The Township is amending some of its ordinances.  Select the titles below to view additional information about each amendment.

Chapter 220 Subdivision Land Development Ordinance

Amendments coming soon.

Chapter 245 Zoning Ordinance and Zoning Map


The Zoning Ordinance (Chapter 245) contains land use regulations for land within the Township.  It defines legal rights and constraints regarding land use, and regulates size, impervious coverage of lots, density of development, building heights, parking requirements, and sign requirements for each parcel of land.  The Zoning Map depicts the number and type of zoning districts, and delineates district boundaries throughout the Township.


Beginning in 2015, Township staff and an ad-hoc committee embarked on an effort to review and update the existing Zoning Ordinance and Zoning Map.  The result of these efforts are the documents listed below.  The intent of the proposed amendments is to carry out the objectives and goals from the Township’s recently adopted Comprehensive Plan.  The amendments are also meant to reflect current lifestyles and community changes, as well as state law and legal/legislative actions.  


On December 20, 2017, the Board of Commissioners adopted Ordinance 771, which repeals and replaces the existing Zoning Ordinance and amends the Zoning Map.  Below are the final documents as well as a timeline history of the process.  Should you have questions about the new Zoning Ordinance and/or Zoning Map, please contact the Community Development office at 717-766-0756.




The Board of Commissioners adopted Ordinance 771 on Wednesday, December 20, 2017.

Zoning Map

Zoning Ordinance



The Board of Commissioners will consider adopting the following ordinance to amend the Upper Allen TOwnship Zoning Map and repeal and replace Ordinance 588, as amended through Ordinance 619, the code of Upper Allen Township, Chapter 245, Zoning Ordinance.  The meeting will take place on Wednesday, December 20, 2017.  

Draft Ordinance

Exhibit A-Draft Zoning Map-Final Version

Exhibit B-Chapter 245


A public hearing will be held on Monday, November 13, 2017 at 6:00 p.m. here at the Township buidling.  The public hearing is an opportunity for residents provide testimony on the proposed amendments within the Zoning Ordinance and the Zoning Map.  

For more information, select the following links to see a copy of the Draft Ordinance, the Draft Zoning Map (Exhibit A), and the Draft Zoning Ordinance (Exhibit B).

Ordinance Announcement-September 2017      Exhibit A - Draft Zoning Map-Sept 2017         Exhibit B - Draft Zoning Ordinance-Sept 2017


Each article within the Zoning Ordinance addresses specific items. Much of the current ordinance addresses the items listed below, although there are a few new articles.  Below is a brief summary of each article and what amendments, if any, are proposed.  Proposed changes throughout the ordinance are outlined in RED with either an underline for additions or strikethrough for deletions.

  • Article I. Short Title; Purpose; General Provisions. This section includes updates to the Purposes of Enactment, Conflicting Regulations, Applicability, Municipality Liability, Community Development Objectives, Severability, Repealer, and Effective Date. 
  •  Article II. Land Use Definitions. This section includes word usage and definitions for language found in the Ordinance.  The existing Zoning Ordinance has its definitions at the end of the Chapter. The definitions have been moved to the front of the Chapter, and now provide definitions for all uses.
  • Article III. Designation of Districts. This section lists the designated districts, explains the purpose of zoning districts, district boundaries, application of regulations, and uses not provided for.
  •  Article IV. Agriculture Districts (A). This section lists permitted uses, development options, and use and lot requirements for the Agriculture District.  Several accessory uses were added to this district to support agriculture, such as Agritourism Enterprises and farmer’s markets.
  • Article V. Residential Districts. All residential zoning districts were combined into one Article.  Uses permitted by right, special exception, and conditional use are identified in a table format, instead of separate appendices.  The residential zoning districts were also consolidated from four (RL, R-1, R-2, and R-3) to three districts (R-1, R-2, and R-3).  Portions of Rural Living (RL) and Low-Density Residential R-1) were combined with R-1 and Medium-Density Residential (R-2) district areas.
  • Article VI. Commercial, Mixed-Use and Institutional Districts. All commercial and mixed-use zoning districts were combined into one Article.  Uses permitted by right, special exception, and conditional use are identified in a table format, instead of separate appendices.  Village Residential (RL) and Village Business (VB) Zoning Districts have been combined into one Village District.  For the Neighborhood Commercial District (C-1), some residential uses have been included to promote mixed-use development which serves as not only a transitional zone between more and less intensive uses, but also provides services to meet the needs of nearby neighborhoods.  The Business Professional Office (BPO) was renamed Professional Office (PO) District.
  • Article VII. Industrial District (IND). Uses permitted by right, special exception, and conditional use are identified in a table format, instead of a separate appendix.  New uses such as medical marijuana dispensaries, growers/processors, and transport vehicle offices have been added.  Restaurants and retail businesses are also uses now permitted in the Industrial District.
  •  Article VIII. Planned Residential Development (PRD) Overlay District. This section includes the purposes of the PRD District, as well as application requirements, general regulations/procedures and standards and conditions.  Minor updates were made to this Article.
  • Article IX. Steep Slope Protection (SSP) Overlay District. This section includes the purpose of the SSP Overlay District, as well as the boundary definition, SSP concept, boundary interpretation and appeals procedures, land use and development regulations, and uses permitted within the District.  Minor updates were made to this Article.
  • Article X. Floodplain Regulations. This section addresses the building, inspection, and enforcement of properties within identified floodway and floodplain areas.  No changes were made to this Article.  We expect FEMA to produce revised flood maps sometime in 2018.  Any necessary revisions to this Article will take place at a later time.
  • Article XI. Conservation Design Overlay District (CSO).  This section describes the purpose, area of application, and development options for the CSO District. It also includes greenway area standards, conservation area and easement requirements, ownership and maintenance of conservation and greenway areas, and common facilities. Minor updates were made to this Article.
  • Article XII. Airport Overlay District (AO). This is a new overlay district, which includes the establishment of airport zones as required by law, and regulations for permit applications. It also explains variances, use restrictions, obstruction marking and lighting, and enforcement.
  • Article XIII. Scenic River Corridor Overlay District (New Overlay District). This is a new overlay district, which identifies permitted uses, prohibited uses, and required vegetation to protect and enhance the Yellow Breeches Creek.
  • Article XIV. Specific Standards for Designated Uses.   This section includes specific standards for permitted uses within the Township. Minor updates were made to the existing uses.  Additional standards for several of the new uses have been added.
  •  Article XV. Nonconforming Lots, Uses and Buildings. This section contains information on existing nonconforming lots of record, uses and buildings, changes of use, abandonment and discontinuance, and registration of nonconforming uses and structures.  Minor amendments were made to this article.
  • Article XVI. General Regulations. This section includes general requirements for accessory buildings or structures, as well as yard adjustment regulations, general buffer regulations, height adjustments, habitable floor area, unenclosed storage, clear sight triangles, and other general regulations. Minor amendments were made to this article.  Those amendments include the removal of conservation development requirements, which were moved to Article XI, and the inclusion of new requirements for the parking and storage of unlicensed, uninspected or inoperable motor vehicles, as well as the repair of personal motor vehicles.
  • Article XVII. Off-Street Parking and Loading.  Included in this section are general parking regulations, off-street parking requirements, location of parking spaces, joint parking facilities, design standards, lighting, and loading and unloading space.  Off-street parking requirements have been assigned to all uses, and are in an easy to read table format.
  • Article XVIII. Signs. This section involves general sign regulations, permitted on-premise signs, along with various regulations for different sign types.  Due to recent court decisions, staff is working with the Township Solicitor to come up with alternate sign regulations.  This Article will be revised in its entirety at a separate time.
  •  Article XIX. Administration and Enforcement. This section addresses the duties of the Zoning Officer, establishment and duties of the Zoning Hearing Board, and enforcement of the regulations. Minor updates were made to this Article.


Documents (previous drafts)

To view draft documents, click on the links below. 


Board of Commissioners Meetings and Public Hearing

On September 6, 2017, a presentation was made to the Board of Commissioners about the proposed amendments.  Public Hearing dates to discuss the Zoning Map and the Zoning Ordinance amendments will be announced at a future meeting.  

On September 20, 2017, staff continued discussion with the Board of Commissioners.  The Board scheduled a public hearing for Monday, November 13, 2017 at 6:00 p.m.   


Planning Commission Meetings

The first scheduled public meeting with the Planning Commission took place on October 31, 2016.  On June 26, 2017, the Planning Commission unanimously (6-0) recommended approval of the draft Zoning Ordinance and Zoning Map amendments.  Below is a timeline of the meetings, as well as the draft documents.  The June 2017 version of the draft amendments will be forwarded to the Board of Commissioners for their review.  

Event Timeline

  • December 20, 2017: Board of Commissioners adopted Ordinance 771.
  • November 13, 2017, 6:00 p.m.: Public Hearing at the Township building.
  • September 20, 2017: Further discussion with Board of Commissioners.  Scheduling of a public hearing for November 13, 2017 at 6:00 p.m.
  • September 6, 2017: Presention made to the Board of Commissioners.
  • June 26, 2017: 6th Planning Commission meeting. Discussion of June amendments and all other amendments to date.  Planning Commission recommended approval of    the proposed text and map amendments.
  • April 24, 2017: 5th Planning Commission meeting. Discussion of amendments and zoning map.
  • March 27, 2017: 4th Planning Commission meeting.  Continued discussion of Articles 4, 5, 6, 7, and 14.
  • Janaury 30, 2017: 3rd Planning Commission meeting.  Discussion of Articles 4, 5, 6, 7, and 14.
  • November 28, 2016: 2nd Planning Commission meeting.  Discussion of Articles 1, 2, 3, and 16.
  • October 31, 2016: 1st Planning Commission meeting.  Planning Commission presentation.  PC Presentation 10-31-16
  • September 15, 2016: Cumberland County Planning Commission review. 
  • January – May 2016: Focus Group met to discuss draft language, provide input, and make suggestions for further review and analysis. 
  • December 2015: Ad-hoc focus group assembled to provide input and recommendations on the Township’s Zoning Ordinance and Zoning Map.


Page Created: 08/31/16 Last Updated: 01/10/18