A.Â
Minimum and uniform regulations. The regulations established by this
chapter for each district shall be minimum regulations and shall apply
uniformly to each class or kind of structure or land within said district.
B.Â
For new uses and structures. In all districts, after the effective
date of this chapter, any new building or other structure on any tract
of land shall be constructed, developed and used only in accordance
with the regulations specified for the district in which said structure
or tract of land shall be located.
C.Â
For existing uses and structures. In all districts, after the effective date of this chapter, any existing building or other structure or any tract of land which is not in conformity with the regulations for the district in which it is located shall be deemed legal but nonconforming and subject to the regulations of Article 10, Nonconforming Uses, Structures and Lots.
D.Â
Types of control. The following minimum and uniform regulations shall
apply in the respective districts:
(1)Â
Use regulations, including uses by right, accessory uses, conditional
uses and uses by special exception;
(2)Â
Only one principal use may exist on each lot;
(3)Â
Area and bulk regulations, including required front, side and
rear yards;
(4)Â
Maximum permitted height and allowable lot coverage and floor
area ratio requirements in those districts in which they apply;
(5)Â
Off-street parking and loading regulations; and
(6)Â
Special regulations dealing with planned district development,
open space, landscaping, storage, access and traffic control, lighting
and slope areas, where applicable.
For the purpose of this chapter, the entire Borough of Canonsburg
is hereby divided into the following districts:
District
|
General Purpose of District
|
---|---|
C Conservation District
|
For the protection of environmentally sensitive lands
|
R-1 Low Density Residential
|
For single-family use
|
R-2 Medium Density Residential
|
For single-family and medium density multifamily use
|
R-3 High Density Residential
|
For medium to high density multifamily uses
|
MU Mixed Use District
|
For a mixture of single-family and small scale commercial uses
|
CBD Central Business District
|
For a concentration of commercial uses in a traditional main
street setting
|
C-1 General Commercial District
|
For general service commercial functions along major corridors
|
OI Flex Office/Industrial
|
For a mixture of office and light industrial uses
|
I-1 Industrial
|
For a mixture of light and heavy industrial uses
|
A.Â
Title. The map showing the division of the Borough into the designated
zoning districts shall be known as the "Borough of Canonsburg Zoning
Map." Said map and all the notations, references and other data shown
thereon are hereby incorporated by reference into this chapter as
if all were fully described herein.
B.Â
Adoption of Zoning Map. The Borough of Canonsburg Zoning Map shall
be kept on file with the Borough Secretary. If and whenever changes
are made in boundaries of other matter included on said Zoning Map,
such changes in the Zoning Map shall be made within 30 days after
any such amendment has been adopted by the Borough Council.
C.Â
District boundary lines. The district boundary lines shall be as
shown on the Zoning Map. District boundary lines are intended to coincide
with lot lines, center lines of streets, the limits of the Borough
or as dimensioned on the map. In case of doubt or disagreement concerning
the exact location of the boundary line, the determination of the
Zoning Hearing Board, as provided in this article, shall prevail.
D.Â
Title boundary tolerances. Where a district boundary line divides
a lot held in single and separate ownership at the effective date
of this chapter, the use regulations applicable to the more restrictive
district shall apply. The most restrictive district shall be the C
District, followed in descending order by the R-1, R-2, R-3, MU, CBD,
C-1, OI and I-1 Districts.
All land annexed to or otherwise acquired for the Borough after
the effective date of this chapter shall be automatically classified
as an R-1 Residential District and shall remain so classified until
a zoning plan for the annexed area has been adopted by the Borough
Council. The Planning Commission shall recommend to the Borough Council
appropriate zoning for the annexed area within 90 days of the effective
date of such annexation or acquisition.
A.Â
Table 301 contains the list of principal uses that are authorized
within each of the zoning districts; Table 302 contains the list of
authorized accessory uses.
B.Â
For the purposes of this article, the following abbreviations shall
have the following meanings:
P = Permitted use by right (zoning determination by the Zoning
Officer)
|
SE = Permitted as a special exception use (zoning decision by
the Zoning Hearing Board)
|
CU = Permitted as a conditional use (zoning decision by Council)
|
N = Not a permitted use in the zoning district
|
C.Â
Unless otherwise provided by state or federal law or specifically
stated in this chapter, any land or structure shall only be used or
occupied for a use specifically listed in this section as being allowed
in the zoning district where the land or structure is located. Such
use shall only be permitted if the use complies with all other requirements
of this chapter.
Uses not specifically listed in any district as permitted, special
exception or conditional shall be prohibited in that district.
Whenever, a use is not specifically permitted in any district established under this chapter, and an individual makes an application to the Zoning Officer for such use, the Zoning Officer shall refer the application to the Zoning Hearing Board, who may authorize the use by special exception in accordance with the applicable express standards and conditions for "uses not specifically regulated" specified in § 170-602 of this chapter.
Table 301 Authorized Principal Uses
| |||||||||
---|---|---|---|---|---|---|---|---|---|
C
|
R-1
|
R-2
|
R-3
|
MU
|
CBD
|
C-1
|
OI
|
I-1
| |
RESIDENTIAL USES
| |||||||||
Single-Family
| |||||||||
Single-family dwelling, detached
|
N
|
P
|
P
|
P
|
P
|
N
|
N
|
N
|
N
|
Multifamily
| |||||||||
Duplex/two-family dwelling
|
N
|
CU
|
P
|
P
|
P
|
N
|
N
|
N
|
N
|
Triplex
|
N
|
N
|
N
|
P
|
N
|
N
|
N
|
N
|
N
|
Fourplex
|
N
|
N
|
N
|
P
|
N
|
N
|
N
|
N
|
N
|
Townhouse, subject to § 170-603(Q)
|
N
|
N
|
P
|
P
|
CU
|
N
|
N
|
N
|
N
|
Apartment, subject to § 170-603(D)
|
N
|
N
|
P
|
P
|
CU
|
N
|
N
|
N
|
N
|
Garden apartment, subject to § 170-603(Q)
|
N
|
N
|
N
|
P
|
CU
|
N
|
N
|
N
|
N
|
High-rise apartment, subject to § 170-603(Q)
|
N
|
N
|
N
|
P
|
N
|
P
|
N
|
N
|
N
|
Group Living
| |||||||||
Boardinghouse, subject to § 170-603(I)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
Group care facility, subject to § 170-603(T)
|
N
|
N
|
N
|
CU
|
CU
|
N
|
N
|
N
|
N
|
Personal care boarding home, subject to § 170-603(T)
|
N
|
N
|
N
|
CU
|
CU
|
N
|
N
|
N
|
N
|
Transitional dwelling, subject to § 170-603(T)
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
N
|
N
|
Residential Developments
| |||||||||
Manufactured home park, subject to § 170-603(Z)
|
N
|
N
|
CU
|
N
|
N
|
N
|
N
|
N
|
N
|
Retirement community, subject to § 170-603(II)
|
N
|
N
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
INSTITUTIONAL/SEMI-PUBLIC USES
| |||||||||
Government/Utility/Public
| |||||||||
Cemetery, subject to § 170-603(K)
|
N
|
P
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
Communications tower, subject to § 170-603(L)
|
CU
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
Essential services
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Firehouse
|
N
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
Place of worship, subject to § 170-603(EE)
|
N
|
P
|
P
|
P
|
P
|
N
|
N
|
N
|
N
|
Public buildings, including utilities, subject to
§ 170-603(FF)
|
N
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
Public parking lot/garage
|
N
|
N
|
N
|
N
|
CU
|
CU
|
P
|
CU
|
P
|
Public transit park-and-ride facility
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
Medical
| |||||||||
Assisted living/nursing home, subject to § 170-603(V)
|
N
|
N
|
N
|
CU
|
CU
|
N
|
N
|
N
|
N
|
Clinic, subject to § 170-603(V)
|
N
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
Hospital, subject to § 170-603(V)
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
N
|
Medical marijuana dispensary, subject to § 170-603(AA)
|
N
|
N
|
N
|
N
|
CU
|
N
|
CU
|
CU
|
N
|
Medical marijuana growth/processing facility, subject
to § 170-603(BB)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
Treatment center, subject to § 170-603(PP)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
Schools/Daycare
| |||||||||
Commercial school, subject to § 170-603(JJ)
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
N
|
Day-care center - adult, subject to § 170-603(O)
|
N
|
N
|
SE
|
SE
|
SE
|
N
|
N
|
N
|
N
|
Day-care center - child, subject to § 170-603(P)
|
N
|
N
|
SE
|
SE
|
SE
|
N
|
N
|
N
|
N
|
Public or private school, subject to § 170-603(JJ)
|
N
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
N
|
Open Space/Recreation
| |||||||||
Indoor recreation
|
N
|
N
|
N
|
CU
|
P
|
P
|
P
|
P
|
N
|
Outdoor recreation
|
N
|
CU
|
CU
|
CU
|
CU
|
N
|
CU
|
P
|
N
|
Private recreation
|
N
|
N
|
N
|
CU
|
P
|
N
|
P
|
P
|
N
|
COMMERCIAL USES
| |||||||||
Accommodations
| |||||||||
Bed-and-breakfast inn, subject to § 170-603(G)
|
N
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
Hotel/motel, subject to § 170-603(W)
|
N
|
N
|
N
|
N
|
CU
|
P
|
P
|
N
|
N
|
Animal Uses
| |||||||||
Animal day care; § 170-603(B)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
Animal hospital, subject to § 170-603(C)
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
P
|
N
|
Kennel/animal shelter, subject to § 170-603(Y)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
P
|
Pet services
|
N
|
N
|
N
|
N
|
N
|
CU
|
P
|
N
|
N
|
Veterinary clinic
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
P
|
N
|
Auto-Related Uses
| |||||||||
Auto body/repair shop, subject to § 170-603(F)
|
N
|
N
|
N
|
N
|
N
|
N
|
P
|
N
|
P
|
Auto sales/rental, subject to § 170-603(E)
|
N
|
N
|
N
|
N
|
N
|
N
|
P
|
N
|
N
|
Auto service station, subject to § 170-603(F)
|
N
|
N
|
N
|
N
|
N
|
N
|
P
|
N
|
P
|
Car wash, subject to § 170-603(J)
|
N
|
N
|
N
|
N
|
N
|
N
|
P
|
N
|
P
|
Gas station, subject to § 170-603(S)
|
N
|
N
|
N
|
N
|
CU
|
N
|
P
|
P
|
P
|
Eating/Drinking
| |||||||||
Bar or tavern
|
N
|
N
|
N
|
N
|
CU
|
P
|
P
|
N
|
N
|
Microbrewery/microdistillery
|
N
|
N
|
N
|
N
|
CU
|
P
|
P
|
P
|
N
|
Private club
|
N
|
N
|
N
|
N
|
CU
|
N
|
CU
|
N
|
N
|
Restaurant, fast-food
|
N
|
N
|
N
|
N
|
CU
|
P
|
P
|
N
|
N
|
Sit-down restaurant
|
N
|
N
|
N
|
N
|
CU
|
P
|
P
|
CU
|
N
|
Winery
|
N
|
N
|
N
|
N
|
CU
|
P
|
P
|
P
|
N
|
Professional/Offices
| |||||||||
Bank/financial institution
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
P
|
N
|
Business or professional office
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
P
|
N
|
Medical office
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
P
|
N
|
Miscellaneous Commercial
| |||||||||
Adult-oriented establishment, subject to § 170-603(A)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
Billboard, subject to § 170-603(H)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
Crematorium, subject to § 170-603(N)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
Funeral home, subject to § 170-603(R)
|
N
|
N
|
SE
|
SE
|
SE
|
N
|
N
|
N
|
N
|
Indoor entertainment
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
P
|
N
|
Mixed-use development
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
CU
|
N
|
Pawn shop, subject to § 170-603(DD)
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
Retail/Sales
| |||||||||
Farmers market
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
N
|
N
|
Garden nursery
|
N
|
N
|
N
|
N
|
N
|
N
|
SE
|
N
|
P
|
Retail business 5,000 square feet or less
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
CU
|
N
|
Retail business >5,000 square feet, subject to § 170-603(HH)
|
N
|
N
|
N
|
N
|
N
|
CU
|
P
|
CU
|
N
|
Shopping center, subject to § 170-603(LL)
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
N
|
Services
| |||||||||
Business services
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
P
|
N
|
Education studio
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
N
|
N
|
Health club
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
P
|
N
|
Personal services
|
N
|
N
|
N
|
N
|
P
|
P
|
P
|
N
|
N
|
Printing establishment
|
N
|
N
|
N
|
N
|
CU
|
CU
|
P
|
P
|
P
|
Tattoo parlor/body piercing, subject to § 170-603(NN)
|
N
|
N
|
N
|
N
|
CU
|
N
|
CU
|
N
|
N
|
INDUSTRIAL USES
| |||||||||
Brewery
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
P
|
P
|
Contracting business and contractor's yard,
subject to § 170-603(M)
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
CU
|
CU
|
Junkyard, subject to § 170-603(X)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
Landfill, subject to § 170-603(MM)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
Manufacturing, light
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
P
|
P
|
Manufacturing, heavy
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
Natural gas compressor station, subject to § 170-603(CC)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
Natural gas processing plant, subject to § 170-603(CC)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
Oil and gas well, subject to § 170-603(CC)
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
CU
|
CU
|
Office or research park
|
N
|
N
|
N
|
N
|
N
|
N
|
P
|
P
| |
Research and development
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
P
|
P
|
Self-storage facility, subject to § 170-603(KK)
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
P
|
Truck terminal
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
Warehousing and distribution
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
P
|
P
|
Wholesale business
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
P
|
P
|
MISCELLANEOUS USES
| |||||||||
Forestry
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Renewable Energy Systems
| |||||||||
Solar energy system (large), subject to § 170-603(GG)
|
CU
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
Wind energy system (large), subject to § 170-603(GG)
|
CU
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
Temporary use structure, subject to § 170-603(OO)
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
Table 302 Authorized Accessory Uses
| |||||||||
---|---|---|---|---|---|---|---|---|---|
C
|
R-1
|
R-2
|
R-3
|
MU
|
CBD
|
C-1
|
OI
|
I-1
| |
ACCESSORY USES, SUBJECT TO § 170-308
| |||||||||
Communications antenna
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
Drive-through facilities
|
N
|
N
|
N
|
N
|
CU
|
P
|
P
|
P
|
N
|
Family day care home
|
N
|
SE
|
SE
|
SE
|
SE
|
N
|
N
|
N
|
N
|
Group day care home
|
N
|
N
|
N
|
N
|
SE
|
N
|
N
|
N
|
N
|
Fences
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Helipad - private use, subject to § 170-603(U)
|
CU
|
N
|
N
|
N
|
CU
|
N
|
CU
|
CU
|
CU
|
Home occupation
|
N
|
SE
|
SE
|
SE
|
SE
|
N
|
N
|
N
|
N
|
No-impact home-based business
|
N
|
P
|
P
|
P
|
P
|
N
|
N
|
N
|
N
|
Off-street parking and loading
|
P
|
P
|
P
|
P
|
P
| ||||
Preschool facility
|
N
|
P
|
P
|
P
|
P
|
N
|
N
|
N
|
N
|
Private garages and storage buildings
|
N
|
P
|
P
|
P
|
P
|
N
|
N
|
N
|
N
|
Private residential swimming pools/sport courts
|
N
|
P
|
P
|
P
|
CU
|
N
|
N
|
N
|
N
|
Signs
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Temporary construction trailer/model home/sales
office
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Renewable Energy Systems, Subject to § 170-603(GG)
| |||||||||
Outdoor hydronic heater
|
N
|
P
|
P
|
P
|
P
|
N
|
N
|
N
|
N
|
Solar energy system (small)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Solar energy system (large)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
Wind energy system (small)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
A.Â
Table 303 contains the dimensional requirements for the specified
zoning district, unless a more restrictive requirement for a specific
use is required by another section of this chapter.
B.Â
Exception to height limitations. The height limitations of this chapter
shall not apply to the following structures: church spires, chimneys,
elevator bulkheads and other mechanical equipment which is part of
the principal structure, conveyors, flagpoles, silos, standpipes,
elevated water tanks, derricks, public utility structures and other
structures not intended for human habitation which do not exceed the
height limitations of the zoning district by more than 15 feet.
C.Â
Lot and yard requirements.
D.Â
Projections into yards. No structure, whether attached to the principal
structure or not and whether open or enclosed, including porches,
carports, balconies and platforms above basic grade level, shall project
into any required front, side or rear yard, except as provided below:
(1)Â
Subject to the clear sight triangle requirements in § 170-504, shall not apply to terraces, steps, wheelchair ramps, uncovered porches, or other similar features not over three feet high above grade level.
(2)Â
Minor utility fixtures, unenclosed patios and articles of decoration
around a main building may be located in any required yard.
(3)Â
A buttress, chimney, cornice, pier or pilaster extending no
more than two feet from the wall of the principal structure may be
located in any required yard.
(4)Â
The Zoning Officer may authorize the projection of a principal
structure into a required front yard on a lot located between two
structures which may be nonconforming with respect to the front yard,
provided that the resulting front yard shall not be less than the
median front yard of the two adjacent structures.
E.Â
Parking and storage of vehicles in all residential districts. In
any residential district, the following restrictions shall apply.
(1)Â
The parking of any vehicle other than an automotive passenger
vehicle, station wagon, pickup truck, panel truck or recreational
vehicle in required front yards shall be prohibited.
(2)Â
Parking of any other type of truck, except for temporary loading
or unloading, shall be prohibited.
Table 303: Dimensional Requirements
| |||||||
---|---|---|---|---|---|---|---|
Minimum Lot Size
|
Minimum Lot Width
(feet)
|
Maximum Impervious Surface
|
Minimum Front Yard
(feet)
|
Minimum Side Yard
(feet)
|
Minimum Rear Yard
(feet)
|
Maximum Building Height
(feet)
| |
C - CONSERVATION
| |||||||
All uses
|
1 acre
|
100
|
25%
|
35
|
35
|
35
|
35
|
R1 LOW DENSITY RESIDENTIAL
| |||||||
Dwelling, single-family detached
|
7,500 square feet
|
50
|
60%
|
20
|
10
|
25
|
35
|
All others
|
10,000 square feet
|
50
|
60%
|
25
|
25
|
25
|
35
|
R-2 MEDIUM DENSITY RESIDENTIAL
| |||||||
Dwelling, single-family detached
|
6,000 square feet
|
40
|
60%
|
20
|
8
|
25
|
35
|
Dwelling, townhouses
|
2,500 square feet per du
|
80
|
50%
|
20
|
15
|
25
|
35
|
Dwelling, duplex
|
7,500 square feet
|
50
|
60%
|
20
|
10
|
25
|
35
|
All others
|
10,000 square feet
|
50
|
60%
|
25
|
15
|
25
|
35
|
R-3 HIGH DENSITY RESIDENTIAL
| |||||||
Dwelling, single-family detached
|
5,000 square feet
|
40
|
50%
|
20
|
5
|
25
|
35
|
Dwelling, townhouses
|
2,000 square feet per du
|
60
|
50%
|
20
|
10
|
25
|
35
|
Dwelling, duplex
|
6,000 square feet
|
40
|
50%
|
20
|
5
|
25
|
35
|
Dwelling, multifamily
|
1,800 square feet per du
|
80
|
75%
|
20
|
25
|
25
|
36
|
All others
|
10,000
|
50
|
35%
|
25
|
20
|
25
|
25
|
MU MIXED USE DISTRICT
| |||||||
Dwelling, single-family detached
|
5,000 square feet
|
40
|
50%
|
20
|
5
|
25
|
35
|
Dwelling, duplex
|
6,000 square feet
|
25
|
50%
|
20
|
5
|
25
|
35
|
All others
|
5,000
|
80
|
35%
|
25
|
20
|
25
|
25
|
CBD - CENTRAL BUSINESS DISTRICT
| |||||||
All uses
|
2,500 square feet
|
25
|
100%
|
0*
|
0 if share party wall; 10 if not
|
5
|
100
|
C-1 - GENERAL COMMERCIAL DISTRICT
| |||||||
All uses
|
5,000 square feet
|
50
|
70%
|
25
|
5
|
20
|
40
|
OI - FLEX OFFICE/INDUSTRIAL DISTRICT
| |||||||
All uses
|
20,000 square feet
|
100
|
80%
|
25
|
10
|
20
|
50
|
I-1 - INDUSTRIAL DISTRICT
| |||||||
All uses
|
40,000 square feet
|
100
|
80%
|
25
|
10
|
20
|
50
|
*
|
Build-to line: All buildings in the Central Business District
shall be built to the sidewalk or to the average setback of the adjacent
buildings, with a maximum of 20 feet, unless it includes an outdoor
plaza, courtyard or outdoor dining, in which case the setback shall
be between 10 and 20 feet.
|
A.Â
All accessory uses and structures shall meet the following criteria:
(1)Â
Such use is on the same lot as the principal use or structure
and is customarily incidental and subordinate to the principal use
or structure.
(2)Â
Such use is not intended to expand a use otherwise limited in
that area.
(3)Â
Such use is consistent with the normal requirements of the principal
use and is not excessive for such use or for that district.
(4)Â
Such use is not detrimental to the surrounding area or properties.
(5)Â
Adequate area is available without reducing the area requirements
set forth for the use in the district in which it lies.
B.Â
A zoning permit shall be required for every accessory use or structure.
C.Â
If the principal use or structure is one which would require land development approval through Chapter 151, Subdivision and Land Development, such accessory use or structure shall require such approval.
D.Â
There must be a principal structure on the lot prior to the issuance
of a zoning permit for an accessory structure, except that accessory
structures customarily associated with parks and playgrounds shall
be allowed on-site without a principal structure. Such structures
may include, but are not limited to picnic pavilions, gazebos, and
equipment storage sheds.
E.Â
Accessory structures in all zoning districts shall meet following
requirements:
(1)Â
No accessory structure shall be located in a front yard, unless
specifically permitted in this chapter.
(2)Â
All accessory structures shall maintain a side and rear yard
of at least five feet, unless otherwise specified in this chapter.
(3)Â
All accessory structures shall be limited to one story or 15
feet in height, unless otherwise specified in this chapter.
(4)Â
Communications antennas mounted on an existing building or existing
public utility storage or transmission structure.
(a)Â
Building-mounted antennas shall not be permitted on any single-family
or two-family dwellings.
(b)Â
The applicant shall demonstrate that the electromagnetic fields
associated with the proposed antennas comply with safety standards
now or hereafter established by the Federal Communications Commission
(FCC).
(c)Â
Building-mounted antennas shall be permitted to exceed the height
limitations of the district by no more than 20 feet. Antennas mounted
on an existing public service corporation facility storage or transmission
tower shall not project more than 20 feet above the height of the
tower.
(d)Â
Omnidirectional or whip antennas shall not exceed 20 feet in
height or seven inches in diameter.
(e)Â
Directional or panel antennas shall not exceed five feet in
height or two feet in width.
(f)Â
Satellite and microwave dish antennas mounted on the roof of
a building or on a self-supporting communications tower shall not
exceed six feet in diameter.
(g)Â
Satellite and microwave dish antennas mounted on a monopole
communications tower or existing public service corporation facility
storage or transmission structure shall not exceed two feet in diameter.
(h)Â
The applicant proposing a building-mounted antenna shall submit
evidence from a structural engineer certifying that the proposed installation
will not exceed the structural capacity of the building considering
wind and other loads associated with the antenna's location.
(i)Â
Evidence of lease agreements and easements necessary to provide
access to the building or structure for installation and maintenance
of the antennas and placement of the equipment cabinet or equipment
building shall be provided to the Borough.
(j)Â
The placement of the equipment cabinet or equipment building
shall not obstruct the free flow of traffic on the site, shall not
reduce any parking required or available for other uses on the site
and shall not obstruct any right-of-way or easement without the permission
of the owner or grantor of the right-of-way or easement.
(k)Â
Unless located within a secured building, the equipment cabinet
or equipment building shall be fenced by a ten-foot-high chain-link
security fence with locking gate. If the equipment cabinet or equipment
building is visible from any public street or adjoining residential
property, the equipment cabinet or equipment building shall be screened
by a minimum six-foot-high compact evergreen hedge.
(l)Â
If vehicular access to the equipment cabinet or equipment building
is not provided from a public street or paved driveway or parking
area, an easement or right-of-way shall be provided which has a minimum
width of 20 feet and which shall be improved with a dust-free all-weather
surface for its entire length.
(m)Â
At least one off-street parking space shall be provided on the
site within a reasonable walking distance of the equipment cabinet
or equipment building to facilitate periodic visits by maintenance
workers.
(5)Â
Fences and walls.
(a)Â
Fences and walls shall be permitted for all residential uses,
provided that their height be limited to four feet in the front yard
and six feet in side and rear yards shall be permitted.
(b)Â
All fences shall be constructed of customary fencing materials,
but shall exclude chain-link fencing in front yards. In no areas of
any yard shall fencing ordinarily used for construction activity,
such as silt fences or temporary construction fences, be permitted,
except during the time when such construction activity is being performed.
(c)Â
A chain-link-type fence not more than 10 feet in height may
be erected in any required yard for schools, playgrounds or parks.
(d)Â
A chain-link-type fence not more than 10 feet in height may
be erected in any required yard for industrial uses or commercial
uses. A solid fence no more than 10 feet high may be erected in any
required commercial or industrial yard with the approval of the Zoning
Officer.
(e)Â
Fences are not subject to the minimum yard setback requirements
and may be located up to the property line, except in areas where
they are adjacent to public streets, in which case fences shall be
required to be located a minimum of two feet from the back of curb
or edge of pavement. The finished side of the fence shall face the
adjoining property or public street where applicable.
(6)Â
Residential accessory building and structures and detached garages.
(a)Â
Accessory buildings shall not exceed 150 square feet in area
and one story in height. Such accessory structures shall not be used
for garage purposes.
(b)Â
Impermanent structures or structures which are to be comprised
of makeshift materials or structures which are subject to extreme
weathering and unsightly conditions shall not be permitted.
(c)Â
No detached garage or storage structure accessory to a dwelling
shall be located in the minimum required front yard.
(d)Â
All accessory storage structures and garages shall be located
at least 10 feet from any principal building, except that a detached
garage may be connected to the principal building by contiguous side
walls, breezeways or similar connections.
(7)Â
Structures accessory to nonresidential structures and buildings.
(a)Â
No structure accessory to a nonresidential building or structure,
other than a sign or off-street parking area, shall be located in
the front yard.
(b)Â
Structures accessory to nonresidential buildings or structures
shall not be located within any required buffer area.
(c)Â
Where a buffer area is not required, all structures accessory
to nonresidential buildings or structures shall be located at least
10 feet from the rear property line and at least 20 feet from the
side property lines.
(d)Â
All accessory storage structures and garages shall be located
at least 10 feet from any principal building, except that a detached
garage may be connected to the principal building by contiguous side
walls, breezeways or similar connections.
(8)Â
Canopies and similar structures.
(a)Â
Canopies and similar permanent freestanding roofed structures
without walls shall be permitted to cover outdoor seasonal display
and sales areas or fuel dispensing areas accessory to authorized uses
in all commercial and industrial districts, provided that:
(b)Â
Such structure shall not be attached to the principal building;
(c)Â
Such structure shall be located at least 10 feet from any property
line or street right-of-way;
(d)Â
Such structure shall not be enclosed; and
(e)Â
Such structure shall be removed immediately once the principal
use or the use of the accessory structure is discontinued.
(9)Â
Swimming pools.
(a)Â
Private swimming pools, including any deck areas and/or accessory
structures shall not be located closer than 10 feet to any property
line. Swimming pools shall not be permitted in the front yard.
(b)Â
Pools shall be fenced and secured in accordance with the requirements
of the Uniform Construction Code (UCC).
F.Â
The following accessory uses shall be permitted in accordance with
the stated requirements:
(1)Â
Urban agriculture. Urban agriculture, as defined in Article
2, shall be permitted as an accessory use to a detached single-family
dwelling in any district. The keeping of farm animals or livestock
for agricultural purposes shall be strictly prohibited.
(2)Â
Drive-through facilities. Drive-through facilities shall be
an authorized accessory use in zoning districts where permitted (see
Table 302), provided the following requirements are met:
(a)Â
The proposed traffic flow and ingress-egress shall not cause
traffic hazards on adjacent streets.
(b)Â
On-lot traffic circulation and parking areas shall be clearly
marked.
(c)Â
A drive-through use shall be designed with space for an adequate
number of waiting vehicles while avoiding conflicts with traffic onto,
around and off of the site. Any drive-through facilities shall be
designed to minimize conflicts with pedestrian traffic.
(d)Â
A drive-through window shall not be placed on a wall of building
that faces onto a public street. To the maximum extent feasible, drive-through
windows shall be placed to the rear of the building, with a location
to the side of the building being used if the rear is not feasible.
(e)Â
Any ordering area for a drive-through facility for a restaurant
shall be set back a minimum of 100 feet from any existing principal
dwelling, unless a stricter requirement is established by another
provision of this chapter. The applicant for a drive-through facility
shall control the volume of any loudspeaker and/or use setbacks or
acoustic barriers so that the loudspeaker cannot be heard from a dwelling.
Sound attenuation walls, landscaping or other mitigation measures
may be required as necessary.
(f)Â
To the maximum extent feasible, vehicle access for drive-through
facilities shall enter or exit using an alley or a low-traffic street.
(3)Â
Family and group day care homes. All child day care facilities
shall comply with all current Pennsylvania Department of Public Welfare
(DPW) regulations, including those standards governing adequate indoor
space, accessible outdoor play space and any applicable state or local
building and fire safety codes.
(a)Â
Group day care homes must provide proof of an approved and currently
valid DPW license at the time of application and must provide proof
of annual license renewal to the Zoning Officer.
(b)Â
Family day care homes must provide proof of an approved DPW
registration certificate at the time of application and must show
proof of the registration renewal every two years to the Zoning Officer.
(c)Â
All activities shall be conducted in an occupied, detached single-family
residence.
(d)Â
Activities shall be limited to functions normally associated
with the part-time tending of children and shall not include overnight
lodging.
(e)Â
No portion of a child day care facility shall be located within
a 300-foot distance from any potentially hazardous land use or activity
which could pose a threat to the safety and welfare of the children,
staff and other occupants at the facility. Hazardous land uses or
activities include but shall not be limited to gasoline service stations,
heavy industrial operations, storage of flammable or high pressure
underground pipelines, truck or rail loading yards, etc.
(f)Â
The outdoor play space shall be completely enclosed by a safe
and adequate fence or wall a minimum of four feet in height, unless
a greater height is required by the governing body. Any outdoor play
area potentially susceptible to encountering vehicles leaving the
roadway, travel lanes, or accessways shall be protected by a barrier
capable of preventing the vehicle from entering the play area. Whenever
possible, the on-site outdoor play area shall not be located in the
front yard. Outdoor play shall be limited to the hours between 8:00
a.m. and sunset, as defined by the National Weather Service.
(g)Â
Any addition or improvement to an existing residential structure
or property for purposes of child day care shall preserve its residential
character. The scale, bulk, height and roof pitch of any addition
and the building materials used shall be compatible with the existing
structure. Any improvements to the structure shall be in compliance
with all other applicable Borough regulations relating to building
and/or zoning permits.
(h)Â
Family day care homes shall provide one on-site dropoff space.
[1]Â
An existing driveway or common parking lot space may be used
as the dropoff area if it can be demonstrated that there is sufficient
space available in the driveway that is not otherwise occupied or
committed to safely accommodate a parked vehicle.
[2]Â
In cases where the dropoff area cannot be accompanied on the
site, the applicant shall demonstrate that there is on-street parking.
[3]Â
The required dropoff area may be waived by the Borough if the
applicant can demonstrate that the clients will walk to the facility,
thereby eliminating the need for the additional parking space.
(i)Â
Group day care homes shall provide an on-site dropoff area with
sufficient area to allow for the temporary parking of two vehicles.
[1]Â
An existing driveway or common parking lot space may be used
as the dropoff area if it can be demonstrated that there is sufficient
space available in the driveway that is not otherwise occupied or
committed to safely accommodate two parked vehicles.
[2]Â
In cases where the existing driveway cannot function as a dropoff
area, two new on-site dropoff spaces shall be provided. The dropoff
area shall conform to the required dimensional standards for residential
parking spaces.
(j)Â
In addition to the off-street parking requirements required under Article 7, group day care homes shall provide two additional on-site parking spaces for nonresident employee. The parking space shall conform to the required dimensional standards for residential parking spaces.
(k)Â
Signs shall comply with standards governing signs for home occupations.
(4)Â
Home occupations.
(a)Â
No-impact home-based businesses shall satisfy the following
requirements:
[1]Â
The business activity shall be compatible with the residential
use of the property and surrounding residential uses.
[2]Â
The business shall employ no employees other than family members
residing in the dwelling.
[3]Â
There shall be no display or sale of retail goods and no stockpiling
or inventory of a substantial nature.
[4]Â
There shall be no outside appearance of a business use, including,
but not limited to, parking, signs or lights.
[5]Â
The business activity may not use any equipment or process which
creates noise, vibration, glare, fumes, odors or electrical or electronic
interference, including interference with radio or television reception,
which is detectable in the neighborhood.
[6]Â
The business activity may not generate any solid waste or sewage
discharge, in volume or type, which is not normally associated with
residential use in the neighborhood.
[7]Â
The business activity shall be conducted only within the dwelling
and may not occupy more than 25% of the habitable floor area.
[8]Â
The business may not involve any illegal activity.
(b)Â
Home occupations shall meet all of the same regulations as no-impact
home-based businesses, except that the following standards are modified:
[1]Â
The business activity shall be conducted in the dwelling and/or
one accessory building on the lot and may not occupy more than 50%
of the gross floor area.
[2]Â
No more than one person who does not reside within the dwelling
may be employed on the premises or use the property as a meeting place
for the purpose of traveling to a work site. If the use will include
a nonresident employee, then an additional off-street parking space
shall be provided in addition to the parking for the dwelling. If
the use will involve customers regularly visiting the property, then
another additional off-street parking space shall be provided.
[3]Â
The nature of the services rendered shall be of that type which
are primarily and customarily provided to clients on an individual
basis and by appointment only, or off-site; however, medical/dental
offices are not permitted.
[4]Â
Any tutoring or instruction shall be limited to a maximum of
three students at a time.
[5]Â
If the use will involve customers regularly visiting the property,
then another additional off-street parking space shall be provided.
[6]Â
There shall be no signs present on the property except for one
wall sign, not to exceed one square foot, indicating the address and
the occupant's name; for example, Joe Doe - Accountant.
[7]Â
The use shall not require delivery by tractor-trailer trucks.
[8]Â
The use shall not involve manufacturing, other than of custom
crafts and sewing. The use shall not involve commercial repair of
motor vehicles.
[9]Â
Parties for the purpose of selling merchandise or taking orders
shall not be held more than four times each month.
[10]Â
Notwithstanding any provision contained herein
to the contrary, garage, basement, yard or other similar sales shall
not be allowed more than twice each year, and each sale shall not
last more than 72 consecutive hours.