|
WHERE?
|
|
Where in the Borough are certain land uses permitted? This chapter establishes zoning districts, each with a clear purpose,
within which certain land uses are permitted.
|
For the purpose of this chapter, the entire Borough of Mount
Oliver is hereby divided into the following districts:
|
Table 1 - Zoning District Table
| |
|---|---|
|
R
|
Single-Family Residential
|
|
RMU
|
Residential Mixed Use
|
|
MU
|
Mixed Use
|
|
TND-C
|
Traditional Neighborhood Development - Commercial
|
|
TND-MU
|
Traditional Neighborhood Development - Mixed Use
|
|
C
|
General Commercial
|
|
P
|
Park District
|
1.
R Single-Family Residential. In addition to the general goals listed
in the Preamble[1] and Article 100, General Provisions, the district established in this subsection is intended to achieve the following:
A.
To provide sufficient space, appropriately located for residential
development to meet the housing needs of the present and expected
future population of the Borough within the range of housing types
and densities anticipated;
B.
To assure light, air, and privacy, as far as possible, by controlling
the spacing and height of buildings and other structures;
C.
To protect residential areas against hazards of fire, offensive noise,
vibration, smoke, odors, glare or other objectionable influences;
D.
To promote the most desirable use of land and direction of building
development in accord with a well-considered plan;
E.
To promote stable residential development;
F.
To protect the character of the district and its peculiar suitability
for particular uses;
G.
To conserve the value of land and buildings; and
H.
To protect the Borough tax revenues.
[1]
Editor's Note: The Preamble of Ord. No. 984 is available for
inspection in the Borough offices.
2.
RMU Residential Mixed Use. In addition to the general goals listed
in the Preamble[2] and Article 100, General Provisions, the district established in this subsection is intended to achieve the following:
A.
To promote the need for residential uses that are an alternative
to single-family detached homes.
B.
To provide sufficient space, appropriately located for higher density
residential development that meets the needs of the present and expected
future population of the Borough.
C.
To assure light, air, and privacy, as far as possible by controlling
the spacing and height of buildings and structures.
D.
To promote and protect the character of the residential district
and its peculiar suitability for higher density uses in order to conserve
the value of land and buildings.
E.
To protect the Borough tax revenues.
[2]
Editor's Note: The Preamble of Ord. No. 984 is available for
inspection in the Borough offices.
3.
MU Mixed Use. In addition to the general goals listed in the Preamble[3] and Article 100, General Provisions, the district established in this subsection is intended to achieve the following:
A.
Encourage innovations in residential and nonresidential development
and redevelopment that makes use of a mixed-use form of development
so that demand for residential and certain nonresidential development
and redevelopment may be met by greater variety in type, design, and
layout of development sites and by more effective use of developable
lands.
B.
Extend greater opportunities for better housing and diversity of
housing types, recreation, and access to goods, services, and employment
to citizens of the Borough.
C.
Allow for the development and redevelopment of fully integrated,
mixed-use pedestrian-oriented development, providing residential spaces,
shopping, employment, business, and personal services within walking
distance of one another.
D.
Minimize traffic congestion, infrastructure costs, and environmental
impacts through compact development modeled after smart growth principles.
E.
Provide opportunities to meet development potential in a manner responsive
to particular market demands and consistent with the preservation
of property values within the existing residential and nonresidential
areas of the Borough.
F.
Promote an efficient, compact land use pattern to promote easy access
among stores and services by pedestrians, to shorten trips, and to
lessen dependence on the vehicle.
G.
Encourage developments that produce a relationship between individual
buildings, the circulation systems of a particular area of the Borough,
and adjacent areas.
H.
Encourage development sites to be designed to create a compact, clustered
development pattern using the Borough's rectilinear building
layout and interconnected street systems.
[3]
Editor's Note: The Preamble of Ord. No. 984 is available for
inspection in the Borough offices.
4.
TND-MU Traditional Neighborhood Development - Mixed Use. In addition
to the general goals listed in the Preamble[4] and Article 100, General Provisions, the district established in this subsection is intended to achieve the following:
A.
To provide sufficient space in appropriate locations for the types
of commercial and service establishments anticipated in the Comprehensive
Plan.
B.
To provide appropriate space for the requirements of present day
merchandising, including the provisions of off-street parking spaces,
and safe circulation of pedestrian and motor traffic in the zoning
district and in nearby areas.
C.
To promote the most desirable use of land and a pattern of building
development in accordance with a well-considered plan, to promote
stable commercial development, to strengthen the economic base of
the Borough, to protect the character of the commercial areas and
nearby districts, to conserve the value of land and buildings, and
to promote municipal tax revenues.
D.
To provide commercial and other permitted facilities to serve primarily
the needs of the local residents.
[4]
Editor's Note: The Preamble of Ord. No. 984 is available for
inspection in the Borough offices.
5.
TND-C Traditional Neighborhood Development - Commercial. In addition
to the general goals listed in the Preamble[5] and Article 100, General Provisions, the district established in this subsection is intended to achieve the following:
A.
To provide sufficient space in appropriate locations for the types
of commercial and service establishments anticipated in the Comprehensive
Plan.
B.
To provide appropriate space for the requirements of present day
merchandising, including the provisions of off-street parking spaces,
and safe circulation of pedestrian and motor traffic in the zoning
district and in nearby areas.
C.
To promote the most desirable use of land and a pattern of building
development in accordance with a well-considered plan, to promote
stable commercial development, to strengthen the economic base of
the Borough, to protect the character of the commercial areas and
nearby districts, to conserve the value of land and buildings, and
to promote municipal tax revenues.
D.
In addition to the general goals listed in the Preamble and statement
of intent, it is the purpose of this district to provide commercial
and other permitted facilities to serve primarily the needs of the
local residents.
[5]
Editor's Note: The Preamble of Ord. No. 984 is available for
inspection in the Borough offices.
6.
C General Commercial. In addition to the general goals listed in
the Preamble[6] and Article 100, General Provisions, the district established in this subsection is intended to achieve the following:
A.
To provide sufficient space in appropriate locations for the types
of commercial and service establishments anticipated in the Comprehensive
Plan.
B.
To provide appropriate space for the requirements of present day
merchandising, including the provisions of off-street parking spaces,
safe circulation of pedestrian and motor traffic in the zoning district
and in nearby areas.
C.
To promote the most desirable use of land and a pattern of building
development in accordance with a well-considered plan, to promote
stable commercial development, to strengthen the economic base of
the Borough, to protect the character of the commercial areas and
nearby districts, to conserve the value of land and buildings, and
to promote municipal tax revenues.
D.
In addition to the general goals listed in the Preamble and statement
of intent, it is the purpose of this district to provide commercial
and other permitted facilities to serve primarily the needs of the
local residents.
[6]
Editor's Note: The Preamble of Ord. No. 984 is available for
inspection in the Borough offices.
1.
Zoning Map title. The map showing the division of the Borough into
the designated zoning districts shall be known as the "Mount Oliver
Borough Zoning Map." Said map shall be an integral part of this chapter.
2.
Adoption of Zoning Map.
A.
The Mount Oliver Borough Official Zoning Map shall be kept on file
with the Borough Secretary in hard copy and PDF format, and with the
Borough Engineer in GIS format. Any reproduction of the Zoning Map
other than by the Borough is not the Official Zoning Map and all zoning
district and district boundary interpretations shall be made using
the Official Zoning Map.
3.
Application and interpretation of zoning district boundary lines.
A.
The district boundary lines shall be as shown on the Zoning Map.
District boundary lines are intended to coincide with lot lines, center
lines of streets, the limits of the Borough, or as dimensioned on
the Zoning Map. In case of doubt concerning the exact location of
the boundary line, the determination shall be made by the Borough
Zoning Officer.
B.
Where a district boundary line divides a lot held in single ownership
at the effective date of this chapter, the district boundary line
applies, and the regulations of each zoning district apply, to the
land area of the lot that sits within each district.
[1]
Editor's Note: See Appendix A, Official Zoning Map.
For the following identified uses and districts, the table below
indicates whether identified principal uses are permitted by right
(R), conditional uses (C) or special exceptions (S) in each zoning
district. Only one principal use, as identified in the use chart below,
is permitted on one lot or parcel.
|
Table 2 - Principal Land Use Chart
| |||||||
|---|---|---|---|---|---|---|---|
|
Key
R - Permitted by Right
C - Conditional Use
S - Special Exception
|
R Single - Family
|
RMU Residential Mixed Use
|
MU Mixed Use
|
TND-MU Traditional Neighborhood - Mixed Use
|
TND-C Traditional Neighborhood - Commercial
|
C General Commercial
|
P Park
|
|
Residential Uses
| |||||||
|
Dwelling unit, multifamily, 2-story
|
R
|
R
|
R
|
R
| |||
|
Dwelling unit, multifamily, 3- to 4-story
|
R
|
R
|
R
|
R
|
R
| ||
|
Dwelling unit, single-family
|
R
|
R
|
R
| ||||
|
Dwelling unit, 2-family
|
R
|
R
|
R
|
R
| |||
|
Mobile home, within a mobile home park only
|
R
| ||||||
|
Quadruplex
|
R
|
R
|
R
|
R
| |||
|
Townhouse
|
R
|
R
|
R
|
R
| |||
|
Nonresidential Uses
| |||||||
|
Adult businesses
|
S
| ||||||
|
After-hours club
|
S
| ||||||
|
Agriculture, urban, principal use
|
R
|
R
|
R
|
R
|
R
| ||
|
Amphitheater
|
R
| ||||||
|
Amusement arcade
|
C
|
C
|
C
| ||||
|
Animal day care/groomer
|
R
|
R
|
R
|
R
| |||
|
Animal shelter
|
C
| ||||||
|
Art gallery
|
R
|
R
|
R
|
R
|
R
| ||
|
Arts and crafts, retail
|
R
|
R
|
R
|
R
|
R
| ||
|
Assisted living facility
|
C
|
C
|
C
| ||||
|
Bakery
|
R
|
R
|
R
|
R
| |||
|
Banquet facility
|
R
|
R
|
R
| ||||
|
Bar/nightclub
|
R
|
R
|
R
|
R
| |||
|
Bed-and-breakfast inn
|
C
|
C
|
R
|
R
| |||
|
Billboard
|
C
| ||||||
|
Cafe, coffee shop
|
C
|
R
|
R
|
R
|
R
| ||
|
Car wash (automatic or self-service)
|
C
|
C
|
C
| ||||
|
Casino
|
R
| ||||||
|
Cemetery
|
R
|
R
| |||||
|
Communications tower
|
S
|
S
| |||||
|
Community center
|
R
|
R
|
R
| ||||
|
Community garden
|
R
|
R
|
R
|
R
| |||
|
Conference and training center
|
R
|
R
|
R
| ||||
|
Contractor's office/yard
|
C
|
C
|
C
| ||||
|
Convenience store
|
R
|
R
|
R
|
R
| |||
|
Conversion dwelling unit
|
C
|
C
|
C
| ||||
|
Correctional institution
|
C
| ||||||
|
Crematorium
|
C
| ||||||
|
Day-care center, child
|
C
|
C
|
C
| ||||
|
Day-care center, adult
|
C
|
C
|
C
| ||||
|
Distribution center
|
R
| ||||||
|
Drive-in theater
|
R
|
R
| |||||
|
Entertainment facility, indoor
|
R
|
R
|
R
|
R
|
R
| ||
|
Essential services
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
|
Farmers market
|
R
|
R
|
R
|
R
|
R
|
R
| |
|
Financial institution
|
R
|
R
|
R
|
R
| |||
|
Fire station
|
R
|
R
|
R
|
R
| |||
|
Forestry
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
|
Funeral home
|
R
|
R
|
R
| ||||
|
Gasoline service station
|
C
|
C
|
C
| ||||
|
Government offices
|
R
|
R
|
R
|
R
|
R
|
R
| |
|
Greenhouse/nursery
|
R
|
R
|
R
|
R
| |||
|
Grocery store
|
R
|
R
|
R
|
R
| |||
|
Group care facility
|
C
|
C
| |||||
|
Group home
|
R
|
R
|
R
| ||||
|
Hospital
|
R
| ||||||
|
Hotel
|
R
|
R
|
R
| ||||
|
House of worship
|
R
|
R
|
R
| ||||
|
Independent living facility
|
R
|
R
|
R
| ||||
|
Junkyard/salvage yard
|
C
| ||||||
|
Kennel
|
C
|
C
|
C
| ||||
|
Landscape contractor
|
C
|
C
|
C
| ||||
|
Laundry facility
|
R
|
R
|
R
|
R
| |||
|
Library
|
R
|
R
|
R
|
R
| |||
|
Lodging facility
|
R
|
R
|
R
| ||||
|
Manufacturing, heavy
|
R
| ||||||
|
Manufacturing, light
|
R
|
R
|
R
| ||||
|
Medical clinic
|
R
|
R
|
R
|
R
| |||
|
Medical marijuana dispensary
|
S
| ||||||
|
Medical marijuana grower/processor
|
S
| ||||||
|
Medical offices
|
R
|
R
|
R
|
R
| |||
|
Medical research facility
|
R
|
R
|
R
|
R
| |||
|
Methadone treatment facility
|
S
| ||||||
|
Microbrewery
|
C
|
C
|
C
|
C
| |||
|
Microdistillery
|
C
|
C
|
C
|
C
| |||
|
Motel
|
R
|
R
|
R
| ||||
|
Museum
|
R
|
R
|
R
|
R
| |||
|
Nature preserve
|
R
| ||||||
|
Nursing home
|
R
|
R
|
R
| ||||
|
Office, business, professional
|
R
|
R
|
R
|
R
| |||
|
Oil and gas, compressor
|
C
| ||||||
|
Oil and gas, processing
|
C
| ||||||
|
Oil and gas, well pads
|
C
|
C
| |||||
|
Park
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
|
Parking structure (public)
|
R
|
R
|
R
|
R
| |||
|
Pawn shop
|
R
|
R
| |||||
|
Personal care boarding home
|
C
|
C
|
C
| ||||
|
Personal services
|
R
|
R
|
R
|
R
| |||
|
Pharmacy
|
R
|
R
|
R
|
R
| |||
|
Private club
|
C
|
C
|
R
|
R
| |||
|
Recreation, indoor
|
R
|
R
|
R
|
R
| |||
|
Recreation, outdoor
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
|
Research and development facility
|
R
|
R
|
R
| ||||
|
Residence in combination with business
|
R
|
R
|
R
|
R
| |||
|
Restaurant
|
R
|
R
|
R
|
R
|
R
| ||
|
Restaurant, drive-in
|
C
|
C
|
R
| ||||
|
Retail sales, large
|
R
|
R
|
R
| ||||
|
Retail sales, small
|
R
|
R
|
R
|
R
| |||
|
Schools, public or private
|
R
|
R
|
R
|
R
|
R
| ||
|
Self-storage facilities
|
C
| ||||||
|
Shopping center
|
C
|
C
|
C
| ||||
|
Short-term rental - residential
|
R
|
R
|
R
| ||||
|
Solar energy facility, principal
|
C
|
C
|
C
| ||||
|
Storage garages
|
R
| ||||||
|
Storage yard
|
R
| ||||||
|
Studio, art, music, photography
|
C
|
R
|
R
|
R
|
R
| ||
|
Supply yard
|
R
| ||||||
|
Tattoo parlor
|
R
|
R
|
R
|
R
| |||
|
Theater including movie
|
R
|
R
|
R
|
R
| |||
|
Truck terminal
|
R
| ||||||
|
Uses not listed, comparable
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
Uses not listed
|
C
| ||||||
|
Vehicle sales/service
|
R
|
R
|
R
| ||||
|
Vehicle service/repair
|
C
|
C
|
C
| ||||
|
Veterinary hospital
|
R
|
R
|
R
| ||||
|
Veterinary office
|
R
|
R
|
R
|
R
| |||
|
Warehousing
|
R
| ||||||
|
Wind energy facility, principal
|
C
|
C
|
C
| ||||
|
Wireless communications facility - tower based outside of ROW
|
C
|
R
| |||||
|
Wireless communications facility - small wireless facility within
ROW
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
|
Wireless communications facility - non-tower-based
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
For the following identified uses and districts, the table below
indicates whether identified accessory uses are permitted in each
zoning district. Any accessory use specifically listed below that
is also a principal use permitted as conditional use in any zoning
district must also meet the conditional use requirements of this chapter
for that use.
|
Table 3 - Authorized Accessory Use Chart
| |||||||
|---|---|---|---|---|---|---|---|
|
Key
P - Permitted
N - Not Permitted
|
R Single - Family Residential
|
RMU Residential Mixed
|
MU Mixed Use
|
TND-MU Traditional Neighborhood - Mixed Use
|
TND-C Traditional Neighborhood - Commercial
|
C General Commercial
|
P Park
|
|
Accessory dwelling unit
|
N
|
P
|
P
|
N
|
N
|
N
|
N
|
|
Agriculture, urban, accessory
|
P
|
P
|
P
|
P
|
N
|
N
|
P
|
|
Commercial uses, accessory
|
N
|
N
|
P
|
P
|
P
|
P
|
N
|
|
Day care, home based
|
P
|
P
|
P
|
N
|
N
|
N
|
N
|
|
Home based business, no impact
|
P
|
P
|
P
|
P
|
N
|
N
|
N
|
|
Parking lot
|
N
|
N
|
P
|
P
|
P
|
P
|
P
|
|
Private garage
|
P
|
P
|
P
|
P
|
P
|
P
| |
|
Residential uses, accessory
|
P
|
P
|
P
|
P
|
N
|
N
|
N
|
|
Restaurant, outdoor dining
|
N
|
N
|
P
|
P
|
P
|
P
| |
|
Shed
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Solar energy facility, accessory to residential and commercial
uses
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Supply yard
|
N
|
N
|
P
|
P
|
N
|
P
|
N
|
|
Swimming pool, accessory to residential use
|
P
|
P
|
P
|
N
|
N
|
N
|
P
|
|
Wind energy facility, accessory to residential and commercial
uses
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Wireless communication facilities
|
N
|
N
|
P
|
P
|
P
|
P
|
P
|
|
Uses not listed and customarily incidental to the permitted
principal uses in the district
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
