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Borough of Lake City, PA
Erie County
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Table of Contents
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New Laws (8) Index
The map entitled "Zoning Map of Lake City Borough" is hereby adopted as part of this chapter. The Official Zoning Map shall be maintained and be available for inspection at the borough office. The Official Zoning Map shall be updated in the future should there be any property rezoning amendments made pursuant to the procedure required by this chapter and the Planning Code.
The borough is divided into seven districts which are shown by the district boundaries on the Zoning Map, and shall be known as:
R-A District (low-density residential)
R-B District (medium-density residential)
R-C District (high-density residential)
C-1 District (central business district)
C-2 District (highway/plaza commercial)
M-1 District (light industrial)
F-1 District (floodplain/conservation)
The boundaries between districts are center lines of streets, alleys, railroad rights-of-way, streams, or such lines extended or lines parallel or concentric therewith, or property lines when proximate thereto, or may be numerical figures otherwise indicated on the Zoning Map. When the Zoning Officer cannot definitely determine the location of a district boundary, he/she shall consult the Planning Commission which shall interpret the location of the district boundary.
Any land annexed to or made a part of the borough subsequent to the adoption of this chapter shall immediately be classified in the same zoning district as the area to which it is contiguous, as of the effective date of any annexation proceedings. The Planning Commission shall prepare and submit to the Borough Council a report and study of its recommendations for rezoning of the annexed territory. The Planning Commission shall hold at least one public hearing thereon before submitting its final report to the Council.
The minimum lot and yard requirements and other development standards for each zoning district are set forth within the chart located in § 72-20. These standards must be met at the minimum as well as any other requirement(s) listed within this chapter that apply to the respective use. The permitted uses are set forth within the table located in § 72-20. Any use not expressly listed for a district, or uses which the Zoning Officer cannot interpret as being of the same classification as a listed use, are prohibited within the district. Permitted uses require normal application procedures through the Zoning Officer. The established zoning districts within this chapter are designed to achieve the intent of: the borough portion of the Girard - Lake City Area Background Analysis and Comprehensive Plan, more specifically the Borough Land Use Plan Map of that Plan; and the various Zoning Map amendments made since the adoption of the Plan.
The purpose of this District is to provide for and maintain the low-density residential needs of the borough. This District will consist of single-family residential structures with a minimum one-car garage and includes associated public, institutional and recreational uses. Notwithstanding any other provisions in this chapter, the maximum density of residential structures in the R-A District is four residential units per acre.
The purpose of this District is to provide for and maintain the medium-density residential needs of the borough. This District will consist of medium-density single-family residential and two-family residential structures of new duplexes, two-unit flats and single-family conversions and includes associated public, institutional and recreational uses. Notwithstanding any other provisions in this chapter, the maximum density of residential structures in the R-B District is six residential units per acre.
The purpose of this District is to provide for and maintain the high-density residential needs of the borough. This District will consist of high-density single-family residential, two-family residential and multifamily residential structures, whether transient-use- or permanent-use-oriented, and includes associated public, institutional and recreational uses. Notwithstanding any other provision in this chapter, the maximum density of residential structures in the R-C District is eight residential units per acre.
The purpose of this District is to provide for the central business district potential of the borough. This District will contain two distinctions from the following C-2 District. The first distinction is that the C-1 District is promoted to develop large parking areas to serve businesses, rather than on-site parking per individual commercial establishment promoting a "downtown"' economic atmosphere. The second distinction is the inclusion of high-density commercial/residential land uses in the C-1 District. This action is designated to promote an urban hub of concentrated commercial and residential activity around which the borough can grow and rely on for essential services. The C-1 District also includes associated public and institutional uses. Notwithstanding any other provision in this chapter, the maximum density of commercial/residential structures in the C-1 District is 12 residential units per acre.
The purpose of this District is to provide for and maintain the highway commercial and plaza commercial needs of the borough. This District will contain only commercial establishments and associated public and institutional uses.
[Amended 10-15-2001 by Ord. No. 347-01]
The purpose of this District is to provide for and maintain the light manufacturing needs of the Borough. This District will contain only light industrial establishments, heavy commercial activities and facilities for manufacturing, processing, packaging, storage and warehousing which shall conform to the performance standards of this chapter and antennas, communications antennas, communications equipment buildings, antenna support structures, communications towers and other towers which shall conform with the performance standards of this chapter.
The purpose of this District is to provide for the protection of life and property in the recognized one-hundred-year floodplain of the borough, which includes Elk Creek and the Lake Erie bluff shoreline as is identified in the Flood Insurance Rate Maps (FIRM) and related study prepared by the Federal Insurance Administration. The Floodplain District, as mapped specifically (officially) within the aforementioned FIRM Study, shall be considered an area whereby all uses and structures are subject to special development standards. All uses and structures shall be regulated by the borough's Floodplain Management Ordinance[1] to protect the health, safety and welfare of the borough's residents and businesses.
[1]
Editor's Note: See Ch. 30, Building Construction and Flood Damage Prevention.
The permitted uses for each district, as shown in the following table, shall be according to the common meaning of the term or according to the definitions given in Article VIII. The letter "P" designates a permitted use for the district. The letter "N" designates that such a use is not permitted in that district. The letter "D" in parenthesis means the term is defined in this chapter. A section reference in parenthesis means that the use must comply with the requirements within that section in this chapter. The districts are shown by the symbols as designated in § 72-9.
R-A
R-B
R-C
C-1
C-2
M-1
F-1
Public grounds (D)
P
P
P
P
P
N
P
Essential services (D)
P
P
P
P
P
P
P
Accessory use (D)
P
P
P
P
P
P
P
Fence or wall (§ 72-30)
P
P
P
P
P
P
P
Off-street loading and parking (D) (§ 72-32)
P
P
P
P
P
P
P
Sign (D) (§ 72-39)
P
P
P
P
P
P
P
Business services (D) (§ 72-43)
P
P
P
P
P
P
P
Temporary structure (§ 72-36)
P
P
P
P
P
P
P
Church (D)
P
P
P
P
P
N
N
Home occupation (§ 72-40)
N
P
P
P
N
N
N
Single-family detached dwelling (D)
P
P
P
N
N
N
N
Two-family dwelling (D) (§ 72-46)
N
P
P
N
N
N
N
Multifamily dwelling (D) (§ 72-46)
N
N
P
N
N
N
N
Mobile home park (D) (§ 72-38)
N
N
P
N
N
N
N
Multiple dwelling (D) (§ 72-46)
N
N
P
P
N
N
N
Government (D)
N
P
P
P
N
N
N
Resident treatment facility (D) (§ 72-47)
N
P
P
P
N
N
N
Placement treatment facility (D) (§ 72-47)
N
N
P
P
N
N
N
Residential/commercial building (§ 72-42)
N
N
N
P
N
N
N
Services business (D)
N
N
N
P
P
N
N
Finance, insurance and real estate business (D)
N
N
N
P
P
N
N
Retail trade business (D)
N
N
N
P
P
N
N
Commercial/manufacturing building (D)
N
N
N
N
P
N
N
Wholesale trade business (D)
N
N
N
P
P
P
N
Billboards (D) (§ 72-39)
N
N
N
N
N
P
N
Transportation and public utilities industry (D)
N
N
N
N
N
P
N
Manufacturing industry (D)
N
N
N
N
N
P
N
Construction industry (D)
N
N
N
N
N
P
N
Other industry (D)
N
N
N
N
N
N
P
Agriculture
P
P
P
N
N
P
P
Communications antennas mounted on an existing public utility or essential service transmission tower, building or other structure and communications equipment buildings, subject to compliance with the performance standards as set forth in § 72-47.1(d)
[Added 10-15-2001 by Ord. No. 347-01]
P
P
P
P
P
P
P
Antennas, communications antennas, communications equipment buildings and antenna support structures, communications towers and other towers, subject to compliance with the performance standards as set forth in §§ 72-47.1 and 72-47.2(D)
[Added 10-15-2001 by Ord. No. 347-01]
N
N
N
N
N
P
N
The following chart delineates the basic development standards for each district. Specific applications and further description of these requirements are included within § 72-22. The letters, in parenthesis in the chart, refer to the respective subsections of § 72-22.
R-A
(G)
R-B
(G,H)
R-C
(G,H)
C-1
(I)
C-2
(J)
M-1
(K)
F-1
Building height:
(A) Maximum height (stories)
2.5
2.5
3
4
4
4
Maximum height (feet)
25
30
35
45
45
45
Lots:(B,C)
Minimum lot width (feet)
80
60
50
20
50
60
Minimum lot depth (feet)
120
100
80
60
80
100
Minimum lot area (square feet)
10,000
7,500
5,000
2,000
5,000
7,500
Maximum building coverage (percent)
25
30
35
None
None
50
Front yards:(D)
Minimum depth (feet)
35
35
35
None
45
50
Side yards:(E)
Number required
2
2
2
None
2
2
Minimum width (total feet)
20
20
15
None
20
25
  Main building (one side) (feet)
8
8
6
None
6
8
Accessory uses (feet)
5
4
3
None
3
4
Corner lots
35
15
10
None
10
15
Rear yards:(F)
Minimum depth
  Main building (feet)
50
40
30
10
30
30
  Accessory uses (feet)
5
4
3
10
10
15
Unit size:(L)
Minimum area (square feet)
1,000
800
600
500
500
400
The following requirements apply to the previous § 72-21. The letters in parenthesis in § 72-21 refer to the following subsections:
A. 
Building height. No building shall be erected or altered to exceed in height the limit designated for the district in § 72-21.
(1) 
Building height measurement. Measurement of building height shall be the vertical height from the average elevation of the finished grade at the front of the structure to: in case of flat-roof structures, the highest point of the coping; in case of mansard-roof structures, the deck line of the roof; in case of a gable or hipped or gambreled roof, the mean height between the eaves and the ridge. A habitable attic shall be counted as 1/2 story.
(2) 
Height exceptions. The height limitations of § 72-21 shall not apply to flagpoles, church spires, belfries, domes or similar projections not used for human occupancy, nor to chimneys, ventilators, skylights, water tanks, bulkheads, antennas and other necessary mechanical apparatus usually carried above the roof level, up to a fifty-percent increase over height limitation requirements of each district.
B. 
Lot size. No lot shall be reduced in area so that yards, lot area per dwelling unit, lot width or other requirements of § 72-21 are not maintained.
(1) 
Group housing. In cases where group housing of two or more buildings constructed on a plot of ground not subdivided to the customary lots and streets and which will not be so subdivided, or where the existing or contemplated street and lot layout make it impracticable to apply the requirements of § 72-21 to the individual building units in such group housing, the application of the terms of § 72-21 may be varied by the Borough Council after review and recommendation by Planning Commission in a manner which will be in harmony with the character of the neighborhood. However, in no case shall the Planning Commission recommend: a use not permitted in the district in which the housing is to be located; a smaller lot area per family than the required minimum in such district; a greater height or percentage of building coverage than the requirements of § 72-21 permit in such a district.
C. 
Area requirements. No building shall be erected, nor shall any existing building be altered, enlarged or moved, nor shall any open space contiguous to any building or any required parking or loading areas be encroached upon or reduced in any manner, except in conformity to the yard, lot area, building location, percentage of lot coverage and other space and area regulations designated in § 72-21.
(1) 
Reduction in lot area. No lot area, though it may consist of one or more adjacent lots of record, shall be reduced in area so that the yard, lot area per family, lot width, building area or other requirements of § 72-21 are not maintained, public utilities excepted.
(2) 
Area measurement. For purposes of measuring lot area on exceptionally deep lots, only that part of the depth which is equal to three times the average width of the lot may be utilized in calculations.
D. 
Yard requirements. No part of a yard or other open space required appurtenant to any building for the purpose of complying with the provisions of § 72-21 shall be included as a part of a yard or other open space required for any other building on any other lot.
(1) 
The depth of the front yard shall be measured from the edge of right-of-way of the street on which a postal address has been designated.
(2) 
Exception to yard requirements. The following may project into required yards: steps or stoops not exceeding 48 square feet in area; eaves, cornices and belt courses not exceeding three feet; open fire escapes not exceeding four feet.
(3) 
Front yard setbacks. In existing built-up areas, the front yard may be equal to average setback established by existing buildings within 150 feet of both sides of the proposed structure on the same side of the street.
(4) 
Visibility at intersections. On a corner lot in any district, no structure, fence, wall, hedge or other planting shall be erected or allowed to grow or be placed at a height of more than 11/2 feet above the curbline within a triangle formed by the street center lines and a straight line joining said street center lines at points 50 feet from the intersection of the two streets. This area shall be known as the clear sight triangle.
E. 
Accessory uses are not permitted within the front yard, with the exception of parking lots and areas. Parking lot and area uses shall conform to the side and rear yard accessory use requirements specified in § 72-21. For corner lots, the requirements in § 72-21 are for the minimum side yard abutting the adjacent street for all uses.
F. 
No building in the rear of a main building on the same lot may be used for residential purposes (rear dwellings).
G. 
The minimum requirements for the R-A, R-B and R-C Districts specified in § 72-21 are for single-family dwellings and related accessory uses only.
H. 
The minimum requirements for a two-family dwelling in the R-B and R-C Districts and for the multifamily dwelling in the R-C district which are different from those specified in § 72-21 are specified in the following table:
District
Use
Minimum
Lot Width
Minimum
Lot Depth
Minimum
Lot Area
R-B
Two-family
80
140
12,500
R-C
Two-family
60 1
100
7,500 10,0003
Multifamily
70
1202
C-1
Multiple-
family
701
1202
10,0003
NOTES:
1Plus ten-foot lot width increase for each dwelling unit over 3.
2Plus twenty-foot lot depth increase for each dwelling unit over three.
3Plus two-thousand-five-hundred-square-foot lot area increase for each dwelling unit over three.
I. 
There are no minimum requirements in the C-1 District, except as specified in § 72-21, provided that buildings or uses adjoin other commercial or industrial districts. Where buildings or uses adjoin any residential district, the side yard shall be 15 feet or the height of the structure, whichever is greater, for each side yard that adjoins a residential district. The same requirement shall apply to rear yard setbacks.
J. 
Notwithstanding any other provision in this chapter, the minimum side yard requirements for industrial buildings and uses which are adjoining any residential district shall be 50 feet in the M-1 District for each side yard that adjoins a residential district. The same requirement shall apply to rear yard setbacks.
K. 
The F-1 District is an overlap district. All area, lot, yard and height requirements are the same as in the other zoning districts that the F-1 District traverses as specified in §§ 72-21 and 72-45.
L. 
All principal buildings and structures shall have the minimum unit size with the habitable floor area, as defined in this chapter, indicated for each dwelling unit or business unit as applicable. In no case shall the habitable floor area be less than 100 square feet per resident and/or employee on maximum shift, as applicable. The entire habitable floor area of a principal building or structure shall be placed on a full-perimeter permanent foundation consisting of at least: an eight-by-eighteen-inch continuous concrete footer, at a depth of 40 inches below finished grade; and a continuous concrete (block or poured) supporting wall up to finished grade, which may include doors, windows and/or utility connections.