The lot or yard requirements for any new building or use shall
not include any part of a lot that is required by any other building
or use to comply with the requirements of this chapter. No required
lot or area shall include any property, the ownership of which has
been transferred subsequent to the effective date of this chapter,
if such property was a part of the area required for compliance with
the dimensional requirements applicable to the lot from which such
transfer was made.
No principal building shall be erected on any part of a lot which has a width less than that specified in Articles
IV through
XVIII, except as specified in §
195-76 or in the case of lane lots. Lane lots may be permitted as an exception to the minimum lot width requirement at the building setback line as defined in §
195-9. A lane lot is a parcel of land which does not have the required minimum lot width at the minimum front yard line but has direct access to a public street through a narrow strip of land which is part of the same lot. The lot lines of the narrow portion of the lot (the lane) shall be parallel or nearly parallel.
A. Lane lot may serve one detached dwelling only.
B. Each lot must have a separate lane.
C. Lane lots may not be used in a subdivision of lots containing any
new streets.
D. If the proposed lane lot is not large enough to further subdivide
under the zoning requirements at the time the subdivision is proposed,
then the lane shall have a minimum width of 25 feet at the street
line of a public street and shall not narrow to a lesser dimension.
However, if the proposed lot is large enough to further subdivide
under the zoning requirements at the time the subdivision is proposed,
then the minimum lane width shall be 50 feet at the street line and
shall not narrow to a lesser dimension; provided, however, that should
the property owner agree by plan notation and recorded document that
the lot will not be further subdivided, then a lane of 25 feet in
width shall be sufficient.
E. The area of the lane shall not be included in the calculation of
the minimum lot area.
F. Only one tier of lane lots will be permitted on a tract.
G. The front yard setback for a lane lot shall be a distance equal to
the front yard requirements for the district in which the lot is located
and shall be measured from the point where the lot first obtains a
minimum lot width measurement.
H. The length of the lane shall be limited to a maximum length of 500
feet.
I. The improvement requirements of Chapter
163, Subdivision and Land Development, shall be met.
J. Lane lots of three or more will not be permitted if a public street
could feasibly be constructed.
No portion of a building or structure shall be built within the minimum depth of front, side or rear yards as specified in the dimensional requirements for each zoning district (Articles
IV through
XVIII), except in accordance with this section. A proposed building may be constructed nearer to the street than a required minimum front yard depth under the following conditions:
A. There shall be existing buildings on the lots on either side of lot
which would contain the proposed building.
B. The proposed building would front on the same side of the same street
in the same block as the existing buildings on lots on either side.
C. The existing buildings on the lots on either side would be no greater
than 50 feet from the proposed building.
D. The proposed building may be constructed at a front yard depth that
is not less than the average of the front yard setbacks of the existing
buildings on the lots on either side.
E. In no case shall the front yard of the proposed building be less
than 20 feet.
F. Ground-story bays, porches, access walkways to the primary structure
and chimney flues may project into required yard areas no more than
three feet. Such projections into the required minimum yard areas
shall not occupy more than 1/3 the length of the building wall. Cornices
and gutters may project no more than two feet over a required yard.
Fire escapes may be permitted in accordance with this section in side
or rear yards only.
[Amended 10-18-2021 by Ord. No. 2021-02]
G. The provisions of this section shall not apply to fences, hedges or walls less than six feet high above the natural grade in the required yard, nor to terraces, steps, decks, or uncovered patios, except that no such uncovered patio or deck may be built or extend more than 50% within the minimum depth of side or rear yards as specified in Articles
IV through
XVIII.
In order to prevent the establishment of a greater number of
parking spaces than is actually required to serve the needs of nonresidential
uses, the Board of Supervisors, after consulting with the Planning
Commission and Township Engineer, may permit a conditional reduction
of parking space if the following conditions are satisfied:
A. This conditional reduction of parking space shall apply to any permitted
institutional, commercial or industrial uses.
B. The design of the parking lot, as indicated on the land development
plan, must designate sufficient space to meet the parking requirements
of this chapter. The plan shall also illustrate the layout for the
total number of parking spaces.
C. The conditional reduction may provide for the establishment of not
less than 80% of the required number of parking spaces, as specified
in this chapter. This initial phase of the parking provision shall
be clearly indicated on the plan.
D. The balance of the parking area conditionally reserved shall not
include areas for required buffer yards, setbacks or areas which would
otherwise be unsuitable for parking spaces due to the physical characteristics
of the land or other requirements of this chapter. This parking area
which is reserved shall be located and have characteristics so as
to provide amenable open space should it be determined the additional
parking spaces are not required. The developer shall provide a landscaping
plan for the reserved area with the land development plan.
E. The developer shall enter into a written agreement with the Board
of Supervisors providing for the installation of the reserved parking
areas upon recommendation and review by the Township Engineer at any
time after the issuance of the last occupancy permit. The additional
parking spaces shall be provided at the developer's or owner's expense
should it be determined by the Township that the required number of
parking spaces are necessary to satisfy the need of the particular
land development.
F. Land which has been determined and designated by the Board of Supervisors
to remain as open space rather than as required parking shall not
be used to provide parking spaces for any addition or expansion but
shall remain as open space.
For all nonresidential uses, access to roads shall be at least
200 feet from the intersection of any street lines.