Borough of Manor, PA
Westmoreland County
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Table of Contents
Table of Contents
[Ord. 315, 9/11/1974, § 201; as amended by Ord. 524, 3/2/2011, § I; and by Ord. 539, 12/5/2012, § V]
1. 
A map showing zoning district boundaries of this chapter entitled "Manor Borough Zoning District Map," dated May 14, 2009, last revised, October 11, 2012, is hereby adopted and made an integral part of this chapter.
A. 
The Zoning District Map and "Zoning District Map List of Amendments" thereon shall be kept on file available for examination in the office of the Borough Zoning Officer.
B. 
The Zoning District Map and the Zoning District Map List of Amendments shall each be identified by the signature of the Council and Secretary, and the map shall bear the seal of the Borough under the following words; "This is to certify that this is the Zoning District Map referred to in Article II of Ordinance No. 315, of the Borough of Manor, Westmoreland County, Pennsylvania," together with the date of the adoption of this chapter.
C. 
When, in accordance with the amendment provisions of this chapter, amendments are made in district boundaries or other matter portrayed on the Zoning District Map, such amendments shall be made on the Zoning District Map promptly after having been approved by the Borough Council together with an entry on the Zoning District Map List of Amendments. Each entry shall include the date and a brief description of the nature of the amendments. Each such entry shall also be signed by the Zoning Officer. No amendment to this chapter which involves matter portrayed on the Zoning District Map shall be dependent upon such amendment and entry being made on said map.
D. 
No amendments of any nature shall be made on the Zoning District Map or matter shown thereon except in conformity with the procedures set forth in this chapter. Any unauthorized amendment of whatever kind of any person or persons shall be considered a violation of this chapter.
[Ord. 315, 9/11/1974, § 202]
Regardless of the existence of purported copies of the Zoning District Map (and this chapter) which may, from time to time, be made in the office of the Zoning Officer, the Zoning District Map (and this chapter) on file shall be the final authority as to the current zoning status of land and water areas, buildings, and other structures in the Borough.
[Ord. 315, 9/11/1974, § 203]
If any parcel or parcels shall be rezoned for a specific purpose and such parcel or parcels shall not be in compliance with such rezoning within one year, such parcel or parcels shall revert to the original classification. All requests for rezoning shall be approved or disapproved by the Borough Council after a public hearing.
[Ord. 315, 9/11/1974, § 204]
All land area within the Borough of Manor is hereby divided into districts of different types, each type being of such number, shape, kind, and area, and of such common unity of purpose and adaptability of use, that are deemed most suitable to carry out the objectives of this chapter.
[Ord. 315, 9/11/1974, § 205; as amended Ord. 514, 7/15/2009, § III]
1. 
The districts are established and designated as follows:
A. 
A-1 — Agricultural - Open Space District.
B. 
F-P — Floodplain Conservation District.
C. 
R-1 — Suburban Residential District.
D. 
R-2 — Village Residential District.
E. 
C-1 — General Commercial District.
F. 
I-1 — Light Industrial District.
G. 
CBD — Central Business District.
H. 
FPO — Floodplain Overlay District.
I. 
OS — Open Space District.
J. 
F-P — Floodplain Conservation District.
[Ord. 315, 9/11/1974, § 206]
1. 
Where uncertainty exists with respect to the boundaries of district as indicated on the Zoning Map, the following rules shall apply:
A. 
Where the indicated boundaries on the Zoning District Map are or are approximately lot lines, property lines, public rights-of-way, streams, public rights-of-way or dimensions shall be construed to be the boundaries.
B. 
Zoning district boundaries shown on the Zoning District Map within or at a distance of 200 feet from the lines of streets, streams and transportation (public) rights-of-way shall be deemed to follow the centerlines of the preceding. Where zoning district boundaries are established as 200 feet from a centerline, the 200 feet shall be the maximum depth from the centerline allowed on abutting large lots (greater than five acres) of greater depth. However, small lots (five or less acres) or any lots of less depth than 300 feet from the centerline shall be uniformly zoned. The vacation of streets or property lines shall not affect the location of such zoning district boundaries.
C. 
When the Zoning Officer cannot definitely determine the location of a zoning district boundary by such centerlines, by the scale or dimensions stated on the Zoning Map, or by the fact that the boundary clearly coincides with a property line, shown on the Zoning Map, he shall, or the Board upon appeal shall, interpret the location of the zoning district boundary with reference to the nearest property lines indicated by the Westmoreland County Tax Base Maps and the scale of the Zoning Map and the intentions and the purposes set forth in all relevant provisions of this chapter. Large lots may be considered for subdivision or alternate development, when specific limitations in particular lot sections are considered.
[Ord. 315, 9/11/1974, § 207; amended by Ord. 514, 7/15/2009, § IV]
1. 
The A-1 Agricultural — Open Space District. It is the purpose of this district in areas where agriculture is the primary activity or in areas where agriculture is the primary activity or in areas where accessibility is difficult or in areas of unique natural beauty, to conserve the existing character of such areas by providing for low-intensity residential use and agricultural uses and to guide more substantive land development into other more appropriate zoning districts.
2. 
The F-P Floodplain Conservative District. In the interest of the public health, safety and welfare, the regulations of this district are intended to protect areas of floodplain subject to and necessary for flood waters, and to permit and encourage the retention of open land uses which will be so located and designed to constitute a harmonious and appropriate part of the physical development of the Borough.
3. 
The R-1 Suburban Residential District. It is the purpose of this district to establish areas composed of residential properties of a suburban character on lands in the Borough most logically suited for this type of development, both physically and locationally. Requirements for this district are designed to protect and stabilize the essential characteristics of these areas and to promote and encourage a suitable and safe environment for family life. The requirements are designed to encourage the installation of public sewer facilities by permitting a higher density of development if public facilities are provided. More spacious lots are required if public facilities are not immediately available.
4. 
The R-2 Village Residential District. This district is established and specifically structured to accommodate higher density residential uses and to regulate uses to preserve the existing character of residential neighborhoods.
5. 
The C-1 General Commercial District. This district is established to accommodate those retail and business activities that serve the local community or the regional market. This district is oriented for the convenience of both the automobile conveyed customer and the pedestrian, and encourages the grouped type of retail sales and services for efficiency and an attractive, pleasing environment for businessmen and customers.
6. 
The I-1 Light Industrial District. This district is established to contribute to the soundness of the economic base of the Borough by permitting and encouraging industrial development to take place in locations that will constitute a harmonious and appropriate addition to the physical development of the Borough.
7. 
CBD Central Business District. It is the purpose of this district to provide for the orderly development, expansion and improvement of the Central Business District by a unified and organized arrangement of buildings, services, uses and parking areas, together with adequate circulation and open space, all planned and designed as an integrated unit, in a manner so as to provide an efficient, safe, convenient, and attractive shopping area.
8. 
OS Open Space District. It is the intent of this district to provide for the preservation and conservation of the natural environmental and natural resources and areas of particular value for recreational purposes while providing for such uses and development as are compatible with these objectives.
9. 
FPO Flood Plain Overlay District. It is the purpose of this overlay district to preserve the health, safety and welfare of the residents of the Borough and property and facilities in the Borough by applying to the properties within the underlying zoning district those provisions, standards, rules and regulations as set forth in the Borough's Floodplain Management Ordinance [Chapter 8], as existing and as amended from time to time, and as set forth in applicable state and federal laws, rules and regulations concerning floodplains, floodways and flooding.
[Ord. 315, 9/11/1974, § 208]
Except as provided by law or in this chapter, in each district, no building, structure, or land shall be used or occupied except for the purposes permitted in § 27-211 and for the zoning districts so indicated.
[Ord. 315, 9/11/1974, § 209; as amended by Ord. 514, 7/15/2009, § V; as amended by Ord. 519, 4/21/2010, § I]
1. 
Permitted Uses. In each zoning district permitted uses shall be according to the common meaning of the term or according to definitions given in Part 6. Conversely, uses not specifically listed or defined as included in this district shall not be permitted. This is specifically intended to prevent the encroachment of higher uses; however, and in each zoning district, a use listed as a special exception may be permitted provided the Zoning Hearing Board authorized the issuance of a zoning permit by the Zoning Officer, subject to the requirements of this chapter, and such further restrictions that said Board may establish,
2. 
Unlisted Uses. Uses not listed in this chapter may be added as permitted uses or special exceptions through the amendment procedure provided in § 609 of the Municipalities Planning Code, 53 P.S. § 10609. The Zoning Hearing Board shall decide all contested questions of interpretation and make findings on all relevant issues of fact.
3. 
Conditional Uses. Listed "conditional uses" in any district shall be granted or denied by the Borough Council pursuant to the provisions of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq., and pursuant to the express standards and criteria set forth in this chapter. In granting a conditional use the Borough Council may attach such reasonable conditions and safeguards, in addition to those expressed in this chapter, as it may deem necessary to implement the purposes of this chapter and the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq. A fee shall be paid to the Borough for all applications made to the Borough Council for a conditional use under this chapter. The fee shall be in accordance with a schedule of fees established by resolution by the Borough Council. The fee is payable to the Borough at the time of application and shall accompany each application to the Borough Council.
[Ord. 315, 9/11/1974, § 210; as amended by Ord. 514, 7/15/2009, § V; by Ord. 539, 12/5/2012, § VII; and by A.O.]
1. 
Uses permitted by right, as special exceptions or as conditional uses shall be subject, in addition to use regulations, to such regulations of year, lot size, lot width, building area, provisions for off-street parking and loading, and to such other provisions as are specified in other Parts hereof.
2. 
In particular, the laws of the commonwealth and the regulations of the Department of Environmental Protection regarding water supply and waste disposal shall be adhered to. Further, no zoning permit shall be issued until approval is obtained for water supply and sewage disposal.
3. 
Oil and gas operations where permitted by conditional use shall be subject, in addition to use regulations, to the applicable zoning district regulations of yard, frontage, setbacks, lot size and area, lot width, net building area, site capacity calculations, natural resource protection standards, easements, provisions for off-street parking and loading, floodplain standards, all overlay district regulations, and to such other provisions as are specified in other provisions of this chapter and this chapter.
4. 
Oil and gas operations permitted by conditional use shall be subject, in addition to the provisions of this chapter, to all laws, rules and regulations of other applicable Borough, county, state or federal requirements and licensing laws, rules and regulations and to the requirements of any agency having jurisdiction. These include, but are not limited to, laws, rules and regulations concerning soil erosion and sedimentation control, stormwater management, street and road regulations and fire protection requirements.
5. 
Where multiple uses exist or are proposed for a single parcel, each use must meet the required minimum net building area. Each oil and gas operation involving a well site shall be calculated based upon the "pad" area where the well and its attendant facilities are located, as well as any pond, impoundment, reservoir or access road areas.
6. 
Oil and gas operations permitted by conditional use shall be subject to the applicable standards of the Borough of Manor Stormwater Management Ordinance [Chapter 23]. Where the provisions for the management of stormwater under this chapter are in conflict with the provisions of the Stormwater Management Ordinance [Chapter 23], the provisions of the Borough of Manor Stormwater Management Ordinance [Chapter 23] shall be applicable.
7. 
Oil and gas operations permitted by conditional use shall also comply with all applicable provisions of the Borough of Manor Subdivision and Land Development Ordinance [Chapter 22] and the Manor Borough Building Code [Chapter 5, Part 1].
[Ord. 315, 9/11/1974, § 211; as amended by Ord. 364, 9/1/1982, §§ I — IV; by Ord. 514, 7/15/2009, §§ VII — VIII; by Ord. 520, 7/21/2010, § IV; by Ord. 539, 12/5/2012, § VI; by Ord. 547, 7/17/2013, § 2; and by A.O.]
1. 
All uses must have Department of Environmental Protection approval for sewage disposal if a public system is not available. Uses which do not require sewage disposal such as parking lots and tree growing, are exempt from this requirement. Also, all developments in excess of five acres must be submitted to the Westmoreland County Conservation District Office for review. Developments of five lots or more shall comply with provisions for underground electric utilities in accordance with an order by the Pennsylvania Public Utilities Commission dated July 8, 1970; also, the developer shall submit the proposed development plan to the local electric utilities company for review. The following sections contain a listing of the permitted and special exception uses:
A. 
Permitted Uses in A-1 Districts.
(1) 
Accessory uses.
(2) 
Agriculture.
(3) 
Cemetery.
(4) 
Essential services.
(5) 
Golf courses.
(6) 
Greenhouses.
(7) 
Kennel or stable.
(8) 
Lodge.
(9) 
Nursery stocking.
(10) 
Private recreation.
(11) 
Public recreation.
(12) 
Single-family dwelling.
(13) 
Tree growing.
(14) 
Utility station.
B. 
Special Exception Uses in A-1 Districts.
(1) 
Apartment conversions.
(2) 
Home occupations.
(3) 
Mill, lumber or grain.
(4) 
Mobile home parks.
C. 
Conditional Uses in A-1 Districts.
(1) 
Recovery of subsurface gas and oil deposits.
(2) 
Oil and gas operations.
(3) 
Cellular communications towers.
D. 
Permitted Uses in R-1 Districts.
(1) 
Accessory use.
(2) 
Churches.
(3) 
Educational institution (elementary).
(4) 
Essential services.
(5) 
Mobile homes.
(6) 
Parking lot.
(7) 
Private recreation.
(8) 
Public buildings.
(9) 
Public recreation.
(10) 
Single-family dwelling.
(11) 
Utility station.
E. 
Special Exception Uses in R-1 Districts.
(1) 
Agriculture.
(2) 
Apartment conversions.
(3) 
Cemeteries.
(4) 
Educational institutions.
(5) 
Golf courses.
(6) 
Greenhouses.
(7) 
Home occupations.
(8) 
Nursery stocking.[1]
[1]
Editor's Note: Former Subsection 1.E(8), keeping of animals and fowls other than ordinary household pets, was repealed 12-21-2016 by Ord. 567.
(9) 
Planned unit and planned residential developments.
(10) 
Townhouses.
(11) 
Tree growing.
(12) 
Two-family dwellings.
F. 
Prohibited Uses in R-1 Districts.
(1) 
Recovery of subsurface gas and oil deposits.
(2) 
Oil and gas operations.
(3) 
Cellular communications towers.
(4) 
The keeping of animals or fowl, other than ordinary household pets.
[Added by Ord. 567, 12/21/2016]
G. 
Permitted Uses in R-2 Districts.
(1) 
Accessory use.
(2) 
Apartment conversions.
(3) 
Churches.
(4) 
Educational institutions.
(5) 
Essential services.
(6) 
Parking lot.
(7) 
Public building.
(8) 
Public recreation.
(9) 
Single-family dwelling.
(10) 
Swimming pools.
(11) 
Two-family dwelling.
H. 
Special Exception Uses in R-2 Districts.
(1) 
Educational institutions.
(2) 
Funeral homes.
(3) 
Greenhouses.
(4) 
Home occupations.
(5) 
Medical office.[2]
[2]
Editor's Note: Former Subsection 1.H(5), keeping of animals and fowls other than ordinary household pets, was repealed 12-21-2016 by Ord. 567.
(6) 
Mobile home.
(7) 
Multi-family dwellings.
(8) 
Nursery stocking.
(9) 
Personal services.
(10) 
Private recreation.
(11) 
Professional services.
(12) 
Townhouses.
I. 
Prohibited Uses in R-2 Districts.
(1) 
Recovery of subsurface gas and oil deposits.
(2) 
Oil and gas operations.
(3) 
Cellular communications towers.
(4) 
The keeping of animals or fowl, other than ordinary household pets.
[Added by Ord. 567, 12/21/2016]
J. 
Permitted Uses in C-1 Districts.
(1) 
Accessory business use.
(2) 
Accessory use.
(3) 
Apartment conversion.
(4) 
Appliance repair.
(5) 
Automobile, boat, and trailer sales.
(6) 
Bank or financial institution.
(7) 
Beverage distributors.
(8) 
Business or professional office.
(9) 
Churches.
(10) 
Costume shop.
(11) 
Essential services.
(12) 
Funeral homes.
(13) 
Greenhouses.
(14) 
Home occupations.
(15) 
Medical office.
(16) 
Motel, hotel.
(17) 
Neighborhood shopping center.
(18) 
Nursery stocking.
(19) 
Parking lot.
(20) 
Personal services.
(21) 
Printing and publishing office.
(22) 
Private club.
(23) 
Private recreation (including pitch and putt, bowling alley, pool hall, etc.).
(24) 
Professional office and services.
(25) 
Public building.
(26) 
Public entertainment facilities.
(27) 
Regional shopping center.
(28) 
Restaurant and food stores (retail).
(29) 
Retail stores (convenience, non-manufacturing) beverages, books, confections, gifts, groceries, novelties, notions, periodicals, pharmaceuticals, sporting goods, and tobacco).
(30) 
Single-family dwelling.
(31) 
Taxi service.
(32) 
Tree growing.
(33) 
Utility stations.
(34) 
Veterinarian.
K. 
Special Exception Uses in C-1 Districts.
(1) 
Agriculture.
(2) 
Car wash facilities.
(3) 
Contractors office and storage.
(4) 
Department or variety stores.
(5) 
Educational institution.
(6) 
Farm equipment sales.
(7) 
Lumber yard.[3]
[3]
Editor's Note: Former Subsection 1.K(7), keeping of animals and fowls other than ordinary household pets, was repealed 12-21-2016 by Ord. 567.
(8) 
Multi-family dwelling.
(9) 
Planned unit or planned residential development.
(10) 
Rooming house.
(11) 
Schools, business.
(12) 
Taverns.
(13) 
Townhouses.
(14) 
Travel trailer camp.
(15) 
Two-family dwelling.
(16) 
Upholster and cabinet maker.
L. 
Conditional Uses in C-1 Districts.
(1) 
Recovery of subsurface gas and oil deposits.
(2) 
Oil and gas operations.
M. 
Prohibited Uses in C-1 Districts.
[Added by Ord. 567, 12/21/2016]
(1) 
The keeping of animals or fowl, other than ordinary household pets.
N. 
Permitted Uses in I-1 Districts.
(1) 
Accessory uses.
(2) 
Agriculture.
(3) 
Automobile, boat and trailer sales.
(4) 
Auto repair and car wash facilities.
(5) 
Bank or financial institution.
(6) 
Business or professional office.
(7) 
Churches.
(8) 
Construction equipment sales.
(9) 
Contractors office and storage.
(10) 
Essential services.
(11) 
Farm equipment sales.
(12) 
Gasoline service station.
(13) 
Greenhouses.
(14) 
Landscaping sales and services.
(15) 
Lumber yard.
(16) 
Manufacturing, including the production, processing, cleaning, testing and distribution of materials, goods, foodstuffs and other products.
(17) 
Mill, grain or lumber.
(18) 
Nursery stocking.
(19) 
Parking lot.
(20) 
Printing and publishing office.
(21) 
Public building.
(22) 
Research laboratories.
(23) 
Tree growing.
(24) 
Upholster and cabinet maker.
(25) 
Utility station.
(26) 
Warehousing and wholesale business.
O. 
Special Exception Uses in I-1 Districts.
(1) 
Apartment conversions.
(2) 
Gasoline service stations.
(3) 
Home occupations.
(4) 
Licensed junkyard and towing service.
(5) 
Kennel or stable.
(6) 
Mobile homes.
(7) 
Mobile home park.
(8) 
Multi-family dwellings.
(9) 
Planned unit or planned residential developments.
(10) 
Recycling.
(11) 
Restaurants.
(12) 
Single-family dwellings.
(13) 
Storage, other than:
(a) 
Celluloid.
(b) 
Garbage, offal, dead animals, or refuse.
(c) 
Gas (in its various forms) in excess of 10,000 cubic feet.
(d) 
Gasoline in excess of an amount necessary for use on the premises.
(e) 
Gunpowder, fireworks, or other explosives.
(f) 
Junk scrap, metal, paper or rags.
(g) 
Petroleum and petroleum by-products in excess of an amount necessary for use on the premises.
(h) 
Rawhides or skins.
(14) 
Taverns.
(15) 
Truck and bus terminal.
(16) 
Unit storage.
P. 
Conditional Uses in I-1 Districts.
(1) 
Adult business, subject to the following specific standards and conditions:
(a) 
Adult businesses shall not be located within 300 linear feet of any property which is zoned residential in the Borough of Manor.
(b) 
Adult businesses shall not be located within 500 linear feet of the property boundary line of any property having any of the following uses:
1) 
Public or private school (existing).
2) 
Day care center.
3) 
Hospital.
4) 
Group care facility.
5) 
Nursery school.
6) 
Personal care home.
7) 
Private or public park or playground (existing or dedicated on an approved and recorded subdivision plan).
8) 
Church (place of worship).
9) 
Library.
(c) 
Alcoholic beverages shall not be sold on the premises of an adult business.
(d) 
No adult business shall be located within 1,000 linear feet of any other existing or proposed adult business.
(e) 
Any adult business which exhibits on the premises, film, video cassette or other method of image production which depicts nudity or sexual conduct shall comply with the following:
1) 
At least one employee shall be on duty at all times that any patron is on the premises.
2) 
Where viewing rooms are located on the premises, an unobstructed view of access to all such rooms shall be available to the employee on duty.
3) 
No viewing room shall be occupied by more than one person at any time.
4) 
No connections or openings to adjoining viewing rooms shall be permitted.
5) 
A minimum of one foot candle of illumination measured at floor level shall be provided in every area where patrons are permitted access.
6) 
Where live performances are given, separate stage and viewing areas shall be provided with separate access to each and no connecting access between the areas.
(f) 
An annual occupancy permit issued by the Zoning and Codes Officer shall be obtained prior to the operation of any adult business.
(2) 
Recovery of subsurface gas and oil deposits.
(3) 
Oil and gas operations.
(4) 
Cellular communications towers.
Q. 
F-P-Floodplain Conservation District Use Regulations.
(1) 
Permitted Uses in F-P Districts.
(a) 
Cultivation and harvesting of crops according to recognized soil conservation practices.
(b) 
Pasture, grazing land.
(c) 
Outdoor plant nursery, orchard.
(d) 
Recreation use such as: park, day camp, picnic grove, golf course, hunting, fishing and boating club, excluding structures Forestry, lumbering and reforestation, excluding storage and mill structures.
(e) 
Harvesting of any wild crops such as marsh hay, ferns, moss or berries.
(f) 
Game farm, fish hatchery, hunting and fishing reserves.
(g) 
Wildlife sanctuary, woodland preserve, aboretum.
(2) 
Special Exception Uses in F-P Districts.
(a) 
Residential front, side and/or rear yards and uses customarily incidental thereto (including, but not limited to, swimming pools, and non-wire fences) except that no structures shall be permitted. Inclusion of floodplain lands within the residential lots in order to meet minimum lot area or yard requirements is contingent upon complying with the objectives and standards, and with any other pertinent Borough regulations. If such compliance cannot be shown, the land area within the Floodplain Conservation District shall not be calculated for purposes of determining lot areas or yard requirements.
(b) 
Non-paved parking lots are permitted where required by the regulations for any other class or district.
(c) 
Front, side and/or rear yards of any other class or district, except that an area so utilized shall not be inconsistent with the objective and standards, or with any other pertinent municipal regulations.
(3) 
Prohibited Uses in F-P Districts.
(a) 
All structures and buildings with exception of flood retention dams, culverts and bridges as approved by the Commonwealth of Pennsylvania, Department of Environmental Protection.
(b) 
The filling of marshlands, removal of topsoil or damming or relocation of any watercourse except with the approval of the Borough Planning Commission and the Commonwealth of Pennsylvania, Department of Environmental Protection.
(c) 
Sanitary landfill, dump, junkyard, and outdoor storage of vehicles and/or materials.
(d) 
On-site sewage disposal systems.
(e) 
Cellular communications towers.
R. 
CBD Central Business District.
(1) 
Permitted Uses.
(a) 
Business or professional office, bank, savings and loan association or other financial institution, passenger station for public transportation.
(b) 
Retail establishment for sale of dry goods, drugs, food, jewelry, variety and general merchandise, hardware, household furnishings and supplies, instruments, electronic appliances including repair service, job printing and department stores, except that no retail establishment can sell, provide or dispense automotive or truck fuels.
(c) 
Restaurant, tearoom, cafe, confectionery or other place serving food or beverages, provided that no outdoor counter or curb service shall be permitted.
(d) 
Indoor theatre, bowling lanes or other similar place of indoor recreation.
(e) 
Personal service shop including barber, beauty salon, shoe repair, tailor, dressmaking, pick-up station for laundry and dry cleaning.
(f) 
Offices or office building for administrative, executive and professional activity, and similar activities involving the performance or rendering of professional services, such as financial institution, mortician, the sale of real estate and business office including the showing of samples, sale promotion and demonstration of equipment; provided, however, that no merchandise shall be warehoused on the premises except for sale, exchange or delivery thereon; and, further provided, that nothing herein preclude sale or manufacturer's representatives from arranging for the sale of merchandise manufactured, fabricated or warehoused at, or delivered to, locations outside of the Central Business District.
(g) 
Automatic self-service laundry and dry cleaning establishment with certificates of approval by the public health agency having jurisdiction, with regard to waste disposal, by the Fire Marshall, with regard to compliance with all safety regulations.
(h) 
Any use which is similar to the above and which is not primarily a highway type commercial establishment. This shall be handled as a special exception by the Zoning Hearing Board under the provisions of § 27-510.
(i) 
Appropriate public uses and essential services including, but not limited to, municipal buildings, public safety buildings, fire stations, libraries and museums.
(j) 
Home occupations.
(k) 
Multi-family unit on the second or third floors over a permitted business establishment.
(2) 
Conditional Uses.
(a) 
School Bus Parking and Dispatch Center. Such use shall meet the following specific requirements as well as the general standards and requirements for a conditional use.
1) 
Such center shall be accessed only from an arterial roadway.
2) 
Freestanding exterior lighting shall be of the sharp cut-off type and shall not provide illumination in excess of one foot-candle per square foot at the property boundary line unless otherwise approved by the Borough Council after proof of necessity for such variance.
3) 
Centers generating in excess of 50:00 p.m. peak hour trips shall submit a traffic impact analysis.
4) 
No material classified as hazardous by the Pennsylvania Department of Environmental Protection shall be stored on the site.
(b) 
General Requirements. Any application for a conditional use shall demonstrate that:
1) 
The use will not endanger the public health, safety or welfare if located where proposed, and will not deteriorate the environment or generate nuisance conditions.
2) 
The use can be accommodated on the site with no variances required.
3) 
The use is compatible with, or will support, the uses in the neighborhood of the site.
4) 
The use does not require extensive earth moving or revision of drainage patterns, or create substantial increase in stormwater flow.
5) 
The use will not create excessive traffic congestion, and adequate off-street parking is provided for the use.
6) 
Areas of the property not to be covered by buildings or parking are to be landscaped and maintained.
7) 
Primary access points to the property are located as far as possible from road or street intersections, and adequate sight distances for the posted speed limits have been met.
8) 
The conditional use must not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted nor substantially diminishes or impairs property values within the neighborhood.
9) 
All floodplain ordinances, laws, rules and regulations of the Borough, commonwealth and federal government must be met.
10) 
The Borough Council may attach such reasonable conditions and safeguards in addition to those expressed herein to implement the purposes of this chapter.
(3) 
Prohibited Uses.
(a) 
Recovery of subsurface gas and oil deposits.
(b) 
Oil and gas operations.
(c) 
Cellular communications towers.
S. 
OS Open Space District.
(1) 
Permitted Uses.
(a) 
Stormwater facilities approved by the Borough pursuant to the Stormwater Management Ordinance [Chapter 23] and other applicable state and federal laws, rules and regulations.
(2) 
Conditional Uses. A lot or parcel may be used and a building or structure may be erected and used for any of the following purposes.
(a) 
Public and private parks and recreation areas, golf courses, country clubs, and swimming pools.
(b) 
Horticultural uses related to the raising, propagating, and selling of trees, shrubs, flowers, and other vegetative material.
(c) 
Yard areas.
(d) 
Conservation uses such as preservation of natural vegetation and excessive slope areas exceeding 25% slope conditions.
(e) 
Accessory buildings and nonresidential structures customarily incidental to the above uses.
(f) 
Dedicated "green space."
(g) 
Monuments.
(h) 
Pervious parking lots customary and accessory to a permitted use.
(3) 
Prohibited Uses.
(a) 
Recovery of subsurface gas and oil deposits.
(b) 
Oil and gas operations.
(c) 
Cellular communications towers.
[Ord. 315, 9/11/1974, § 212]
1. 
Each lot in this district shall comply with the following minimum requirements except as otherwise provided in Part 3:
A. 
Areas (not including rights-of-way of streets, alleys or crosswalks).
(1) 
Lot Area Per Family.
(a) 
Dwelling without public water supply and sewage treatment: one acre.
(b) 
Dwelling with either public water supply or sewage treatment, but not both: 20,000 square feet.
(c) 
Dwelling with public water supply and sewage treatment: 12,000 square feet.
(2) 
Front yard depth: 30 feet.
(3) 
Rear yard depth: 35 feet.
(4) 
Lot width:
(a) 
Interior lot: 90 feet.
(b) 
Corner lot: 120 feet.
(5) 
Side yard width:
(a) 
Interior lot: Not less than eight feet on one side, and a combination of 20 feet on both sides:
(b) 
Corner lot: Abutting a street, no less than the depth of front yard required on the adjoining lot on that street; not abutting a street, no less than eight feet.
B. 
Heights (Maximum).
(1) 
Single-family dwellings: 30 feet (not exceeding two stories).
(2) 
Other main structures: 45 feet (not exceeding three stories).
(3) 
Accessory structures: 15 feet (not exceeding one story).
(4) 
Structures such as farm silos and other farm related roof structures shall be permitted above the height requirements by the Zoning Officer.
C. 
Special Regulations. In addition, uses in A-1 Districts are also subject to the general standards in Part 3.
[Ord. 315, 9/11/1974, § 213]
1. 
Each lot in this district shall comply with the following minimum requirements except as otherwise provided in Part 3:
A. 
Areas.
(1) 
Lot Area Per Family.
(a) 
Dwelling without public water supply and sewage treatment: 20,000 square feet.
(b) 
Dwelling with either public water supply or sewage treatment, but not both: 10,000 square feet.
(c) 
Dwelling with public water supply and sewage treatment: 8,500 square feet.
(d) 
Two-family or multi-family dwelling with public water supply and sewage treatment: 20,000 square feet for the first unit plus 5,000 square feet for each additional unit.
(2) 
Front yard depth: 25 feet.
(3) 
Rear yard depth: 35 feet.
(4) 
Lot width:
(a) 
Interior lot: 70 feet.
(b) 
Corner lot: 90 feet.
(5) 
Side yard width:
(a) 
Interior lot: eight feet on one side, 20 feet on both sides.
(b) 
Corner lot: abutting a street, not less than the depth of front yard required on the adjoining lot on that street; not abutting a street, no less than eight feet.
B. 
Heights (maximum).
(1) 
Single-family dwellings: 30 feet (not exceeding two stories).
(2) 
Other main structures: 45 feet (not exceeding three stories).
(3) 
Accessory structures: 15 feet (not exceeding one story).
(4) 
Structures such as farm silos and other roof structures shall be permitted above the height requirements by the Zoning Officer.
C. 
Special Regulations. In addition, uses in R-1 Districts are also subject to the general standards in Part 3.
[Ord. 315, 9/11/1974, § 214]
1. 
Each lot in this district shall comply with the following minimum requirements except as otherwise provided in Part 3.
A. 
Area (not including rights-of-way of streets, alleys, or crosswalks).
(1) 
Lot area per family:
(a) 
Dwelling without public water supply and sewage treatment: 20,000 square feet.
(b) 
Dwelling with either public water supply or sewage treatment, but not both: 10,000 square feet.
(c) 
Dwelling with public water supply and sewage treatment: 8,500 square feet.
(d) 
Two-family or multi-family dwelling with public water supply and sewage treatment: 20,000 square feet for the first unit plus 3,000 square feet for each additional unit.
(2) 
Front yard depth: 25 feet, or the average depth of front yards on the same block, see illustrations.
(3) 
Rear yard depth: 30 feet, or the average depth of rear yards on the same block, see illustrations.
(4) 
Lot width:
(a) 
Interior lot: 70 feet.
(b) 
Corner lot: 90 feet.
(5) 
Side yard, width:
(a) 
Interior lot: not less than seven feet on one side, and a combination of 16 feet on both sides; commercial uses in established business districts may be voided of this requirement and abut the sidewalks.
(b) 
Corner lot: abutting a street, not less than the depth of front yard required on the adjoining lot on that street; not abutting a street, no less than eight feet.
B. 
Heights (Maximum).
(1) 
Single-family dwelling: 30 feet (not exceeding two stories).
(2) 
Other main structures: 45 feet (not exceeding three stories).
(3) 
Accessory structures: 15 feet (not exceeding one story).
(4) 
Structures such as farm silos, church steeples, and other roof structures shall be permitted above the height requirements by the Zoning Officer.
C. 
Special Regulations.
(1) 
Commercial uses may not be permitted between two residential structures, if the residential structures are within 100 feet of the site.
(2) 
The Zoning Officer shall encourage commercial developers to locate within 200 feet of an existing commercial use.
(3) 
Uses in a R-2 District are also subject to the general standards in Part 3.
[Ord. 315, 9/11/1974, § 215]
1. 
Each lot in this district shall comply with the following minimum requirements except as otherwise provided in Part 3:
A. 
Areas.
(1) 
Front yard depth: 25, or the average depth of front yards on the same block, see illustrations.
(2) 
Rear yard depth: 15 feet.
(3) 
Side yard depth: 7 1/2 feet on each side; however, where an adjacent commercial building is abutting the side property line, buildings may be extended to the property line provided that proper firewalls are used as approved by the Borough Fire Chief.
(a) 
Side yard abutting a street: not less in width than the depth of front yard required on the adjoining lot on that street.
(b) 
Side yard abutting a Residential District: 25 feet.
B. 
Heights (Maximum).
(1) 
Main structures: 45 feet (not exceeding three stories).
(2) 
Accessory structures: 15 feet (not exceeding one story).
C. 
Special Regulations.
(1) 
Commercial uses may not be permitted between two residential structures, if the residential structures are within 50 feet of the site, unless a public hearing is held and the Board determines that the proposed use will not be harmful to adjacent residential uses.
(2) 
Uses in a C-1 District are also subject to the general standards in Part 3.
[Ord. 315, 9/11/1974, § 216]
1. 
Each lot in this district shall comply with the following minimum requirements except as otherwise provided in Part 3:
A. 
Areas (not including rights-of-way of streets, alleys or crosswalks).
(1) 
Front yard depth: 35 feet.
(2) 
Rear yard depth-
(a) 
Abutting a residential district: 35 feet.
(b) 
Abutting other districts: 25 feet.
(3) 
Lot width: 200 feet.
(4) 
Side yard width: 15 feet, except:
(a) 
Abutting a residential district: 25 feet.
(b) 
Abutting a street-not less than 15 feet or not less than the depth of front yard required on the adjoining lot on that street.
B. 
Heights (Maximum).
(1) 
Main structures: 80 feet.
(2) 
Accessory structures: 15 feet; exceptions will be considered.
C. 
Special Regulations.
(1) 
All required yards shall be landscaped and maintained.
(2) 
Uses in I-1 Districts are also subject to the General Standards (especially Performance Standards) in Part 3.
[Ord. 514, 7/15/2009, § IX]
1. 
Each lot in this district shall comply with the following minimum requirements except as otherwise provided in Part 3:
A. 
Areas.
(1) 
Front yard depth: 15 feet, or the average depth of front yards on the same block. See illustrations.
(2) 
Rear yard depth: 15 feet.
(3) 
Side yard depth: 7 1/2 feet on each side; however, where an adjacent commercial building is abutting the side property lien, buildings may be extended to the property line provided that proper firewalls are used as approved by the Borough Fire Chief.
B. 
Heights (Maximum).
(1) 
Main structures: 45 feet (not exceeding three stories).
(2) 
Accessory structures: 15 feet (not exceeding one story).
C. 
Special Regulations.
(1) 
Uses in CBD District are also subject to the general standards in Part 3.