145-48B(3), (4), (5), (6), (7) and (10) subject to limitations on the conduct of operations are permitted only subject to such limitations and strict compliance with such limitations.
(1) 
"Incidental" shall mean that activities such as installing wiper blades or checking tires on a parked vehicle, incidental to the principal use, are allowed.
(2) 
Where so indicated in § 145-48B, no outside work is allowed.
(3) 
In this zoning district, the parking or storage of vehicles outside the premises which are not on site solely awaiting performance of work or customer pickup is prohibited.
D. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Off-street parking and loading facilities as authorized in Article III.
(2) 
Signs as permitted in Article VII.
(3) 
Accessory use incidental to any of the principal permitted uses listed above.
(4) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(5) 
Donation receptacles, subject to the regulations therefor in Article VI.
(6) 
Drive-through establishment for a permitted use.
(7) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
E. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Wind energy conversion systems (§ 145-94J).
F. 
Lot, yard and height regulations. See Article III for general regulations.
A. 
Purpose. The C-3 Highway Commercial District is intended primarily for large commercial establishments that cater to highway traffic and truck stop uses. In this district, no building or structure shall be placed, constructed or altered, and no land shall be used for any purpose other than is permitted in the C-3 Highway Commercial District.
B. 
Permitted uses. Uses permitted in the C-3 Highway Commercial District include:
(1) 
Adult-oriented establishments, including also massage parlors; bath house.
(2) 
Animal hospital, veterinary clinic.
(3) 
Amusement park, auditorium; stadium.
(4) 
Automotive sales, service, parts or repair establishments; vehicle fuel service.
(5) 
Automotive, automobile, truck and utility rental and/or shuttle facilities.
(6) 
Car wash.
(7) 
Contracting operations.
(8) 
Convenience store; retail store selling vehicle fuel.
(9) 
Exterminating service.
(10) 
Indoor/outdoor commercial recreation uses, miniature golf, driving range, etc.
(11) 
Kennel.
(12) 
Manufactured or mobile home sales and display.
(13) 
Lawn and garden center.
(14) 
Lawn and garden supply facility; nursery.
(15) 
Marine sales, parts and repair facility.
(16) 
Municipal buildings and public parks; fire and EMS stations.
(17) 
Parking lot where not related to an on-premises business; parking structure.
(18) 
Pet grooming; pet store.
(19) 
Printing and publishing establishment.
(20) 
Recreational vehicle park.
(21) 
Religious establishment.
(22) 
Retail business establishment; neighborhood shopping center.
(23) 
Retail store selling vehicle fuel.
(24) 
Service establishments, including but not limited to engine rebuilding and repair, linen supply, paper distribution, carpet cleaning, sign painting and repair, stone and monument works, transportation depot, vehicle and equipment painting and body repair, vehicle towing and wrecker service, vending machines sale and service, water transportation services, window cleaning or repair services and the like.
(25) 
Stadium, mini-motion-picture theater, motion-picture theater, theater.
(26) 
Medical marijuana dispensary.
[Added 3-14-2017 by Ord. No. 2017-5]
C. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Off-street parking and loading facilities as authorized in Article III.
(2) 
Signs as permitted in Article VII.
(3) 
Accessory use incidental to any of the principal permitted uses listed above.
(4) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(5) 
Donation receptacles, subject to the regulations therefor in Article VI.
(6) 
Drive-through establishment for a permitted use.
(7) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
(8) 
Kennel accessory to an animal hospital or veterinary clinic, in strict compliance with the definition in Article II.
D. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Wind energy conversion systems (§ 145-94J).
E. 
Lot, yard and height regulations. See Article III for general regulations.
A. 
Purposes. The C-4 Regional Commercial District is intended primarily for commercial shopping centers. Therein no building or structure shall be placed, constructed or altered, and no land shall be used for any purpose other than some from or part of commercial or any use other than that permitted in the C-4 Regional Commercial District.
B. 
Permitted uses. Uses permitted in the C-4 Regional Commercial District shall include:
(1) 
Integrated neighborhood, community or regional shopping center, consisting of two or more businesses made up of uses permitted in any C-1, C-2 or C-3 Zoning District.
C. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Off-street parking and loading facilities as authorized in Article III.
(2) 
Signs as permitted in Article VII.
(3) 
Accessory use incidental to any of the principal permitted uses listed above.
(4) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(5) 
Donation receptacles, subject to the regulations therefor in Article VI.
(6) 
Drive-through establishment for a permitted use.
(7) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
D. 
Uses on special exception. Subject to the regulations in Article VIII, below, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Tower-based wireless communications facilities subject to the provisions of §§ 145-64 and 145-94D of this chapter.
[Amended 4-28-2015 by Ord. No. 2015-3]
(2) 
Wind energy conversion systems (§ 145-94J).
E. 
Lot, yard and height regulations. See Article III for general regulations.
A. 
Purpose. The RC Resort Commercial District is intended primarily for facilities serving the recreation- and vacation-oriented population in the region. This district is intended to provide standards for specific types of land uses and to control the intensity of development in order to reduce or eliminate adverse environmental impacts in areas near the entrance of Presque Isle State Park and to promote and enhance the many recreational and commercial uses of land adjacent to the entrance of Presque Isle State Park in a manner that protects the people's right to the natural, scenic and aesthetic values of this unique natural resource. In this district, no building or structure shall be placed, constructed or altered, and no land shall be used for any purpose other than the uses permitted in this district.
B. 
Location of zoning district. The RC Resort Commercial District, generally, is located along the major commercial corridors of Peninsula Drive (SR 0832) from Presque Isle State Park south to West 15th Street; along West 12th Street (SR 0005) from Wyoming Avenue to Selinger Avenue; West 8th Street/West Lake Road from Kelso Drive to Pittsburgh Avenue; and West 6th Street from West Lake Road to Lowell Avenue, as specifically designated on the Millcreek Township Zoning Map.
C. 
Permitted uses. Uses permitted in the RC Resort Commercial District shall include those uses permitted in the C-1 and C-2 Commercial Districts, subject to such limitations as are imposed in §§ 145-47 and 145-48 and:
(1) 
Amusement park, dance hall and/or picnic area.
(2) 
Apartments, rental cottages (not including manufactured or mobile homes).
(3) 
Assembly and meeting hall, auditorium; arena; stadium.
(4) 
Automotive service stations and vehicle fuel service stations.
(5) 
Boating facilities, marinas, rentals, repair and sales.
(6) 
Eating and drinking establishments; neighborhood shopping center.
(7) 
Kennel.
(8) 
Retail business establishments.
(9) 
Retail establishment selling vehicle fuel.
(10) 
Theater.
(11) 
Township-licensed campgrounds and travel trailer/recreation vehicle parks.
D. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Off-street parking and loading facilities as authorized in Article III.
(2) 
Signs as permitted in Article VII.
(3) 
Living quarters for caretakers and maintenance personnel only, located within the principal structure and customarily incident to a permitted use; provided, that such uses have no injurious effects on adjoining residential districts.
(4) 
Accessory use incidental to any of the principal permitted uses listed above.
(5) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(6) 
Donation receptacles, subject to the regulations therefor in Article VI.
(7) 
Drive-through establishment for a permitted use.
(8) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
E. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Wind energy conversion systems (§ 145-94J).
F. 
Lot, yard and height regulations. See Article III for general regulations.
A. 
Purposes. The I-1 Light Industrial District is intended to provide a suitable environment to encourage development of light industrial enterprise by providing and protecting an environment exclusively for such uses, subject to standards which protect nearby residential, agricultural, commercial and public uses from hazards, noise and other disturbances.
B. 
Permitted uses. Uses permitted in the I-1 Light Industrial District shall include:
(1) 
Beverage bottling and distribution and other distribution plants.
(2) 
Building materials facility, lumberyard.
(3) 
Bulk storage and distribution of petroleum products or by-products.
(4) 
Composting facility meeting applicable regulations.
(5) 
General contracting operations; publishing and printing establishments.
(6) 
Electrical and nonelectrical machinery; equipment and supplies manufacturing.
(7) 
Industrial bakery; candy and food manufacturing and processing operations.
(8) 
Industrial laundry and clothes cleaning and/or dyeing establishments.
(9) 
Machine shop.
(10) 
Manufacture of scientific and controlling instruments.
(11) 
Manufacturing, fabrication, assembly operations not specifically listed as permitted in the I-2 Heavy Industrial District.
(12) 
Mini-warehouse, self-storage facilities.
(13) 
Motor freight (truck) terminals, including warehousing and truck repair facilities, and distribution facilities each when conducted entirely within a building and outside parking is provided for tractor-trailers and employees.
(14) 
Recreation vehicle and marine sales, service, repair and storage facilities.
(15) 
Research and development operations and testing laboratories devoted to the research, testing, design and experimentation of products and processing, and fabrication operations that are incidental to such use.
(16) 
Truck and heavy equipment sales service and repair services.
(17) 
Truck stop establishments which provide eating, sleeping and washroom facilities and refueling and minor repair services.
(18) 
Utility operations, including electric and gas operations and sewer and water treatment, distribution and collection facilities.
(19) 
Vehicle repair, body, paint, glass replacement shops, transportation depot.
(20) 
Wholesale, warehouse and storage facilities.
(21) 
Where, within 200 feet from the right-of-way of Interstate 79 and Interstate 90, wireless communications facilities located on an existing tower structure, subject to the provisions of § 145-64 of this chapter.
[Amended 4-28-2015 by Ord. No. 2015-3]
(22) 
Medical marijuana grower/processor.
[Added 3-14-2017 by Ord. No. 2017-5]
C. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Off-street parking and loading facilities as authorized in Article III.
(2) 
Signs as permitted in Article VII.
(3) 
Accessory use incidental to any of the principal permitted uses listed above.
(4) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(5) 
Donation receptacles, subject to the regulations therefor in Article VI.
(6) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
D. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Aviation field (§ 145-94A).
(2) 
Tower-based wireless communications facilities subject to the provisions of §§ 145-64 and 145-94D of this chapter.
[Amended 4-28-2015 by Ord. No. 2015-3]
(3) 
Corrections facility/treatment center (§ 145-94E).
(4) 
Wind energy conversion systems (§ 145-94J).
E. 
Lot, yard and height regulations. See Article III for general regulations.
A. 
Purpose. The I-2 Heavy Industrial District is intended to accommodate those industrial activities which may produce moderate nuisance hazards in areas that are relatively remote from residential development. The I-2 District is intended to allow industrial operations, such as manufacturing, fabricating, processing, warehousing and the like. Regulations governing this district are intended to protect the Township and its residents from harmful impacts often associated with heavy industrial operations and to confine external physical effects of industrial development within the boundaries of the I-2 District, so as to minimize the impact from such uses upon natural resources and residential uses.
B. 
Permitted uses. Uses permitted in the I-2 Heavy Industrial District shall include:
(1) 
Any use permitted in the I-1 Light Industrial District.
(2) 
Wireless communications facilities located on an existing tower structure, subject to the provisions of § 145-64 of this chapter.
[Amended 4-28-2015 by Ord. No. 2015-3]
(3) 
Distribution facilities.
(4) 
Highway and heavy construction operations.
(5) 
Manufacture of chemicals and related products.
(6) 
Manufacture of paper, pulp and allied products.
(7) 
Manufacture of petroleum-related products.
(8) 
Manufacture of rubber, synthetics, plastics and like products, including coatings.
(9) 
Manufacture of stone, clay and glass products.
(10) 
Manufacture of transportation equipment.
(11) 
Milling of grains.
(12) 
All activities involved in the exploration, production and/or drilling for oil, natural gas and/or brine, whether by deep or shallow wells.
(13) 
Primary metal industries and manufacturers.
(14) 
Recyclable materials collection and processing facilities.
(15) 
Sanitary landfill.
(16) 
Warehouse.
(17) 
Any other lawful use not permitted in any other zoning district; provided that such use is not offensive, noxious or hazardous.
(18) 
Medical marijuana grower/processor.
[Added 3-14-2017 by Ord. No. 2017-5]
C. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Off-street parking and loading facilities as authorized in Article III.
(2) 
Signs as permitted in Article VII.
(3) 
Accessory use incidental to any of the principal permitted uses listed above.
(4) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(5) 
Donation receptacles, subject to the regulations therefor in Article VI.
(6) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
D. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Aviation field (§ 145-94A).
(2) 
Corrections facility/treatment center (§ 145-94E).
(3) 
Junkyard (§ 145-94H).
(4) 
Wind energy conversion systems (§ 145-94J).
(5) 
Tower-based wireless communications facilities subject to the provisions of §§ 145-64 and 145-94D of this chapter.
[Added 4-28-2015 by Ord. No. 2015-3]
E. 
Lot, yard and height regulations. See Article III for general regulations.
A. 
Purpose. The I-3 Industrial Park District is intended to provide an environment exclusively for and conducive to the development of technological industrial parks which support administrative facilities, research institutions and specialized manufacturing operations which are compatible with one another, all of a type not generating or causing nuisance impacts or hazards to the health and safety of the community. Professional offices, financial institutions and other similar issues may be appropriate in this district when they provide services to the industrial park and/or to employees of the park's occupants.
B. 
Permitted uses. Uses consistent with the stated purpose which are permitted in the I-3 Industrial Park District shall include:
(1) 
Assembly manufacturing, compounding, processing, packaging or treatment uses or processes which produce or emit dust, smoke, toxic or noxious odor and noise levels which are in compliance with applicable federal and state standards and regulations.
(2) 
Building material supplies, including stone crushing and/or concrete mixing.
(3) 
Carpentry, electrical, plumbing, welding, fabricating, heating, sheet metal, furniture upholstery or printing shops, laundry and clothes cleaning or dyeing establishments or publishing plants.
(4) 
Distribution plants, beverage bottling and/or distribution operations.
(5) 
Highway freight, transportation and warehousing.
(6) 
Laboratories devoted to research, design experimentation, including processing, fabrication and other activities incidental thereto.
(7) 
Manufacture, compounding, processing, packaging, treatment and distribution of products including and such as bakery goods, candy, food, cosmetics, toiletries, pharmaceuticals (distinct from the use as accessory to the primary permitted retail business use in a commercial zoning district).
(8) 
Radio and television facilities and operations.
(9) 
Telephone and communications exchange and transformer stations.
(10) 
Transportation terminals.
(11) 
Utility (electric and gas company, sewer and water authority) operations.
(12) 
Wholesale, warehousing and storage.
(13) 
Wireless communications facilities located on an existing tower structure, subject to the provisions of § 145-64 of this chapter.
[Amended 4-28-2015 by Ord. No. 2015-3]
(14) 
Medical marijuana grower/processor.
[Added 3-14-2017 by Ord. No. 2017-5]
(15) 
Medical marijuana dispensary.
[Added 3-14-2017 by Ord. No. 2017-5]
C. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Off-street parking and loading facilities as authorized in Article III.
(2) 
Signs as permitted in Article VII.
(3) 
Accessory use incidental to any of the principal permitted uses listed above.
(4) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(5) 
Donation receptacles, subject to the regulations therefor in Article VI.
(6) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
(7) 
Outdoor recreational facilities designed and intended for use by employees and management of those permitted uses within the industrial park. These facilities shall comply with all requirements of Article III as apply to this district.
(8) 
Heliports, if licensed by the Pennsylvania Department of Transportation, Bureau of Aviation and meeting all applicable federal and state regulations.
(9) 
Subject to compliance by the uses and buildings housing them with all requirements of the district(s) in which they are normally permitted and the prohibition against their use by anyone not an occupant or employee of an entity operating in the industrial park:
(a) 
Cafeterias and restaurants specifically designed and intended for use by employees and management of permitted uses in the park; and
(b) 
Indoor recreation, meeting rooms and other buildings primarily intended for the mutual use of occupants of the park and their business invitees for meetings, programs, displays, recreation and such other uses as the occupants of the park may deem necessary.
D. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Wind energy conversion systems (§ 145-94J).
(2) 
Tower-based wireless communications facilities subject to the provisions of §§ 145-64 and 145-94D of this chapter.
[Added 4-28-2015 by Ord. No. 2015-3]
E. 
Lot, yard and height regulations. See Article III for general regulations.
A. 
Purpose. The MO Mixed-Occupancy District, which involves lands generally located near Lake Erie from Kelso Drive west to Guetner Avenue, is intended to allow for a mix of residential and commercial uses consistent with resort activities.
B. 
Permitted uses. Uses consistent with the stated purpose which are permitted in the MO Mixed-Occupancy District, subject to all the requirements of this chapter for the use or a similar use in any zoning district where such use is permitted, shall include:
(1) 
Cottages or dwellings.
(2) 
Hotels and motels.
(3) 
Grocery stores.
(4) 
Restaurants, clubhouses.
C. 
Permitted accessory uses. Permitted uses accessory to a permitted or authorized principal use shall include:
(1) 
Off-street parking and loading facilities as authorized in Article III.
(2) 
Signs as and to the extent permitted in Article VII.
(3) 
Accessory use incidental to any of the principal permitted uses listed above.
(4) 
With the required permit and subject to compliance with all regulations in Article VI, a temporary storage facility.
(5) 
Non-tower-based wireless communications facilities subject to § 145-64.
[Amended 4-28-2015 by Ord. No. 2015-3]
D. 
Uses on special exception. Subject to the regulations in Article VIII of this chapter, the Zoning Hearing Board may approve a use on special exception for the following uses where it finds that all general criteria and all specific criteria for the use as set forth in Article VIII are satisfied:
(1) 
Bed-and-breakfast inn (§ 145-94B).
(2) 
Wind energy conversion systems (§ 145-94J).
E. 
Lot, yard and height regulations. See Article III for general regulations.