[Ord. No. 2007-219, 7/19/2007; as amended by Ord. No. 2012-241, 12/7/2012]
1. 
Purpose. The purpose of the RA Residential District is to provide for areas where agricultural activities should be preserved and low density residential development encouraged. Further, it is the purpose of this district to provide space for certain types of low-impact development which, by its nature, will not create an undue hardship on municipal resources for public services and facilities.
2. 
Principal Permitted Uses.
A. 
Agricultural operations.
B. 
Day care/nursery school.
C. 
Essential services.
D. 
Equipment Storage.
E. 
Forestry.
F. 
Mobile homes.
G. 
Nursery and greenhouse.
H. 
Single-family dwellings.
I. 
Specialized animal care/raising.
J. 
Veterinary clinics.
3. 
Accessory Uses and Structures:
A. 
Accessory uses incidental to a permitted principal use.
B. 
Garage, residential.
C. 
Home-based business.
D. 
Satellite dishes.
E. 
Signs.
F. 
Storage sheds not to exceed 150 square feet.
G. 
Swimming pools.
4. 
Conditional Uses.
A. 
Natural gas compressor stations (see § 27-512).
B. 
Oil and gas operations (see § 27-512).
C. 
Parks and playgrounds (see § 27-603, Subsection 1L).
D. 
Strip mining (see § 27-603, Subsection 1O).
E. 
Water storage or water recreation (see § 27-603, Subsection 1Q).
F. 
Well water and other fluid impoundment areas used exclusively for oil and gas operations (see § 27-512).
5. 
Uses by Special Exception.
A. 
Cemeteries (see § 27-606, Subsection 3).
B. 
Churches (see § 27-606, Subsection 4).
C. 
Commercial recreation (see § 27-606, Subsection 5).
D. 
Educational/philanthropic (see § 27-606, Subsection 8).
E. 
Fire stations (see § 27-606, Subsection 9).
F. 
Municipal buildings/library (see § 27-606, Subsection 12).
G. 
Public utility buildings (see § 27-606, Subsection 13).
6. 
Dimensional Standards:
A. 
Minimum area: one acre.
B. 
Minimum lot width: 150 feet.
C. 
Minimum yards:
(1) 
Front: 25 feet.
(2) 
Rear: 10 feet.
(3) 
Side: 10 feet.
D. 
Storage shed building line setback: five feet from rear property line; 10 feet from side property line if located in the side yard; five feet from side property line if located in the rear yard.
E. 
Maximum lot coverage (all impervious surfaces): 15% of gross lot area.
F. 
Maximum height: 35 feet.
7. 
Off-street parking requirements: See Part 5.
[Ord. No. 2007-219, 7/19/2007; as amended by Ord. No. 2008-228, 11/20/2008; and by Ord. No. 2012-241, 12/7/2012]
1. 
Purpose. The R-1 Low Density Residential District is hereby established in order to provide for low density residential and appropriate accessory uses. In addition, this classification of land provides for agricultural and public recreation opportunities and other compatible residential and nonresidential uses, where conditions are met.
2. 
Principal Permitted Uses.
A. 
Essential services.
B. 
Extended care facilities.
C. 
Forestry.
D. 
Mobile or manufactured homes.
E. 
Single-family dwellings.
3. 
Accessory Uses and Structures.
A. 
Accessory uses incidental to a permitted principal use.
B. 
Garage, residential.
C. 
Home-based business.
D. 
Home occupation (see § 27-506).
E. 
Satellite dishes.
F. 
Signs.
G. 
Storage shed sheds not to exceed 150 square feet.
H. 
Swimming pools.
4. 
Conditional Uses.
A. 
Long-term nursing facility.
B. 
Oil and gas operations (see § 27-512).
C. 
Parks and playgrounds (see § 27-603, Subsection 1L).
D. 
Specialized animal care/raising (see § 27-603, Subsection 1N).
E. 
Well and pipeline location assessment operation (see § 27-512).
5. 
Uses by Special Exception.
A. 
Churches (see § 27-606, Subsection 4).
B. 
Municipal building/library (see § 27-606, Subsection 12).
6. 
Dimensional Standards:
A. 
Minimum area: 10,890 square feet.
B. 
Minimum lot width: 90 feet
C. 
Minimum yards:
(1) 
Front: 25 feet.
(2) 
Rear: 10 feet.
(3) 
Side: 10 feet.
D. 
Storage shed building line setback: five feet from rear property line; five feet from side property line.
E. 
Maximum lot coverage (all impervious surfaces): 25% of gross lot area.
F. 
Maximum height: 35 feet.
7. 
Off-street parking requirements: See Part 5.
[Ord. No. 2007-219, 7/19/2007; as amended by Ord. No. 2008-228, 11/20/2008; and by Ord. No. 2012-241, 12/7/2012]
1. 
Purpose. The R-2 Moderate Density Residential District is hereby established in order to provide for moderate density residential and appropriate accessory uses. In addition, this classification of land provides for compatible residential and nonresidential uses which supplement or support those permitted uses, where conditions are met.
2. 
Principal Permitted Uses.
A. 
Duplex and multiplex.
B. 
Essential services.
C. 
Forestry.
D. 
Mobile or manufactured homes.
E. 
Multiple-family dwellings.
F. 
Personal care home.
G. 
Public and private schools.
H. 
Rest/nursing homes.
I. 
Single-family dwellings.
3. 
Accessory Uses and Structures.
A. 
Accessory uses incidental to a permitted principal use.
B. 
Garage, residential.
C. 
Home-based business (no-impact).
D. 
Home occupation.
E. 
Satellite dishes.
F. 
Signs.
G. 
Swimming pools.
H. 
Storage shed, residential.
4. 
Conditional Uses.
A. 
Day care/nursery school (see § 27-603, Subsection 1G).
B. 
Long-term nursing facility (see § 27-603, Subsection 1B).
C. 
Mobile or manufactured home parks (see Chapter 22, Part 4).
D. 
Oil and gas operations (see § 27-512).
E. 
Parks and playgrounds (see § 27-603, Subsection 1L).
F. 
Well and pipeline location assessment operation (see § 27-512).
5. 
Uses by Special Exception.
A. 
Churches (see § 27-606, Subsection 4).
B. 
Fire stations (see § 27-606, Subsection 9).
C. 
Municipal building/library (see § 27-606, Subsection 12).
D. 
Public utility buildings (see § 606, Subsection 13).
6. 
Dimensional Standards:
A. 
Minimum area: 8,712 square feet.
B. 
Minimum lot width: 75 feet.
C. 
Minimum Yards:
(1) 
Front: 25 feet.
(2) 
Rear: 15 feet.
(3) 
Side: 10 feet.
D. 
Maximum lot coverage (all impervious surfaces): 35% of gross lot area.
E. 
Maximum height: 35 feet.
7. 
Off-Street Parking Requirements: See Part 5.
[Ord. No. 2007-219, 7/19/2007; as amended by Ord. No. 2008-228, 11/20/2008; and by Ord. No. 2012-241, 12/7/2012]
1. 
Purpose. The purpose of the V-1 Village District is to provide for a mix of residential opportunities, limited commercial and personal service uses within areas of the Borough which previously functioned as small-scale settlements.
2. 
Principal Permitted Uses:
A. 
Churches.
B. 
Duplex and multiplex.
C. 
Essential services.
D. 
Forestry.
E. 
Mixed-use structures.
F. 
Mobile or manufactured homes.
G. 
Personal and professional services.
H. 
Professional offices.
I. 
Restaurants.
J. 
Retail business (except automotive fuel).
K. 
Single-family dwellings.
3. 
Accessory Uses and Structures:
A. 
Accessory uses incidental to a permitted principal use.
B. 
Business signs.
C. 
Commercial storage buildings.
D. 
Garage, commercial for the storage of commercial delivery vehicles on the same site as the retail use.
E. 
Garage, residential for the storage or privately owned vehicles or boats.
F. 
Home-based business.
G. 
Home occupation (see § 27-506).
H. 
Private court game facilities.
I. 
Satellite dishes.
J. 
Signs.
K. 
Storage sheds.
L. 
Swimming pools.
4. 
Conditional Uses:
A. 
Personal care home (see § 27-603, Subsection 1F).
5. 
Uses by Special Exception:
A. 
Automotive sales/service/repair (see § 27-606, Subsection 1).
6. 
Dimensional Standards:
A. 
Minimum area: 8,712 square feet.
B. 
Minimum lot width: 75 feet.
C. 
Minimum Yards:
(1) 
Front: 25 feet.
(2) 
Rear: 15 feet.
(3) 
Side: 10 feet.
D. 
Storage shed building line setback: five feet rear, five feet side.
E. 
Maximum lot coverage (all impervious surfaces): 40% of gross lot area.
F. 
Maximum height: 35 feet.
G. 
Off-street parking requirements: See Part 5.
[Ord. No. 2007-219, 7/19/2007; as amended by Ord. No. 2008-228, 11/20/2008; Ord. No. 2009-229, 4/16/2009; and by Ord. No. 2012-241, 12/7/2012]
1. 
Purpose. This district is intended to provide areas of year-round commercial opportunities to the entire Borough community. The B-1 General Business District is structured to include existing concentrations of commercial development as well as providing for additional opportunities along state and local highways in the Borough.
[Amended by Ord. No. 2017-258, 11/14/2017]
2. 
Principal Permitted Uses.
A. 
Drinking establishments.
B. 
Essential services.
C. 
Fire stations.
D. 
Forestry.
E. 
General offices.
F. 
Home/trailer sales mixed-use structure.
G. 
Medical office.
H. 
Mobile home sales and service.
I. 
Motels and hotels.
J. 
Municipal buildings/library.
K. 
Personal and professional services.
L. 
Restaurants.
M. 
Retail business (except automotive fuel).
N. 
Single-family dwellings.
O. 
Theaters and assembly halls.
P. 
Well and pipeline location assessment operations (see § 27-512).
Q. 
Mixed use structure.
3. 
Accessory Uses.
A. 
Accessory uses incidental to a permitted principal use.
B. 
Business signs.
C. 
Commercial storage buildings.
D. 
Garage, commercial.
E. 
Signs.
4. 
Conditional Uses.
[Amended by Ord. No. 2017-258, 11/14/2017]
A. 
Automobile and vehicle refueling/recharging, with or without ancillary vehicle services and/or convenience retail (see § 27-603, Subsection 1A).
B. 
Day care/nursery centers (see § 27-603, Subsection 1H).
C. 
Light assembly (see § 27-603, Subsection 1I).
D. 
Long-term nursing facility (see § 27-603, Subsection 1B).
E. 
Medical clinic (see § 27-603, Subsection 1J).
F. 
Self-storage center (see § 27-603, Subsection 1M).
5. 
Uses by Special Exception.
A. 
Auto sales/service/repair (see § 27-606, Subsection 1).
B. 
Bus terminals (see § 27-606, Subsection 2).
C. 
Commercial recreation (see § 27-606, Subsection 5).
D. 
Commercial schools (see § 27-606, Subsection 6).
E. 
Hospitals and clinics (see § 27-606, Subsection 10).
F. 
Multifamily dwellings (see § 27-606, Subsection 14).
G. 
Truck terminals (see § 27-606, Subsection 2).
H. 
Veterinary clinics (see § 27-606, Subsection 14).
6. 
Dimensional Standards:
A. 
Minimum area: 8,712 square feet.
B. 
Minimum lot width: 60 feet.
C. 
Minimum Yards:
(1) 
Front: 25 feet.
(2) 
Rear: 25 feet.
(3) 
Side: 10 feet.
D. 
Maximum lot coverage (all impervious surfaces): 60% of gross lot area.
E. 
Maximum height: 50 feet.
[Amended by Ord. No. 2016-253, 6/28/2016]
7. 
Off-street parking requirements: See Part 5
[Ord. No. 2007-219, 7/19/2007; as amended by Ord. No. 2008-228, 11/20/2008; Ord. No. 2009-229, 4/16/2009; and by Ord. No. 2012-241, 12/7/2012]
1. 
Purpose. The purpose of the B-2 Neighborhood Business District is to provide for a variety of neighborhood and community scaled commercial uses in areas with adequate transportation access. Further, this district provides for those commercial uses in such a manner so as to preserve the characteristics of adjoining residential land use while providing for the safety and convenience of the traveling public.
[Amended by Ord. No. 2017-258, 11/14/2017]
2. 
Principal Permitted Uses.
A. 
Day care/nursery centers.
B. 
Essential services.
C. 
Forestry.
D. 
Funeral homes.
E. 
General offices.
F. 
Home/trailer sales.
G. 
Hospitals and clinics.
H. 
Medical offices.
I. 
Personal and professional services.
J. 
Restaurants.
K. 
Retail business (except automotive fuels).
L. 
Single-family dwellings.
3. 
Accessory Uses and Structures.
A. 
Accessory uses incidental to a permitted principal use.
B. 
Business signs.
C. 
Commercial storage buildings.
D. 
Garage, commercial.
E. 
Signs.
4. 
Conditional Uses.
A. 
Assisted living centers.
B. 
Automotive fueling, with or without convenience store.
C. 
Long-term nursing facility (see § 27-603, Subsection 1B).
D. 
Medical clinic (see § 27-603, Subsection 1J).
E. 
Self-storage center (see § 27-603, Subsection 1M).
F. 
Well and pipeline location assessment operations (see § 27-512).
G. 
Well water and other fluid impoundment areas used exclusively for oil and gas operations (see § 27-512).
5. 
Uses by Special Exception.
A. 
Automotive sales/service/repair (see § 27-606, Subsection 1).
[Amended by Ord. No. 2017-258, 11/14/2017]
B. 
Commercial recreation (see § 27-606, Subsection 5).
C. 
Veterinary clinics (see § 27-606, Subsection 14).
6. 
Dimensional Standards:
A. 
Minimum area: 10,890 square feet.
B. 
Minimum lot width: 90 feet.
C. 
Minimum Yards:
(1) 
Front: 30 feet.
(2) 
Rear: 20 feet.
(3) 
Side: 10 feet.
D. 
Maximum lot coverage (all impervious surfaces): 70% of gross lot area.
E. 
Maximum height: 35 feet.
7. 
Off-street parking requirements: See Part 5.
[Ord. No. 2007-219, 7/19/2007; as amended by Ord. No. 2009-229, 4/16/2009; and by Ord. No. 2012-241, 12/7/2012 by ]
1. 
Purpose. The purpose of the LI-1 Light Industrial District is to provide areas for more intense industrial, manufacturing and compatible uses of land within the Borough in appropriate locations and on sites which have adequate area to accommodate the use, access to public utilities and can be reasonably buffered from adjoining residential areas.
[Amended by Ord. No. 2017-258, 11/14/2017]
2. 
Principal Permitted Uses.
A. 
Agricultural operation.
B. 
Commercial schools.
C. 
Communications media buildings.
D. 
Essential services.
E. 
Fire stations.
F. 
Forestry.
G. 
Home furnishing centers.
H. 
Municipal buildings/library.
I. 
Office buildings.
J. 
Professional offices.
K. 
Research and testing labs.
L. 
Retail business (except automotive fuels).
M. 
Warehousing.
N. 
Well and pipeline location assessment operations (see § 27-512).
O. 
Wholesale business.
3. 
Accessory Uses and Structures.
A. 
Accessory uses incidental to a permitted principal use.
B. 
Business signs.
C. 
Commercial storage buildings.
D. 
Equipment storage buildings.
E. 
Garage, commercial.
F. 
Signs.
4. 
Conditional Uses.
A. 
Automobile and vehicle refueling/recharging, with or without ancillary vehicle services and/or convenience retail (see § 27-603, Subsection 1C).
[Amended by Ord. No. 2017-258, 11/14/2017]
B. 
Automotive recycling (see § 27-603, Subsection 1D).
C. 
Oil and gas operations (see § 27-512).
D. 
Truck terminals (see § 27-603, Subsection 1P).
E. 
Water storage or water recreation (see § 27-603, Subsection 1Q).
5. 
Uses by Special Exception.
A. 
Commercial recreation (see § 27-606, Subsection 5).
B. 
Contractor supply yards (see § 27-606, Subsection 7).
C. 
Light manufacturing (see § 27-606, Subsection 11).
D. 
Supply yards.
6. 
Dimensional Standards:
A. 
Minimum area: 21,780 square feet.
B. 
Minimum lot width: 90 feet.
C. 
Minimum Yards:
(1) 
Front: 35 feet.
(2) 
Rear: 50 feet.
(3) 
Side: 25 feet.
D. 
Maximum lot coverage (all impervious surfaces): 70% of gross lot area.
E. 
Maximum height: 45 feet.
7. 
Off-street parking requirements: See Part 5.
[Ord. No. 2007-219, 7/19/2007; as amended by Ord. No. 2009-229, 4/16/2009; and by Ord. No. 2012-241, 12/7/2012]
1. 
Purpose: The purpose of the LI-2 Light Industrial Limited District is to provide areas for light industrial, warehousing, and compatible uses of land within the Borough in appropriate locations and on sites which have access to public utilities and collector roadways.
[Amended by Ord. No. 2017-258, 11/14/2017]
2. 
Principal Permitted Uses.
A. 
Agricultural operations.
B. 
Commercial schools.
C. 
Communications media buildings.
D. 
Essential services.
E. 
Fire and emergency services stations.
F. 
Forestry.
G. 
Home furnishing centers.
H. 
Municipal buildings/library.
I. 
Office buildings.
J. 
Professional office.
K. 
Research and testing labs.
L. 
Retail business (except motor fuels).
M. 
Warehousing.
N. 
Wholesale business.
O. 
Well and pipeline location assessment operations (see § 27-512).
3. 
Accessory Uses and Structures.
A. 
Accessory uses incidental to a permitted principal use.
B. 
Business signs.
C. 
Equipment storage building.
D. 
Signs.
4. 
Conditional Uses.
A. 
Adult business.
B. 
Automotive recycling (see § 27-603, Subsection 1D).
C. 
Oil and gas operations (see § 27-512).
D. 
Truck terminals, including maintenance and distribution activities (see § 27-603, Subsection 1P).
E. 
Water storage or water recreation (see § 27-603, Subsection 1Q).
F. 
Automobile and vehicle refueling/recharging, with or without ancillary vehicle services and/or convenience retail (see § 27-603, Subsection 1C).
[Added by Ord. No. 2017-258, 11/14/2017]
5. 
Uses by Special Exception:
A. 
Automotive sales/service/repair (see § 27-606, Subsection 1).
B. 
Commercial recreation (see § 27-606, Subsection 5).
C. 
Contractor supply yards (see § 27-606, Subsection 7).
D. 
Light manufacturing (see § 27-606, Subsection 11).
E. 
Supply yards.
6. 
Dimensional Standards:
A. 
Minimum area: 21,780 square feet.
B. 
Minimum lot width: 90 feet.
C. 
Minimum Yards:
(1) 
Front: 35 feet.
(2) 
Rear: 50 feet.
(3) 
Side: 25 feet.
D. 
Maximum lot coverage (all impervious surfaces): 70% of gross lot area.
E. 
Maximum height: 45 feet.
7. 
Off-street parking requirements: See Part 5.
[Ord. No. 2007-219, 7/19/2007; as amended by Ord. No. 2008-228, 11/20/2008; and by Ord. No. 2012-241, 12/7/2012]
1. 
Purpose. The purpose of the T-1 Transportation District is to identify those areas designated as rights-of-way for local, county and state transportation facilities and to provide for certain uses appropriate for placement in close proximity to those facilities.
2. 
Principal Permitted Uses.
A. 
Billboards.
B. 
Forestry.
C. 
Maintenance yards (local, county or commonwealth).
D. 
Outdoor advertising signs.
E. 
Park and ride lots.
F. 
Pennsylvania Department of Transportation offices and facilities.
G. 
Pennsylvania Turnpike offices and facilities.
H. 
Police and emergency services facilities.
I. 
Well and pipeline location assessment operations (see § 27-512).
3. 
Accessory Uses and Structures.
A. 
Accessory uses incidental to a permitted principal use.
B. 
Equipment storage buildings.
C. 
Signs and business signs.
4. 
Conditional Uses.
A. 
Cellular communications towers (see § 27-603, Subsection 1E).
B. 
Medical clinics (see § 27-603, Subsection 1J).
C. 
Well water and other fluid impoundment areas used exclusively for oil and gas operations (see § 27-512).
5. 
Uses by Special Exception. There are no uses by special exception.
6. 
Dimensional Standards:
A. 
Minimum area: 21,780 square feet.
B. 
Minimum lot width: 90 feet.
C. 
Minimum Yards:
(1) 
Front: 40 feet.
(2) 
Rear: 30 feet.
(3) 
Side: 15 feet.
D. 
Maximum lot coverage (all impervious surfaces): 70% of gross lot area.
E. 
Maximum height: 45 feet.
7. 
Off-street parking requirements: See Part 5.
[Ord. No. 2007-219, 7/19/2007; as amended by Ord. No. 2008-228, 11/20/2008; and by Ord. No. 2012-241, 12/7/2012]
1. 
Purpose. The purpose of the SO-1 Sign Overlay District is to provide areas abutting high volume roadways for the erection of off-site advertising signs.
2. 
Location. This overlay district is situated within the Pennsylvania Turnpike (Interstates 66 and 76), and Interstate 70 corridors, with boundaries 75 feet from the rights-of-way on either side, where land abutting these rights-of-way is zoned for nonresidential uses.
3. 
Principal Permitted Uses:
A. 
Outdoor advertising signs (billboards).
4. 
Dimensional Standards:
A. 
Maximum height: 50 feet.
B. 
Maximum length: 60 feet.
C. 
Maximum area: 600 feet per side.
D. 
Minimum separation: 200 feet linear feet.
5. 
Accessory Uses and Structures:
A. 
Business signs.
B. 
Signs.
[Ord. 85-119, 8/22/1985, Chart 3; as amended by Ord. 97-173, 2/6/1997; and by Ord. No. 2007-219, 7/19/2007]
1. 
Permitted Land Uses Table. The Permitted Land Uses Table is included as an attachment to this chapter.
2. 
Minimum Required Yards, Table 2.
[Amended by Ord. No. 2016-253, 6/28/2016]
Minimum Yard Sizes
Front
(feet)
Rear
(feet)
Side
(feet)
Maximum Height of Structures (§ 305)
(feet)
R-A
Residential Agricultural District
25
10
10
35
R-1
Low Density Residential District
25
10
10
35
R-2
Moderate Density Residential District
25
15
10
35
Manufactured Homes* (in park)
25
15
15
35
V-1
Village District
25
15
10
35
B-1
General Business District
25
25
10
50
B-2
Neighborhood Business District
30
20
10
35
LI-1
Light Industrial District
35
50
25
45
LI-2
Light Industrial Limited District
35
50
25
45
T-1
Transportation District
40
30
15
45
SO-1
Sign Overlay District
—
—
—
50
*
Permitted only if special regulations are met (see § 27-311, Subsection 3).
3. 
Building Setback and Yard Measurements.
A. 
Building setback shall be measured from the right-of-way lines. All setback lines adjacent to a street right-of-way shall be measured from the street right-of-way. All other setback lines shall be measured from the property line.
B. 
Building setback lines shall not be less than:
(1) 
Twenty-five feet from the right-of-way line on minor streets.
(2) 
Thirty-five feet from the right-of-way line on collector streets.
(3) 
Fifty feet from the right-of-way line on arterial streets and roads.
C. 
Where an existing building setback line is established on at least 50% of the properties in a block in which the proposed development is located, or within 200 feet immediately adjacent to the proposed development, the above minimum setbacks may be increased or decreased in order to conform with such established line.
D. 
Building lines in a proposed subdivision shall not be less than 10 feet from a side lot line.
E. 
Building lines in a proposed subdivision shall not be less than 10 feet from a rear lot line.
F. 
Additional side and rear yard setbacks shall be required for proposed buildings or structures that are four or more stories or more than 45 feet in height.