A.
Existing zone lots of record. In an R District only, a single-family detached dwelling may be erected on a nonconforming zone lot of official record at the effective date of this chapter irrespective of its area or width, the owner of which does not own any adjoining property which would create a conforming lot if all or part of said property were combined with subject zone lot; provided, however, that no lot or lots in single ownership shall hereafter be reduced so as to create one or more nonconforming lots, and provided further that on any nonconforming lot no side yard shall be less than eight feet, nor shall any side yard adjoining a side street be less than 10 feet; provided, further, that the rear yard of any such lot shall in no case be less than 10 feet, and the front yard shall be as required in § 325-23B hereof.
B.
Minimum lot sizes where there is no public water or sewer. Unless
the regulations of the district in which they are located or other
state or local regulations require greater lot areas or lot widths,
the following regulations shall apply:
(1)
Not served by public water or sewer. The minimum lot area per dwelling
unit shall be not less than 20,000 square feet nor less than 100 feet
in width at the front lot line when such lot is not served by a public
water or sanitary sewer system, and provided further that any dwelling
erected on such a lot shall be in accordance with the yard and coverage
requirements as specified in any R-1 District.
(2)
Not served by public sewer. Lots served by a public water system
and an individual on-lot sewage disposal system, such as a cesspool
or septic tank, shall not be less than 10,000 square feet in area
per dwelling unit nor less than 75 feet in width at the front lot
line and shall be in accordance with the following yard and coverage
requirements:
C.
Lot frontage. The minimum lot frontage of any lot shall be measured
along the minimum building setback line as required for the district
where located. The width of any lot in any district, except C and
M Districts, shall not be less than 30% of the depth of said lot at
the front lot line; provided, however, that no lot need exceed a width
of 300 feet, nor shall any such lot be less than 60 feet along the
front line.
D.
Corner lots in any R District. At all intersecting public right-of-way
lines, no obstructions to vision (other than an existing building,
post, column or tree) exceeding 30 inches in height above the established
grade of the street at the property line shall be erected or maintained
on any lot within the triangle formed by the intersecting public right-of-way
and a line drawn between points along such street lot lines 30 feet
distant from their points of intersection.
E.
Through lots. Where a single lot under individual ownership extends
from a street to an alley, the widest street shall be deemed the street
upon which the property fronts, and no principal structures and no
dwelling shall be erected on the rear of such a lot.
F.
Required area or space cannot be reduced. The area or dimension of
any zone lot, yard, parking area or other space shall not be reduced
to less than the minimum required by this chapter, and, if already
less than the minimum required by this chapter, said area or dimension
may be contained and shall not be further reduced.
[Amended 12-14-2011 by Ord. No. 2011-5]
B.
Permitted exceptions. Subsection A of this section notwithstanding, height limitations stipulated elsewhere in this chapter shall not apply to open amusement areas, barns, silos, schools, church spires, belfries, cupolas and domes, monuments, water towers, utility poles, chimneys, smokestacks, flagpoles, radio and television towers, masts and aerials or to parapet walls extending not more than four feet above the limiting height of the building.
A.
Side yards.
(1)
Side yard width may be varied. When the side wall of a building is
not parallel with the side lot line or is broken or irregular, the
side yard may be varied. In such cases, the average width of the side
yard shall not be less than the otherwise required minimum width;
provided, however, that such side yard shall not be narrower at any
point than 1/2 the otherwise required minimum width, and provided
further that no building wall shall be nearer to any point on a side
property line than 1/2 the otherwise required minimum width.
(2)
Side yard of corner lot. The side street setback line of any corner
lot as it existed at the time of adoption of this chapter or any corner
lot shown on any subdivision plot which received final approval prior
to the adoption of this chapter shall not be less than 1/2 of the
depth of the minimum front yard required on any adjoining lot fronting
on a side street. Any corner lot delineated by subdivision after the
adoption of this chapter shall provide a side street setback line
which shall not be less than the minimum front yard required on any
adjoining lot fronting on a side street.
B.
Front yard exception. When an unimproved lot is situated between two improved lots, each having a principal building within 25 feet of any side lot line of such unimproved lot, the front yard may be reduced to the greatest depth of the front yard of the two adjoining improved lots but shall be not less than 15 feet; provided, however, that, where any lot shall front on a right-of-way which is proposed on the municipality's Official Map to be widened, the front yard of such lot shall be as required by Article III hereof and shall be measured from such proposed future right-of-way.
C.
Front yard of corner lot. The front yard of any corner lot shall
be established on the wider of the two streets abutting said lot except
where the widths of the two abutting streets are equal, then the front
yard may be established on either street.
D.
Projections into required yards. Certain architectural features may
project into required yards as follows:
(1)
Cornices, canopies, eaves or other architectural features may project
into side yards a distance not exceeding two inches per one foot of
side yard width but may not exceed a total of three feet.
(2)
Fire escapes may project into side and rear yards a distance not
exceeding four feet six inches.
(3)
Bay windows, balconies, fireplaces, uncovered stairways and necessary
landings and chimneys may project a distance not exceeding four feet,
provided that such features do not occupy, in the aggregate more than
1/3 of the length of the building wall on which they are located.
(4)
Open patios may be located in side yards, provided that they are not closer than three feet to any adjacent property line. If located closer than eight feet, they shall be screened in accordance with the provision of § 325-27A hereof. In case of a corner lot, no enclosed patios or porches shall extend into the side yard adjoining such side street.
E.
Additional yards required where C and M uses abut R Districts. All
uses first permitted in C-2 or less restrictive districts which abut,
at the lot line or on the same street, an R District shall provide
yards, where they abut, in accordance with the yard requirements for
such R Districts which they abut, where the R District requirements
are greater than the C-2 or less restrictive districts.
Land coverage by principal and accessory buildings or structures on each zone lot shall not be greater than is permitted in Article III or other pertinent sections of this chapter.
[Amended 9-9-2002 by Ord. No. 6-2002]
A.
There shall not be more than one principal structure and not more
than two accessory structures, including a private garage, on each
lot zoned residential which is composed of 14,400 square feet or less.
Additional accessory structures may be constructed and maintained
if the lot exceeds 14,400 square feet in size, but only one additional
accessory structure may be constructed and maintained for each 14,400
square feet of lot space. In no case, however, shall there be more
than five accessory buildings on any one lot zoned residential.
B.
If at any time a lot zoned residential is subdivided, each lot shall
be required to be in compliance with the mandates of the Code of Borough
of Towanda, Pennsylvania.
A.
Minimum yard regulations.[1]
(1)
Unattached accessory structures in R Districts. Accessory structures,
which are not attached to a principal structure, may be erected within
one of the side yards or within the rear yard in accordance with the
following requirements:
(2)
Attached accessory structures in R Districts. When an accessory structure
is attached to the principal building, it shall comply in all respects
with the requirements of this chapter applicable to the principal
building.
(3)
Nondwelling accessory structures in other districts. Nondwelling
accessory structures shall comply with front and side yard requirements
for the principal structure to which they are accessory and shall
be not closer to any rear property line than 10 feet.
[1]
Editor's Note: Former Subsection A, which provided for maximum
permitted heights, was repealed 11-6-1995 by Ord. No. 5-1995.
A.
Enclosed uses. Any enclosed use as may be required by this chapter
to be landscaped in accordance with this subsection shall provide
a fence, six feet high, or a visual screen consisting of evergreen
or evergreen-type hedges or shrubs spaced at intervals of not more
than six feet, located and maintained in good condition within 15
feet of the property line adjoining or abutting an R District.
B.
Unenclosed uses. Any use which is not conducted within a completely
enclosed building, except for nurseries and the display for sales
purposes of new or used cars, trucks, trailers or farm equipment,
in operative condition, shall be entirely enclosed by a fence maintained
in good condition or evergreen-type hedges or shrubs spaced at intervals
of not more than six feet.
A.
Unenclosed M uses. All M uses which are not conducted wholly within
a completely enclosed building shall be not less than 100 feet distant
from any R District.
B.
Uses to be enclosed. All C and M uses shall be conducted wholly within
a completely enclosed building, except for off-street parking and
loading facilities, new and used car lots, service stations, terminals,
storage yards and similar uses.
