The purpose of this article is to establish zoning standards
and policies for all uses in all districts. These regulations shall
serve as general development standards by establishing uniform criteria
for fencing, landscaping, lighting, off-street parking and loading,
and similar criteria that are accessory aspects to all uses within
Green Tree Borough. The provisions for this article shall apply in
addition to any other applicable zoning regulations.
A.
All accessory structures or uses shall require a permit.
B.
There must be a principal structure on the lot prior to the issuance
of a permit for an accessory structure.
C.
No use that is to be carried on in an accessory structure shall be
in violation of the permitted uses in the district in which the principal
structure is located.
D.
All accessory structures shall comply with the side and rear yard
setback requirements for the district in which the principal structure
is located.
E.
No accessory structures shall be closer than five feet to a principal
structure.
Essential public service installations shall be permitted in
all zoning districts, subject to the restrictions recommended by the
Planning Commission regarding screening, yards, and height regulations.
A.
The roads on which distributed antennas are permitted are as follows:
A.
Permit and maintenance requirements. A permit must be obtained from
the Code Official for the erection of any fence. The landowner shall
be responsible for maintaining any fence in a safe condition and keeping
it in good repair.
B.
Placement.
(1)
Fences may be placed within the side or rear yard only and may extend
up to the midpoint of the principal structure.
(2)
Side yard fences may extend up to the mid-point of the width of the
house.
(3)
No fence shall be erected in a right-of-way.
(4)
Retaining wall, masonry or concrete fences, or any fence of a permanent
nature, shall not be located within any easement. Any other fences
constructed in an easement shall require a certification by the owner
that the owner agrees to remove the fence at the request of the owner
of the easement and that the Borough shall be relieved of any liability
relating thereto.
(5)
Notwithstanding the foregoing, on a corner lot, authorized fences
shall not extend beyond the lines of the building but may extend to
the rear and side lot line, but not adjacent to a street.
(6)
Fences shall not obstruct the clear sight distances at street or
driveway intersections. The required clear sight distance shall be
determined by the Code Official, consistent with applicable PennDOT
standards (67 Pa. Code Chapter 441).
C.
Materials. Fencing may be constructed of wood, masonry, concrete,
metal, vinyl, plastic composite, a minimum ten-gauge wire mesh or
similar materials, including fences of interwoven material construction,
such as the basket-weave type. Fences constructed of barbed wire,
or other fences with sharp points or edges protruding therefrom, and
electrical fences shall not be permitted in residential districts.
No building, structure, or use shall be located in any manner, or built in any way, as to constitute a flood hazard within a flood plain or in a flood-prone area as established by the Federal Emergency Management Agency, the Pennsylvania Flood Plain Management Act, and the Green Tree Borough Flood Plain Zoning Code at Chapter 170 of the Green Tree Codified Ordinances.
A.
Landscaping generally.
(1)
Any part of a tract that is disturbed and not used for buildings
or other structures shall be planted, with proper landscaping materials.
(2)
Where landscaping is required by this chapter, the applicant shall
submit a landscaping plan, in addition to a site plan, showing proposed
initial sizes, locations and species of plantings.
(3)
Wherever possible, the landscape plan shall preserve and utilize
such areas of healthy natural vegetation (such as woodlands and meadows)
which may have existed upon a given site prior to development activity.
(4)
New planting materials shall be chosen to prevent soil erosion and
subsequent sedimentation and shall be disease-free and suitable for
the local climate. All new planting materials shall be healthy nursery
stock. The selection of plant materials shall be based upon the Green
Tree Borough's climate and soils, and the selection of native and
indigenous plant materials is strongly encouraged.
(5)
All shade trees, buffer yards and other landscaping required by this
chapter shall be perpetually maintained by the landowner. Any landscaping
needed to meet a Zoning Code requirement that dies, is removed, or
is severely damaged shall be replaced by the current landowner, on
a one-to-one basis, as soon as is practical considering growing seasons,
in any event not to exceed 150 days.
(6)
No certificate of occupancy will be issued for a premises upon which
buffering and site landscaping is required as a component of development
plan approval until it has been installed. In the event that the season
is not appropriate for such installation, a performance guarantee
shall be posted with the Borough in an amount equal to 110% of the
estimated cost of the required landscaping installation. Buffering
and site landscaping shall be installed within nine months of the
borough's receipt of the performance guaranty.
B.
Buffer yards.
(1)
Buffer yards and plant screening complying with the following standards shall be required as shown in Table 4.1, further defined in Article V, Supplemental Regulations, by district.
(2)
No buffer yard shall be permitted where it may impose a threat to
the public safety by obstructing the view of motorists to oncoming
traffic or pedestrians.
(3)
A buffer yard may be used for passive recreation or stormwater management.
It may contain pedestrian, bike or equestrian trails, provided that
no plant material is eliminated, the total width of the buffer yard
is maintained, and all other regulations of this chapter are met.
In no case shall this relieve the landowner from the responsibility
of providing and maintaining the required plantings.
(4)
Buffer yards shall fall into one of the following categories:
(a)
Buffer yard "A": A landscaped area comprised of two rows of planting shall be provided which is at least 20 feet in depth, as measured from the property line. Each row shall contain a mix of 30% deciduous and 70% evergreen plant material spaced within the row no more than 10 feet apart. The rows shall include a mix of high-level and low-level plantings that provide a year-round visual screen. No structures, buildings, parking stalls, driveways, or lighting devices shall be located within the required buffer yard, subject to § 420-35B(3).
(b)
Buffer yard "B": A landscaped area comprised of one row of planting
shall be provided which is at least 15 feet in depth, as measured
from the property line. Each row shall contain a mix of 30% deciduous
and 70% evergreen plant material spaced within the row no more than
10 feet apart. The rows shall include a mix of high-level and low-level
plantings that provide a year-round visual screen. No structures,
buildings, parking stalls, driveways, or lighting devices shall be
located within the required buffer yard.
(c)
Buffer yard "C": A landscaped area comprised of one row of planting
shall be provided which is at least five feet in depth, as measured
from the property line. Each row shall contain a mix of 30% deciduous
and 70% evergreen plant material spaced within the row no more than
10 feet apart. The rows shall include a mix of high-level and low-level
plantings that provide a year-round visual screen. No structures,
buildings, parking stalls, driveways, or lighting devices shall be
located within the required buffer yard.
|
Table 4.1: Required Buffer Yards Between Uses
| |||||
|---|---|---|---|---|---|
|
Proposed New Use
|
Adjacent Use
| ||||
|
Single-Family Use
|
Attached Single-Family/ Duplex Use
|
Multifamily Use
|
Commercial Use
|
Industrial Use
| |
|
Single-family uses
|
None
|
None
|
C
|
C
|
C
|
|
Attached single-family/duplex use
|
None
|
None
|
C
|
B
|
A
|
|
Multi-family use
|
B
|
B
|
None
|
B
|
A
|
|
Commercial use
|
A
|
A
|
A
|
C
|
C
|
|
Industrial use
|
A
|
A
|
A
|
B
|
C
|
C.
Parking lot landscaping.
(1)
Parking lots should be effectively landscaped with trees and shrubs
to reduce the visual impact of glare, headlights, and parking lot
lights; to delineate driving lanes; and to define rows of parking.
Furthermore, parking lots should be adequately landscaped to provide
shade to reduce the amount of reflected heat and to improve the aesthetics
of parking lots.
(2)
Suitable and appropriate landscaping and screening shall be provided
in and/or around the periphery of all off-street parking areas containing
three or more stalls. Such planting and screening shall be consistent
with the use of adjoining properties and zoning districts.
(3)
A planter-type divider at least three feet wide shall be provided
between any sidewalk and parking area and shall not be located within
the right-of-way of any public thoroughfare.
(4)
Where specific requirements for buffer landscaping are prescribed
in other sections of this article, the plantings described in this
section shall be required in addition to such plantings or landscaping.
(5)
If a lot will include 30 or more new parking stalls, one landscaped
island shall be provided for every 15 parking stalls within each lot.
Otherwise, the trees may be planted around the parking area.
(6)
Quality of trees. Required trees shall be of symmetrical growth and
free of insect pests and disease.
(7)
Planting and maintenance. Required trees shall be:
(a)
Required trees shall be planted with good landscaping practices,
with adequate unpaved surface around each for water and air, and be
properly protected by curbs, curb stops, distance or other devices
from damage from vehicles.
(8)
The landscaped areas shall not obstruct sight distances for motorists
or pedestrians, nor shall such landscaping create any potential hazard
to public safety.
A.
This section shall only regulate exterior lighting that spills across
lot lines or onto public streets.
C.
No luminaire, spotlight or other light source that is within 200
feet of a lot line of an existing dwelling or approved residential
lot shall be placed at a height exceeding 35 feet above the average
surrounding ground level. This limitation shall not apply to lights
needed for air safety nor lights intended solely to illuminate an
architectural feature of a building, nor lighting of outdoor public
recreation facilities.
D.
All light sources, including signs, shall be properly diffused as
needed with a translucent or similar cover to prevent exposed bulbs
from being directly visible from streets, public sidewalks, dwellings
or adjacent lots.
E.
All light sources, including signs, shall be shielded around the
light source and carefully directed and placed to prevent the lighting
from creating a nuisance to reasonable persons in adjacent dwellings,
and to prevent the lighting from shining into the eyes of passing
motorists.
F.
Flashing, flickering or strobe lighting are prohibited, except for
nonadvertising seasonal lights between October 25 and January 10.
G.
Exterior lighting on an institutional, commercial or industrial property
shall not cause a spillover of light onto a residential lot. Minimum
lighting in any commercial district shall be at a minimum of 1/2 footcandle
for security purposes.
H.
Any canopy over gasoline pumps shall have light fixtures recessed
into the canopy or screened by an extension around the bottom of the
canopy so that lighting elements are not visible from another lot
or street.
I.
For the lighting of predominantly horizontal surfaces, such as parking
areas and vehicle sales areas, lighting fixtures shall be aimed downward
and shall include full cut-off measures as needed to properly direct
the light and to meet the maximum spillover requirements of § 420-36(G)
and to prevent glare onto streets. The municipality may require that
light fixtures for nonresidential uses be placed along the street
and be aimed away from the street in a manner that also minimizes
light shining onto residential lots.
J.
For lighting of predominantly nonhorizontal surfaces, such building walls and wall signs, lighting fixtures shall be fully shielded and shall be aimed to not project light towards neighboring residences or past the object being illuminated or skyward. Any lighting of a flag shall use a beam no wider than necessary to illuminate the flag. Lighting of a billboard should be attached to the top of the billboard and project downward. However, lighting shall be allowed of the United States flag from dusk to dawn, provided the light source shall have a beam spread no greater than necessary to illuminate the flag. Note: Additional information regarding signs can be found in Article VI, Signage Regulations.
A.
Lots having frontage on more than one street shall provide the required
front building setback on every street.
B.
Structures attached to the principal structure, whether open or enclosed,
including porches, carports, balconies or platforms above normal grade
level, shall not project into any minimum side yard.
C.
In measuring the width and depth of the yards prescribed in this
chapter, a cornice projecting not more than 12 inches, or a fence,
shall not be held to reduce such required dimension.
A.
At the time of the erection of any main building or structure, or
whenever any main building or structure, except a one-family dwelling
or a duplex, is enlarged or increased in capacity, off-street parking
space, with adequate means of ingress and egress so as not to interfere
with or hinder the normal flow of traffic on public roads, shall be
provided. The following general regulations apply to the required
parking, loading, and unloading areas.
(1)
Availability of facilities. The off-street parking, loading, and
unloading areas shall be available throughout the hours of operation
of the land use and/or activity for which such facilities are provided.
In addition, off-street space(s) shall be provided for the parking
of delivery vehicles awaiting loading or unloading and arriving after
the hours of operation of the land use or activity for which such
facility is provided.
(2)
Parking space design.
(b)
Parking stalls for use by persons with disabilities shall meet
ANSI standards as may be enacted and amended from time to time. All
commercial, public, and industrial uses shall provide handicapped
parking stalls for the physically challenged as follows in Table 4.2,
Accessible Parking Standards. In addition, parking spaces shall be
provided in accordance with the Pennsylvania Uniform Construction
Code Act.
|
Table 4.2 - Accessible Parking Standards
| ||
|---|---|---|
|
Total Parking Stalls
|
Required Handicap Accessible Stalls
|
Required Van Accessible Stalls
|
|
1 to 25
|
1
|
1
|
|
26 to 50
|
2
|
1
|
|
51 to 75
|
3
|
1
|
|
76 to 100
|
4
|
1
|
|
101 to 150
|
5
|
1
|
|
151 to 200
|
6
|
1
|
|
201 to 300
|
7
|
1
|
|
301 to 400
|
8
|
1
|
|
401 to 500
|
9
|
2
|
|
501 to 1,000
|
2% of total spaces
| |
|
over 1,000
|
20, plus 1 per 100 spaces over 1,000
| |
[1]
One parking access aisle of no less than five feet in width
shall be provided for each handicap accessible parking space and shall
be a part of the accessible route of no less than three feet in width
to the building or facility entrance.
[2]
Additionally, one in every eight handicap accessible spaces,
but not less than one, shall be served by an access aisle with a minimum
width of eight feet and shall be designated "van accessible."
[3]
All handicap parking stalls shall be at least 19 feet in length
and at least eight feet wide and shall provide minimum vertical clearance
of eight feet two inches at the parking space and along at least one
vehicle access route to such spaces from the site entrance(s) and
exit(s). Parking access aisles shall be part of an accessible route
to the building or facility entrance and shall be five feet wide,
except parking stalls reserved for vans, which shall be eight feet
wide. Two accessible parking stalls may share a common access aisle.
Parked vehicle overhangs shall not reduce clear width of an accessible
route. Parking stalls and access aisle shall be level with surface
slopes not exceeding 1:50 (2%) in all directions.
[4]
Accessible parking stalls serving a particular building shall
be located on the shortest accessible route of travel from adjacent
parking to an accessible entrance. In parking facilities that do not
serve a particular building, accessible parking shall be located on
the shortest accessible route of travel to an accessible pedestrian
entrance of the parking facility. In buildings with multiple accessible
entrances with adjacent parking, accessible parking stalls shall be
dispersed and located closest to the accessible entrances.
(3)
Arrangement.
(a)
The required parking area shall be measured exclusive of interior
drives or maneuvering areas.
(b)
All parking areas shall be designed to be accessible year-round.
(c)
Required parking areas shall be asphalt, except where an alternative
paving material is permitted or required by the Borough upon the recommendation
of the Borough Engineer. Parking stalls shall have an approved all-weather
surface.
(d)
Reserve parking areas may be permitted or required to comprise
precast porous paver blocks (such as "grasscrete"), gravel, grass
or other approved material, depending upon the degree of anticipated
use, based upon the recommendation of the Borough Engineer.
(e)
Parking stalls shall be clearly delineated by suitable markings.
Short-term visitor parking stalls shall be differentiated from long-term
employee spaces by suitable markings or signage.
(4)
Wheel stops. Wheel stops shall be provided for parking lots with
a slope of more than 3%, except that the installation of wheel stops
is optional for parking stalls oriented at right angles to the direction
of slope. Wheel stops are also required on the perimeter of parking
lots which are adjacent to walls, fences, or pedestrian walkways.
(5)
Lighting. See § 420-36 for additional lighting regulations.
(a)
Any lighting used to illuminate off-street parking areas shall
be designed to reflect the light away from the adjoining premises
of any residential zoning district or residential use and away from
any streets or highways. Light standards shall not exceed 35 feet
in height. The lighting system shall furnish an average minimum of
1/2 footcandle during hours of operation and shall be designed with
a full cutoff luminary with a cutoff angle of 90°.
(6)
Signing.
(a)
For purposes of safety, all traffic movements (vehicular and
pedestrian) and parking movements shall be controlled and/or separated
utilizing signing (on pole standards or pavement marking), striping,
and/or various forms of curbing.
(b)
The traffic movement patterns and signage shall be approved
by the Borough.
(7)
Maintenance of off-street parking and loading areas.
(a)
Owners of all parking and loading/unloading areas shall be required
to maintain both the number and the quality of such parking and/or
loading/unloading areas, parking aisles, standby/stacking lanes, driveways,
and access drives in accordance with the conditions, standards, and
requirements set forth in this chapter for as long as the principal
use for which these facilities are required is in existence. They
shall be required to keep these areas free of trash, debris, vehicle
repair operations or display, and advertising uses.
(8)
Planting and screening areas.
(a)
Suitable and appropriate landscaping and screening shall be
provided in and/or around the periphery of all off-street parking
areas containing three or more stalls. Such planting and screening
shall be consistent with the use of adjoining properties and zoning
districts.
(b)
A planter-type divider at least three feet wide shall be provided
between any sidewalk and parking area and shall not be located within
the right-of-way of any public thoroughfare.
(c)
Where specific requirements for buffer-type plantings or landscaping
are prescribed in other sections of this article, the plantings described
in this section shall be required in addition to such plantings or
landscaping.
(9)
Underground/subsurface garages. A garage or similar structure used
as an off-street parking and/or loading/unloading area may be constructed
under a side yard or rear yard.
(a)
The space above the underground/subsurface garage may be regarded
as part of the required yard space (open space) of the lot on which
it is located, provided that a minimum of three sides of the underground
garage are below the level of the exterior grade of the surrounding
yard.
B.
C.
Any structure. Any structure or building hereafter erected or enlarged
for any of the following uses or combination of uses or any open areas
hereafter used for one or several uses shall be provided with not
less than the minimum off-street parking stalls as set forth below.
Parking stalls required for permitted or conditional uses may apply
to existing structures whose use has changed. Said parking stalls
shall be developed in accordance with applicable general regulations
within this article. Fractional numbers of parking stalls shall be
increased to the next whole number. Where a lot or a structure contains
more than one use, the total of all parking requirements for all uses
shall apply as follows:
|
Residential
| |
|---|---|
|
Assisted living facilities
|
0.5 stall per dwelling unit.
|
|
Group residential facility and group home
|
1 stall for every 3 rooms, plus 1 per employee on largest shift.
|
|
Hotel
|
1.1 stalls for each dwelling unit, provided that at least 75%
of the GFA (GFA) is devoted to dwelling units and the corridors, maids'
rooms, linen closets, laundry rooms and the like that are used for
immediate access and service to them; if more than 25% of the GFA
is devoted to other uses, including, but not limited to, administration,
management, lobbies, public corridors, restaurants and retail sales,
additional stalls shall be provided at the rate of 1 stall for each
80 square feet of GFA in excess of 25%
|
|
Independent living facilities
|
0.5 stall per dwelling unit.
|
|
Multifamily (3-bedroom unit or less); covered or uncovered
|
Multifamily residences: 1 1/2 stalls per dwelling unit;
minor garages, where permitted, shall conform to the requirements
for interior parking; all parking stalls shall be within 300 feet
of the building
|
|
Multifamily (3-bedroom unit or more); covered or uncovered
|
Multifamily residences: 1 1/2 stalls per dwelling unit;
minor garages, where permitted, shall conform to the requirements
for interior parking; all parking stalls shall be within 300 feet
of the building
|
|
Personal care facilities
|
0.5 stall per dwelling unit
|
|
Single-family
|
2 stalls per dwelling unit
|
|
All other residential uses
|
2 stalls per dwelling unit
|
|
Services
| |
|---|---|
|
Assisted living facilities
|
0.5 stall per dwelling unit
|
|
Group residential facility and group home
|
1 stall for every 3 rooms, plus 1 per employee on largest shift
|
|
Hotel
|
1.1 stalls for each dwelling unit, provided that at least 75%
of the GFA is devoted to dwelling units and the corridors, maids'
rooms, linen closets, laundry rooms and the like that are used for
immediate access and service to them; if more than 25% of the GFA
is devoted to other uses, including, but not limited to, administration,
management, lobbies, public corridors, restaurants and retail sales,
additional stalls shall be provided at the rate of 1 stall for each
80 square feet of GFA in excess of 25%
|
|
Independent living facilities
|
0.5 stall per dwelling unit
|
|
Multifamily (3-bedroom unit or less); covered or uncovered
|
Multifamily residences: 1 1/2 stalls per dwelling unit;
minor garages, where permitted, shall conform to the requirements
for interior parking; all parking stalls shall be within 300 feet
of the building
|
|
Multifamily (3-bedroom unit or more); covered or uncovered
|
Multifamily residences: 1 1/2 stalls per dwelling unit;
minor garages, where permitted, shall conform to the requirements
for interior parking; all parking stalls shall be within 300 feet
of the building
|
|
Personal care facilities
|
0.5 stall per dwelling unit
|
|
Single-family
|
2 stalls per dwelling unit
|
|
All other residential uses
|
2 stalls per dwelling unit
|
|
Educational and Religious
| |
|---|---|
|
Art gallery/museum
|
1 stall for every 325 square feet of GFA in exhibit area or
gallery space
|
|
Church/place of worship/religious institution
|
1 stall for every 3 seats or 1 stall per 75 square feet of GFA,
whichever is greater
|
|
Day-care center (child or adult)
|
1 stall for every employee on duty during largest shift, plus
1 stall for every 5 children in attendance when the facility is operating
at maximum capacity
|
|
Library
|
1 stall for every 500 square feet of GFA
|
|
Educational institution
|
1 stall for every 100 square feet of GFA
|
|
All other institutional uses
|
1 stall for every 500 square feet of GFA
|
|
Commercial
| |
|---|---|
|
Banquet facility (standalone)
|
1 stall for every 55 square feet of area devoted to the preparation
and serving of food and beverages
|
|
Bank
|
1 stall for every 250 square feet of GFA, plus 3 stalls for
each ATM not located in a drive-through
|
|
Catering
|
1 stall for every 275 square feet of GFA
|
|
Food and grocery store and/or convenience store
|
1 stall for every 250 square feet of GFA
|
|
Greenhouse, commercial and/or garden center and/or nursery
|
1 stall for every employee on largest shift, plus 1 stall for
every 400 square feet of growing and display area accessible to the
public
|
|
Restaurant/tavern/bar (including outdoor decks, patio and/or
seating areas)
|
1 stall for each 55 square feet of GFA area devoted to the preparation
and serving of food or beverages
|
|
Retail uses
|
1 stall per 275 square feet of GFA; 3/4 of the number of stalls
required for the first floor shall be 10 feet wide and adjacent to
an entrance
|
|
All other commercial uses
|
1 stall per 275 square feet of GFA; 3/4 of the number of stalls
required for the first floor shall be 10 feet wide and adjacent to
an entrance
|
|
Industrial
| |
|---|---|
|
Car wash
|
3 parking stalls for a car wash structure containing 2,000 feet
or less of GFA, and 1 additional parking stall for each additional
1,000 square feet or less of GFA
|
|
Gas station
|
1 stall for each employee on duty during largest shift, plus
2 for each service bay, plus 1 per 250 square feet of GFA of convenience
store
|
|
Heavy manufacturing
|
1 stall for every 400 square feet of GFA of office space, plus
1 stall per 2,000 square feet of GFA of warehouse, assembly, or storage
space
|
|
Industrial and warehouse buildings
|
1 stall per 500 square feet of GFA or 1 stall for each 2 employees,
whichever is greater; where zoning permits a higher use, the applicant
shall show provisions for future expansion of the parking lot to accommodate
the higher use
|
|
Light manufacturing
|
1 stall for every 400 square feet of GFA of office space, plus
1 stall per 1,500 square feet of GFA of warehouse, assembly, or storage
space
|
|
Research and development and/or laboratory
|
Commercial, retail, professional, research and general office
buildings: 1 stall per 275 square feet of GFA; 3/4 of the number of
stalls required for the first floor shall be 10 feet wide and adjacent
to an entrance
|
|
Self-storage facility
|
1 stall for every 40 storage units or bays
|
|
Transit facility (bus or other)
|
1 stall for every 150 square feet of waiting area
|
|
Truck terminal
|
1 stall for 1,000 square feet of GFA plus 1 stall for each employee
on duty during largest shift
|
|
Vehicle repair
|
1 stall for every 200 square feet of GFA
|
|
Vehicle sales, repair, and service
|
1 stall for every 180 square feet of GFA
|
|
Warehouse and/or distribution facility
|
1 stall per 500 square feet of GFA or 1 stall for each 2 employees,
whichever is greater; where zoning permits a higher use, the applicant
shall show provisions for future expansion of the parking lot to accommodate
the higher use
|
|
Wholesale establishment
|
1 stall for each 3,500 square feet of GFA plus 1 stall for each
employee on the largest shift
|
|
All other industrial uses
|
1 stall per 500 square feet of GFA or 1 stall for each 2 employees,
whichever is greater; where zoning permits a higher use, the applicant
shall show provisions for future expansion of the parking lot to accommodate
the higher use
|
|
Recreation
| |
|---|---|
|
Driving range (golf)/miniature golf
|
5 stalls for each alley
|
|
Golf course
|
1 stall for each practice green, 1 stall for each practice tee
and 1 stall per 275 square feet of GFA devoted to the golf pro shop
|
|
Health club
|
Golf courses, except when a part of a country club: 4 stalls
for each tee
|
|
Movie theater
|
1 stall for every 100 square feet of GFA
|
|
Park pavilion
|
1 stall for each 40 square feet of GFA
|
|
Recreation, municipal or private (5-10 acres)
|
1 stall for every 3 seats
|
|
Recreation, municipal or private (over 10 acres)
|
1 stall for each picnic table
|
|
Recreation, indoor
|
1 stall for the first 2 acres and 1 stall for each additional
acre plus any additional parking for any other facilities or land
uses constructed within the park as provided herein
|
|
Tennis clubs or tennis courts
|
5 stalls for the first acre and 1 stall for each additional
10 acres plus any additional parking for any other facilities or land
uses constructed within the park as provided herein
|
|
Theater or auditorium
|
1 stall for every 250 square feet of GFA
|
|
All other recreational uses
|
8 stalls for each court
|
|
Country club houses, clubhouses for fraternal or civic organizations,
stadiums, churches and other similar places of assembly
|
1 stall for every 3 seats or 1 stall per 75 square feet of GFA,
whichever is greater; all spaces shall be within 500 feet of the building
|
D.
Areas provided for the loading and unloading of delivery trucks and
other vehicles and for the servicing of shops by refuse collection,
fuels, and other service vehicles shall be arranged so that they may
be used without:
E.
All off-street loading areas shall be adequately buffered from adjacent
streets and properties and landscaped in accordance with the provisions
of this chapter.
F.
In any district, in connection with every building or building group
or part thereof that is to be occupied by commercial, industrial or
other nonresidential uses that rely on the delivery or distribution
of materials or merchandise, there shall be provided and maintained
on the same lot with such buildings off-street loading areas in accordance
with the following:
B.
Zoning restrictions. A residential storage shed shall be permitted
as an accessory use only to a residential dwelling unit.
C.
General regulations.
(1)
Size. No residential storage shed shall exceed a GFA of 120 square
feet measured from the exterior perimeter, nor exceed 12 feet in height
measured from the lowest exterior ground elevation along the perimeter
of the residential storage shed. A cellar or basement area is prohibited.
(2)
Location/placement. All residential storage sheds shall be located
in the rear yard and shall be no closer than three feet to the side
lot line and the rear lot line, and no portion of such a shed shall
be closer than 15 feet to any residence on an adjoining lot.
(3)
Number. Only one residential storage shed shall be allowed for each
lot upon which a dwelling unit is located, whether such dwelling unit
is a single-family, duplex or multiple-family dwelling.
(4)
Construction, maintenance and removal.
(a)
All residential storage sheds shall conform to the applicable
provisions of the Uniform Construction Code.
(b)
All residential storage sheds shall be maintained at all times
in a safe, presentable and good structural condition, including the
repair, painting, repainting and cleaning required for its proper
maintenance.
(c)
Residential storage sheds allowed hereunder shall be constructed
of wood, masonry, metal, vinyl, plastic or composite, with appropriate
roofing materials, and must be securely fastened to the ground or
foundation in a manner and method to be approved by the Borough's
Code Official.
(d)
No residential storage shed shall be used for a habitable purpose,
nor shall such a storage shed be used for the housing of animals,
either on a temporary or permanent basis.
(e)
No storage shed shall be used for the storage of any four-wheel
vehicle or motorcycle that is motor-driven and capable of being licensed
to operate on a public street.
(f)
If any storage shed deteriorates to any unsightly or hazardous condition, the Borough's Code Official shall be authorized to order it repaired, replaced or removed in accordance with the provisions of § 420-162. Failure to comply with such order within 30 days of the mailing of the notice shall be a violation of this chapter.
(g)
There shall be no storage of any items of any nature on the
exterior of the residential storage shed.
D.
Permits and fees.
(1)
No residential storage shed shall be erected, constructed, reconstructed,
altered or relocated, unless a residential storage shed permit has
been issued by the Borough's Code Official and the appropriate fee
paid.
(2)
Application for a residential storage shed permit shall be submitted
in the prescribed form to the Borough's Code Official. Permits shall
be issued or denied by the Borough's Code Official.
(3)
A permit for a residential storage shed shall become null and void
if the erection of the storage shed is not commenced within 90 days
after the date of its issuance or if the erection, construction, reconstruction,
alteration or relocation is not completed within 120 days after the
date of its issuance.
(5)
The fee for a residential storage shed permit shall be in accordance
with the Borough's fee schedule.
Refuse and waste collection areas appropriate to serve all uses are required; and such areas shall be visually screened from adjacent properties and the public way by an approved screen constructed of material similar to the principal structure on the property or by mature landscape material. Such screening shall follow general guidelines established in § 420-35. The screening requirement shall not apply to a single-family detached residential dwelling or duplex. Adequate provision shall be made for access to the refuse and waste collection area by disposal agency equipment. No person shall use any refuse and waste collection area unless such area complies with these provisions.
A.
A permit may be issued for a temporary building which is incidental
to the development and erection of buildings or structures, provided
that the permit shall not allow the use of such a temporary building
for a period of more than 12 months from the date the original permit
was first issued. Only upon cause shown, the said permit may be extended
on a month-to-month basis. Such temporary buildings may only be constructed
within the setback requirements for the principal structure or any
permitted accessory use.
B.
A permit may be issued for the keeping and maintenance of horses,
cattle, farm animals and fowl, together with suitable buildings accessory
thereto, on any parcel of land containing five acres or more in a
residential district, provided that such accessory buildings are not
located within 200 feet of the property line.
C.
A permit may be issued for temporary tents or shelters that are erected
for special events, provided that the permit shall not allow the use
of such a temporary tent or shelter for a period of more than 10 days
from the date of such permit.
A.
All driveways and parking pads for residential lots shall comply
with the provisions of this article and other applicable Borough zoning
codes.
B.
The construction, reconstruction, or modification of a driveway or
parking pad shall require a permit issued in accordance with the provisions
of this section, unless said driveway or parking pad construction
is included as part of a valid building permit for a new residential
structure or as part of a zoning permit for an accessory structure
to a single-family dwelling.
C.
No part of a public sidewalk or street can be used for all or any
part of a parking pad.
D.
Commercial driveways and parking lots are governed under other sections
of this chapter and are not included in this article.
E.
Driveways shall be a minimum of nine feet wide. Parking pads shall
be a minimum of nine feet wide and 19 feet long.
F.
All driveways and parking pads shall be installed on the property
which they are serving. Shared driveways or parking pads will require
a written agreement signed by all affected landowners and recorded
in the Allegheny County Department of Real Estate. Evidence of such
agreement shall be submitted with the permit application for the shared
driveway or parking pad.
G.
A maximum of two curb cuts on each Borough street bordering a particular
property will be permitted. Corner and thru lots are permitted to
have four curb cuts, two on each Borough street bordering the property.
Curb cuts on state or county streets shall be permitted by the governing
agency prior to issuance of a Borough permit for the installation
of a driveway or parking pad.
I.
If public sidewalks are affected by the installation of the driveway
or parking pad, all construction within the public right-of-way shall
be in accordance with Borough Standard Details P-10 and P-14; see
Figures 9 and 10 in the Appendices.[2]
[2]
Editor's Note: Said Appendix is included as an attachment
to this chapter.
J.
Driveways and parking pads shall be constructed of asphalt, poured
concrete, concrete pavers or brick for a minimum of 40 feet beyond
the intersection with a street. Beyond 40 feet, the driveway may be
constructed of gravel or another approved all-weather surface.
K.
The maximum side-to-side slope of a parking pad constructed parallel
to a street shall be 8%. Parking pads and driveways constructed perpendicular
to a street shall have a positive slope between 2% and 8% for a minimum
of five feet as indicated on Borough Standard Detail P-3; see Figure
9 in the Appendices.[3] The slope of the driveway or parking pad parallel to the
street shall match that of the adjacent curb, sidewalk or road surface.
[3]
Editor's Note: Said Appendix is included as an attachment
to this chapter.
L.
Driveway and parking pads shall be maintained in good functional condition at all times and shall not be permitted to become deteriorated to the point that they are impassible or that there is rubble and debris carried into the street. If mud begins to be pumped through cracks in the surface or joints between pavers and is being carried into the street, the driveway or parking pad shall be rebuilt to eliminate the condition. If any driveway or parking pad deteriorates to an unsightly or hazardous condition, the Borough's Code Official shall be authorized to order it repaired, replaced, or removed in accordance with § 420-162. Failure to comply with such order within 30 days of the mailing of the notice shall be a violation of this article.
M.
A permit shall be required for the installation of a new driveway
or reconstruction of an existing driveway if the work includes installing
a new surface for the full width of the driveway within the first
40 feet measured from the edge of the street. The construction of
a new parking pad or replacement of an existing parking pad shall
require a permit. All work requiring a permit, as defined herein,
shall be in accordance with the requirements of this article. No work
shall begin on a driveway or parking pad requiring a permit unless
a driveway/parking pad permit has been issued by the Borough's Code
Official and the appropriate fee paid.
N.
Application for a driveway/parking pad permit shall be submitted
in the prescribed form to the Code Official. Permits shall be issued
or denied by the Code Official.
O.
A permit for a driveway or parking pad shall become null and void
if construction is not commenced within 90 days after the date of
its issuance or if the construction is not completed within 120 days
after the date of its issuance.
P.
Appeals from the denial of a driveway or parking pad permit shall be taken in accordance with § 420-165.
Q.
Parking pads must be adjacent to the primary access to the structure.
A.
In the Rural Residential District (R-R) a permit is required for
the keeping and maintenance of horses, cattle, farm animals and domestic
fowl, together with suitable buildings accessory thereto, on any parcel
of land containing five acres or more in a residential district, provided
that such accessory buildings are not located within 100 feet of the
property line.
B.
Notwithstanding the above, chickens may be kept in a smaller parcel
of land in the Residential District (R-1), provided that:
(1)
There must be a minimum lot size of 20,000 square feet.
(2)
No more than one chicken for each 5,000 square feet of lot area.
(3)
Roosters are not permitted.
(4)
No person shall slaughter or butcher any chicken within the Borough.
(5)
All chickens must be kept in a coop, chicken run or fenced area at
all times. During daylight hours, chickens may have access to outdoors
via a chicken run. The chickens must be secured within the coop during
nondaylight hours.
(6)
The coop shall be enclosed on all sides and shall have a roof and
doors. Access doors must be able to be shut and locked during nondaylight
hours. Openings, windows and vents must be covered with vermin-, predator-
and bird-proof wire of 1/2-inch hardware cloth.
(7)
Materials used for making a coop shall be uniform for each element
of the enclosure such that the walls are made of the same material,
the roof has the same shingle or other covering, and windows or openings
are constructed using the same materials. The use of scrap, waste
board, or similar material is prohibited.
(8)
The coop shall be painted or stained; the color shall be uniform
around the coop and shall be in harmony with the surrounding area.
(9)
The coop shall be a minimum of three square feet per chicken, but
in no case exceed 20 square feet.
(10)
Coops and chicken runs shall be located at least 25 feet away
from any property line.
(11)
Coops and chicken runs shall be designed to provide safe and
healthy living conditions for the chickens and shall provide shade
in the warm weather, suitable protection from inclement weather, and
adequate ventilation.
(12)
The chickens shall be provided with access to feed and clean
water at all times. All feed, water, and other such items associated
with the keeping of chickens shall be properly stored in a clean and
sanitary manner so as to prevent the infestation of rats, mice, or
other rodents or vectors.
(13)
All chicken droppings must be collected daily and stored in
container or receptacle that, when closed, shall be rat-proof and
fly-tight, At least once a week the droppings shall be disposed of
in accordance with the boroughs Solid Waste Zoning Code.[1] The droppings may be composted in an approved container/bin
and may be used for gardens on the property that houses the chickens.
(14)
No person shall keep or harbor chickens in the Borough in a
manner that creates an offensive odor, excessive noise, or unsanitary
conditions which disturbs neighboring residences or threatens public
health. Chickens running at large shall be considered a public nuisance.
