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North Towanda Township Bradford County, PA Zoning Ordinance North Towanda Township Supervisors Amended and Adopted JULY 2013 Robert Sheets David Brubaker Charmaine Stempel -ACKNOWLEGEMENTSNORTH TOWANDA TOWNSHIP SUPERVISORS Robert Sheets David Brubaker Charmaine Stempel NORTH TOWANDA TOWNSHIP PLANNING COMMISSION Chuck Chenot Jack Fox Linda Mackie Charmaine Stempel Chuck Kinsman NORTH TOWANDA TOWNSHIP SECRETARY / TREASURER Carol S. Pierce NORTH TOWANDA TOWNSHIP SOLICITOR Jonathan P. Foster, Esq. NORTH TOWANDA TOWNSHIP ZONING OFFICER Gerald Sheets PLANNING CONSULTANT Bradford County Office of Community Planning & Grants Raymond J. Stolinas Jr., AICP, Planning Director Ellen Crowley, Community Planner NORTH TOWANDA TOWNSHIP MUNICIPAL OFFICES: 477 Reuter Blvd., Towanda, PA 18848 Telephone: (570) 265-3749 Fax: (570) 265-2682 Email: a class= __cf_email__ href= /cdn-cgi/l/email-protection data-cfemail= 7b150f0f0c0b3b1d0914150f121e09151e0f55151e0f [email protected] /a script data-cfhash='f9e31' type= text/javascript /* ![CDATA[ */!function(t,e,r,n,c,a,p){try{t=document.currentScript||function(){for(t=document.getElementsByTagName('script'),e=t.length;e--;)if(t[e].getAttribute('data-cfhash'))return t[e]}();if(t&&(c=t.previousSibling)){p=t.parentNode;if(a=c.getAttribute('data-cfemail')){for(e='',r='0x'+a.substr(0,2)|0,n=2;a.length-n;n+=2)e+='%'+('0'+('0x'+a.substr(n,2)^r).toString(16)).slice(-2);p.replaceChild(document.createTextNode(decodeURIComponent(e)),c)}p.removeChild(t)}}catch(u){}}()/* ]] */ /script Hours: Monday through Friday 8:00 a.m. to 3:30 p.m. TABLE OF CONTENTS Page INTRODUCTION Legal Basis for Zoning ………………………………………………….…………………………..…………….. Preparation and Enactment of the Zoning Ordinance …………………………………………. Purpose of Zoning ……………………………………………………………………………….……………. Adoption of the Zoning Ordinance ……………………………………………………………………………….. i ii ii iii ARTICLE I – AUTHORITY, TITLE AND PURPOSE Section 100. Section 101. Section 102. Section 103. Section 104. Section 105. Section 106. Section 107. Section 108. Section 109. Section 110. Authority ……………………………………………………………………………………………….. Title ……………………………………………………………………………………………….. Purpose of Enactment ……………………………………………………………………… Community Development Goals and Objectives ……………………………….. Interpretation …………………………………………………………………………………… Applicability …………………………………………………………………………………… Municipal Liability …………………………………………………………………………………… Disclaimer ……………………………………………………………………………………………….. Severability ……………………………………………………………………………………………….. Repealer ……………………………………………………………………………………………….. Effective Date …………………………………………………………………………………… 1 1 1 2 6 6 7 7 7 7 7 ARTICLE II - DEFINITIONS Section 200. Definitions ………………………………………………………………………………………….……. 8 ARTICLE III – DESIGNATION OF ZONING DISTRICTS Section 300. Section 301. Section 302. Section 303. Section 304. Section 305. Section 306. Table 306.1 Designation of Districts ……………………………………………………………………… District Purpose Statements ……………………………………………………………………… The Zoning Map ………………………………………………………………………………….. Interpretation of Zoning District Boundaries ………………………………………….... Annexation …………………………………………………………………………………………..…… Uses Not Provided For ……………………………………………………………………... District Use Table ……………………………………………………………………………….…. Zoning District Use Table …..………………………………………………………………… 49 49 50 51 51 51 52 53 ARTICLE IV – AREA, WIDTH AND COVERAGE REQUIREMENTS Section 400. Residential-Single (R-S) ……………………………..…………………………………..….. Section 401. Residential-Rural (R-R) ……………………………………………………………………… Section 402. Residential Multi-Family (R-MF) ………………………………………………………… Section 403. Commercial-Community (C-C) ………………………………………………………… Section 404. Commercial-Highway (C-H) ……………………………………………………………………… Section 405. Manufacturing (M) ………………………………………………………………………………….. Section 406. Agricultural Business (A-B) ……………………………………………………………………… Figure 400.A. ..………………………………………………………………………………………………………….... 58 59 60 61 61 63 64 66 Figure 400.B. ..…………………………………………………………………………………………………………… 67 ARTICLE V – GENERAL PROVISIONS Section 500. Use Regulations ………….…………………………..…………………………………..…….. Section 500.1 Adult Day Care Center ……………………………..…………………………………….. Section 500.2 Adult-Related Uses ……………………………..…………………………………….. Section 500.3 Agricultural, Intensive ……………………………..…………………………………….. Section 500.4 Airports/Heliports/Helistop …………………………..…………………………………….. Section 500.5 Amusement Arcade ……………………………..…………………………………….. Section 500.6 Animal Clinics/Hospital Veterinary ……………..………………………………………... Section 500.7 Antennas (Private), Radio and Television ……..…………………………………… Section 500.8 Apartment, Accessory ……………………………..…………………………………….. Section 500.9 Apartment, Conversion ……………………………..…………………………………….. Section 500.10 Auto Maintenance/Repair Garage …………………..…………………………………… Section 500.11 Automatic/Manual Car Washes ……….………..…………………………………….. Section 500.12 Automobile Service Stations …………………..…………………………………… Section 500.13 Bed and Breakfast Homes and Inns …………………..……………………… Section 500.14 Boarding Homes …………………………………………..…………………………………….. Section 500.15 Bulk Fuel Storage …………..…………………………………………………………….. Section 500.16 Business Parks …………………..…………………………………………………………….. Section 500.17 Campgrounds …………………..…………………………………………………………….. Section 500.18 Cemeteries …………………………………………..…………………………………….. Section 500.19 Child Day Care …………………………………………..…………………………………….. Section 500.20 Churches, Places of Worship and Church Related Uses ………….……… Section 500.21 Clubs, Lodges and Fraternal Organizations …………………..………………………. Section 500.22 Cluster Residential Developments (CRD) ……………………..………………………. Section 500.23 Commercial Communication Antennae, Towers, Equipment and/or Buildings …………….……………………………………………………………………. Section 500.24 Commercial Greenhouses and Nurseries …………………..………………………. Section 500.25 Compressed Natural Gas (CNG) Filling Stations …..…………………………….. Section 500.26 Compressor and Metering Stations …………...…………………………………….. Section 500.27 Convenience Store with Gas Dispensing …………………..………………..……... Section 500.28 Crematorium ……………………………………….…..…………………………………….. Section 500.29 Dormitory Style Housing Facility …………………..……………………………………. Section 500.30 Drive-Thru Facilities for Permitted Uses ……..…………………………………….. Section 500.31 ECHO Housing …………………..……………………………………………………………... Section 500.32 Farm-Related Occupations …………………..……………………………………. Section 500.33 Farm / Roadside Stand ………………………………..…………………………………… Section 500.34 Farmer’s and /or Flea Market ………….……………..…………………………………… Section 500.35 Firearm Repair and Sales …………..………………..………………………….. Section 500.36 Funeral Homes / Mortuary …………..………………..………………………….. Section 500.37 Golf Courses and Driving Ranges …………….……..…………………………………… Section 500.38 Group Care Facility / Halfway House ……..……………………………………. Section 500.39 Group Quarters …………………………………………………………………….. Section 500.40 Home Occupation ………………………….……..………………………………….. Section 500.41 Horse Boarding Facility & Riding Stables ……....………………………………….. Section 500.42 Junkyard / Salvage Operation ……………………………………………………….. Section 500.43 Kennels …………………..……………………………………………………………… Section 500.44 Massage Therapy Establishment ……………….…………………………… Section 500.45 Medical/Dental Office Buildings and Testing Laboratories .…………………. Section 500.46 Mineral Batching and Mixing Plants …………………..……………………….. Section 500.47 Mini-Self Storage Units ………………………………..…………………………………… Section 500.48 Mixed Use ………………….……………………..…..…………………………………… Section 500.49 Mobile Home Courts/Parks …………………..…………………………………….. 68 68 68 69 70 71 72 72 73 73 74 74 75 75 76 77 78 79 80 80 81 81 82 84 86 86 87 88 89 89 90 90 91 92 92 93 93 93 94 95 96 97 98 98 99 99 100 100 101 101 Section 500.50 Motel, Hotels & Similar Lodging Facilities ……..……………………………………... Section 500.51 Municipal Uses …………………………………..………..…………………………………….. Section 500.52 Municipal Waste Landfill ………………..……………..…………………………………….. Section 500.53 Natural Gas Processing Plants ………………………………………………………… Section 500.54 Night Clubs ……………………………..……………..…………………………………….. Section 500.55 No Impact Home-Based Business …………………..…………………………………….. Section 500.56 Nursing Homes …………………………..………………..…………………………………….. Section 500.57 Oil and Gas (Unconventional) Well Pad Development …………..………. Section 500.58 Outdoor Fuel Burning Appliance …………………..…………………………………….. Section 500.59 Personal Care Home ………………………………..…………………………………….. Section 500.60 Pipe Yards and Equipment Staging Areas …………………………………………….. Section 500.61 Planned Residential Development (PRD) ….………………………………………….. Section 500.62 Public Utility Facilities …………………………..………………………………………….. Section 500.63 Quarries and Other Extractive Uses …………………………………………….. Quarry Feature Table ………………………………………………………………………………………… Section 500.64 Residential Treatment Facility ……………………………..…………………………….. Section 500.65 Resort Lodges ……………………………………………………..…………………………….. Section 500.66 Retirement Community ……………………………………………………………………….. Section 500.67 Shooting and Archery Ranges-Indoor …………………………………………….. Section 500.68 Shooting and Archery Ranges-Outdoor ……………………………………………... Section 500.69 Slaughtering, Processing Rendering and Packaging ………………………………….. Section 500.70 Solar Collectors and Arrays …………………………..……………………………….. Section 500.71 Solid Waste Transfer Facility ……………….………………………………………….. Section 500.72 Swimming Pools (Private) ….……………………….………………………………………….. Section 500.73 Taverns / Bars ……………………………………..………..…………………………………….. Section 500.74 Temporary Uses (Special Events) ……………….…………………………………………... Section 500.75 Traditional Neighborhood Development (TND) …..…………………………………….. Section 500.76 Truck or Motor Freight Terminals ………………….………………………………….…….. Section 500.77 Uses Not Provided For …………………………….………………………………………….. Section 500.78 Warehousing and Distribution Facilities …………………………………..………….. Section 500.79 Water Impoundment ……………………………….……………………………………….. Section 500.80 Water Treatment Facility …………………………….………………………………………….. Section 500.81 Water Withdrawal and Distribution Facility ………………………..…………………….. Section 500.82 Wind Energy Facilities-Small Wind Energy System ………………………………….. Section 500.83 Wind Energy Facility …………………………….………………………………………….. Section 500.84 Wineries (Tasting Room & Retail Sales) and Vineyards ……………………... Section 500.85 Wireless Telecommunication Facilities ……………………………………………... 102 103 103 105 106 107 107 108 108 109 109 110 117 117 118 120 121 122 122 123 124 125 126 126 127 128 128 142 143 143 144 145 147 148 149 154 155 ARTICLE VI – PERFORMANCE STANDARDS Section 600. Section 601. Section 602. Section 603. Section 604. Section 605. Section 606. Section 607. Section 608. Section 609. Section 610. Section 611. Section 612. Performance Standards ………….…………………………..…………………………….. Height Regulations …………………………………………………………………………………. Area Regulations …………………………………………………………………………………. Yard Regulations …………………………………………………………………………………. Buffer Yard and Screen Plantings ……………………………………………………….. Projections in Yards …………………………………………………………………………………. Obstruction to Vision …………………………………………………………………….. Fences and Walls …………………………………………………………………………………. Space Regulations …………………………………………………………………………………. Courts ……………………………………………………………………………………………… Habitable Floor Area ……………………………………….…………………………… Control of Traffic and Protection of Public Safety ……………………………… Reduction of Lot Dimensions ……………………………………………………….. 164 166 167 167 169 170 171 171 172 172 172 173 173 ARTICLE VII – OFF-STREET PARKING AND LOADING REGULATIONS Section 700. Section 701. Table 701.1 Table 701.2 Table 701.3 Table 701.4 Table 701.5 Table 701.6 Section 702. Section 703. Section 704. Table 704.1 Table 704.2 Table 704.3 Section 705. Section 706. Section 707. Table 707.1 Section 708. General Parking Regulations ………….…………………………..……………………………. Off-Street Parking Requirements ………………………………………………………. Residential Use Parking ………………………………………………………………………… Commercial Use Parking ………………………………………………………………………… Recreational Use Parking ………………………………………………………………………. Manufacturing and Industrial Use Parking ……………………………………………… Institutional Use Parking ……………………………………………………………………….. Public and Cultural Use Parking …………………………………………………………….. Location of Parking Spaces ……………………………………………………………………. Joint Parking Facilities ……………………………………………………………………. Design Standards ………………………………………………………………………………… Parking Dimensions ………………………………………………………………………………. Handicap Parking Space Requirements …………………………………………………. Access Drive Width ……………………………………………………………………………….. Drainage, Surfacing and Maintenance Standards …………………………….. Lighting …………………………………………………………………………………………….. Loading and Unloading Space ……………………………………………………… Off-Street Loading and Unloading Requirements ……………………………………. Fire Lanes ……………………………………………………………………………………………. 174 174 174 175 175 176 176 176 177 177 178 178 179 181 181 181 181 182 183 ARTICLE VIII – SIGNS Section 800. Purpose ……………………..………….…………………………..………………………… Section 801. Applicability ………………………..…………………………..……………………… Section 802. Definition of Sign Terms ………………..…………………………..…………………. Section 803. General Regulations for All Signs …………………………..………………………. Section 804. Determination of Sign Area and Height ..……………………………………. Section 805. Signs Not Regulated by this Article …………………………..………………………. Section 806. Nonconforming Signs ……..…………………………..……………………………. Section 807. Signs for Nonconforming Uses …..…………………………..………………….. Section 808. Abandoned and Outdated Signs …..…………………………..………………….. Section 809. Billboards …………………………..…………………………..………………………………… Section 810. Digital Billboards ………..…………………………..…………………………………..….. Section 811. Signs with Electronic Messages ………………………………………………….. Section 812. Sign Permit Process ……………………………………………………………………………. Section 813. Sign Dimensions in Residential and Non-Residential Zoning Districts .. Section 814. Dimensions for Other Permitted Signs …..…………………………………. Section 815. Temporary Sign Requirements ………………………………………………….. Figure 800.A. ……………………………………………………………………………………………………….. 184 184 184 188 190 190 191 191 191 192 192 194 194 196 197 198 200 ARTICLE IX – NONCONFORMING LOTS OF RECORD, BUILDINGS AND USES Section 900. Section 901. Section 902. Section 903. Section 904. Section 905. Section 906. General …………………………..…………………………..…………………………………..….. Registration and Identification ………………………………………………………… Existing and Nonconforming Lots of Record ……….…………………………………… Existing Nonconforming Buildings and Structures .……………………………… Nonconforming Uses ……………………………………………………………………… Amortization of Nonconforming Signs ………………….…………………………………….. Amortization of Nonconforming Storage of Junk on Residential Properties ….. 201 201 201 202 203 205 205 ARTICLE X – ADMINISTRATION & ENFORCEMENT Section 1000. Section 1001. Section 1002. Section 1003. Section 1004. Section 1005. Section 1006. Section 1007. Section 1008. Section 1009. Applicability of this Ordinance ………….……………..………………………….. Administration ………………………………………………………………………………. Permits and Certificates …………………………………………………………………. Certificate of Use and Occupancy ……………………………………………………. Zoning Permit for Temporary Uses and Structures ………………………….. Types of Uses ……………………………………………………………………………… Applications for Zoning Permits …………………………………………………….. Issuance of Permits …………………………………………………………………. Revocation of Permits; Appeal of Permit or Approval …………………………… Compliance with Bradford County Subdivision and Land Development Ordinance ………………………..………………………..…. General Procedures for Permits ……………………………………….……………. Interpretation and Uses Not Regulated ………………………………………… Interpretation of Zoning Boundaries …………………………………………………….. Enforcement, Violations and Penalties ……………………………………….. Fees …………………………………………….…………………………………………….. Amendments ………………………….………………………………………………….. Zoning Hearing Board ………………..……………………………………………….. Conditional Uses ………………………………………………………………………………. General Repealer for Consistency with Act 13 …………………………………….. 206 206 207 209 210 210 210 213 213 Township Supervisors Signatures ………………………………………………………………………………. 233 Section 1010. Section 1011. Section 1012. Section 1013. Section 1014. Section 1015. Section 1016. Section 1017. Section 1018. 213 214 214 214 215 216 217 221 230 232 INTRODUCTION The North Towanda Township Supervisors adopted their original Zoning Ordinance in June of 1985 under Ordinance # 85-010 to direct growth and development in accordance with local needs and desires. Since that time, North Towanda Township, Towanda Borough and Towanda Township have jointly developed and adopted the Central Bradford Region Comprehensive Plan that updates anticipated goals and objectives for the region and its individual municipalities. The Township Planning Commission has been charged in updating the previous Ordinance and intends to provide consistency between the recognized plan goals and the standards set forth within this Ordinance Amendment. Legal Basis for Zoning The Pennsylvania Municipalities Planning Code (MPC) is the enabling legislation for local governments to zone and adopt Zoning Ordinances. According to the MPC, Zoning Ordinances should reflect the policy goals and community objectives of any adopted municipal Comprehensive Plan, and give consideration to the character of the municipality, the needs of the citizens and the suitabilities and special nature of particular parts of the municipality. Under the MPC, Zoning Ordinances are regulated as follows: Except where in conflict with other regulations, Zoning Ordinances may permit, prohibit, regulate, restrict and determine: (1) Uses of land, watercourses and other bodies of water; (2) Size, height, bulk, location, erection, construction, repair, maintenance, alteration, razing, removal and use of structures; (3) Areas and dimensions of land and bodies of water to be occupied by uses and structures, as well as areas, courts, yards, and other open spaces and distances to be left unoccupied by uses and structures; (4) Density of population and intensity of use; (5) Protection and preservation of natural and historic resources and prime agricultural land and activities. Zoning Ordinances may contain: (1) Provisions for Special Exceptions and Variances administered by the Zoning Hearing Board in accordance with the MPC and pursuant to public notice and hearing and recommendations by the Planning Commission and pursuant to express standards and criteria set forth in the Zoning Ordinance; (2) Provisions for Conditional Uses to be allowed or denied by the Board of Township Supervisors, pursuant to public notice and hearing and recommendations by the Planning Commission and pursuant to express standards and criteria set forth in the Zoning Ordinance; (3) Provisions for regulating transfer of development rights, on a voluntary basis, including provisions for the protection of persons acquiring the same in accordance with the MPC; (4) Provisions for the administration and enforcement of the Zoning Ordinance; i (5) Such other provisions as may be necessary to implement the purposes of the MPC; (6) Provisions to encourage innovation and to promote flexibility, economy and ingenuity in development, including subdivisions and land developments; (7) Provisions authorizing increases in the permissible density of population or intensity of a particular use based upon expressed standards and criteria set forth in the Zoning Ordinance; (8) Provisions to promote and preserve prime agricultural land, environmentally sensitive areas and areas of historic significance. Zoning Ordinances may include provisions regulating the siting, density and design of residential, commercial, industrial and other developments in order to assure the availability of reliable, safe and adequate water supplies to support the intended land uses within the capacity of available water resources. Zoning Ordinances may not unduly restrict the display of religious symbols on property being used for religious purposes or impose or implement a land use regulation in contradiction with the “Religious Land Use and Institutionalized Persons Act of 2000”, Chapter 24.1, 42 U.S.C. &sec
