[Amended 9-28-2010 by Ord. No. 918]
A.
Purpose statement. The purpose of this district is to preserve established
neighborhoods of single-family dwellings on larger lots and to protect
them from encroachment by incompatible land uses while providing for
customary accessory uses and compatible public and semipublic uses
as permitted uses, uses by special exception and conditional uses.
B.
Permitted uses by right. In the R-1 Single-Family Residential District,
only the following uses shall be authorized as permitted uses by right:
(1)
Principal uses:
(a)
Bicycle and pedestrian trails.
(b)
Churches.
(c)
Communications antenna mounted on an existing public utility storage or transmission structure, subject to § 245-45.
(d)
Essential services.
(e)
Noncommercial recreation.
(f)
Public buildings.
(g)
Public recreation.
(h)
Schools, public or private.
(i)
Single-family dwellings.
C.
Uses by special exception. In the R-1 Single-Family Residential District,
only the following uses by special exception shall be authorized,
subject to approval by the Zoning Hearing Board:
D.
Conditional uses. In the R-1 Single-Family Residential District,
only the following conditional uses shall be authorized, subject to
approval by Borough Council:
(2)
Accessory uses:
(a)
Solar energy systems. It is the purpose of this regulation to
promote the safe, effective and efficient use of solar energy systems
installed to reduce the on-site consumption of utility supplied energy
and/or hot water as an accessory use by conditional use, while protecting
the health, safety and welfare of adjacent and surrounding land uses
through appropriate zoning and land use controls. A solar energy system
shall be permitted as a conditional use accessory to a principal use
herein and subject to specific criteria as set forth below. Where
said general standards and specific criteria overlap, the specific
criteria shall supersede the general standards.
(b)
The installation and construction of a solar energy system shall
be subject to the following development and design standards:
[1]
A solar energy system is permitted in this zoning district as
a conditional accessory to a principal use.
[2]
A solar energy system shall provide power for the principal
use and/or accessory use of the property on which the solar energy
system is located and shall not be used for the generation of power
for the sale of energy to other users, although this provision shall
not be interpreted to prohibit the sale of excess power generated
from time to time to the local utility company.
[3]
A solar energy system connected to the utility grid shall provide
written authorization from the local utility company to the Borough
of Monaca acknowledging and approving such connection.
[5]
A roof-mounted system may be mounted on a principal building
or accessory building. A roof-mounted system, whether mounted on the
principal building or accessory building, may not exceed the maximum
principal building height or accessory building height specified for
the building type in this zoning district. In no instance shall any
part of the solar energy system extend beyond the edge of the roof.
[6]
A ground-mounted system shall not exceed the maximum building
height for accessory buildings.
[7]
The surface area of a ground-mounted system, regardless of the
mounted angle, shall be calculated as part of the overall lot coverage.
[8]
A ground-mounted system or system attached to an accessory building
shall not be located within the required front yard setback.
[9]
The minimum solar energy system setback distance from the property
lines shall be equivalent to the building setback or accessory building
setback requirement of the underlying zoning district.
[10]
All mechanical equipment associated with and necessary for the
operation of the solar energy system shall comply with the following:
[a]
Mechanical equipment shall be screened from any
adjacent property that is residentially zoned or used for residential
purposes. The screen shall consist of shrubbery, trees, or other noninvasive
plant species which provides a visual screen. In lieu of a planting
screen, a decorative fence meeting the requirements of the Code of
the Borough of Monaca relating to zoning may be used.[2]
[b]
Mechanical equipment shall not be located within
the minimum front yard setback of the underlying zoning district.
[c]
Mechanical equipment shall comply with the setbacks
specified for accessory structures in the underlying zoning district.
[d]
Solar panels shall be placed such that concentrated
solar radiation or glare shall not be directed onto nearby properties
or roadways.
[e]
Solar panels shall not be placed in the vicinity
of any airport in a manner that would interfere with airport flight
patterns. Acknowledgement from the Federal Aviation Administration
may be necessary.
[f]
All power transmission lines from a ground-mounted
solar energy system to any building or other structure shall be located
underground.
[g]
A solar energy system shall not be used to display
advertising, including signage, streamers, pennants, spinners, reflectors,
ribbons, tinsel, balloons, flags, banners or similar materials. The
manufacturers and equipment information, warning or indication of
ownership shall be allowed on any equipment of the solar energy provided
they comply with the prevailing sign regulations.
[h]
A solar energy system shall not be constructed
until a building/zoning permit has been approved and issued.
[i]
The design of the solar energy system shall conform
to applicable industry standards. A building permit shall be obtained
for a solar energy system per the Pennsylvania Uniform Construction
Code (UCC), Act 45 of 1999, as amended, and the regulations adopted
by the Department of Labor and Industry. All wiring shall comply with
the applicable version of the National Electric Code (NEC). The local
utility provider shall be contacted to determine grid interconnection
and net metering policies. The Applicant shall submit certificates
of design compliance obtained by the equipment manufacturer from a
certifying organization and any such design shall be certified by
an engineer registered in the Commonwealth of Pennsylvania.
[j]
The solar energy system shall comply with all applicable
Monaca Borough ordinances and codes so as to ensure the structural
integrity of such solar energy system.
[k]
Before any construction can commence on any solar
energy system the property owner must acknowledge that he/she is the
responsible party for owning and maintaining the solar energy system.
[l]
If a ground-mounted solar energy system is removed,
any earth disturbance as a result of the removal of the ground-mounted
solar energy system shall be graded and reseeded.
[11]
If a ground-mounted solar energy system has been abandoned (meaning
not having been in operation for a period of six months) or is defective
or is deemed to be unsafe by the Borough of Monaca Building Code Official,
the solar energy system shall be required to be repaired by the owner
to meet federal, state and local safety standards, or be removed by
the property owner within a reasonable time period allowed by the
Borough of Monaca Building Code Official. If the owner fails to remove
or repair the defective or abandoned solar energy system, the Borough
of Monaca may pursue a legal action to have the system removed at
the owner's expense.
E.
Area and bulk regulations. In the R-1 Single-Family Residential District, all uses shall be subject to the following regulations except as they may be modified by the express standards and criteria for the specific uses by special exception or conditional uses contained in § 245-61.
(1)
Minimum lot area requirements:
(3)
Minimum front yard requirement: 25 feet.
(4)
A.
Purpose statement. The purpose of this district is to preserve established
neighborhoods of single-family dwellings and duplexes on smaller lots
and to protect them from encroachment by incompatible land uses while
providing for customary accessory uses and compatible public and semipublic
uses as permitted uses, uses by special exception and conditional
uses. This district is also intended to provide opportunities for
infill housing to encourage the upgrading of older residential neighborhoods.
B.
Permitted uses by right. In the R-2 Single-Family and Two-Family
Residential, District, only the following uses shall be authorized
as permitted uses by right:
(1)
Principal uses:
(a)
Bicycle and pedestrian trails.
(b)
Churches.
(c)
Communications antenna mounted on an existing public utility storage or transmission structure, subject to § 245-45.
(d)
Essential services.
(e)
Noncommercial recreation.
(f)
Public buildings.
(g)
Public recreation.
(h)
Schools, public or private.
(i)
Single-family dwellings.
C.
Uses by special exception. In the R-2 Single-Family and Two-Family
Residential District, only the following uses by special exception
shall be authorized, subject to approval by the Zoning Hearing Board:
D.
Conditional uses. In the R-2 Single Family and Two-Family Residential
District, only the following conditional uses shall be authorized,
subject to approval by Borough Council:
(2)
Accessory uses:
(a)
Solar energy systems. It is the purpose of this regulation to
promote the safe, effective and efficient use of solar energy systems
installed to reduce the on-site consumption of utility supplied energy
and/or hot water as an accessory use by conditional use, while protecting
the health, safety and welfare of adjacent and surrounding land uses
through appropriate zoning and land use controls. A solar energy system
shall be permitted as a conditional use accessory to a principal use
herein and subject to specific criteria as set forth below. Where
said general standards and specific criteria overlap, the specific
criteria shall supersede the general standards.
(b)
The installation and construction of a solar energy system shall
be subject to the following development and design standards:
[1]
A solar energy system is permitted in this zoning district as
a conditional accessory to a principal use.
[2]
A solar energy system shall provide power for the principal
use and/or accessory use of the property on which the solar energy
system is located and shall not be used for the generation of power
for the sale of energy to other users, although this provision shall
not be interpreted to prohibit the sale of excess power generated
from time to time to the local utility company.
[3]
A solar energy system connected to the utility grid shall provide
written authorization from the local utility company to the Borough
of Monaca acknowledging and approving such connection.
[5]
A roof-mounted system may be mounted on a principal building
or accessory building. A roof-mounted system, whether mounted on the
principal building or accessory building, may not exceed the maximum
principal building height or accessory building height specified for
the building type in this zoning district. In no instance shall any
part of the solar energy system extend beyond the edge of the roof.
[6]
A ground-mounted system shall not exceed the maximum building
height for accessory buildings.
[7]
The surface area of a ground-mounted system, regardless of the
mounted angle, shall be calculated as part of the overall lot coverage.
[8]
A ground-mounted system or system attached to an accessory building
shall not be located within the required front yard setback.
[9]
The minimum solar energy system setback distance from the property
lines shall be equivalent to the building setback or accessory building
setback requirement of the underlying zoning district.
[10]
All mechanical equipment associated with and necessary for the
operation of the solar energy system shall comply with the following:
[a]
Mechanical equipment shall be screened from any
adjacent property that is residentially zoned or used for residential
purposes. The screen shall consist of shrubbery, trees, or other noninvasive
plant species which provides a visual screen. In lieu of a planting
screen, a decorative fence meeting the requirements of the Code of
the Borough of Monaca relating to zoning may be used.[2]
[b]
Mechanical equipment shall not be located within
the minimum front yard setback of the underlying zoning district.
[c]
Mechanical equipment shall comply with the setbacks
specified for accessory structures in the underlying zoning district.
[d]
Solar panels shall be placed such that concentrated
solar radiation or glare shall not be directed onto nearby properties
or roadways.
[e]
Solar panels shall not be placed in the vicinity
of any airport in a manner that would interfere with airport flight
patterns. Acknowledgement from the Federal Aviation Administration
may be necessary.
[f]
All power transmission lines from a ground-mounted
solar energy system to any building or other structure shall be located
underground.
[g]
A solar energy system shall not be used to display
advertising, including signage, streamers, pennants, spinners, reflectors,
ribbons, tinsel, balloons, flags, banners or similar materials. The
manufacturers and equipment information, warning or indication of
ownership shall be allowed on any equipment of the solar energy provided
they comply with the prevailing sign regulations.
[h]
A solar energy system shall not be constructed
until a building/zoning permit has been approved and issued.
[i]
The design of the solar energy system shall conform
to applicable industry standards. A building permit shall be obtained
for a solar energy system per the Pennsylvania Uniform Construction
Code (UCC), Act 45 of 1999, as amended, and the regulations adopted
by the Department of Labor and Industry. All wiring shall comply with
the applicable version of the National Electric Code (NEC). The local
utility provider shall be contacted to determine grid interconnection
and net metering policies. The Applicant shall submit certificates
of design compliance obtained by the equipment manufacturer from a
certifying organization and any such design shall be certified by
an engineer registered in the Commonwealth of Pennsylvania.
[j]
The solar energy system shall comply with all applicable
Monaca Borough ordinances and codes so as to ensure the structural
integrity of such solar energy system.
[k]
Before any construction can commence on any solar
energy system the property owner must acknowledge that he/she is the
responsible party for owning and maintaining the solar energy system.
[l]
If a ground-mounted solar energy system is removed,
any earth disturbance as a result of the removal of the ground-mounted
solar energy system shall be graded and reseeded.
[11]
If a ground-mounted solar energy system has been abandoned (meaning
not having been in operation for a period of six months) or is defective
or is deemed to be unsafe by the Borough of Monaca Building Code Official,
the solar energy system shall be required to be repaired by the owner
to meet federal, state and local safety standards, or be removed by
the property owner within a reasonable time period allowed by the
Borough of Monaca Building Code Official. If the owner fails to remove
or repair the defective or abandoned solar energy system, the Borough
of Monaca may pursue a legal action to have the system removed at
the owner's expense.
E.
Area and bulk requirements. In the R-2 Single-Family and Two-Family Residential District, all uses shall be subject to the following regulations except as they may be modified by the express standards and criteria for the specific uses by special exception or conditional uses contained in § 245-61:
(1)
(3)
Minimum front yard requirements: 25 feet.
(4)
Minimum side yard width requirements:
(a)
Principal uses: 10 feet total; five feet minimum on one side.
(b)
Street side of corner lot: 20% of the lot width up to a maximum
of 35 feet.
(c)
Any lot platted prior to the enactment of this chapter which
is less than 50 feet wide may reduce the two side yards by nine inches
for each foot of difference to a total width not less than 12 feet.
Under such circumstances, the width of the narrower of the two side
yards shall not be less than five feet.
A.
Purpose statement. The purpose of this district is to preserve neighborhoods
of medium density housing, including single-family dwellings on small
lots, duplexes and multifamily dwellings and to protect them from
encroachment by incompatible land uses while providing for customary
accessory uses and compatible public and semipublic uses as permitted
uses, uses by special exception and conditional uses. This District
is also intended to provide opportunities for infill housing to encourage
the upgrading of older residential neighborhoods.
B.
Permitted uses by right. In the R-3 Multifamily Residential District,
only the following uses shall be authorized as permitted uses by right:
(1)
Principal uses.
(a)
Bicycle and pedestrian trails.
(b)
Churches.
(d)
Communications antenna mounted on an existing public utility storage or transmission structure, subject to § 245-45.
(e)
Duplexes.
(f)
Essential services.
(g)
Noncommercial recreation.
(h)
Public buildings.
(i)
Public recreation.
(j)
Schools, public or private.
(k)
Single-family dwellings.
C.
Uses by special exception. In the R-3 Multifamily Residential District,
only the following uses by special exception shall be authorized,
subject to approval by the Zoning Hearing Board:
D.
Conditional uses. In the R-3 Multifamily Residential District, only
the following conditional uses shall be authorized, subject to approval
by Borough Council:
(2)
Accessory uses:
(a)
Solar energy systems. It is the purpose of this regulation to
promote the safe, effective and efficient use of solar energy systems
installed to reduce the on-site consumption of utility supplied energy
and/or hot water as an accessory use by conditional use, while protecting
the health, safety and welfare of adjacent and surrounding land uses
through appropriate zoning and land use controls. A solar energy system
shall be permitted as a conditional use accessory to a principal use
herein and subject to specific criteria as set forth below. Where
said general standards and specific criteria overlap, the specific
criteria shall supersede the general standards.
(b)
The installation and construction of a solar energy system shall
be subject to the following development and design standards:
[1]
A solar energy system is permitted in this zoning district as
a conditional accessory to a principal use.
[2]
A solar energy system shall provide power for the principal
use and/or accessory use of the property on which the solar energy
system is located and shall not be used for the generation of power
for the sale of energy to other users, although this provision shall
not be interpreted to prohibit the sale of excess power generated
from time to time to the local utility company.
[3]
A solar energy system connected to the utility grid shall provide
written authorization from the local utility company to the Borough
of Monaca acknowledging and approving such connection.
[5]
A roof-mounted system may be mounted on a principal building
or accessory building. A roof-mounted system, whether mounted on the
principal building or accessory building, may not exceed the maximum
principal building height or accessory building height specified for
the building type in this zoning district. In no instance shall any
part of the solar energy system extend beyond the edge of the roof.
[6]
A ground-mounted system shall not exceed the maximum building
height for accessory buildings.
[7]
The surface area of a ground-mounted system, regardless of the
mounted angle, shall be calculated as part of the overall lot coverage.
[8]
A ground-mounted system or system attached to an accessory building
shall not be located within the required front yard setback.
[9]
The minimum solar energy system setback distance from the property
lines shall be equivalent to the building setback or accessory building
setback requirement of the underlying zoning district.
[10]
All mechanical equipment associated with and necessary for the
operation of the solar energy system shall comply with the following:
[a]
Mechanical equipment shall be screened from any
adjacent property that is residentially zoned or used for residential
purposes. The screen shall consist of shrubbery, trees, or other noninvasive
plant species which provides a visual screen. In lieu of a planting
screen, a decorative fence meeting the requirements of the Code of
the Borough of Monaca relating to zoning may be used.[2]
[b]
Mechanical equipment shall not be located within
the minimum front yard setback of the underlying zoning district.
[c]
Mechanical equipment shall comply with the setbacks
specified for accessory structures in the underlying zoning district.
[d]
Solar panels shall be placed such that concentrated
solar radiation or glare shall not be directed onto nearby properties
or roadways.
[e]
Solar panels shall not be placed in the vicinity
of any airport in a manner that would interfere with airport flight
patterns. Acknowledgement from the Federal Aviation Administration
may be necessary.
[f]
All power transmission lines from a ground-mounted
solar energy system to any building or other structure shall be located
underground.
[g]
A solar energy system shall not be used to display
advertising, including signage, streamers, pennants, spinners, reflectors,
ribbons, tinsel, balloons, flags, banners or similar materials. The
manufacturers and equipment information, warning or indication of
ownership shall be allowed on any equipment of the solar energy provided
they comply with the prevailing sign regulations.
[h]
A solar energy system shall not be constructed
until a building/zoning permit has been approved and issued.
[i]
The design of the solar energy system shall conform
to applicable industry standards. A building permit shall be obtained
for a solar energy system per the Pennsylvania Uniform Construction
Code (UCC), Act 45 of 1999, as amended, and the regulations adopted
by the Department of Labor and Industry. All wiring shall comply with
the applicable version of the National Electric Code (NEC). The local
utility provider shall be contacted to determine grid interconnection
and net metering policies. The Applicant shall submit certificates
of design compliance obtained by the equipment manufacturer from a
certifying organization and any such design shall be certified by
an engineer registered in the Commonwealth of Pennsylvania.
[j]
The solar energy system shall comply with all applicable
Monaca Borough ordinances and codes so as to ensure the structural
integrity of such solar energy system.
[k]
Before any construction can commence on any solar
energy system the property owner must acknowledge that he/she is the
responsible party for owning and maintaining the solar energy system.
[l]
If a ground-mounted solar energy system is removed,
any earth disturbance as a result of the removal of the ground-mounted
solar energy system shall be graded and reseeded.
[11]
If a ground-mounted solar energy system has been abandoned (meaning
not having been in operation for a period of six months) or is defective
or is deemed to be unsafe by the Borough of Monaca Building Code Official,
the solar energy system shall be required to be repaired by the owner
to meet federal, state and local safety standards, or be removed by
the property owner within a reasonable time period allowed by the
Borough of Monaca Building Code Official. If the owner fails to remove
or repair the defective or abandoned solar energy system, the Borough
of Monaca may pursue a legal action to have the system removed at
the owner's expense.
E.
Area and bulk regulations. In the R-3 Multifamily Residential District, all uses shall be subject to the following regulations except as they may be modified by the express standards and criteria for the specific uses by special exception and conditional uses contained in § 245-61:
(1)
(3)
Minimum front yard requirements: 25 feet.
(4)
Minimum side yard width requirements:
(5)
Maximum building height requirements:
(a)
Mid-rise apartments: six stories, not to exceed 72 feet.
(b)
Garden apartments: three stories, not to exceed 45 feet.
(c)
Townhouses, Duplexes and single-family dwellings: 2 1/2
stories, not to exceed 35 feet.
(e)
All other principal structures: three stories, not to exceed
45 feet.
(f)
Accessory structures: 20 feet.
A.
Purpose statement. The purpose of this district is to preserve the
Borough's downtown business district and to promote its revitalization;
to provide retail, shopping, entertainment and services to residents
of the Borough and surrounding communities; to take advantage of the
regional traffic traversing the Borough enroute to the Beaver Valley
Mall; and to develop a market niche complementary to the regional
mall businesses.
B.
Permitted uses by right. In the C-C Core Commercial, District only
the following uses shall be authorized as permitted uses by right:
(1)
Principal uses:
(a)
Antiques, interior decorating.
(b)
Apparel and accessories store.
(c)
Appliance or home furnishing store.
(d)
Art, book, stationery store.
(e)
Art, music or photography studio.
(f)
Bakery, retail.
(g)
Bar or tavern.
(h)
Beverage distributor.
(i)
Bicycle and pedestrian trails.
(j)
Business or professional offices.
(k)
Business services.
(l)
Candy or ice cream store.
(m)
Card and gift shop.
(n)
Commercial indoor recreation.
(o)
Commercial school.
(q)
Communications antenna mounted on an existing public utility storage or transmission structure, subject to § 245-45.
(r)
Convenience store.
(s)
Custom print shop.
(t)
Day-dare center.
(u)
Day spa.
(v)
Delicatessen.
(w)
Drugstore.
(x)
Dry-cleaning pick-up store.
(y)
Educational studio.
(z)
Essential services.
(aa)
Financial institution.
(bb)
Fire and emergency medical services.
(cc)
Florist shop, excluding greenhouse.
(dd)
General merchandise store.
(ee)
Grocery store.
(ff)
Hardware store.
(gg)
Health club.
(hh)
Hobby shop.
(ii)
Hotel or motel.
(jj)
Laundromat.
(kk)
Libraries.
(ll)
Medical clinic.
(mm)
Museums.
(nn)
Newsstand.
(oo)
Other retail stores not specifically listed in this § 245-11B(1).
(qq)
Personal services.
(rr)
Pet grooming.
(ss)
Pet services.
(tt)
Private club.
(uu)
Public buildings.
(xx)
Public recreation.
(yy)
Restaurant, carry-out.
(zz)
Restaurant, fast-food.
(aaa)
Restaurant, sit-down.
(bbb)
Veterinary clinic.
(ccc)
Video store, excluding adult video store.
C.
E.
Area and bulk regulations. In the C-C Core Commercial District, all uses shall be subject to the following regulations except as they may be modified by the express standards and criteria for the specific uses by special exception or conditional uses contained in § 245-61:
(1)
Minimum lot area requirement: 1,500 square feet.
(2)
Minimum lot width requirement: 20 feet.
(3)
Minimum front yard: none required.
(4)
Minimum side yard requirement: none required.
(6)
(7)
Maximum lot coverage: none required, except as necessary to meet
the requirements of this chapter to provide off-street parking and
loading.
A.
Purpose statement. The purpose of this district is to promote the
private redevelopment of properties for higher-density residential
use in an area of the Borough that has easy access to the river and
the Borough's business district and to take advantage of views
of the river, the recreational opportunities afforded by the river
and the pump station, as well as the shopping and services available
within walking distance in the business district.
B.
Permitted uses by right. In the PROD Planned River-Oriented Development
District, only the following uses shall be authorized as permitted
uses by right:
(1)
Principal uses:
(a)
Bicycle and pedestrian trails.
(b)
Churches.
(d)
Communications antenna mounted on an existing public utility storage or transmission structure, subject to § 245-45.
(e)
Duplexes existing on January 1, 2010.
(f)
Essential services.
(g)
Noncommercial recreation.
(h)
Public buildings.
(i)
Public recreation.
(j)
Single-family dwellings existing on January 1, 2010.
C.
Uses by special exception. In the PROD Planned River-Oriented Development
District, only the following uses by special exception shall be authorized,
subject to approval by the Zoning Hearing Board:
D.
Conditional uses. In the PROD Planned River-Oriented Development
District, only the following conditional uses shall be authorized,
subject to approval by Borough Council:
(2)
Accessory uses:
(a)
Solar energy systems. It is the purpose of this regulation to
promote the safe, effective and efficient use of solar energy systems
installed to reduce the on-site consumption of utility supplied energy
and/or hot water as an accessory use by conditional use, while protecting
the health, safety and welfare of adjacent and surrounding land uses
through appropriate zoning and land use controls. A solar energy system
shall be permitted as a conditional use accessory to a principal use
herein and subject to specific criteria as set forth below. Where
said general standards and specific criteria overlap, the specific
criteria shall supersede the general standards.
(b)
The installation and construction of a solar energy system shall
be subject to the following development and design standards:
[1]
A solar energy system is permitted in this zoning district as
a conditional accessory to a principal use.
[2]
A solar energy system shall provide power for the principal
use and/or accessory use of the property on which the solar energy
system is located and shall not be used for the generation of power
for the sale of energy to other users, although this provision shall
not be interpreted to prohibit the sale of excess power generated
from time to time to the local utility company.
[3]
A solar energy system connected to the utility grid shall provide
written authorization from the local utility company to the Borough
of Monaca acknowledging and approving such connection.
[5]
A roof-mounted system may be mounted on a principal building
or accessory building. A roof-mounted system, whether mounted on the
principal building or accessory building, may not exceed the maximum
principal building height or accessory building height specified for
the building type in this zoning district. In no instance shall any
part of the solar energy system extend beyond the edge of the roof.
[6]
A ground-mounted system shall not exceed the maximum building
height for accessory buildings.
[7]
The surface area of a ground-mounted system, regardless of the
mounted angle, shall be calculated as part of the overall lot coverage.
[8]
A ground-mounted system or system attached to an accessory building
shall not be located within the required front yard setback.
[9]
The minimum solar energy system setback distance from the property
lines shall be equivalent to the building setback or accessory building
setback requirement of the underlying zoning district.
[10]
All mechanical equipment associated with and necessary for the
operation of the solar energy system shall comply with the following:
[a]
Mechanical equipment shall be screened from any
adjacent property that is residentially zoned or used for residential
purposes. The screen shall consist of shrubbery, trees, or other noninvasive
plant species which provides a visual screen. In lieu of a planting
screen, a decorative fence meeting the requirements of the Code of
the Borough of Monaca relating to zoning may be used.[2]
[b]
Mechanical equipment shall not be located within
the minimum front yard setback of the underlying zoning district.
[c]
Mechanical equipment shall comply with the setbacks
specified for accessory structures in the underlying zoning district.
[d]
Solar panels shall be placed such that concentrated
solar radiation or glare shall not be directed onto nearby properties
or roadways.
[e]
Solar panels shall not be placed in the vicinity
of any airport in a manner that would interfere with airport flight
patterns. Acknowledgement from the Federal Aviation Administration
may be necessary.
[f]
All power transmission lines from a ground-mounted
solar energy system to any building or other structure shall be located
underground.
[g]
A solar energy system shall not be used to display
advertising, including signage, streamers, pennants, spinners, reflectors,
ribbons, tinsel, balloons, flags, banners or similar materials. The
manufacturers and equipment information, warning or indication of
ownership shall be allowed on any equipment of the solar energy provided
they comply with the prevailing sign regulations.
[h]
A solar energy system shall not be constructed
until a building/zoning permit has been approved and issued.
[i]
The design of the solar energy system shall conform
to applicable industry standards. A building permit shall be obtained
for a solar energy system per the Pennsylvania Uniform Construction
Code (UCC), Act 45 of 1999, as amended, and the regulations adopted
by the Department of Labor and Industry. All wiring shall comply with
the applicable version of the National Electric Code (NEC). The local
utility provider shall be contacted to determine grid interconnection
and net metering policies. The Applicant shall submit certificates
of design compliance obtained by the equipment manufacturer from a
certifying organization and any such design shall be certified by
an engineer registered in the Commonwealth of Pennsylvania.
[j]
The solar energy system shall comply with all applicable
Monaca Borough ordinances and codes so as to ensure the structural
integrity of such solar energy system.
[k]
Before any construction can commence on any solar
energy system the property owner must acknowledge that he/she is the
responsible party for owning and maintaining the solar energy system.
[l]
If a ground-mounted solar energy system is removed,
any earth disturbance as a result of the removal of the ground-mounted
solar energy system shall be graded and reseeded.
[11]
If a ground-mounted solar energy system has been abandoned (meaning
not having been in operation for a period of six months) or is defective
or is deemed to be unsafe by the Borough of Monaca Building Code Official,
the solar energy system shall be required to be repaired by the owner
to meet federal, state and local safety standards, or be removed by
the property owner within a reasonable time period allowed by the
Borough of Monaca Building Code Official. If the owner fails to remove
or repair the defective or abandoned solar energy system, the Borough
of Monaca may pursue a legal action to have the system removed at
the owner's expense.
E.
Area and bulk regulations. In the PROD Planned River-Oriented Development District, all uses shall be subject to the following regulations except as they may be modified by the express standards and criteria for the specific uses by special exception or conditional uses in § 245-61:
(1)
Minimum lot area requirement:
(2)
Minimum lot width:
(a)
Single-family dwelling or duplex existing on January 1, 2010:
as recorded on existing lot of record.
(b)
Single-family dwelling or duplex reconstructed after January
1, 2010: as recorded on existing lot of record.
(c)
Public recreation or noncommercial recreation: 50 feet.
(d)
Planned river-oriented development: 100 feet.
(e)
Riverfront sit-down restaurant: 100 feet.
(f)
All other uses: 75 feet.
(6)
Minimum rear yard:
(a)
Single-family dwelling or duplex existing on January 1, 2010:
15 feet.
(b)
Single-family dwelling or duplex reconstructed after January
1, 2010: 15 feet.
(c)
Planned river-oriented development: as specified in conditional
use approval.
(d)
All other principal uses: 30 feet.
(e)
All accessory structures: five feet.
(7)
Minimum side yard:
(a)
Single-family dwelling or duplex existing on January 1, 2010:
five feet one side; 10 feet total.
(b)
Single-family dwelling or duplex reconstructed after January
1, 2010: five feet one side; 10 feet total.
(c)
Planned river-oriented development: as specified in conditional
use approval.
(d)
All other principal uses: 15 feet.
(e)
All accessory structures: five feet.
(8)
Minimum riverfront setback: 50 feet from the top of the bank.
(9)
River access points: at least two points of pedestrian and/or vehicular
access to the river shall be provided for any property that has 300
or more feet of frontage along the river. For properties that have
less than 300 feet of frontage along the river, at least one point
of pedestrian and/or vehicular access to the river shall be provided.
(10)
Maximum height:
A.
Purpose statement. The purpose of this district is to provide for
the transition between the commercial and industrial corridor along
Pennsylvania and Beaver Avenues and the residential neighborhoods
to the south and to provide for group living arrangements in an area
where there is an existing mix of residential and heavy commercial
uses.
B.
Permitted uses by right. In the MUT Mixed Use Transitional District
only the following uses shall be authorized as permitted uses by right:
(1)
Principal uses:
(a)
Bicycle and pedestrian trails.
(b)
Business or professional offices.
(c)
Carpentry, electrical, plumbing, heating or sheet metal shop.
(d)
Commercial indoor recreation.
(e)
Communications antenna mounted on an existing public utility storage or transmission structure, subject to § 245-45.
(f)
Custom print shop.
(g)
Essential services.
(h)
Machine shop.
(i)
Product assembly.
(j)
Product packaging.
(k)
Repair shop.
(l)
Single-family dwelling.
(m)
Upholstery or furniture repair shop.
(n)
Vehicle accessories sales and installation.
C.
E.
Area and bulk regulations. In the MUT Mixed Use Transitional District, all uses shall be subject to the following regulations except as they may be modified by the express standards and criteria for the specific uses by special exception or conditional uses contained in § 245-61:
(1)
(3)
Minimum front yard requirement: 10 feet.
(4)
Minimum side yard requirement: three feet.
(6)
(7)
Maximum lot coverage: none required, except as necessary to meet
the requirements of this chapter to provide off-street parking and
loading.
A.
Purpose statement. The purpose of this district is to promote the
development of river-oriented residential uses, offices, research
and development and limited light industrial uses that take advantage
of the waterfront setting by accommodating both water-dependent and
non-water-dependent uses in a well-planned campus-style setting.
B.
Permitted uses by right. In the RBP Riverfront Business Park District,
only the following uses shall be authorized as permitted uses by right:
(1)
D.
Conditional uses. In the RBP Riverfront Business Park District, only
the following conditional uses shall be authorized, subject to approval
by Borough Council:
(1)
Principal uses. All of the following uses shall be subject to the express standards and criteria specified in § 245-61G of this chapter:
(b)
Business or professional offices.
(c)
Carpentry, electrical, plumbing or sheet metal shop.
(d)
Commercial indoor entertainment.
(e)
Commercial outdoor entertainment.
(f)
Commercial laundry or dry-cleaning plant.
(h)
Contracting business.
(i)
Garden apartments.
(j)
Highrise apartments.
(k)
Hotel or motel.
(l)
Manufacture, compounding, processing, packaging or treatment
of such products as bakery goods, candy, cosmetics, pharmaceuticals,
toiletries and food products.
(m)
Manufacture, compounding, assembling or treatment of articles
of merchandise from the following previously prepared materials: bone,
canvas, cellophane, cloth, cork, feathers, felt, fiber, fur, glass,
hair, horn, leather, paper, plastics, precious or semiprecious metals
or stone, shell, textiles, tobacco, wax, wood and yarn.
(n)
Manufacture of ceramic products, using only previously pulverized
clay and kilns fired only by electricity or gas.
(o)
Manufacture of musical instruments, toys, novelties, rubber
or metal stamps and other small molded rubber products.
(p)
Manufacture or assembly of electrical appliances, electronic
instruments and devices.
(q)
Manufacturing, compounding, processing, packing or treatment,
excluding such uses or processes which produce or emit dust, smoke,
refuse matter, toxic or noxious odors, gases and fumes, excessive
noise or vibration, similar substances and conditions.
(r)
Marinas.
(s)
Mid-rise apartments.
(u)
Product assembly.
(v)
Product packaging.
(w)
Public buildings.
(x)
Public utility building or structure.
(z)
Research and development.
(aa)
Supply yard.
(bb)
Townhouses.
(cc)
Truck terminal.
(dd)
Upholstery or furniture repair shop.
(ff)
Warehousing and distribution.
(gg)
Wholesaling.
(2)
Accessory uses: none.
E.
Area and bulk regulations. In the RBP Riverfront Business Park District, all uses shall be subject to the following regulations except as they may be modified by the express standards and criteria for the specific uses by special exception or conditional uses contained in § 245-61:
(2)
Minimum lot width requirements: 150 feet.
(3)
Minimum front yard requirements: 35 feet.
(4)
Minimum side yard requirements: 20 feet.
(5)
Minimum rear yard requirements: 35 feet.
(6)
Minimum setback from river and railroad: 30 feet.
(7)
Minimum riverfront setback: 50 feet from the top of the bank.
(8)
River Access Points: At least two points of pedestrian and/or vehicular
access to the river shall be provided for any property that has 300
or more feet of frontage along the river. For properties that have
less than 300 feet of frontage along the river, at least one point
of pedestrian and/or vehicular access to the river shall be provided.
(10)
Maximum building height requirement:
(11)
Maximum lot coverage: 60%.
A.
Purpose statement. The purpose of this district is to preserve the
Borough's industrial base while accommodating compatible industrial
uses in appropriate locations in the Borough to take advantage of
rail and water transportation while minimizing impacts on the Borough's
residential neighborhoods.
B.
Permitted uses by right. In the G-I General Industrial District,
only the following uses shall be authorized as permitted uses by right:
(1)
Principal uses:
(a)
Bicycle and pedestrian trails.
(b)
Business or professional offices.
(c)
Carpentry, electrical, plumbing, heating or sheet metal shop.
(d)
Commercial laundry or dry-cleaning plant.
(f)
Communications antenna mounted on an existing public utility storage or transmission structure, subject to § 245-45.
(h)
Contracting business.
(i)
Essential services.
(j)
Fire and emergency medical services.
(k)
Machine shop.
(l)
Manufacturing, compounding, processing, packaging or treatment
of such products as bakery goods, candy, cosmetics, pharmaceuticals,
toiletries and food products.
(m)
Manufacturing, compounding, assembling or treatment of articles
of merchandise from the following previously prepared materials: bone,
canvas, cellophane, cloth, cork, feathers, felt, fiber, fur, glass,
hair, horn, leather, paper, plastics, precious or semiprecious metals
or stone, shell, textiles, tobacco, wax, wood and yarn.
(n)
Manufacturing of ceramic products, using only previously pulverized
clay and kilns fired only by electricity or gas.
(o)
Manufacturing of musical instruments, toys, novelties, rubber
or metal stamps and other small molded rubber products.
(p)
Manufacturing or assembly of electrical appliances, electronic
instruments and devices.
(q)
Manufacturing, compounding, processing, packing or treatment,
excluding such uses or processes which produce or emit dust, smoke,
refuse matter, toxic or noxious odors, gases and fumes, excessive
noise or vibration, similar substances and conditions.
(r)
Product assembly.
(s)
Product packaging.
(t)
Public parking garage.
(u)
Public parking lot.
(v)
Public utility building or structure.
(w)
Repair shop.
(x)
Research and development.
(y)
Supply yard.
(z)
Truck terminal.
(aa)
Upholstery or furniture repair shop.
(bb)
Vehicle repair shop.
(cc)
Warehousing and distribution.
(dd)
Wholesaling.
C.
Uses by special exception. In the G-I General Industrial District,
only the following uses by special exception shall be authorized,
subject to approval by the Zoning Hearing Board:
F.
Area and bulk requirements. In the G-I General Industrial District, all uses shall be subject to the following regulations except as they may be modified by the express standards and criteria for the specific uses by special exception or conditional uses contained in § 245-61:
A.
Purpose statement. The purpose of this district is to provide public
access to the waterfront; to preserve habitat and protect the natural
environment by limiting the construction of buildings; and to promote
preservation of open space and recreational use of a portion of the
Borough's waterfront.
B.
Permitted uses by right. In the PAW Public Access Waterfront District,
only the following uses shall be authorized as permitted uses by right:
(1)
C.
Uses by special exception. In the PAW Public Access Waterfront District,
only the following uses by special exception shall be authorized,
subject to approval by the Zoning Hearing Board:
D.
E.
Area and bulk regulations. In the PAW Public Access Waterfront District, all uses shall be subject to the following regulations except as they may be modified by the express standards and criteria for the specific uses by special exception or conditional uses contained in § 245-61:
(1)
Minimum lot area requirements: no minimum.
(2)
Minimum lot width requirements: no minimum.
(6)
Minimum riverfront setback: 50 feet from the top of the bank.
(7)
River access points: At least two points of pedestrian and/or vehicular
access to the river shall be provided for any property that has 300
or more feet of frontage along the river. For properties that have
less than 300 feet of frontage along the river, at least one point
of pedestrian and/or vehicular access to the river shall be provided.
(8)
(9)
Maximum lot coverage: 20%.
F.
Lighting.
(1)
The appearance of the waterfront at night shall be a major planning
consideration, and a lighting plan shall be developed for the district
as a whole. Lighting shall be low level and low intensity. Light poles
and fixtures should be uniform throughout the district. Lighting shall
be used to dramatize the bridges and landmarks and entryways to the
Public Access Waterfront District.
(2)
Metal halide is the recommended light source. Where possible, lights
shall be located across from each other to give a sense of balance.
It is recommended that there should be 30 feet to 35 feet of spacing
between light fixtures with a pole height of 10 feet to 15 feet.
(3)
Low-level lighting of walls, steps, greenery or pavement should be
located at a height below eye level. Lighting of walkways should be
10 feet to 15 feet high. Light fixtures should be 30 feet to 35 feet
apart. Walkway lighting should be decorative and cast a light of warm
tone. Lighting of parking and roadways shall be 25 to 30 feet high.
Lighting shall light the parking area or roadway without illuminating
the entire area. The following intensity standards shall apply:
A.
Purpose statement. The purpose of this district is to conserve open
space and natural resources; to protect steep slopes; to minimize
the impact of development on the environment in areas of sensitive
natural features; and to authorize appropriate low-density uses as
permitted uses by right, uses by special exception and conditional
uses.
B.
Permitted uses by right. In the S-C Special Conservation District,
only the following uses shall be permitted by right:
(1)
C.
Uses by special exception. In the S-C Special Conservation District,
only the following uses by special exception shall be authorized,
subject to approval by the Zoning Hearing Board:
D.
Conditional uses. In the S-C Special Conservation District, only
the following conditional uses shall be authorized, subject to approval
by Borough Council:
E.
Area and bulk requirements. In the S-C Special Conservation District, all uses shall be subject to the following regulations except as they may be modified by the express standards and criteria for the specific uses by special exception or conditional uses contained in § 245-61:
(3)
Minimum front yard requirements: 25 feet.
(4)
Minimum side yard requirements: 30 feet total; 12 feet minimum one
side.
(5)
Minimum rear yard requirements: 40 feet.
(6)
(7)
Maximum lot coverage: 30%.
