CHAPTER 14-600. USE REGULATIONS

§ 14-601. Use Categories.

(1) General.

This section contains a description of the use categorization system used to classify principal uses in this Zoning Code.

(a)   Use Categories.

This Zoning Code classifies principal land uses into 10 major groupings (described in § 14-601(2) through § 14-601(11)), which are referred to as use categories:

(.1)   Residential. See § 14-601(2).

(.2)   Parks and Open Space. See § 14-601(3).

(.3)   Public, Civic, and Institutional. See § 14-601(4).

(.4)   Office. See § 14-601(5).

(.5)   Retail Sales. See § 14-601(6).

(.6)   Commercial Services. See § 14-601(7).

(.7)   Vehicle and Vehicular Equipment Sales and Services. See § 14-601(8).

(.8)   Wholesale, Distribution, and Storage. See § 14-601(9).

(.9)   Industrial. See § 14-601(10).

(.10)   Urban Agricultural. See § 14-601(11).

(b)   Use Subcategories.

Each use category is further divided into more specific "subcategories". Use subcategories classify principal land uses and activities based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered and site conditions.

(c)   Specific Use Types.

Some use subcategories are further broken down to identify specific use types that are regulated differently than the subcategory.

{For printable PDF version of image, click HERE}

(d)   Use Tables.

A series of use tables identify allowed land uses in Residential, Commercial, Industrial, and Special Purpose districts. See § 14-602(3) (Residential Districts); § 14-602(4) (Commercial Districts); § 14-602(5) (Industrial Districts); and § 14-602(6) (Special Purpose Districts) respectively. The structure of the use tables (see Sample Use Table below) reflects the hierarchical nature of the use categorization described in this section. See § 14-602(2) (Understanding the Use Tables) for a further explanation of the use table structure.

Sample Use Table

{For printable PDF version, click HERE}

 

	District	District	District	District	District	District	Use-Specific Standards
Y = Yes, use is permitted as of right | S = Special exception approval required | N = Not allowed (use expressly prohibited) Uses not listed are also prohibited | Bracketed numbers refer to notes immediately preceding the table
Use Category
Use Subcategory
Specific Use Type	Y[1]	Y[1]	Y	Y	Y	Y	Use-specific standards column contains cross-reference to any applicable regulation that applies to use in all districts
Specific Use Type	N	N	N	Y	Y	Y
Specific Use Type	N	N	N	N	Y	Y

 

(e)   Determination of Use Categories and Subcategories.

(.1)   L&I is authorized to classify uses on the basis of the use category, subcategory, and specific use type descriptions of this § 14-601 (Use Categories).

(.2)   When a use cannot be readily classified into a use category, subcategory, or specific use type, or appears to fit into multiple categories, subcategories, or specific use types, L&I is authorized to determine the most similar, and thus most appropriate, use category, subcategory, or specific use type based on the actual or projected characteristics of the principal use or activity in relationship to the use category, subcategory, and specific use type descriptions provided in this section. In making such determinations, L&I may consider:

(.a)   the types of activities that will occur in conjunction with the use;

(.b)   the types of equipment and processes to be used;

(.c)   the existence, number, and frequency of residents, customers, or employees;

(.d)   parking demands associated with the use; and

(.e)   other factors deemed relevant to a use determination.

(.3)   If a use can reasonably be classified in multiple categories, subcategories, or specific use types, L&I shall categorize the use in the category, subcategory, or specific use type that provides the most exact, narrowest, and appropriate "fit".

(.4)   If L&I is unable to determine the appropriate use category for a proposed use, L&I shall deny the zoning permit request. This decision may be appealed to the Zoning Board in accordance with § 14-303(15) (Appeals).

(2) Residential Use Category.

This category includes uses that provide living accommodations for one or more persons. The residential subcategories are:

(a)   Household Living.

Residential occupancy of a building or any portion thereof by one or more families. When a household living use is rented, tenancy is arranged on a month-to-month or longer basis. Uses where tenancy may be arranged for a shorter period are not considered residential; they are considered a form of lodging. The following are household living specific use types:

(.1)   Single-Family.

The use of a lot as a residence for one family.

(.2)   Two-Family.

The use of a lot as a residence for two families with each family occupying a single dwelling unit.

(.3)   Multi-Family.

The use of a lot as a residence for three or more families with each family occupying a single dwelling unit.

(.4)   Caretaker Quarters.

A single dwelling unit that is accessory to an allowed industrial use in an Industrial zoning district and that is occupied by an individual who is responsible for maintenance or security in association with the principal industrial use of the property.

(b)   Group Living.

Residential occupancy of a building or any portion thereof that is not categorized as a household living use (see § 14-601(2)(a)) and that typically provides communal kitchen/dining facilities. Examples of group living uses include, but are not limited to, fraternities, sororities, group homes, and temporary overnight shelters. The following are group living specific use types:

(.1)   Personal Care Home.

Any premises in which food, shelter, and personal assistance or supervision are provided for a period exceeding 24 hours for four or more adults who are not relatives of the operator, who do not require the services in or of a licensed long-term care facility, but who do require assistance or supervision in such matters as dressing, bathing, diet, financial management, evacuation from the residence in the event of an emergency, or medication prescribed for self-administration.

(.2)   Single-Room Residence.

A building containing rooms rented as living quarters without private bathrooms. Examples include dormitories, rooming houses, and supported independent living.

(3) Parks and Open Space Use Category.

This category includes uses that may occur on land that has been identified for parks and recreation uses open to the public or to be left in a generally natural state. The parks and open space subcategories are:

(a)   Natural Resources Preservation.

Undeveloped land left in a natural state for specific use as visual open space or environmental purposes.

(b)   Passive Recreation.

Recreational facilities associated with pastimes that are incidental to natural open space. These facilities require minor land development, require minimal maintenance, and have little impact on natural open space.

(c)   Active Recreation.

Recreational facilities that require major land development, structure construction, and a moderate- to high-level of maintenance and can accommodate large groups of people.

(4) Public, Civic, and Institutional Use Category.

This category includes public, quasi-public, and private uses that provide unique services that are of benefit to the public as a whole. The public, civic, and institutional subcategories are:

(a)   Airport-Related Facilities.

Any of the following:

(.1)   Air terminals;

(.2)   Airport administration buildings, including airline offices, and related uses;

(.3)   Ancillary retail sales and commercial services uses located within an airport;

(.4)   Fixed base operators;

(.5)   Air hangars;

(.6)   General aviation operations;

(.7)   Airport maintenance, rescue and firefighting buildings, and public safety uses, including security and immigration processing;

(.8)   Airport operational facilities including, but not limited to, air traffic control towers, communication facilities, weather service offices, equipment and instrument landing systems, and other related navigational equipment;

(.9)   Air cargo and related ground transportation facilities;

(.10)   Flight schools, flying clubs, and other schools or training facilities relating to aviation or air- related transportation;

(.11)   Fuel and fuel waste containment storage systems and pumps;

(.12)   Aircraft related sales, manufacturing, assembly testing, and repair of aircraft, aircraft parts, avionics, instruments, or other aircraft equipment;

(.13)   Runways;

(.14)   Taxiways;

(.15)   Glycol and related aircraft deicing fluid storage and processing systems;

(.16)   Emergency (outpatient) medical facilities;

(.17)   Ground transportation facilities commonly associated with airports, such as rail, car rental facilities, taxi cabs, buses and limousines, including associated maintenance, fueling, storage and administration;

(.18)   Accessory uses customarily incidental to any of the above permitted uses, including, where appropriate, security barriers, boat launches, storage facilities, including outdoor storage of vehicles and equipment, airport-related lighting, and chapels; and

(.19)   Other uses determined to be airport-related by the regulations of the Department of Aviation. 599.2

(b)   Cemetery.

Land used for burial of dead bodies or cremated remains. Cemeteries are allowed only if approved by ordinance. See § 14-603(4) (Cemetery).

(c)   Child Care. 600

Uses providing care, protection, and supervision for children for a fee on a regular basis away from their primary residence for less than 24 hours per day. Examples include preschools, nursery schools, Head Start programs, and latch key programs. The following are not regulated as child care uses: (i) care given by guardians, or relatives of the children, or (ii) care given away from the primary residence of the children by babysitters or caregivers for fewer than 10 hours per week. For the purposes of the child care use subcategory, the term "relative" shall mean a parent, stepparent, grandparent, brother, sister, half brother, half sister, aunt, or uncle. The following are child care specific use types:

(.1)   Family Child Care.

The provision of care within the child care provider's primary residence for children who are not relatives of the provider. See also the family child care use-specific standards of § 14-603(5) (Child Care).

(.2)   Group Child Care. 601

The provision of care in a facility that is not the child care provider's primary residence for up to 12 children who are not relatives of the provider. See also the group child care use-specific standards of § 14-603(5) (Child Care).

(.3)   Child Care Center.

The provision of care in a facility that is not the child care provider's primary residence for 13 or more children who are not relatives of the provider. See also the child care center use-specific standards of § 14-603(5) (Child Care).  602

(d)   Detention and Correctional Facilities.

An institution operated by the City, the Commonwealth, the federal government, or a private party under contract with the City, the Commonwealth, or the federal government for the confinement and punishment and treatment or rehabilitation of offenders under the jurisdiction of a court.

(e)   Educational Facilities.

(.1)   Public and private schools at the primary, elementary, junior high, or high school level that provide basic education.

(.2)   Colleges and other institutions of higher learning that offer courses of general or specialized study leading to a degree.

(f)   Fraternal Organization.  603

The use of a building or lot by a not-for-profit organization that restricts access to its facility to bona fide, annual dues-paying members and their occasional guests. Event Assembly Facilities and occasional live entertainment are uses and activities in association with fraternal organizations.

(g)   Hospital. 604

Uses providing medical or surgical care to patients and offering inpatient (overnight) care. This subcategory includes nursing homes licensed by the Commonwealth of Pennsylvania.

(h)   Libraries and Cultural Exhibits.

Museum-like preservation and exhibition of objects in one or more of the arts and sciences, gallery exhibition of works of art, or library collection of books, manuscripts, and similar materials for study and reading.

(i)   Re-Entry Facility.

A facility used for the rehabilitation and overnight accommodations of 25 or more individuals, including staff, who are (a) under the jurisdiction of a court, but not under confinement, or (b) individuals recently released from the jurisdiction of a court. Such facility shall be operated by the City, the Commonwealth, the federal government, or a private party under contract with the City, the Commonwealth, or the federal government for the purpose of providing treatment or rehabilitation intended to assist such individuals with their re-entry into the community.

(j)   Religious Assembly.

Religious services involving public assembly that customarily occur in synagogues, temples, mosques, churches, and other facilities used for religious worship.

(k)   Safety Services.

Establishments that provide fire, police or life protection, together with the incidental storage and maintenance of necessary vehicles.

(l)   Transit Station.

Stations, off-street passenger waiting areas, and loading/unloading areas for local and regional transit service. Street-side boarding locations, such as bus and trolley stops, are not regulated as transit station uses.

(m)   Utilities and Services, Basic.

Public and quasi-public facilities and services that need to be located in the area where the service is to be provided, such as water and sewer pump stations; electrical transforming substations; wind energy conversion systems; solar collector systems; water conveyance systems; gas regulating stations; stormwater facilities and conveyance systems; telephone switching equipment; emergency communication warning/broadcast facilities; and central heating facilities.

(n)   Utilities and Services, Major. 605

Infrastructure services that support a broad area, with the potential for substantial land use impacts on surrounding areas. Typical uses include but are not limited to water and wastewater treatment facilities, major water storage facilities and electric generation plants. The following are Major Utilities and Services specific use types:

(.1)   Water Treatment Facilities.

Structures, buildings, and impoundments related to the treatment or conditioning of a water supply, affecting the physical, chemical, or bacteriological quality of water distributed or otherwise offered to the public for domestic use by a public water system.

(o)   Wireless Service Facility.

Towers, antennas, equipment, equipment buildings, and other facilities used in the provision of wireless communication services. The following are wireless service facility specific use types:

(.1)   Freestanding Towers.

A structure intended to support equipment that is used to transmit and/or receive telecommunications signals including monopoles and guyed and lattice construction steel structures.

(.2)   Building or Tower-Mounted Antennas.

The physical device that is attached to a freestanding tower, building, or other structure, through which electromagnetic, wireless telecommunications signals authorized by the Federal Communications Commission are transmitted or received.

(p)   Community Center. 606

A space used for cultural, educational, recreational, or civic engagement purposes; owned and operated by a public agency or not for profit organization; and open to the general public; but not including any Special Assembly Occupancy as defined in subsection 9-703(1)(a).

(q)   Adult Care. 607

Uses providing care, protection, and supervision for adults for a fee on a regular basis away from their primary residence for less than 24 hours per day. The following are not regulated as adult care uses: (i) care given by guardians, relatives or Life Partners of the adults, or (ii) care given away from the primary residence of the adults by caregivers for fewer than 10 hours per week. For the purposes of the adult care use subcategory, the term "relative" shall mean a spouse, parent, child, stepparent, stepchild, grandparent, grandchild, brother, sister, half brother, half sister, aunt, uncle, niece, or nephew.

 

Notes

599.2	Amended, Bill No. 240157 (approved September 4, 2024).
600	Amended, Bill No. 130224 (approved May 8, 2013); amended, Bill No. 190253 (approved July 24, 2019).
601	Amended, Bill No. 120774-A (approved January 14, 2013); amended, Bill No. 210075 (approved March 29, 2021).
602	Amended, Bill No. 210075 (approved March 29, 2021).
603	Amended, Bill No. 230764 (approved December 20, 2023).
604	Amended, Bill No. 210075 (approved March 29, 2021).
605	Amended, Bill No. 220915 (approved January 10, 2023).
606	Added, Bill No. 170402 (approved June 27, 2017).
607	Added, Bill No. 190253 (approved July 24, 2019).

(5) Office Use Category.

This category includes uses in an enclosed building, customarily performed in an office, that focus on providing executive, management, administrative, government, professional, or medical services. The office subcategories are:

(a)   Business and Professional.

Office uses for companies and non-governmental organizations. Examples include corporate office, law offices, architectural firms, insurance companies, and other executive, management, or administrative offices for businesses and corporations.

(b)   Medical, Dental, and Health Practitioner. 608

Office uses related to diagnosis and treatment of human patients' illnesses, injuries, and physical malfunctions by a State-licensed medical, dental or health practitioner that can be performed in an office setting with no overnight care. Surgical, rehabilitation, and other medical centers that do not involve overnight patient stays are included in this subcategory, as are medical and dental laboratories, unless otherwise indicated. The following are medical, dental, and health practitioner specific use types:

(.1)   Sole Medical, Dental, and Health Practitioner.

An office exclusively operated by one medical, dental, or health practitioner and having no more than one assistant regularly-employed therein.

(.2)   Group Medical, Dental, and Health Practitioner.

A medical, dental, or health practitioner office that does not meet the definition of a sole medical, dental, and health practitioner.

(c)   Government.

Office uses related to the administration of local, state, or federal government services or functions.

 

Notes

608	Amended, Bill No. 130764 (approved December 18, 2013).