Short answer: in Pennsylvania, each township or borough writes its own zoning rules, so a warehouse, contractor yard or flex use that's allowed in one Bucks County town may not be allowed next door. Before you sign a lease or buy, confirm with the township that your exact use is permitted at that address. Rules change, so always check the current code and talk to the zoning office.
I'm Carolyn Olivieri, a Doylestown-based industrial and flex specialist with KW Commercial. I have over ten years in distribution and still run a distribution business today. Deals can fall apart late when nobody checks zoning early, so it's one of the first things I look at.
How zoning works here
Bucks County has dozens of townships and boroughs. Each one has a zoning ordinance and a zoning map that split the town into districts. Each district lists which uses are allowed outright, which need special approval, and which aren't allowed at all. It also sets things like parking, setbacks, outdoor storage, truck traffic and signs.
What that means for you: the word "warehouse" on a listing doesn't settle it. A township may treat storage, distribution, contractor offices, light manufacturing and outdoor equipment storage as different uses with different rules.
Look at the actual code
Most of these townships post their zoning ordinance online. Here are a few in and near my home area:
- Warminster Township Zoning Ordinance: https://ecode360.com/36207756. Its list of districts (https://ecode360.com/36207946) includes an Industrial District (I) and an Industrial-Office District (I-O).
- Warrington Township, Chapter 370 Zoning: https://ecode360.com/32025905
- Horsham Township (nearby, in Montgomery County), Chapter 230 Zoning: https://ecode360.com/44681314
- Doylestown Township, Chapter 175 Zoning: https://ecode360.com/10729898
These links go to the township codes as posted on eCode360. Codes get amended, so read the current version and confirm with the township zoning officer.
Questions to ask before you sign
- What district is the property in?
- Is my specific use permitted by right, or does it need a special exception or conditional use?
- Can I store equipment, materials or trailers outside?
- How much parking do I need for my use?
- Are there limits on truck traffic or hours?
- Will I need a use and occupancy permit or certificate before I move in?
- Does the lease let me out, or delay the start date, if approval doesn't come through?
What if my use isn't allowed?
Sometimes there's a path, like a special exception or a variance from the zoning hearing board. That takes time and isn't guaranteed. Talk to the township and, when needed, a local land use attorney before you count on it.
Contractors and flex users
Contractors often get caught by this, mostly over outdoor storage and parked work trucks. If that's you, ask about it on day one. My Flex vs. Industrial Space guide can help you figure out what type of building to look for.
FAQs
Can I run a warehouse anywhere zoned industrial?
Not always. Each township defines its own uses, and some industrial districts limit certain warehouse or distribution uses. Check the code and confirm with the township.
Who do I call about zoning in Bucks County?
The zoning office of the township or borough where the property is. Bucks County doesn't set zoning for each town.
Do I need a permit to move into a warehouse?
Many townships require a use and occupancy permit or similar approval before a new tenant opens. Ask the township what they require.
How long does a zoning approval take?
It varies. Uses permitted by right can be quick. Hearings for special exceptions or variances take longer. Build that time into your lease plans.
Talk to a local industrial specialist
Questions about industrial or flex space in Bucks County? Email Carolyn Olivieri, a Doylestown-based industrial and flex specialist with KW Commercial, at c.olivieri@kwcommercial.com
Carolyn Olivieri, KW Commercial