Zoning Approval

To operate in Quakertown Borough, a business must receive approvals in two major categories. The first, Zoning, determines whether your business fits within the set of uses which are allowable for the site you have chosen. (For example, is the site zoned for a retail business, or is it zoned for residential housing only?)

The second major category of approvals focuses on building codes, which set standards for certain activities to take place within a building. For the most part, these codes protect the safety of employees and customers by ensuring that the building is as risk-free as possible, considering the intended use. (For example, to open a pizzeria, a building must pass inspections to prove the kitchen meets fire safety codes and all exits are clearly marked in the case of emergency.)

Therefore, all businesses must get zoning approval first and then get the necessary permits and inspections to occupy and use their buildings.

When Are Approvals Needed?

In general, approvals pertain to either 1.) occupying or altering existing commercial properties, or 2.) developing new commercial space by constructing a new building on undeveloped land.

The following three sections summarize the approval processes in these two situations. Sections A and B summarize two possibilities for existing properties; Section C describes the steps required to develop new commercial space.

Section A:     Obtaining the Required Approvals For a New Business in An Existing Building

In this situation, your business will move into and occupy an existing building, without making any renovations or additions to the building. You will need a Zoning Permit for your intended use and a Certificate of Occupancy that showing that your building is appropriate and safe for your type of business.

1.   Zoning Permit.   The Zoning Administrator will review your plans and determine whether your use of the property conforms with the existing zoning for the site.

If the use is a Conforming use, then the zoning officer will review such aspects as building setbacks (typically the distance from the building to the property line), parking availability and signage. If the zoning officer feels that your plans meet all the requirements for use, setbacks, traffic, parking and signage, you will be issued a zoning permit.

If the use does not fit within the current zoning for the site and is therefore a Non-Conforming Use, then the plans must be presented to the Zoning Hearing Board for approval. The Zoning Hearing Board will review the intended non-conforming use, the impact of that use on neighboring properties, traffic, parking, etc., and will decide whether to grant a zoning variance or other form of relief to permit your project to proceed. During the Zoning Hearing Board review, the public will have the opportunity to review your project and provide feedback to the Board. The Board may take this feedback into consideration when making their decision.

2.   Code Enforcement. Once the zoning permit is granted, your plans will be reviewed by the Zoning Administrator and the Pennsylvania Department of Labor and Industry (L&I) to ensure that all building and safety codes are met. Depending on the type of business, your plans may also be reviewed by the Bucks County Health Department. As always, the process begins with a call to the Zoning Administrator, who can tell you whether or not L&I and other officials will need to review your project.

Once the plans have passed inspection by these officials, you will be issued a Certificate of Occupancy (C.O.) and may begin to occupy and use the property. The newly enacted Pennsylvania Uniform Building Code will determine whether the C.O. will be issued by Quakertown Borough or by L&I.

Section B: Obtaining the Required Approvals for a Commercial Property Owner/Developer Improving Existing Building Space.

In this situation, your business will move into and occupy an existing building, and will renovate or otherwise modify the property. You will need a Zoning Permit for your intended use and your renovation plans will be inspected to ensure that the building, once renovated, is appropriate and safe for your type of business. Once the renovations are completed, you will need a Certificate of Occupancy (C.O.) to occupy and use the building.

1.   Zoning Permit. The Zoning Administrator will review your plans and determine whether your use of the property conforms with the existing zoning for the site.

If the use is a Conforming use, then the Zoning Administrator will review such aspects as building setbacks (typically the distance from the building to the property line), parking availability and signage. If the he feels that your plans meet all the requirements for use, setbacks, traffic, parking and signage, you will be issued a zoning permit.

If the use does not fit within the current zoning for the site and is therefore a Non-Conforming Use, then the plans must be presented to the Zoning Hearing Board for approval. The Zoning Hearing Board will review the intended non-conforming use, the impact of that use on neighboring properties, traffic, parking, etc., and will decide whether to grant a zoning variance or other form of relief to permit your project to proceed. During the Zoning Hearing Board review, the public will have the opportunity to review your project and provide feedback to the Board. The Board may take this feedback into consideration when making their decision.

2.   Code Enforcement. Once the zoning permit is granted, your renovation plans will be reviewed by the Zoning Administrator and the Pennsylvania Department of Labor and Industry (L&I) to ensure that all building and safety codes are met. Depending on the type of business, your plans may also be reviewed by the Bucks County Health Department. As always, the process begins with a call to the Zoning Administrator, who can tell you whether or not L&I and other officials will need to review your project.

If an engineer or architect has developed your plans, be sure they are familiar with Quakertown’s building code and review process. To avoid costly redrafts later, your engineer or architect should meet with the Zoning Administrator to discuss the project prior to drafting and submitting final plans for approval.

Most renovation projects require a construction permit to get started. The construction permit is granted by the Zoning Administrator. If you are using a building contractor for the renovations, the contractor should be able to obtain the construction permit for your project.

During construction, the Zoning Administrator and other inspectors will tour your building and grounds, reviewing structural elements, exits and doorways, plumbing, electrical systems, parking and other aspects of the work. Your contractor should coordinate this so that all the necessary inspections can take place without delaying the construction schedule.

After all renovations are complete, local and state officials will conduct a final inspection and you will be issued a C.O. and may begin to occupy and use the property. The newly enacted Pennsylvania Uniform Building Code will determine whether the C.O. will be issued by Quakertown Borough or by L&I.

Section C: Obtaining the Required Approvals For a Commercial Property Owner/Developer Creating New Building Space.

In this situation, your business is acquiring undeveloped ground and will construct an entirely new building. You will need a Zoning Permit for your intended use and your construction plans will be inspected to ensure that the building, once built, is appropriate and safe for your type of business. Once the construction is completed, you will need a Certificate of Occupancy (C.O.) to occupy and use the building.

1.   Zoning Permit. The Zoning Administrator will review your plans and determine whether your use of the property conforms with the existing zoning for the site.

If the use is a Conforming use, then the zoning officer will review such aspects as building setbacks (typically the distance from the building to the property line), parking availability and signage. If the zoning officer feels that your plans meet all the proper zoning requirements, you will be issued a zoning permit.

If the use does not fit within the current zoning for the site and is deemed a Non-Conforming Use, then the plans must be presented to the Zoning Hearing Board for approval. The Zoning Hearing Board will review the intended non-conforming use, the impact of that use on neighboring properties, traffic, parking, etc., and will decide whether to grant a zoning variance or other form of relief to permit your project to proceed. During the Zoning Hearing Board review, the public will have the opportunity to review your project and provide feedback to the Board. The Board may take this feedback into consideration when making their decision.

2.   Land Development Approval. For all new construction, a land development approval process is required. This process involves hearings with and approvals from the Quakertown Planning Commission and the Borough Council. In addition, the Bucks County Planning Commission and Quakertown Area Planning Commission will review the project and may offer comments for consideration by Quakertown Borough in its review.

The Zoning Administrator will accept your application for land development approval and will ask for multiple copies of certain items, such as the engineer’s site and building plans, traffic impact study, stormwater management plans or highway occupancy permit applications.

Your plans and documentation will be reviewed by the Zoning Administrator, members of the Quakertown Planning Commission, and the Borough Engineer. The Quakertown Planning Commission will formally review your project at the next possible regularly scheduled meeting.

At the Planning Commission meeting, your plans will be examined by Planning Commission members and the Engineer. You will be asked to respond to any questions and may be asked to revise your plans, which will be reviewed again at the next Planning Commission meeting.

With or without revisions, once your plans are accepted by the Quakertown Planning Commission, they are recommended for approval by the Quakertown Borough Council. Council will review your project, and may consider public feedback before deciding to approve.

3. Code Enforcement. Once the zoning permit is granted, your construction plans will be reviewed by the Zoning Administrator and the Pennsylvania Department of Labor and Industry (L&I) to ensure that all building and safety codes are met. For certain businesses (such as restaurants), the plans may also be reviewed by the Bucks County Health Department. As always, the process begins with a call to the local code enforcement officer, who can tell you whether or not L&I and other officials will need to review your project.

A professional engineer and/or architect will be required for most construction projects. When selecting an engineer or architect, be sure they are familiar with Quakertown’s building code and review process. To avoid costly redrafts later, your engineer or architect should meet with the Borough code enforcement officer to discuss the project prior to drafting and submitting final plans for approval.

All new construction projects require a construction permit, which is granted by the Borough. Your building contractor should be able to obtain the construction permit for your project.

During construction, inspectors will tour your building and grounds, reviewing structural elements, exits and doorways, plumbing, electrical systems, parking and other aspects of the work. Your contractor should coordinate this so that all the necessary inspections can take place without delaying the construction schedule.

When the construction is completed, local and state officials will conduct a final inspection and you will be issued a Certificate of Occupancy (C.O.) and may begin to occupy and use the property. The newly enacted Pennsylvania Uniform Building Code will determine whether the C.O. will be issued by Quakertown Borough or by L&I.


July 3, 2008

Business Useful Hints Zoning Approval • Timetable	Zoning Approval To operate in Quakertown Borough, a business must receive approvals in two major categories. The first, Zoning, determines whether your business fits within the set of uses which are allowable for the site you have chosen. (For example, is the site zoned for a retail business, or is it zoned for residential housing only?) The second major category of approvals focuses on building codes, which set standards for certain activities to take place within a building. For the most part, these codes protect the safety of employees and customers by ensuring that the building is as risk-free as possible, considering the intended use. (For example, to open a pizzeria, a building must pass inspections to prove the kitchen meets fire safety codes and all exits are clearly marked in the case of emergency.) Therefore, all businesses must get zoning approval first and then get the necessary permits and inspections to occupy and use their buildings. When Are Approvals Needed? In general, approvals pertain to either 1.) occupying or altering existing commercial properties, or 2.) developing new commercial space by constructing a new building on undeveloped land. The following three sections summarize the approval processes in these two situations. Sections A and B summarize two possibilities for existing properties; Section C describes the steps required to develop new commercial space. Section A: Obtaining the Required Approvals For a New Business in An Existing Building In this situation, your business will move into and occupy an existing building, without making any renovations or additions to the building. You will need a Zoning Permit for your intended use and a Certificate of Occupancy that showing that your building is appropriate and safe for your type of business. 1. Zoning Permit. The Zoning Administrator will review your plans and determine whether your use of the property conforms with the existing zoning for the site. If the use is a Conforming use, then the zoning officer will review such aspects as building setbacks (typically the distance from the building to the property line), parking availability and signage. If the zoning officer feels that your plans meet all the requirements for use, setbacks, traffic, parking and signage, you will be issued a zoning permit. If the use does not fit within the current zoning for the site and is therefore a Non-Conforming Use, then the plans must be presented to the Zoning Hearing Board for approval. The Zoning Hearing Board will review the intended non-conforming use, the impact of that use on neighboring properties, traffic, parking, etc., and will decide whether to grant a zoning variance or other form of relief to permit your project to proceed. During the Zoning Hearing Board review, the public will have the opportunity to review your project and provide feedback to the Board. The Board may take this feedback into consideration when making their decision. 2. Code Enforcement. Once the zoning permit is granted, your plans will be reviewed by the Zoning Administrator and the Pennsylvania Department of Labor and Industry (L&I) to ensure that all building and safety codes are met. Depending on the type of business, your plans may also be reviewed by the Bucks County Health Department. As always, the process begins with a call to the Zoning Administrator, who can tell you whether or not L&I and other officials will need to review your project. Once the plans have passed inspection by these officials, you will be issued a Certificate of Occupancy (C.O.) and may begin to occupy and use the property. The newly enacted Pennsylvania Uniform Building Code will determine whether the C.O. will be issued by Quakertown Borough or by L&I. Section B: Obtaining the Required Approvals for a Commercial Property Owner/Developer Improving Existing Building Space. In this situation, your business will move into and occupy an existing building, and will renovate or otherwise modify the property. You will need a Zoning Permit for your intended use and your renovation plans will be inspected to ensure that the building, once renovated, is appropriate and safe for your type of business. Once the renovations are completed, you will need a Certificate of Occupancy (C.O.) to occupy and use the building. 1. Zoning Permit. The Zoning Administrator will review your plans and determine whether your use of the property conforms with the existing zoning for the site. If the use is a Conforming use, then the Zoning Administrator will review such aspects as building setbacks (typically the distance from the building to the property line), parking availability and signage. If the he feels that your plans meet all the requirements for use, setbacks, traffic, parking and signage, you will be issued a zoning permit. If the use does not fit within the current zoning for the site and is therefore a Non-Conforming Use, then the plans must be presented to the Zoning Hearing Board for approval. The Zoning Hearing Board will review the intended non-conforming use, the impact of that use on neighboring properties, traffic, parking, etc., and will decide whether to grant a zoning variance or other form of relief to permit your project to proceed. During the Zoning Hearing Board review, the public will have the opportunity to review your project and provide feedback to the Board. The Board may take this feedback into consideration when making their decision. 2. Code Enforcement. Once the zoning permit is granted, your renovation plans will be reviewed by the Zoning Administrator and the Pennsylvania Department of Labor and Industry (L&I) to ensure that all building and safety codes are met. Depending on the type of business, your plans may also be reviewed by the Bucks County Health Department. As always, the process begins with a call to the Zoning Administrator, who can tell you whether or not L&I and other officials will need to review your project. If an engineer or architect has developed your plans, be sure they are familiar with Quakertown’s building code and review process. To avoid costly redrafts later, your engineer or architect should meet with the Zoning Administrator to discuss the project prior to drafting and submitting final plans for approval. Most renovation projects require a construction permit to get started. The construction permit is granted by the Zoning Administrator. If you are using a building contractor for the renovations, the contractor should be able to obtain the construction permit for your project. During construction, the Zoning Administrator and other inspectors will tour your building and grounds, reviewing structural elements, exits and doorways, plumbing, electrical systems, parking and other aspects of the work. Your contractor should coordinate this so that all the necessary inspections can take place without delaying the construction schedule. After all renovations are complete, local and state officials will conduct a final inspection and you will be issued a C.O. and may begin to occupy and use the property. The newly enacted Pennsylvania Uniform Building Code will determine whether the C.O. will be issued by Quakertown Borough or by L&I. Section C: Obtaining the Required Approvals For a Commercial Property Owner/Developer Creating New Building Space. In this situation, your business is acquiring undeveloped ground and will construct an entirely new building. You will need a Zoning Permit for your intended use and your construction plans will be inspected to ensure that the building, once built, is appropriate and safe for your type of business. Once the construction is completed, you will need a Certificate of Occupancy (C.O.) to occupy and use the building. 1. Zoning Permit. The Zoning Administrator will review your plans and determine whether your use of the property conforms with the existing zoning for the site. If the use is a Conforming use, then the zoning officer will review such aspects as building setbacks (typically the distance from the building to the property line), parking availability and signage. If the zoning officer feels that your plans meet all the proper zoning requirements, you will be issued a zoning permit. If the use does not fit within the current zoning for the site and is deemed a Non-Conforming Use, then the plans must be presented to the Zoning Hearing Board for approval. The Zoning Hearing Board will review the intended non-conforming use, the impact of that use on neighboring properties, traffic, parking, etc., and will decide whether to grant a zoning variance or other form of relief to permit your project to proceed. During the Zoning Hearing Board review, the public will have the opportunity to review your project and provide feedback to the Board. The Board may take this feedback into consideration when making their decision. 2. Land Development Approval. For all new construction, a land development approval process is required. This process involves hearings with and approvals from the Quakertown Planning Commission and the Borough Council. In addition, the Bucks County Planning Commission and Quakertown Area Planning Commission will review the project and may offer comments for consideration by Quakertown Borough in its review. The Zoning Administrator will accept your application for land development approval and will ask for multiple copies of certain items, such as the engineer’s site and building plans, traffic impact study, stormwater management plans or highway occupancy permit applications. Your plans and documentation will be reviewed by the Zoning Administrator, members of the Quakertown Planning Commission, and the Borough Engineer. The Quakertown Planning Commission will formally review your project at the next possible regularly scheduled meeting. At the Planning Commission meeting, your plans will be examined by Planning Commission members and the Engineer. You will be asked to respond to any questions and may be asked to revise your plans, which will be reviewed again at the next Planning Commission meeting. With or without revisions, once your plans are accepted by the Quakertown Planning Commission, they are recommended for approval by the Quakertown Borough Council. Council will review your project, and may consider public feedback before deciding to approve. 3. Code Enforcement. Once the zoning permit is granted, your construction plans will be reviewed by the Zoning Administrator and the Pennsylvania Department of Labor and Industry (L&I) to ensure that all building and safety codes are met. For certain businesses (such as restaurants), the plans may also be reviewed by the Bucks County Health Department. As always, the process begins with a call to the local code enforcement officer, who can tell you whether or not L&I and other officials will need to review your project. A professional engineer and/or architect will be required for most construction projects. When selecting an engineer or architect, be sure they are familiar with Quakertown’s building code and review process. To avoid costly redrafts later, your engineer or architect should meet with the Borough code enforcement officer to discuss the project prior to drafting and submitting final plans for approval. All new construction projects require a construction permit, which is granted by the Borough. Your building contractor should be able to obtain the construction permit for your project. During construction, inspectors will tour your building and grounds, reviewing structural elements, exits and doorways, plumbing, electrical systems, parking and other aspects of the work. Your contractor should coordinate this so that all the necessary inspections can take place without delaying the construction schedule. When the construction is completed, local and state officials will conduct a final inspection and you will be issued a Certificate of Occupancy (C.O.) and may begin to occupy and use the property. The newly enacted Pennsylvania Uniform Building Code will determine whether the C.O. will be issued by Quakertown Borough or by L&I.