Bucks County PA Zoning — The Complete Resource

How Zoning Works in Bucks County Pennsylvania

Pennsylvania is a home rule state that grants municipalities broad authority over land use. In Bucks County, this means each of the county's 54 municipalities — 6 boroughs and 48 townships — maintains its own zoning ordinance, zoning map, and zoning hearing board. The Pennsylvania Municipalities Planning Code (MPC), Act 247 of 1968, provides the statutory framework within which all municipal zoning must operate, but the specific classifications, permitted uses, and dimensional requirements are set locally.

Bucks County Planning Commission serves as the regional planning agency — providing technical assistance, reviewing subdivision and land development plans, and maintaining county-wide GIS data. The Planning Commission does not administer zoning; that authority rests entirely with each municipality.

When researching any Bucks County property for a specific use, the sequence is:

1. Identify the municipality the parcel sits in

2. Obtain the municipality's current zoning map and determine the zoning district

3. Review the municipality's zoning ordinance for permitted uses, conditional uses, and dimensional requirements in that district

4. Determine whether your intended use is permitted by right, permitted by conditional use approval, or requires a variance

Major Zoning Classifications in Bucks County

While each municipality uses its own classification system, most Bucks County zoning codes follow broadly similar frameworks. The following classifications appear across most municipal codes:

RESIDENTIAL DISTRICTS

R-1, R-1A, R-1B — Low Density Residential. Single-family detached homes on larger lots. Minimum lot sizes typically range from 1 to 2+ acres in rural townships to 15,000-20,000 square feet in developed communities. Agricultural uses often permitted. Commercial and industrial uses prohibited.

R-2 — Medium Density Residential. Single-family detached homes on moderately sized lots. Minimum lot sizes typically 10,000-15,000 square feet. Some municipalities permit accessory dwelling units.

R-3, R-MF — Higher Density Residential / Multifamily. Attached homes, townhouses, condominiums, and apartment buildings. Permitted in communities with public water and sewer infrastructure.

MHP — Mobile Home Park. Designated areas for manufactured housing communities.

COMMERCIAL DISTRICTS

C-1, NC, LC — Neighborhood Commercial / Local Commercial. Small-scale retail and service uses intended to serve immediate neighborhood needs. Typically limited in scale — gas stations, convenience stores, small restaurants, personal service businesses. Often located at intersections or along secondary roads in otherwise residential areas.

C-2, GC, HC — General Commercial / Highway Commercial. The broadest commercial classification in most Bucks County municipalities. Retail stores, restaurants, automotive services, hotels, shopping centers, professional offices. Typically located along major arterials — Route 611, Route 202, Street Road, Route 1, Route 130, Route 413.

C-3, PC, RC — Regional Commercial / Planned Commercial. Larger-scale commercial development requiring planned layouts. Shopping centers, big box retail, regional destination retail. Requires significant frontage and infrastructure. Most commonly found in Warminster, Bensalem, Newtown Township, and lower Bucks County communities.

O, OC, OP — Office / Office Park / Office Professional. Professional and business office uses. Medical offices, corporate offices, financial services. Often located along Route 202, Route 309 corridor, and near major employment centers. Some codes permit limited ancillary retail.

INDUSTRIAL DISTRICTS

I-1, LI, IL — Light Industrial. Manufacturing with limited nuisance impact, warehousing, distribution, flex space, research and development. Generally prohibits heavy manufacturing, outdoor storage of materials, or uses generating significant noise, odor, or traffic. Most common along Route 1 corridor in lower Bucks County, Route 202 in central Bucks, and Route 611 in upper Bucks.

I-2, GI, HI — General Industrial / Heavy Industrial. Heavy manufacturing, processing facilities, large-scale distribution, truck terminals. Significant performance standards typically apply. Concentrated in lower Bucks County industrial corridors — Bristol, Bensalem, Falls Township.

BP, IP — Business Park / Industrial Park. Planned industrial and business park environments. Mix of office, R&D, light manufacturing, and ancillary uses in a campus setting. Common in Middletown Township and lower Bucks County.

SPECIAL DISTRICTS

MX, MU — Mixed Use. Increasingly common in newer zoning codes — permits a blend of residential, retail, office, and sometimes light industrial uses within a single district or on a single parcel. Often used in village centers and transit-oriented development areas.

TC, VC — Town Center / Village Center. Historic downtown commercial areas in boroughs. Walkable mixed-use environments with retail, restaurant, office, and upper-floor residential. New Hope Borough, Doylestown Borough, Newtown Borough, Bristol Borough, Yardley Borough.

AGR, A — Agricultural. Farming, agricultural processing, farm stands, very low-density residential. Significant portions of upper Bucks County — Bedminster Township, Tinicum Township, Nockamixon Township, Springfield Township.

FP — Floodplain Overlay. Not a base zoning district but an overlay that restricts development on parcels within FEMA-designated flood zones. Affects significant portions of properties along the Delaware River, Neshaminy Creek, and their tributaries.

Bucks County Municipality-by-Municipality Zoning Authority

LOWER BUCKS COUNTY (Route 1 / I-95 / Route 130 Corridor)

Bensalem Township

Zoning Authority: Bensalem Township Zoning Office, 3131 Philmont Ave, Bensalem PA 19020

Primary Commercial Zones: C-1, C-2, C-3 along Street Road, Route 1, and Route 13

Primary Industrial Zones: I-1, I-2 concentrated near Route 1 and Pennsylvania Turnpike interchange

Notable: One of the most commercially active municipalities in lower Bucks County. Street Road corridor is the primary retail and commercial corridor. Significant industrial inventory near the Turnpike interchange and along the Delaware River.

Bristol Borough

Zoning Authority: Bristol Borough, 250 Pond Street, Bristol PA 19007

Primary Commercial Zones: C-1, C-2 along Mill Street and Radcliffe Street downtown corridor

Primary Industrial Zones: I-1 along waterfront and Beaver Street corridor

Notable: Historic riverfront borough with mixed commercial and industrial legacy uses. Mill Street downtown is a walkable commercial district. Waterfront redevelopment zone in portions of the borough.

Bristol Township

Zoning Authority: Bristol Township, 2501 Bath Road, Bristol PA 19007

Primary Commercial Zones: C-1, C-2 along Route 13 and Bristol Pike

Primary Industrial Zones: I-1, I-2 along Route 13 and near SEPTA rail corridor

Notable: Large township with significant commercial and industrial inventory. Bristol Pike corridor is primary commercial spine.

Falls Township

Zoning Authority: Falls Township, 188 Lincoln Highway, Fairless Hills PA 19030

Primary Commercial Zones: C-1, C-2 along Lincoln Highway (Route 1) and New Falls Road

Primary Industrial Zones: I-1, I-2 concentrated in Fairless Hills industrial area — one of Bucks County's largest industrial corridors

Notable: US Steel Fairless Works legacy has left significant industrial land available for redevelopment. Active industrial and logistics market near Route 1 and I-95.

Langhorne Borough

Zoning Authority: Langhorne Borough, 109 West Maple Avenue, Langhorne PA 19047

Primary Commercial Zones: C-1, C-2 along Maple Avenue and Route 213

Notable: Small borough with walkable commercial core. Limited industrial.

Langhorne Manor Borough

Zoning Authority: Langhorne Manor Borough, PO Box 222, Langhorne PA 19047

Notable: Primarily residential borough.

Middletown Township

Zoning Authority: Middletown Township, 3 Municipal Way, Langhorne PA 19047

Primary Commercial Zones: C-1, C-2 along Route 1, Woodbourne Road, and Oxford Valley Road

Primary Industrial Zones: BP (Business Park) and I-1 along Route 1 south of Oxford Valley

Notable: Oxford Valley Mall and surrounding commercial corridor is Bucks County's largest retail concentration. Significant office and business park inventory along Route 1.

Morrisville Borough

Zoning Authority: Morrisville Borough, 35 Union Street, Morrisville PA 19067

Primary Commercial Zones: C-1, C-2 along Bridge Street and West Trenton Avenue

Notable: River community opposite Trenton NJ. Historic industrial corridor undergoing redevelopment.

Penndel Borough

Zoning Authority: Penndel Borough, 601 Bellevue Avenue, Penndel PA 19047

Notable: Primarily residential borough with limited commercial.

Tullytown Borough

Zoning Authority: Tullytown Borough, 20 Penn Street, Tullytown PA 19007

Notable: Small borough adjacent to Falls Township industrial corridor.

Yardley Borough

Zoning Authority: Yardley Borough, 55 West Afton Avenue, Yardley PA 19067

Primary Commercial Zones: C-1 along Main Street and Afton Avenue downtown

Notable: Walkable historic riverfront borough. Primarily residential with limited neighborhood commercial.

CENTRAL BUCKS COUNTY (Route 202 / Route 611 / Route 313 Corridor)

Buckingham Township

Zoning Authority: Buckingham Township, 4613 Hughesian Drive, Buckingham PA 18912

Primary Commercial Zones: C-1, C-2 along Route 202 and Route 263

Primary Agricultural Zones: A (Agricultural) throughout rural portions

Notable: Peddler's Village in Lahaska — a specialty retail destination — operates within a planned commercial district. Route 202 corridor has limited commercial development. Primarily agricultural and low-density residential.

Doylestown Borough

Zoning Authority: Doylestown Borough, 57 West Court Street, Doylestown PA 18901

Primary Commercial Zones: TC (Town Center/Downtown), C-1 along Main Street and State Street

Notable: County seat with walkable downtown commercial district. Mixed-use historic downtown — retail, restaurant, professional office, upper-floor residential. Limited industrial.

Doylestown Township

Zoning Authority: Doylestown Township, 425 Wells Road, Doylestown PA 18901

Primary Commercial Zones: C-1, C-2 along Route 202 and Route 611

Notable: Township surrounding Doylestown Borough. Commercial development concentrated along major arterials.

Chalfont Borough

Zoning Authority: Chalfont Borough, 40 North Main Street, Chalfont PA 18914

Primary Commercial Zones: C-1, C-2 along Butler Avenue (Route 202)

Notable: Small borough with SEPTA regional rail station. Mixed commercial and residential along Route 202.

New Britain Borough

Zoning Authority: New Britain Borough, 45 Butler Avenue, New Britain PA 18901

Primary Commercial Zones: C-1 along Butler Avenue

Notable: Small borough. Limited commercial.

New Britain Township

Zoning Authority: New Britain Township, 207 Park Avenue, Chalfont PA 18914

Primary Commercial Zones: C-1, C-2 along Route 202 corridor

Notable: Active commercial and office development along Route 202 between Doylestown and Chalfont.

New Hope Borough

Zoning Authority: New Hope Borough, 132 West Bridge Street, New Hope PA 18938

Primary Commercial Zones: C-1, TC along Bridge Street, Main Street, and New Street

Notable: Significant tourist and arts destination. Downtown commercial district is walkable with retail, restaurant, gallery, and hospitality uses. Limited industrial.

Newtown Borough

Zoning Authority: Newtown Borough, 100 Municipal Drive, Newtown PA 18940

Primary Commercial Zones: C-1, TC along State Street and Centre Avenue

Notable: Historic walkable downtown. Mixed retail, restaurant, and professional service uses. Limited industrial.

Newtown Township

Zoning Authority: Newtown Township, 100 Municipal Drive, Newtown PA 18940

Primary Commercial Zones: C-1, C-2, OP along Route 332 (Newtown-Yardley Road), Sycamore Street, and Route 413

Primary Office Zones: OP along major arterials

Notable: One of central Bucks County's most active commercial markets. Newtown Business Commons and surrounding office park developments along Route 332. Significant retail along Route 413.

Solebury Township

Zoning Authority: Solebury Township, 3092 Route 202, Lahaska PA 18931

Primary Commercial Zones: C-1 limited commercial along Route 202 and Route 263

Primary Agricultural/Residential Zones: A, R throughout most of township

Notable: Primarily rural and residential. Limited commercial development by design to preserve township character.

Wrightstown Township

Zoning Authority: Wrightstown Township, 2203 Second Street Pike, Wrightstown PA 18940

Primary Agricultural Zones: A throughout

Notable: Primarily agricultural. Very limited commercial.

UPPER BUCKS COUNTY (Route 313 / Route 412 / Route 563 Corridor)

Bedminster Township

Zoning Authority: Bedminster Township, 432 Elephant Road, Perkasie PA 18944

Primary Agricultural Zones: A, R throughout

Notable: Primarily agricultural and rural residential.

Bridgeton Township

Zoning Authority: Bridgeton Township, 1222 Swamp Road, Perkasie PA 18944

Notable: Primarily agricultural.

Dublin Borough

Zoning Authority: Dublin Borough, 119 North Main Street, Dublin PA 18917

Primary Commercial Zones: C-1 along Main Street

Notable: Small borough with limited neighborhood commercial.

Durham Township

Zoning Authority: Durham Township, 4 Shawnee Road, Ottsville PA 18942

Notable: Primarily agricultural and rural residential.

East Rockhill Township

Zoning Authority: East Rockhill Township, 1622 Ridge Road, Perkasie PA 18944

Primary Industrial Zones: I-1 limited light industrial

Notable: Mix of agricultural and residential with limited industrial.

Haycock Township

Zoning Authority: Haycock Township, 501 Elephants Path, Kintnersville PA 18930

Notable: Primarily agricultural.

Hilltown Township

Zoning Authority: Hilltown Township, 13 West Creamery Road, Hilltown PA 18927

Primary Commercial Zones: C-1, C-2 along Route 152 and Cowpath Road

Notable: Mix of agricultural, residential, and commercial. Route 152 and Cowpath Road corridors have commercial development.

Milford Township

Zoning Authority: Milford Township, 2208 Stump Road, Quakertown PA 18951

Primary Commercial Zones: C-1, C-2 along Route 663 and Spinnerstown Road

Notable: Commercial development concentrated along Route 663 approaching Quakertown.

Nockamixon Township

Zoning Authority: Nockamixon Township, PO Box 84, Nockamixon PA 18949

Notable: Primarily agricultural and recreational (Lake Nockamixon State Park).

Perkasie Borough

Zoning Authority: Perkasie Borough, 620 West Chestnut Street, Perkasie PA 18944

Primary Commercial Zones: C-1, C-2 along Market Street and Chestnut Street

Primary Industrial Zones: I-1 along rail corridor

Notable: Walkable downtown commercial district. Rail-served industrial corridor.

Quakertown Borough

Zoning Authority: Quakertown Borough, 35 North Third Street, Quakertown PA 18951

Primary Commercial Zones: C-1, C-2, HC along Route 309 and Main Street

Primary Industrial Zones: I-1, I-2 along Route 309 south corridor

Notable: Upper Bucks County's primary commercial hub. Route 309 corridor is the major commercial spine. Significant industrial development south of the borough along Route 309.

Richland Township

Zoning Authority: Richland Township, 1031 California Road, Quakertown PA 18951

Primary Commercial Zones: C-1, C-2 along Route 309 and Route 563

Primary Industrial Zones: I-1 along Route 309 corridor

Notable: Route 309 commercial and industrial corridor is the primary commercial area. Significant retail, commercial, and light industrial development.

Sellersville Borough

Zoning Authority: Sellersville Borough, 140 West Church Street, Sellersville PA 18960

Primary Commercial Zones: C-1 along Main Street and Church Street

Primary Industrial Zones: I-1 limited

Notable: Small borough with historic downtown commercial district. Johnson & Johnson manufacturing presence historically anchored industrial activity.

Springfield Township (Bucks)

Zoning Authority: Springfield Township, 1510 Bethlehem Pike, Hatfield PA 19440

Primary Commercial Zones: C-1, C-2 along Bethlehem Pike (Route 309)

Notable: Route 309 commercial corridor serves primary commercial activity.

Telford Borough (partial — primarily Montgomery County)

Zoning Authority: Telford Borough, 122 Penn Avenue, Telford PA 18969

Notable: Borough split between Bucks and Montgomery counties.

Tinicum Township

Zoning Authority: Tinicum Township, 963 River Road, Erwinna PA 18920

Primary Agricultural Zones: A throughout

Notable: Primarily agricultural and scenic rural landscape along Delaware River.

West Rockhill Township

Zoning Authority: West Rockhill Township, 1028 Rock Hill Road, Sellersville PA 18960

Primary Agricultural/Residential Zones: A, R throughout

Notable: Mix of agricultural and residential.

WARWICK / NORTHAMPTON / BENSALEM CORRIDOR

Northampton Township

Zoning Authority: Northampton Township, 55 Township Road, Richboro PA 18954

Primary Commercial Zones: C-1, C-2 along Route 532 (Second Street Pike) and Newtown Road

Primary Office Zones: O, OP along Route 332

Notable: Active commercial market in Richboro area. Route 532 corridor has significant retail and commercial development.

Upper Makefield Township

Zoning Authority: Upper Makefield Township, 1076 Eagle Road, Newtown PA 18940

Primary Agricultural/Residential Zones: A, R throughout most of township

Notable: Primarily large-lot residential and agricultural. Very limited commercial. Washington Crossing Historic Park anchors the township's character.

Warminster Township

Zoning Authority: Warminster Township, 401 Gibson Avenue, Warminster PA 18974

Primary Commercial Zones: C-1, C-2, HC along Route 611 (York Road), County Line Road, and Street Road

Primary Industrial Zones: I-1 along Route 611 and near Warminster train station

Notable: One of upper Bucks County's most commercially active municipalities. Route 611 commercial corridor has significant retail, restaurant, and service commercial development. Limited industrial near SEPTA Warminster station.

Warwick Township

Zoning Authority: Warwick Township, 1733 Township Greene, Jamison PA 18929

Primary Commercial Zones: C-1, C-2 along Route 263 and Almshouse Road

Notable: Primarily residential with limited commercial development.

Where Commercial and Industrial Zoning Is Concentrated in Bucks County

MAJOR RETAIL AND COMMERCIAL CORRIDORS

Route 1 / Lincoln Highway Corridor (Lower Bucks)

The most commercially intensive corridor in Bucks County. Stretching from Bensalem through Middletown Township, this corridor hosts Oxford Valley Mall, major box retail, hotels, restaurants, and commercial services. Heavy C-2 and C-3 zoning throughout. Municipalities: Bensalem Township, Middletown Township.

Route 611 / York Road Corridor (Upper and Central Bucks)

Primary commercial spine running north from Philadelphia through Horsham into Warminster, Doylestown, and upper Bucks. Concentrated retail, restaurant, service commercial, and automotive uses. Municipalities: Warminster Township, Doylestown Township, continuing into Horsham Township (Montgomery County).

Route 202 Corridor (Central Bucks)

Mixed commercial, office, and retail development running north-south through central Bucks County. Primary municipalities: New Britain Township, Doylestown Township, Buckingham Township. Connection to Montgomery County commercial development at the county line.

Street Road / Route 132 Corridor (Lower Bucks)

Major retail and commercial corridor in lower Bucks County. Bensalem Township primary commercial concentration with connection to Feasterville area.

Route 309 Corridor (Upper Bucks)

Quakertown and Richland Township commercial and industrial spine. Primary upper Bucks County commercial hub with significant retail and light industrial inventory.

MAJOR INDUSTRIAL CORRIDORS

Falls Township / Bristol Township Industrial Corridor

Lower Bucks County's most significant industrial market. US Steel Fairless Works legacy industrial land, active warehouse and distribution development, Route 1 and I-95 access. Largest concentration of I-2 zoning in Bucks County.

Route 1 Industrial Corridor (Bensalem / Bristol Township)

Light and medium industrial along Route 1 between Bristol and Bensalem. Rail access via CSX corridor supports distribution and manufacturing uses.

Route 309 / Quakertown Industrial Area

Light industrial concentration in Richland Township and Quakertown Borough. Route 309 access to Philadelphia and Allentown markets.

OFFICE AND BUSINESS PARK CONCENTRATIONS

Newtown / Newtown Township Office Corridor

Route 332 and surrounding areas. Newtown Business Commons and multiple office park developments. One of Bucks County's most active suburban office markets.

Route 202 Office Corridor (New Britain / Chalfont)

Professional office and corporate campuses along Route 202 corridor.

How to Research Zoning for a Specific Bucks County Parcel

Step 1: Identify the municipality. Use the Bucks County GIS portal at bucksco.org/gis or the Bucks County Planning Commission's online mapping tool to identify the municipality for any parcel by address or tax parcel number.

Step 2: Obtain the zoning map. Contact the specific municipality's zoning office or visit the municipality's website. Many Bucks County municipalities now publish their zoning maps and ordinances online. The Bucks County Planning Commission also maintains links to municipal codes.

Step 3: Determine the zoning district. Cross-reference the parcel location with the zoning map to identify the specific zoning district designation.

Step 4: Review the zoning ordinance. Read the permitted uses, conditional uses, and dimensional requirements for that district. Determine whether your intended use is permitted by right, requires conditional use approval, or requires a variance from the zoning hearing board.

Step 5: Contact the municipal zoning officer. For any commercial or industrial use contemplating a purchase, a pre-application meeting with the municipal zoning officer before entering into agreement of sale is essential. Zoning interpretations can vary and a verbal or written confirmation of permitted use status protects your interests before you commit.

Step 6: Review Act 537 Sewage Facilities Plan. For any non-residential development or change of use, the municipality's sewage facilities plan and connection availability to public sewer are critical factors. Many commercial uses require public sewer — on-lot septic systems are prohibited for most commercial and industrial uses.

Bucks County Zoning Resources

Bucks County Planning Commission: buckscounty.gov/planning

Bucks County GIS Portal: gis.buckscounty.gov

Pennsylvania Municipalities Planning Code (MPC): pa.gov/agencies/dced

FAQ: Bucks County Zoning

What is zoning and how does it work in Bucks County PA?

Zoning is a system of land use regulation that divides a municipality into districts and specifies what uses are permitted in each district. In Bucks County, each of the 54 municipalities administers its own zoning code. There is no county-wide zoning ordinance. The Pennsylvania Municipalities Planning Code provides the statutory framework, but the specific rules are set locally by each borough and township.

Who administers zoning in Bucks County PA?

Each individual municipality — borough or township — administers its own zoning code through a zoning officer and zoning hearing board. The Bucks County Planning Commission provides regional planning assistance but does not administer zoning.

How do I find out what a property is zoned in Bucks County PA?

Use the Bucks County GIS portal to identify the municipality, then contact that municipality's zoning office for the zoning map and ordinance. Many municipalities now publish their codes online. The Bucks County Planning Commission maintains links to municipal resources.

What is the difference between permitted use and conditional use in Bucks County zoning?

A permitted use is allowed by right in a zoning district — no special approval required beyond standard building permits. A conditional use requires approval from the governing body (board of supervisors or borough council) and typically involves a hearing where conditions may be imposed. A variance requires approval from the zoning hearing board and must meet a legal standard of unnecessary hardship.

Can I operate a business out of my home in Bucks County PA?

Most Bucks County municipalities permit home occupations in residential zoning districts subject to specific limitations — typically restrictions on employees, signage, customer visits, and the nature of the business. Review the specific municipality's home occupation ordinance before beginning any home-based business activity.

What zoning do I need for a warehouse or distribution facility in Bucks County PA?

Warehouse and distribution uses typically require I-1 (Light Industrial) zoning at minimum. Large-scale distribution centers may require I-2 (General Industrial) zoning. The primary warehouse and distribution markets in Bucks County are in Falls Township, Bristol Township, and along the Route 1 / I-95 corridor. Contact the specific municipality for zoning confirmation before purchasing any industrial property.

Does Bucks County have agricultural zoning?

Yes. Significant portions of upper and central Bucks County are zoned Agricultural (A) — particularly in Bedminster, Tinicum, Nockamixon, Solebury, and Upper Makefield townships. Agricultural zoning typically permits farming uses, very low-density residential, and limited agricultural support businesses. Commercial and industrial uses are generally prohibited.