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Pennsylvania
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The Borough of Ellwood City has made every reasonable effort to ensure the accuracy of
this information. It may, however, include inaccuracies or typographical errors and may
be changed or updated without notice. It is intended for discussion and educational
purposes only and is not intended to and does not constitute legal, financial, or other
professional advice. Some materials may provide links to other Internet sites only for the
convenience of users. The Borough is not responsible for the availability or content of
these sites. The Borough of Ellwood City does not endorse or recommend any
commercial products, processes, services, producer or provider referenced in this
material or information described or offered at other Internet sites.
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Contents Getting Started ............................................................................................................................................ 5 Nine Steps to Starting and Growing Your Business in Ellwood City ....................................................... 6 STEP ONE: Get Business Assistance and Training ................................................................................... 8
Where do I get help to begin the process of starting a business? ............................................................ 8 How do I register for a Business Start-up Essentials Workshop? ........................................................... 8 Helpful Guides: ....................................................................................................................................... 8 Helpful Links: ......................................................................................................................................... 8
Step Two: Register a Business Name ......................................................................................................... 9
What is a fictitious firm/business name and do I need one? ................................................................... 9 How do I register a fictitious business name? ......................................................................................... 9 Helpful Links: ......................................................................................................................................... 9
Step Three: Register for Federal, State and Local Taxes.......................................................................... 10
What is a Federal Employer Tax Number? ........................................................................................... 10 How do I obtain a Federal Employer Tax Number? ............................................................................. 10 Apply Online: ........................................................................................................................................ 10 Apply Fax by Phone: ............................................................................................................................. 10 How do I register to pay Pennsylvania Taxes? ..................................................................................... 11 How do I register to pay Local Taxes? ................................................................................................. 11 Helpful Links: ....................................................................................................................................... 11
Step Four: Obtain Business Licenses and Permits .................................................................................... 12
Do I need to obtain any Federal Licenses or Permits? .......................................................................... 12 Do I need to obtain any State or Local Licenses or Permits? ............................................................... 12 Helpful Links: ....................................................................................................................................... 14
Step Five: Understand Employer Responsibilities ................................................................................... 15
What taxes should be withheld from my employees’ wages? .............................................................. 15 • Federal Employment Taxes (www.irs.gov) ................................................................................... 15 • Pennsylvania Employment Taxes (www.revenue.state.pa.us) ...................................................... 15 • Borough of Ellwood City ............................................................................................................... 15 What employment forms should be completed and filed? .................................................................... 15 Helpful Links: ....................................................................................................................................... 15
Step Six: Choose a Business Location ...................................................................................................... 16 Step Seven: Understand Local Zoning Laws ............................................................................................ 18
What zoning districts are recognized by the Borough of Ellwood City? .............................................. 18 Borough of Ellwood City Zoning Map ................................................................................................. 19 ............................................................................................................................................................... 19 Permitted and Conditional Uses in C-1 (Local Business District) ........................................................ 20 Permitted and Conditional Uses in C-2 (Central Business District) ..................................................... 20 Permitted and Conditional Uses in C-3 Core Commercial (see ordinance for definitions) .................. 21 Permitted and Conditional Uses in C-3 Gateway West (see ordinance for definitions) ....................... 21
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Permitted and Conditional Uses in C-3 Gateway North (see ordinance for definitions) ...................... 21 Permitted and Conditional Uses in C-3 Institutional & Professional.................................................... 22 Permitted and Conditional Uses in I (Industrial District) ..................................................................... 22 What is the process of seeking approval for a new or a conditional use? ............................................. 23
Step Eight: Real Estate Development Process and Permits ...................................................................... 24
What Local Permits do I need to be aware of regarding construction or demolition? .......................... 24 What is the land development process in Lawrence County and for the Commonwealth of Pennsylvania? ........................................................................................................................................ 24 What local approvals and permits are required? ................................................................................... 24
I. Land Development Plan .............................................................................................................. 24 II. Zoning Approvals (see zoning above) ....................................................................................... 25 IV. Sewage (Act 537) Approvals ..................................................................................................... 25 V. Building Permits ......................................................................................................................... 25 VI. Signage Consent ........................................................................................................................ 25 VII. Certificate of Occupancy......................................................................................................... 25
What state approvals and permits are required?.................................................................................... 26 Helpful Links: ....................................................................................................................................... 27 ............................................................................................................................................................... 27
Step Nine: Financial and Business Support Services ............................................................................... 28
Are there grants available to help me start or grow my business? ........................................................ 28 Are there loans available to help me start or grow my business? ......................................................... 28 What other public business support services are available? ................................................................. 29 Entrepreneurship: .................................................................................................................................. 29 Workforce: ............................................................................................................................................ 29 Business Services: ................................................................................................................................. 29 Business Financing:............................................................................................................................... 29
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Getting Started Have you dreamed of being your own boss for many years, but don't know where to start? Starting and growing a business requires extensive planning, preparation and hard-work and you will have many questions as you go through the process. The Borough of Ellwood City has prepared this guide to help you get off to a good start by outlining common, necessary steps as well as providing information about organizations that offer hands-on entrepreneurial assistance, regulatory information and business financing options.
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Nine Steps to Starting and Growing Your Business in Ellwood City
Starting or growing a business involves planning, making key financial decisions and completing a series of legal activities. These nine easy steps can help you plan, prepare and manage your business.
Step 1: Get Business Assistance and Training: Take advantage of free training and counseling services, from preparing a business plan and securing financing, to expanding or relocating a business. Step 2: Register a Business Name ("Doing Business As"): Once you have set up your business as part of Step 1, it may be time to register your business name with the Pennsylvania Revenue agency.
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Step 3: Register for Federal, State and Local Taxes: Register with the Federal government and your state to obtain a tax identification number, workers' compensation, unemployment and disability insurance and to pay taxes. Step 4: Obtain Business Licenses and Permits: Get a list of federal, state and local licenses and permits required for your business. Step 5 Understand Employer Responsibilities: Learn the legal steps you need to take to hire employees. Step 6: Choose a Business Location: Get advice on how to select a customer-friendly location. Step 7: Understand Local Zoning Laws: Learn about the business zoning restrictions in various areas of the Borough. Step 8: Real Estate Development Process and Permits: Learn about the local and state process for buying, building and renovating commercial or industrial property in Ellwood City. Step 9: Financial and Business Support Business: Find government backed loans, venture capital and research grants to help you get started as well as tax incentives, job training and other public business support services.
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STEP ONE: Get Business Assistance and Training
Where do I get help to begin the process of starting a business?
New business start-ups and entrepreneurs without previous business experience should consider working with Duquesne University’s Small Business Development Center (SBDC) by attending a "First Step: Business Start-up Essentials" Workshop. These 2-3 hour workshops are offered regularly (usually once per month) in New Castle at the office of the Lawrence County Economic Development Corporation located 100 East Reynolds Street.
The workshops are generally held from 10:00 am to 12:00 pm and require a $25 registration fee. At this event, the SBDC will help you with:
Business Structure and Formation Fictitious Name Registration Employee Issues Insurance Government Procurement
Environmental Concerns Financing Options Taxation Requirements Major Components of the Business Plan
How do I register for a Business Start-up Essentials Workshop?
Go to: http://www.sbdc.duq.edu/StartBusiness, click on Events – Workshops and Conferences, scroll through Calendar to: First Step: Business Start-up Essentials (Lawrence) and click: Register Now.
Helpful Guides:
• Writing a Business Plan Guide: http://www.sbdc.duq.edu/Files/Admin/Webnotes/business_training_guide.pdf
• Human Resource Guide: http://www.sbdc.duq.edu/Files/Admin/Webnotes/HR_Guide.pdf • Market Research Guide:
http://www.sbdc.duq.edu/Files/Admin/Webnotes/Market_Research_Guide.pdf • Pitch then Plan: http://www.sbdc.duq.edu/ptp • PA Entrepreneurial Guide: http://www.newpa.com/download/entrepreneurs-
guide/?wpdmdl=56163
Helpful Links:
• www.sba.gov • www.dos.state.pa.us • www.newpa.com • IRS Tax Center : http://www.sbdc.duq.edu/IRS • www.pabizonline.com • WebNotes: http://www.sbdc.duq.edu/Webnotes • Small Biz U: http://www.smallbizu.org/paduquesne/ • Start-up Educational Materials: http://www.sbdc.duq.edu/startupeducational • Other Resources: http://www.sbdc.duq.edu/Resources
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Step Two: Register a Business Name
What is a fictitious firm/business name and do I need one?
If you establish your business as a sole proprietorship, you won’t need to register your business at the state level. However, many states require sole proprietors to use their own name for the business name unless they formally file another name. When a business operates under a name other than owner’s name, that name is referred to as “fictitious name” or a “doing business as” (DBA). Generally, any sole proprietorship, partnership, non-profit, corporation or other association that conducts a business under a fictitious business name must register the name with the PA Department of State.
How do I register a fictitious business name?
First begin by checking the Pennsylvania Department of State database of Pennsylvania businesses to see if the business name you wish to use is available. You can search that database to see if other businesses already have registered the name you want to use at: https://www.corporations.pa.gov/Search/CorpSearch. Then begin the online registration process at: https://www.corporations.pa.gov/
Questions related to business structure, fictitious name registration, etc. can be directed to the PA Department of State Customer Service at 717-787-1057.
Helpful Links:
• http://www.dos.pa.gov/BusinessCharities/Business/Resources/Pages/default.aspx#.V2w2qqInnd5
• http://www.pabizonline.com/Pages/default.aspx#.V2w3LaInnd4
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Step Three: Register for Federal, State and Local Taxes
What is a Federal Employer Tax Number?
As a business owner, you must provide a taxpayer identification number so that the Federal, State and Local departments of taxation can identify and process your returns when you begin to pay taxes. There are three kinds of taxpayer identification numbers – Social Security numbers (for individuals), individual taxpayer identification numbers (for individuals who are not eligible for Social Security numbers) and employer identification numbers. Employer identification numbers (EIN) are used to identify the tax accounts of employers, sole proprietors, corporations, partnerships, estates, trusts and other entities. You should obtain an EIN if any of the following applies:
• You have employees; • You have a Keogh plan; • You operate your business as a corporation or partnership; or • You file an employment tax return to report employer withholding taxes, unemployment
compensation contributions, etc.
How do I obtain a Federal Employer Tax Number?
EIN numbers are issued by the Internal Revenue Service (IRS). You may request an EIN through the mail, online, or by fax:
Apply Online:
The Internet EIN application is the preferred method for customers to apply for and obtain an EIN. Once the application is completed, the information is validated during the online session, and an EIN is issued immediately. (https://www.irs.gov/businesses/small-businesses-self-employed/apply-for-an-employer-identification-number-ein-online).
Internal Revenue Service Attn: EIN Operation Cincinnati, OH 45999 Fax: (855) 641-6935
Apply Fax by Phone:
Taxpayers can fax or mail the completed Form SS-4 (PDF) application to the appropriate fax number or address below. If the taxpayer's fax number is provided, a fax will be sent back with the EIN within four (4) business days otherwise it will be mailed which could take up to four weeks. (https://www.irs.gov/pub/irs-pdf/fss4.pdf).
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How do I register to pay Pennsylvania Taxes?
The PA Enterprise Registration Form (PA-100) enables taxpayers to establish multiple accounts, including accounts for sales/use tax, employer withholding tax and unemployment compensation. Register online at www.PABizOnline.com or obtain a PA-100 form from a local Revenue district office or by calling the Pennsylvania Department of Revenue’s Forms Ordering Service, toll-free, at 1-800-362-2050.
How do I register to pay Local Taxes?
In Pennsylvania, Local Earned Income Tax (EIT) and Quarterly Local Services Tax (LST) are paid through the Berkheimer Tax Service. In order to begin paying these taxes, a business owner must first register at https://cp-efile.hab-inc.com/employer/. The Borough of Ellwood City also has a local Mechanical (Gaming) Devices tax. If your business involves the use of gaming devices, you must contact the Borough’s police department directly at 724-758-9935 to register.
Helpful Links:
• https://www.irs.gov/businesses/small-businesses-self-employed/apply-for-an-employer-identification-number-ein-online
• http://www.hab-inc.com/
• http://www.PABizOnline.com
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Step Four: Obtain Business Licenses and Permits To run your business legally, there are certain federal and state licenses and permits you will need to obtain. These resources will help you understand the requirements for your small business.
Do I need to obtain any Federal Licenses or Permits?
If your business is involved in activities supervised and regulated by a federal agency – such as selling alcohol, firearms, commercial fishing, etc. – then you may need to obtain a federal license or permit. Here is a brief list of business activities that require these forms: Agriculture Alcoholic Beverages Aviation Firearms, Ammunition and Explosives Fish and Wildlife Commercial Fisheries Maritime Transportation Mining and Drilling Nuclear Energy Radio and Television Broadcasting Transportation and Logistics
Do I need to obtain any State or Local Licenses or Permits?
Though the Borough of Ellwood City does not require any business licenses or permits in order to run a business in the Borough, many businesses are required to get certain professional license or permits from Commonwealth of Pennsylvania including, but not limited to the list below: Pennsylvania Business (general) Related Business Licenses and Permits Pennsylvania Accounting License
Pennsylvania Alcohol License - Pennsylvania Liquor License
Pennsylvania Amusement Permit
Pennsylvania Auction Firm License
Pennsylvania Solicitor License
Pennsylvania Certificate of Authority
Pennsylvania Collection Agency License
Pennsylvania Currency Exchange License
Pennsylvania Design Firm License
Pennsylvania Engineers/Surveyors Corp License
Pennsylvania Employee Leasing License
Pennsylvania Employment Agency License
Pennsylvania Engineers/Surveyors Corp License
Pennsylvania Hotel/Motel Tax Pennsylvania Film Permit
Pennsylvania Finance License
Pennsylvania Insurance Business License
Pennsylvania Holiday Sales License
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Pennsylvania Vehicle Dealer License
Pennsylvania Solicitor License Pennsylvania Landscaping License
Pennsylvania Lodging Tax Pennsylvania Lottery License Pennsylvania Mercantile Tax
Pennsylvania Nurse Agency License
Pennsylvania Optical Establishment License
Pennsylvania Peddlers License
Pennsylvania Petroleum Dealers License
Pennsylvania Real Estate License
Pennsylvania Rental Property Tax
Pennsylvania Rental Vehicle Company License
Pennsylvania Restaurant License
Pennsylvania Telemarketer Business License
Pennsylvania Security License
Pennsylvania Sidewalk Cafe Permit
Pennsylvania Agriculture Related Business Licenses and Permits Pennsylvania Commercial Feed License
Pennsylvania Food Stamps Registration
Pennsylvania Nursery License
Pennsylvania Pet Shop
Pennsylvania Seed Dealer License
Pennsylvania Timber/Plant Products License
Pennsylvania Weights and Measures
Pennsylvania Environmental Related Business Licenses and Permits
Pennsylvania Pesticide Business License
Pennsylvania Photography Permit
Pennsylvania Waste Transporter/Solid Waste License
Pennsylvania Health & Healthcare Related Business Licenses and Permits Pennsylvania Asbestos Contractor's License
Pennsylvania Bakery License
Pennsylvania Barber Shop License
Pennsylvania Cosmetology Shop License
Pennsylvania Dairy License Pennsylvania Day Care License
Pennsylvania Drug Device and Cosmetic Registration Pennsylvania Egg License
Pennsylvania Food Establishment Inspection
Pennsylvania Food Establishment Permit
Pennsylvania Food/Beverage License
Pennsylvania Health Inspections
Pennsylvania Health License
Pennsylvania Irrigation Contractor's License
Pennsylvania Lead Contractor's License
Pennsylvania Meals Tax Pennsylvania Meat License
Pennsylvania Pest Control License
Pennsylvania Pharmacy License
Pennsylvania Potable Water Agreement
Pennsylvania Salon License
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Pennsylvania Swimming Facility License
Pennsylvania Tanning Facility License
Helpful Links:
http://www.dos.pa.gov/ProfessionalLicensing/LicensingServices/Pages/default.aspx#.V2xBZ6Innd4 http://www.pabizonline.com/First%20Time%20Entrepreneur/Pages/default.aspx#.V21RNKInnd4 http://www.newpa.com/download/entrepreneurs-guide/?wpdmdl=56163
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Step Five: Understand Employer Responsibilities
What taxes should be withheld from my employees’ wages?
As an employer, you are required to withhold certain taxes from employee’s payroll and pay it regularly to the taxing authority on behalf of the employee. You are also required, as the employer, to contribute to certain taxes. The most basic employment taxes are enumerated below. The following list explains the taxes you are required to withhold from employees’ wages and taxes you are obligated to pay as the employer in the Borough of Ellwood City. You must deposit or pay all taxes to the appropriate taxing authority on a regular schedule:
• Federal Employment Taxes (www.irs.gov) o Income Tax Withholding o FICA (Federal Insurance Contributions Act) o Social Security Tax o Medicare o FUTA (Federal Unemployment Tax)
• Pennsylvania Employment Taxes (www.revenue.state.pa.us) o Pennsylvania Income Tax Withholding o SUTA (State Unemployment Compensation Tax) - employer o SUTA (State Unemployment Compensation Tax) – employee
• Borough of Ellwood City (https://cp-efile.hab-inc.com/employer/)
o Local Earned Income Tax o Local Services Tax
What employment forms should be completed and filed?
• Pennsylvania New Hire Report Form (https://www.cwds.pa.gov/cwdsonline/NewHire/NewHireProgramInformation/NewHireInformation.aspx)
• Federal W-4: Employee Withholding Allowance Certificate (https://www.irs.gov/pub/irs-pdf/fw4.pdf)
• Federal I-9: Determines national origin and citizenship (https://www.uscis.gov/sites/default/files/files/form/i-9.pdf)
• W-2: Wages and Tax Statement (https://www.irs.gov/pub/irs-pdf/fw2.pdf)
Helpful Links:
• https://www.cwds.pa.gov/cwdsonline/NewHire/NewHireProgramInformation/NewHireInformation.aspx
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Step Six: Choose a Business Location You’ve made an excellent decision in choosing Ellwood City, Lawrence County as the home of your new business! Our area’s strategic location and economic offerings are attractive to diverse sectors of industry wanting to take advantage of being in close proximity to our clusters of plastics manufacturing and metal fabrication to the growing and vibrant shale gas industry. Our community’s competitive advantages also include our ideal location near Interstates 76, 376, 80 and 79, proximity to the metro areas of Pittsburgh and Cleveland, and access to two national rail carriers, CSX and Norfolk-Southern in Lawrence County and a regional freight carrier, Buffalo and Pittsburgh (BPRR), that serves the Ellwood City Borough area. Mix this with our low-cost land, available skilled workforce, desirable quality of life and affordable living and you can see why Ellwood City, Lawrence County, PA is considered to be “At the Center of your Business!” There are several ways of searching for the right business location for your business and we would recommend the following:
• Online
o http://lawrencecounty.com/Lawrence-County-PA-Available-Properties.html -- The Lawrence County Economic Development Corporation’s (LCEDC) customized sites and facility online database search engine is a search tool based on user-defined criteria with the ability to generate presentation-quality reports. The LCEDC staff knows your expansion or relocation decisions are critical and that you may require more extensive data to assist your due diligence process, .therefore, our office will provide custom data or site/building specific information as available (call: 724-658-1488).
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o http://www.downtownproperties.net/town.cfm?townid=22 -- The Borough of Ellwood City has worked with and continues to receive business district support from Town Center Associates, a consulting agency that provides comprehensive support to traditional downtown-based, main street communities. Utilizing a professional “team approach,” they are committed to advancing downtown and economic development.
• Local Real Estate Firms serving the Ellwood City Area:
• R.W. Powell, Inc., 500 Crescent Ave., Ellwood City, PA 16117, (724) 758-3178, [email protected]
• Arc Realty Company, 501 Glen Ave., Ellwood City, PA 16117, (724) 752-4663
• Advantage Homes Real Estate, 324 Sims St., #2, Ellwood City, PA 16117, (724) 758-9898, [email protected]
• Re/Max Select Realty, 1667 Rt. 228, Cranberry Township, PA 16066, (724) 974-2291, [email protected]
• Preferred Properties, Inc., 329 Fourth Street, Ellwood City, PA (724) 752-1800, [email protected]
• Contact the Borough of Ellwood City: o Robert Villella, Borough Manager, 525 Lawrence Avenue, Ellwood City, PA 16117,
(724) 758-7777 ext. 4, [email protected]
• Contact the Ellwood City Area Chamber of Commerce: o Raymond Santillo, Executive Director, 806 Lawrence Avenue, Ellwood City, PA 16117,
(724) 758-5501, [email protected]
• Contact the Lawrence County Economic Development Corporation: o Linda Nitch or Lynn Richardson, 100 East Reynolds Street, New Castle, PA 16101,
(724) 658-1488, [email protected] or [email protected]
Bob Villella, Borough Manager
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Step Seven: Understand Local Zoning Laws
Local zoning ordinances and regulations are important considerations when choosing your business location. Zoning laws impact several critical business decisions such as purchasing property or making improvements to your existing property, so it is important to understand the laws before you commit to anything. Property is zoned into commercial, industrial and residential uses, so a commercial building, for instance, cannot be built in a residential neighborhood and vice versa, unless there is a change in zoning ordinances. Other considerations also come into play such as how you intend to use your facility, the nature of any renovations, and so on.
What zoning districts are recognized by the Borough of Ellwood City?
The Borough of Ellwood is divided into the following districts:
• R-1 – Low-Density Residential District
• R-2 – High-Density Residential District
• C-1 – Local Business District
• C-2 – General Business District
• C-3 – Downtown Commercial District
o GN: Gateway North
o CC: Core Commercial
o GW: Gateway West
o IP: Institutional & Professional
• I – Industrial District
The full Zoning Ordinance for the Borough of Ellwood City can be downloaded from the website at: http://ellwoodcityborough.com/wp-content/uploads/2016/09/zoning-ordinance.pdf.
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Borough of Ellwood City Zoning Map
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Permitted and Conditional Uses in C-1 (Local Business District)
C-1 Local Business District Permitted Uses Conditional Uses
1. Banks and business offices 1. Corporate Offices 2. Eating and drinking places 2. Drive-in businesses 3. Personal services 3. Gasoline service stations 4. Professional services 4. Multifamily dwellings 5. Public/semi-public uses 5. Off-street parking lots 6. Retail businesses 6. Research/testing labs 7. Theaters 7. Animal clinics 8. Communications antennas mounted on existing public utility transmission towers, buildings or other structures, and communications equipment buildings
8. Hospitals and clinics for humans
9. Accessory uses
Permitted and Conditional Uses in C-2 (Central Business District)
C-2 General Business District Permitted Uses Conditional Uses
1. Automobile sales, new and used, service and repair 1. Drive-in businesses
2. Banks and business offices 2. Gasoline service stations 3. Business services 3. Light manufacturing 4. Commercial recreation 4. Multifamily dwellings 5. Corporate offices 5. Off-street parking lots 6. Eating and drinking places 6. Research/testing labs 7. Hotels and motels 7. Animal clinics 8. Personal services 8. Accessory uses
9. Printing and engraving 9. Communications towers and communications equipment buildings.
10. Private clubs
11. Professional services
12. Public/semi-public uses
13. Theaters
14. Retail businesses
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15. Accessory uses
16. Essential services
17. Public utility buildings
18. Communications antennas mounted on existing public utility transmission towers, buildings or other structures, and communications equipment buildings
Permitted and Conditional Uses in C-3 Core Commercial (see ordinance for definitions)
C-3 Core Commercial Permitted Uses Conditional Uses
1. Pedestrian Dominate Uses 1. Pedestrian Dominate Uses exceeding the defined maximum requirements
2. Residential Uses on Second Floor or above 2. Banks and Financial Services 3. Cultural and Recreational Services 4. Theaters 5. Commercial Recreation 6. Off-Street Parking 7. Hotel/Motel
Permitted and Conditional Uses in C-3 Gateway West (see ordinance for definitions)
C-3 Gateway West Permitted Uses Conditional Uses
1. Automobile Dominant Land Use 1. Flex Space 2. Hotel/Motel 2. Medical Practice/Clinic, Large Scale 3. Multi-Family Dwellings 4. Off-Street Parking 5. Social Services 6. Transportation Services 7. Veterinary Clinics
Permitted and Conditional Uses in C-3 Gateway North (see ordinance for definitions)
C-3 Gateway North Permitted Uses Conditional Uses
1. Pedestrian Supportive Use 1. Multi-Family Dwelling – Duplexes 2. Multi-Family Dwelling – Apartments 2. Single Family Dwellings 3. Multi-Family Dwelling – Townhouse 3. Off-Street Parking Lots 4. Hotel/Motel 4. Automobile Dominant Land Uses
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Permitted and Conditional Uses in C-3 Institutional & Professional
C-3 Institutional & Professional Permitted Uses Conditional Uses
1. School 1. Multi-Family Dwellings 2. Bed and Breakfast 2. Off-Street Parking 3. Place of Worship/Place of Assembly 3. Hospital 4. Professional Office 5. Medical Practice, Small-Scale 6. Single-Family Dwellings
Permitted and Conditional Uses in I (Industrial District)
I - Industrial District Permitted Uses Conditional Uses
1. Contractors yards 1. Off-street parking lots 2. Corporate offices 2. Heavy manufacturing
3. Light manufacturing
3. Uses similar to permitted uses, but not specified, which uses are not objectionable to immediate neighbors because of noise, vibration or emission of noxious gases, fumes or dust
4. Service garage 4. Accessory uses 5. Supply yards 5. Gasoline service stations 6. Truck terminals 6. Scrap yards 7. Warehousing 7. Uses permitted in the C-2 District 8. Wholesaling
9. Essential services
10. Communications antennas mounted on existing public utility transmission towers, buildings or other structures, and communications equipment buildings
Special Exceptions 1. Communications towers, subject to the requirements set forth in Section 1272.13, and communications equipment buildings
Generally, if your business falls under Permitted Uses, no action is required by the land owner/user by the municipality. However, if the planned use is considered a Conditional Use or is not permitted by the current zoning regulations of the Borough, the business owner must work with Borough officials to seek approval.
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What is the process of seeking approval for a new or a conditional use?
New or conditional uses may be allowed or denied by the Council of the Borough of Ellwood City following review by the Planning Commission, public hearings and other procedures provided for in the Pennsylvania Municipalities Planning Code and the Borough’s Zoning Code. An application will need to be submitted on forms provided by the Borough along with all required information. To obtain copies of the required forms, please contact the Borough Manager’s Office: Robert Villella Borough Manager [email protected] (724) 758-7777 ext. 2098
Linda List Borough Secretary [email protected] (724) 758-7777 ext.4
For a full look at the Ordinances in effect within the Borough limits,
please go to the following link on the Borough’s website: http://www.amlegal.com/codes/client/ellwood-city-beaverlawrence-co_pa/.
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Step Eight: Real Estate Development Process and Permits Should you decide to purchase property and develop it or purchase or lease an existing building that requires demolition or renovation, certain processes are in place in Ellwood City, our county and at the state level, which governs the steps.
What Local Permits do I need to be aware of regarding construction or demolition?
The Borough of Ellwood City requires permits for both Building and Demolition. You may also use the following links for appropriate permit applications that can be remitted person, via fax to 724-758-3044 or via e-mail to [email protected]. For questions regarding permits, please contact the Borough Manager’s office located on the second floor of the Borough Municipal Building.
• Building Permit Application: http://ellwoodcityborough.com/wp-content/uploads/2015/11/ec-building-permit.pdf
• Demolition Permit Application: http://ellwoodcityborough.com/wp-content/uploads/2015/11/demo-permit.pdf
What is the land development process in Lawrence County and for the Commonwealth of Pennsylvania?
The land development process in Pennsylvania is a multi-step procedure. Our municipality, the county, state agencies and federal agencies may all play a role, as various layers of permits and approvals are needed. This guide provides a brief description of some of the local, state and federal permits and approvals that may be required for a given land development proposal. This guide may not necessarily be a comprehensive list of every permit or approval that is required for every land development (earth-moving) project across the County nor are all of the permits or approvals listed and described in this guide required for every project. This document should be used as a reference guide only as you feel your way through the land development process. You should consult with the applicable local, state and federal agencies to determine what permits and approvals are necessary for a given project.
What local approvals and permits are required?
I. Land Development Plan
1. Sketch Plan – Informal plan submitted by developer to municipality 2. Preliminary Plan – Formal review commences once a Preliminary Plan is submitted. Plan must
set forth elements of the land development as set forth by the Municipality’s Subdivision & Land Development Ordinance (SALDO).
3. Final Plan – Submitted by the Developer once improvements are completed.
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II. Zoning Approvals (see zoning above)
1. Zoning Variances – May be needed if project deviates from existing standards and requirement of zoning ordinance.
2. Conditional Use Approvals – Project may be of a generally accepted use but could require an approval by the municipality.
3. Special Exceptions – Similar to Conditional Use but the Zoning Hearing Board hears the request.
4. Rezoning – If the land is not zoned for development, developer may file a request to have the property rezoned.
III. Stormwater Discharge Management Plan Approval The Borough of Ellwood City is one of many municipalities located on the western side of Pennsylvania that have been required by the U.S. Environmental Protection Agency (US EPA) to receive a permit for the discharge of stormwater. The Borough was listed by the US EPA due to our proximity to Pittsburgh and the size and concentration of our population. As a result, the Pennsylvania Department of Environmental Protection (PA DEP) has issued the Borough permit coverage under their general permit for the discharge of our stormwater, called “Stormwater Discharges from Small Municipal Separate Storm Sewer Systems (MS4s).” All projects involving earth moving must be approved by the DEP. If project involves more than one acre, a NPDES Permit must be issued by the DEP.
IV. Sewage (Act 537) Approvals
When a new land development project is proposed for the municipality, the municipality must modify its Act 537 Plan to meet the additional sewage disposal needs of the new development. The municipality then submits the modification to DEP for review and approval.
V. Building Permits
Applications for building permits are submitted after Final Plan approval.
VI. Signage Consent
The construction or placement of any signs, banners or advertising matter of any kind whatsoever must first have the written consent of the Borough Council.
VII. Certificate of Occupancy
Document issued by municipality certifying a building's compliance with applicable building codes and other laws, and indicating it to be in a condition suitable for occupancy.
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What state approvals and permits are required?
I. NPDES Permit for Stormwater Management All construction activities disturbing greater than one acre of land must obtain this permit from the DEP by submitting an Erosion and Sedimentation (E&S) Control Plan designed to control runoff and protect the water quality during and after construction.
II. Water Obstruction and Encroachment Permits
If the proposed development contemplates any fill or earth disturbance in a wetland, watercourse or floodway, or the placement of any crossing (such as a bridge or culvert) over a wetland, watercourse or floodway, the developer will need a Water Obstruction and Encroachment Permit (also known as a “Chapter 105 Permit”) from DEP.
III. Pennsylvania Historical and Museum Commission (PHMC) Review
As part of the permit review process for some DEP permits, a cultural resource review is conducted by the Pennsylvania Historical and Museum Commission (PHMC). With respect to those DEP permits that may be needed for a development, a PHMC cultural resource review is required for: individual encroachment and water obstruction permits; NPDES permits for discharges of stormwater associated with construction activities where the earth disturbance is greater than 10 acres; and sewage (Act 537) approvals for new development. PHMC is charged with protecting significant archeological and historic resources. If PHMC determines that the project site is a significant archeological site, it may conduct an archeological survey and, further, an archeological field investigation.
IV. Pennsylvania Natural Diversity Inventory (PNDI) Review All DEP permits and approvals involve a Pennsylvania Natural Diversity Inventory (PNDI) review to determine if the proposed project will impact plant or animal species of special concern, rare and exemplary natural communities, or unique geologic features.
V. Highway Occupancy Permits
If the proposed development requires access to a state highway, the developer must obtain a Highway Occupancy Permit (HOP) from Pennsylvania Department of Transportation (PennDOT). A Traffic Impact Study analyzing the impact of the proposed development on existing traffic patterns may also be required.
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Helpful Links:
• http://ellwoodcityborough.com/ • http://co.lawrence.pa.us/departments/planning-community-development-lawrence_county/ • http://www.dep.pa.gov/Business/Water/PointNonPointMgmt/StormwaterMgmt/Pages/default.as
px • http://www.naturalheritage.state.pa.us/ • http://www.dep.state.pa.us/dep/deputate/waterops/redesign/subpages/npdes.htm • http://www.phmc.pa.gov/Pages/default.aspx
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Step Nine: Financial and Business Support Services
Are there grants available to help me start or grow my business?
Perhaps many of you are too young to remember this guy to the right that advertised a publication educating would-be business owner about the supposedly huge number of grants available. This fellow has made many an economic development person’s life difficult! The truth is, grants of any kind are very hard to come by. For instance, there are no grant programs, to our knowledge, that exist to help new start-up businesses. But there are loan programs available...
Are there loans available to help me start or grow my business?
Yes! There are local and state loan programs available to assist a number of different types of businesses. Generally, public lending programs are designed to augment private financing; they typically do not fund 100% of your total project cost. In addition, they are designed to encourage job creation, lending a certain amount of money for every job that will be created or retained in a community. For instance, if a wholesale food manufacturer proposes to purchase a building, renovate it and purchase machinery and equipment and the total project cost is $200,000, public loan programs might lend up to $100,000, a combination of bank financing and owner equity would finance the balance and the public lending source might require the business to create three new jobs within three years. The programs and their lending details make for an ever changing landscape so it is best to consult with your local economic development professional to walk you through the nuances:
Linda Nitch or Diane Lynn Richardson Lawrence County Economic Development Corporation 100 East Reynolds Street, #100 New Castle, PA 16101 724-658-1488 [email protected] [email protected]
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What other public business support services are available?
The Borough of Ellwood City, the County of Lawrence and the Commonwealth of Pennsylvania, are working hard to develop and sustain a business-friendly operating environment. State and local provide an array of services to help companies establish or expand in our Community:
Entrepreneurship:
• PA Small Business Development Center • Duquesne Small Business Development Center • Small Business Administration • Ellwood City Area Chamber of Commerce
Workforce:
• New Castle School of Trades • Lawrence County Learning Center • PA CareerLink • Butler County Community College • Laurel Technical Institute • Oh-Penn Interstate Region • West Central Job Partnership • Lawrence County Career and Technical Center • Community College of Beaver County
Business Services:
• Catalyst Connection • Pennsylvania Small Business Development Center • Steel Valley Authority • Innovation Works • Northwest Commission
Business Financing:
• USDA • Commonwealth of PA Department of Community and Economic Development • Altoona Blair County Development Corporation (SBA 504) • Northwest Commission • Catalyst Connection • Bridgeway Capital