MapLink™ | Zoning Districts

C1 Commercial

The C-1 Commercial District is intended to promote development of storefront space, and provide a mix of retail, personal service and office uses, primarily along the commercial corridors within the Township. As the district is typically in close proximity to residential neighborhoods, and provides goods and services to residents of the Township, the district standards encourage a traditional commercial character, distinguished by a pedestrian-friendly orientation and storefronts opening onto the public sidewalk, and serve as a buffer between residential development and major or secondary highways, or between residential development and nonresidential uses.

C2 Commercial

The C-2 Commercial District is intended to provide for the needs of a wide range of larger highway-oriented business establishments located along major corridors within the Township. The district also includes modern, well-planned, integrated shopping center developments. The district encourages the establishment of commercial service districts that serve the residents of the Township as well as surrounding areas.

LI Limited Industrial

The LI Limited Industrial District is intended to accommodate select non-nuisance research and industrial uses, which require significant lot area and proper buffering when located adjacent to residential neighborhoods. The LI District encourages only those research and industrial uses that would not constitute a hazard or a nuisance to the adjacent development. To provide additional services to both employees and visitors to the campus, a limited amount of commercial uses, such as retail establishments and restaurants, are also allowed.

O Office

The O Office District is intended to accommodate development of large office complexes. This district sets aside large parcels of land where architecturally coordinated office structures can be built in a campus-like atmosphere. Typical office uses include corporate headquarters, research and development facilities, and office parks. To provide additional services to both employees and visitors to the campus, a limited amount of commercial uses, such as retail establishments and restaurants, are also allowed.

PA Planned Apartment

PA Planned Apartment Districts are designed to make special provision for low lot coverage, low-density apartment development in limited areas of transition between major highways or commercial areas and single-family residential development and where apartment development is considered appropriate by virtue of such criteria as direct access to major highways, proximity to public transportation, availability of public sewer and water facilities, adequacy of or provision for school, recreation and other community facilities, environmental amenity and safety. PA Planned Apartment Districts may be established and development therein authorized only in accordance with the special development regulations of § 208-102: Special development regulations. and the other applicable provisions of this chapter.

PIP Planned Industrial Park

The PIP Planned Industrial Park District is intended to accommodate select modern, non-nuisance uses, such as light industrial, warehouse, distribution, administration, office and research establishments. The district is particularly suited for development of large corporate campus facilities and industrial parks. To provide additional services to both employees and visitors to the campus, a limited amount of commercial uses, such as retail establishments and restaurants, are also allowed.

R 1/2 Residential

The R-1/2 Residence Districts are designed to minimize disruption to notable features such as the Exceptional Value Valley Creek Watershed, the limestone/carbonate geology of the Great Valley, Valley Forge Mountain and the natural, scenic and historic character of the Township.

R1 Residential

The R-1 Residence Districts are designed to provide opportunities for moderate intensities of residential development in areas which are effectively served with roads, sewer and water facilities that can support such intensities of land use.

R2 Residential

R-2 Residence Districts are designed to provide opportunities for higher intensity development in the Route 30 corridor in light of the carrying capacity of the infrastructure in the form of roads, sewer and water facilities. The R-2 Districts comprise areas which are developed as neighborhoods primarily in close proximity to public transportation and neighborhood shopping facilities, and where road, sewer, water and storm drainage facilities can support such higher densities.

R3 Residential

R-3 Residence Districts are designed to provide opportunities for higher intensity development in the Route 30 corridor in light of the carrying capacity of the infrastructure in the form of roads, sewer and water facilities. The R-3 Districts comprise areas which were developed as neighborhoods primarily in close proximity to public transportation.

R4 Residential

R-4 Residence Districts are designed to provide high intensity development opportunities in selected locations of the Township. These districts are intended for areas with sufficient infrastructure of roads, public water, public sewer, sidewalks and pathways, and are planned to be located primarily near places where one can shop and/or work. As such, the R-4 Districts permit the highest densities of residential use and allow for the greatest variety of housing types.

RC Rural Conservation

RC Rural-Conservation Districts are designed to encourage the preservation of sizable stream valley, wooded areas and areas of steep slopes within the Township, for protection of the Exception Value Waters Valley Creek Watershed, the limestone/carbonate geology of the Great Valley, scenic and historic areas in proximity to Valley Forge National Historic Park and other open space and historic purposes. Accordingly, the district regulations contain a density standard which, among other things, provides for agricultural and low-density residential uses and facilitates the conservation and proper utilization of groundwater supplies and the control of soil erosion and surface water runoff and flooding.

TCD Town Center

Town Center Districts are intended to be consistent with Article VIIA of the Pennsylvania Municipalities Planning Code (Act 247) and are designed to improve the aesthetic quality and walkability of the area and streetscape, support the economic viability of the area, and promote opportunities for mixed-use buildings which permit residential and nonresidential uses above or behind nonresidential uses.

TD Transit

Transit Districts are intended to be consistent with Article VIIA of the Pennsylvania Municipalities Planning Code (Act 247). The primary purpose of the TD Transit District is to guide the redevelopment opportunities consistent with the intent of the Township's Comprehensive Plan, specifically the Paoli Community Master Plan, that are supportive of a multi-modal transportation center and sensitive to the surrounding neighborhoods. In addition, the purposes of this article are to:

A. Permit development that is complementary to the multi-modal transportation center and helps to further define the prominence and importance of this core area to the Paoli community.
B. Tie the streetscape and pedestrian amenities of this district into adjacent mixed-use and residential areas, further promoting walkability.
C. Provide for comprehensively planned integrated mixed-use development according to a master plan consistent with the goals and objectives of the Township and Chester County