A.Â
Except as hereinafter provided, no building or structure or land
shall hereafter be used or occupied, and no building or structure
or part thereof shall be erected, constructed, reconstructed, moved,
or altered, except in conformity with the regulations herein specified
for the district in which it is located.
B.Â
No building or other structure shall hereafter be erected or altered:
(1)Â
To exceed the height or bulk; or
(2)Â
To accommodate or house a greater number of families; or
(3)Â
To occupy a greater percentage of lot area; or
(4)Â
To have narrower or smaller rear yards, front yards, side yards,
or other open spaces than herein required or in any other manner contrary
to the provisions of this chapter.
C.Â
Regulations governing the use of land within the designated zoning
districts shall be as set forth in the sections of this article and
the following supporting articles.
A.Â
Purpose:
(1)Â
To preserve the predominantly residential atmosphere where single-family
and semidetached homes dominate such that a high level of dwelling
quality continues to exist.
(2)Â
To preserve spacious lawns and open space for landscaping or other
uses.
(3)Â
To provide for the orderly expansion of low-density residential development.
(4)Â
To exclude uses not compatible with such low-density residential
development.
D.Â
Special exception uses: (See § 330-60.)
(1)Â
Residential conversion units, provided that no more dwelling units
are provided than are either in a permitted or conditional use category,
and provided that all other regulations pertaining to the new use
can be met.
(2)Â
Home occupations, provided that no facade shall indicate from the
exterior that the building is being utilized for any purposes other
than that which is permitted by right in this article.
(3)Â
Business office or professional offices combined with residence,
provided that no more than two employees are employed.
(4)Â
Treatment center.
[Added 4-2-2007 by Ord. No. 1080]
E.Â
Height regulations. The height of a building shall not be greater
than 35 feet or 2Â 1/2 stories.
F.Â
Area and bulk regulations:
(1)Â
Single-family detached dwelling:
(a)Â
Minimum lot size: 6,000 square feet.
(b)Â
Minimum lot width: 50 feet.
(c)Â
Minimum any one side yard setback: five feet.
(d)Â
Minimum aggregate side yard setback: 15 feet.
(e)Â
Minimum front yard setback: 20 feet.
(f)Â
Minimum rear yard setback: 30 feet.
(g)Â
Maximum coverage: 30%.
(h)Â
Minimum floor area per dwelling unit: 950 square feet.
(2)Â
Single-family semidetached dwelling:
(a)Â
Minimum lot size per dwelling unit: 4,500 square feet.
(b)Â
Minimum lot width per double structure: 80 feet.
(c)Â
Minimum any one side yard setback: 10 feet.
(d)Â
Minimum aggregate side yard setback: 20 feet.
(e)Â
Minimum front yard setback: 30 feet.
(f)Â
Minimum rear yard setback: 30 feet.
(g)Â
Maximum coverage: 40%.
(h)Â
Minimum floor area per dwelling unit: 800 square feet.
(3)Â
Two-family detached dwelling:
(a)Â
Minimum lot size per dwelling unit: 4,000 square feet.
(b)Â
Minimum lot width: 60 feet.
(c)Â
Minimum any one side yard setback: 10 feet.
(d)Â
Minimum aggregate side yard setback: 20 feet.
(e)Â
Minimum front yard setback: 30 feet.
(f)Â
Minimum rear yard setback: 30 feet.
(g)Â
Maximum coverage: 35%.
(h)Â
Minimum floor area per dwelling unit: 775 square feet.
(4)Â
Townhouses:
(a)Â
Maximum density: 10 dwelling units per acre.
(b)Â
Minimum lot width per interior structure: 16 feet.
(c)Â
Minimum lot depth: 100 feet.
(d)Â
Minimum end-of-row side yard setback: 25 feet.
(e)Â
Minimum front yard setback: 30 feet.
(f)Â
Minimum rear yard setback: 30 feet.
(g)Â
Maximum coverage: 50%.
(h)Â
Minimum floor area per dwelling unit: 775 square feet.
(i)Â
No structures shall be closer together than 30 feet.
(j)Â
Townhouse design standards.
[1]Â
Each townhouse dwelling unit shall incorporate varied architectural
modes and setbacks and shall contain not less than three nor more
than eight dwelling units joined by a common wall.
[2]Â
An overall structure of attached dwelling units shall not be
permitted with one common roofline or with equal front and rear yard
setbacks for all dwelling units. Similarly, the appearance of the
front and rear wall of the building shall have a distinction between
dwelling units by varying the unit width or height, providing different
exterior materials on the facade, or by changing the rooflines. Setbacks
shall vary from every dwelling unit to the next so that at least every
two units are offset from the adjoining units by a minimum of two
feet front and rear.
[3]Â
If topographical or other barriers do not provide adequate privacy
for existing uses adjacent to the townhouse development, structures
located on the perimeter must be set back a distance sufficient to
protect the privacy and amenity of the existing uses as determined
acceptable by the Planning Commission. Buffer areas consisting of
hedges, evergreens, or other suitable plantings may be required to
sufficiently constitute an effective screen.
[4]Â
All townhouse development is subject to the provisions of applicable
subdivision and land development regulations.
A.Â
Purpose:
(1)Â
To preserve the existing predominantly residential atmosphere where
single-family and semidetached homes generally dominate.
(2)Â
To provide for the orderly development of residential districts which
permit a variety of housing types.
(3)Â
To allow a higher density of single-family-housing-type development.
(4)Â
To provide a sufficient number of areas within the Borough for the
placement of mobile homes.
B.Â
Permitted uses:
(1)Â
Single-family detached dwellings.
(2)Â
Single-family semidetached dwellings.
(3)Â
Two-family detached dwellings.
(4)Â
Two-family semidetached dwellings.
(5)Â
Mobile/manufactured homes.
[Amended 4-2-2007 by Ord. No. 1080]
(6)Â
Private swimming pools.
(7)Â
Accessory buildings and uses customarily incidental to the above
uses.
(8)Â
Modular homes.
[Added 4-2-2007 by Ord. No. 1080]
(9)Â
Transitional congregate housing facilities.
[Added 4-2-2007 by Ord. No. 1080]
C.Â
Conditional uses: (See § 330-36.)
(1)Â
Townhouses, subject to conditional use requirements and § 330-15F(4).
(2)Â
Garden apartments.
(3)Â
Low-rise apartments.
(4)Â
Churches.
(5)Â
Schools.
(6)Â
Other appropriate public uses and essential services.
(7)Â
Public swimming pools.
(8)Â
Mobile home parks in accordance with the provisions of all applicable
requirements.
D.Â
Special exception uses: (See § 330-60.)
(1)Â
Residential conversion units, provided that no more dwelling units
are provided than are either in a permitted or conditional use category,
and provided that all other regulations pertaining to the new use
can be met.
(2)Â
Home occupations, provided that no facade shall indicate from the
exterior that the building is being utilized for any purposes other
than that which is permitted by right in this article.
(3)Â
Business office buildings to be used only for the administrative
functions of companies, corporations, social or philanthropic organizations
or societies and offices of accountants, architects, brokers, engineers,
lawyers and similar professions.
(4)Â
Neighborhood commercial uses, provided that such uses are confined
to the first floor or part of the first floor of a building and are
designed to serve primarily persons residing in the immediate area
and within walking distance of the commercial use.
(5)Â
Boardinghouses and lodging houses, provided that not more than four
rooms of a residence are used for such purpose.
(6)Â
Treatment centers.
[Added 4-2-2007 by Ord. No. 1080]
(7)Â
Transitional congregate housing facilities.
[Added 4-2-2007 by Ord. No. 1080]
G.Â
Height regulations. The height of a building shall not be greater
than 45 feet, nor greater than four stories.
H.Â
Area and bulk regulations:
(1)Â
Single-family detached dwelling:
(a)Â
Minimum lot size: 5,000 square feet.
(b)Â
Minimum lot width: 50 feet.
(c)Â
Minimum lot depth: 70 feet.
(d)Â
Minimum any one side yard setback: five feet.
(e)Â
Minimum aggregate side yard setback: 15 feet.
(f)Â
Minimum front yard setback: 20 feet.
(g)Â
Minimum rear yard setback: 30 feet.
(h)Â
Maximum coverage: 30%.
(i)Â
Minimum floor area per dwelling unit: 800 square feet.
(2)Â
Single-family semidetached dwelling:
(a)Â
Minimum lot size per dwelling unit: 4,000 square feet.
(b)Â
Minimum lot width per double structure: 60 feet.
(c)Â
Minimum any one side yard setback: 10 feet.
(d)Â
Minimum aggregate side yard setback: 20 feet.
(e)Â
Minimum front yard setback: 25 feet.
(f)Â
Minimum rear yard setback: 30 feet.
(g)Â
Maximum coverage: 40%.
(h)Â
Minimum floor area per dwelling unit: 625 square feet.
(3)Â
Two-family detached dwelling:
(a)Â
Minimum lot size per dwelling unit: 3,500 square feet.
(b)Â
Minimum lot width: 50 feet.
(c)Â
Minimum any one side yard setback: 10 feet.
(d)Â
Minimum aggregate side yard setback: 20 feet.
(e)Â
Minimum front yard setback: 25 feet.
(f)Â
Minimum rear yard setback: 30 feet.
(g)Â
Maximum coverage: 40%.
(h)Â
Minimum floor area per dwelling unit: 700 square feet.
(4)Â
Two-family semidetached dwelling:
(a)Â
Minimum lot size per dwelling unit: 2,500 square feet.
(b)Â
Minimum lot width: 80 feet.
(c)Â
Minimum any one side yard setback: 10 feet.
(d)Â
Minimum aggregate side yard setback: 20 feet.
(e)Â
Minimum front yard setback: 25 feet.
(f)Â
Minimum rear yard setback: 30 feet.
(g)Â
Maximum coverage: 40%.
(h)Â
Minimum floor area per dwelling unit: 625 square feet.
(5)Â
Townhouses:
(a)Â
Maximum density: 14 dwelling units per acre.
(b)Â
Minimum lot width per interior structure: 16 feet.
(c)Â
Minimum lot depth: 80 feet.
(d)Â
Minimum end-of-row side yard setback: 20 feet.
(e)Â
Minimum front yard setback: 25 feet.
(f)Â
Minimum rear yard setback: 25 feet.
(g)Â
Maximum coverage: 40%.
(h)Â
Minimum floor area per dwelling unit: 625 square feet.
(i)Â
No structures shall be closer together than 30 feet.
(j)Â
Townhouse design standards. The townhouse design standards of § 330-15F(4)(j) shall be incorporated herein.
(6)Â
Mobile home dwelling:
(a)Â
Minimum lot size per unit: 6,000 square feet.
(b)Â
Minimum lot width: 50 feet.
(c)Â
Minimum lot depth: 70 feet.
(d)Â
Minimum any one side yard setback: five feet.
(e)Â
Minimum aggregate side yard setback: 15 feet.
(f)Â
Minimum front yard setback: 25 feet.
(g)Â
Minimum rear yard setback: 25 feet.
(h)Â
Maximum coverage: 30%.
(i)Â
Minimum floor area per dwelling unit: 600 square feet.
(j)Â
Each unit shall be erected and anchored on a permanent masonry
foundation with the foundation being totally enclosed around the full
perimeter with masonry or other material specifically designed for
such use and acceptable to the Planning Commission.
(7)Â
Multifamily dwellings, including garden apartments, and low-rise
apartments.
(a)Â
Density.
[1]Â
Maximum permitted gross density for multifamily residential
uses in this district shall be established through density factors,
which are based upon the likely impact of each dwelling unit size.
[2]Â
Density factors shall be assigned to each dwelling unit by type
in accordance with the following table:
Multifamily Type
|
Density Factor
(points)
| |
---|---|---|
Efficiency unit
|
3
| |
One-bedroom unit
|
3
| |
Two-bedroom unit
|
4
| |
Three-bedroom unit
|
5
| |
Four-bedroom unit
|
7
| |
More than four-bedroom unit
|
10
|
[3]Â
At no time shall the sum of the density factors for any multifamily
development exceed 54 points per acre.
(b)Â
Minimum lot width: 100 feet.
(c)Â
Minimum front yard setback: 30 feet.
(d)Â
Minimum side yard setback: 25 feet.
(e)Â
Minimum rear yard setback: 30 feet.
(f)Â
Maximum coverage: 65%.
(g)Â
Maximum height: four stories or 45 feet, whichever is the lesser.
(8)Â
Business office uses, clinics as a principal use:
J.Â
Special regulations for mobile home parks.
(1)Â
(2)Â
Landscaping. Mobile home parks shall be attractively and suitably
landscaped. Development plans shall include provisions for screening
along all property lines, including public rights-of-way. Such screening
shall be a minimum of three feet in height when placed and shall be
of a type to reach a minimum of five feet in three years.
(3)Â
Plan requirements. All proposals for a mobile home park, whether
new or an expansion of existing parks, shall be required to submit
a proposed site development plan for the entire site for review and
recommendation by the Borough Planning Commission and approval by
the Borough Council. The plan shall include at least the following
information:
(a)Â
Plot plan of the entire property.
(b)Â
Proposed street layout, including pavement and right-of-way
widths.
(c)Â
Proposed locations of utilities, drainage easements, storm sewers,
sanitary sewers, water, etc.
(d)Â
Proposed lot layout, including required setback lines for each
mobile home.
(e)Â
Any proposed buildings, their location and use.
(f)Â
Typical street cross section showing proposed construction and
grading.
(g)Â
Proposed location of parking areas and/or individual spaces.
A.Â
Purpose:
(1)Â
To provide for the orderly development of existing and proposed high-density
residential areas where adequate public services and circulation facilities
are available.
(2)Â
To provide for areas of multifamily dwellings through the conditional
use, thus insuring their proper location and development in accordance
with the provisions of this chapter.
(3)Â
To exclude those uses not compatible with such development.
B.Â
Permitted uses:
(1)Â
Single-family detached dwellings.
(2)Â
Single-family semidetached dwellings.
(3)Â
Two-family detached dwellings.
(4)Â
Two-family semidetached dwellings.
(5)Â
Private swimming pools.
(6)Â
Accessory buildings and uses customarily incidental to the above
uses.
(7)Â
Modular homes.
[Added 4-2-2007 by Ord. No. 1080]
C.Â
Conditional uses: (See § 330-36.)
(1)Â
Townhouses.
(2)Â
Garden apartments.
(3)Â
High-rise apartments.
(4)Â
Churches.
(5)Â
Public schools.
(6)Â
Other appropriate public uses and essential services.
(7)Â
Public swimming pools.
(8)Â
Sanitariums.
(9)Â
Nursing homes.
(10)Â
Day-care centers.
(11)Â
Mobile/manufactured homes.
[Added 4-2-2007 by Ord. No. 1080]
D.Â
Special exception uses: (See § 330-60.)
(1)Â
Boardinghouses and lodging houses, provided that not more than four
rooms of a residence are used for such purpose.
(2)Â
Business office buildings to be used only for the administrative
functions of companies, corporations, social or philanthropic organizations
or societies and offices of accountants, architects, brokers, engineers,
lawyers and similar professions.
(3)Â
Neighborhood commercial uses, provided that such uses are confined
to the first floor or part of the first floor of a building and are
designed to serve primarily persons residing in the immediate area
and within walking distance of the commercial use.
(4)Â
Home occupations, provided that no facade shall indicate from the
exterior that the building is being utilized for any purpose other
than that which is permitted by right in this article.
(5)Â
Conversion of existing buildings to any of the permitted uses, provided
all regulations pertaining to the new uses are met.
(6)Â
Professional offices.
(7)Â
Treatment centers.
[Added 4-2-2007 by Ord. No. 1080]
(8)Â
Transitional congregate housing facilities.
[Added 4-2-2007 by Ord. No. 1080]
G.Â
Height regulations. The height of a building shall not be greater
than 10 stories, nor higher than 115 feet.
H.Â
Area and bulk regulations:
(1)Â
Single-family detached dwelling:
(a)Â
Minimum lot size: 4,000 square feet.
(b)Â
Minimum lot width: 50 feet.
(c)Â
Minimum any one side yard setback: five feet.
(d)Â
Minimum aggregate side yard setback: 10 feet.
(e)Â
Minimum front yard setback: 20 feet.
(f)Â
Minimum rear yard setback: 20 feet.
(g)Â
Maximum coverage: 45%.
(h)Â
Minimum floor area per dwelling unit: 800 square feet.
(2)Â
Single-family semidetached dwelling:
(a)Â
Minimum lot size per unit: 4,000 square feet.
(b)Â
Minimum lot width per double structure: 60 feet.
(c)Â
Minimum any one side yard setback: five feet.
(d)Â
Minimum aggregate side yard setback: 10 feet.
(e)Â
Minimum front yard setback: 10 feet.
(f)Â
Minimum rear yard setback: 20 feet.
(g)Â
Maximum coverage: 50%.
(h)Â
Minimum floor area per dwelling unit: 625 square feet.
(3)Â
Two-family detached dwelling:
(a)Â
Minimum lot size per dwelling unit: 3,500 square feet.
(b)Â
Minimum lot width: 50 feet.
(c)Â
Minimum any one side yard setback: 10 feet.
(d)Â
Minimum aggregate side yard setback: 20 feet.
(e)Â
Minimum front yard setback: 10 feet.
(f)Â
Minimum rear yard setback: 20 feet.
(g)Â
Maximum coverage: 45%.
(h)Â
Minimum floor area per dwelling unit: 700 square feet.
(4)Â
Two-family semidetached dwelling:
(a)Â
Minimum lot size per unit: 2,500 square feet.
(b)Â
Minimum lot width: 80 feet.
(c)Â
Minimum any one side yard setback: 10 feet.
(d)Â
Minimum aggregate side yard setback: 20 feet.
(e)Â
Minimum front yard setback: 10 feet.
(f)Â
Minimum rear yard setback: 20 feet.
(g)Â
Maximum coverage: 50%.
(h)Â
Minimum floor area per dwelling unit: 625 square feet.
(5)Â
Townhouse dwelling:
(a)Â
Maximum density: 14 dwelling units per acre.
(b)Â
Minimum lot width per interior structure: 16 feet.
(c)Â
Minimum lot depth: 80 feet.
(d)Â
Minimum end-of-row side yard setback: 20 feet.
(e)Â
Minimum front yard setback: 10 feet.
(f)Â
Minimum rear yard setback: 20 feet.
(g)Â
Maximum coverage: 50%.
(h)Â
Minimum floor area per dwelling unit: 625 square feet.
(6)Â
Multifamily dwellings, including garden apartments, and high-rise
apartments.
(a)Â
Density.
[1]Â
Maximum permitted gross density for multifamily residential
uses in this district shall be established through density factors,
which are based upon the likely impact of each dwelling unit size.
[2]Â
Density factors shall be assigned each dwelling unit by unit
type in accordance with the following table:
Multifamily Type
|
Density Factors
(points)
| |
---|---|---|
Efficiency unit
|
1
| |
One-bedroom unit
|
2
| |
Two-bedroom unit
|
3
| |
Three-bedroom unit
|
4
| |
Four-bedroom unit
|
6
| |
More than four-bedroom unit
|
8
|
[3]Â
At no time shall the sum of the density factors for any multifamily
development exceed 100 points per acre.
(b)Â
Minimum lot width: 100 feet.
(c)Â
Minimum front yard setback: 25 feet.
(d)Â
Minimum side yard setback: 25 feet.
(e)Â
Minimum rear yard setback: 30 feet.
(f)Â
Maximum coverage: 65%.
(g)Â
Maximum height: 10 stories or 115 feet, whichever is the lesser.
(7)Â
Business office uses, clinics as a principal use:
A.Â
Purpose:
(1)Â
To provide for areas of commercial activity which requires large-scale
parking facilities or has a high traffic impact.
(2)Â
To provide additional areas for multifamily dwelling units.
(3)Â
To provide additional areas for neighborhood and other types of commercial
uses.
(4)Â
To exclude uses not compatible with the above objectives.
B.Â
Review procedures.
(1)Â
A development plan shall be prepared and submitted to the municipality
showing the overall development scheme, including location, proposed
site layout, existing zoning, parking facilities, all adjacent highways,
streets, and alleys with traffic flow patterns, and a list of the
kind of establishments to be located on the site and their floor areas;
also, preliminary architectural sketches, elevations, and engineering
plans showing proposed methods of water runoff control.
(2)Â
When a particular development is classified as a subdivision or land
development, approval of issuance of a building permit(s) will be
granted only conditionally upon submission and approval of preliminary
and final plans under the Borough Subdivision and Land Development
Ordinance.
C.Â
Permitted uses:
(1)Â
Business or professional office, bank, savings-and-loan association
or other financial institutions, passenger station for public transportation.
(2)Â
Retail establishment for sale of dry goods, drugs, food, jewelry,
variety and general merchandise, hardware, household furnishings and
supplies, instruments, electronic appliances, including repair service,
and job printing.
(3)Â
Restaurant, tearoom, cafe, confectionery, or other place serving
food or beverages.
(4)Â
Automobile court or motel, indoor theatre, bowling lanes or other
similar place of indoor recreation.
(5)Â
Sale of new automobile and farm implements, including repairs, used
car and used implement sales only as accessory to new sales, gasoline
filling station, storage garage, public garage, car wash.
(6)Â
Personal service shop, including barber, beauty salon, shoe repair,
tailor, dressmaking, pickup station for laundry and dry cleaning.
(7)Â
Automatic self-service laundry and dry cleaning with proper approval
of waste disposal by health authority having jurisdiction.
(8)Â
Frozen food lockers.
(9)Â
Offices or office building for administrative, executive, and professional
activity and similar activities involving the performance or rendering
of professional services, such as financial institutions, mortician,
the sale of real estate and business office, including the showing
of samples, sale, promotion and demonstration of equipment, and merchandise
can be warehoused on the premises for sale, exchange or delivery thereon.
(10)Â
Restaurant; provided, however, that any professional or business
establishment may include private cafeteria or lunchroom facilities
for the exclusive use of its employees as an accessory use.
(11)Â
Living quarters for a proprietor, building manager, caretaker
or watchman, if employed on the premises, as an accessory use within
a principal building.
(12)Â
Retail establishment for the sale of plumbing and heating equipment
and supplies, lumberyard, including the customary storage and work
yards incidental thereto when screened by a fence, wall or planting
screen.
(13)Â
Schools for music, dance, business, etc.
(14)Â
Warehouse.
(15)Â
Research and development industries.
(16)Â
Multifamily dwellings, including mid-rise apartments.
(17)Â
Multifamily dwellings combined with a neighborhood-commercial-type
establishment.
(18)Â
Nursing homes, sanitariums and hospitals.
(19)Â
Appropriate public uses and essential services.
(20)Â
Transitional congregate housing facility.
[Added 4-2-2007 by Ord. No. 1080]
(21)Â
Medical office or clinic.
[Added 4-2-2007 by Ord. No. 1080]
(22)Â
Treatment center.
[Added 4-2-2007 by Ord. No. 1080]
E.Â
Area and bulk regulations for commercial uses.
(1)Â
Impervious coverage. No lot shall be covered by more than 80% with
impervious surface, including but not limited to principal and accessory
buildings, driveways, and walkways and parking areas.
(2)Â
Building coverage. No lot shall be covered by more than 50% by buildings.
(3)Â
Minimum front yard. There shall be a front yard on each lot, the
depth of which shall be not less than 25 feet, inclusive of parking
space.
(4)Â
Minimum side yard. There shall be two side yards of a minimum of
15 feet per side, except, when a mutual agreement is subscribed to
by the adjoining property owners, no side yard shall be required where
two or more commercial uses adjoin side by side; however, in no case
shall common walls be permitted between properties of separate ownership.
In the case of such a series of adjoining structures on lots of single
and separate ownership abutting and paralleling a public right-of-way,
an unobstructed passage of at least 20 feet in width shall be provided
at grade level at intervals of not more than 400 feet apart.
(5)Â
Minimum rear yard. There shall be a rear yard of not less than 20
feet.
(6)Â
Height: three stories or 40 feet maximum, whichever is the lesser.
F.Â
Area and bulk regulations for multifamily dwelling. Multifamily dwellings,
except high-rise apartments, shall conform to the regulations in the
High Density Residential District.
H.Â
Outdoor display of merchandise. The neat and orderly outdoor display
of merchandise may be permitted in reasonable amounts, provided that
such display does not interfere with the safe and efficient flow of
pedestrian or vehicular traffic.
I.Â
Landscaping. Any part or portion of the site which is not used for
buildings, other structures, loading or parking spaces and aisles,
sidewalks, and designated storage areas shall be provided with an
all-season ground cover and shall be landscaped with small trees and
shrubs in accordance with an overall landscape plan. To facilitate
the processing of plot plans, a plant schedule should be prepared
giving the botanical and common names of the plants to be used, the
sizes to be planted, and the quantity and spacing of each.
J.Â
Screening and special design requirements.
(2)Â
Along each side or rear property line which directly abuts an R-1,
R-2, or R-3 District boundary line or residential property, the required
yard shall be used as a buffer area on which shall be placed hedge,
evergreens or other suitable plantings sufficient to constitute an
effective screen.
A.Â
Purpose:
(1)Â
To provide and require a unified and organized arrangement of buildings,
service and parking areas, together with adequate circulation and
open space, all planned and designed as an integrated unit, in a manner
so as to provide an efficient, safe, convenient, and attractive shopping
area.
(2)Â
To encourage the preservation and revitalization of the Central Business
District.
(3)Â
To provide for the orderly development, expansion and improvement
of the Central Business District.
(4)Â
To provide an area for combined residential and commercial uses.
(5)Â
To exclude uses not compatible with the above objectives.
B.Â
Review procedures.
(1)Â
In order to assure the satisfactory development of the Central Business
District, it shall be required that development plans be submitted
to the municipality under the procedures established in this chapter
for a conditional use.[1]
(2)Â
A development plan shall be prepared and submitted to the municipality
showing the overall development scheme, including location, proposed
site layout, existing zoning, parking facilities, all adjacent highways,
streets, and alleys with traffic flow patterns, and a list of the
kind of establishment(s) to be located on the site and the floor area(s)
and preliminary architectural sketches.
C.Â
Permitted uses:
(1)Â
Business or professional office, bank, savings-and-loan association
or other financial institution, passenger station for public transportation.
(2)Â
Retail establishment for sale of dry goods, drugs, food, jewelry,
variety and general merchandise, hardware, household furnishings and
supplies, instruments, electronic appliances, including repair service,
job printing, and department stores.
(3)Â
Restaurant, tearoom, cafe, confectionery or other place serving food
or beverages, provided that no outdoor counter or curb service shall
be permitted.
(4)Â
Indoor theatre, bowling lanes or other similar place of indoor recreation.
(5)Â
Personal service shop, including barber, beauty salon, shoe repair,
tailor, dressmaking, pickup station for laundry and dry cleaning.
(6)Â
Offices or office building for administrative, executive and professional
activity and similar activities involving the performance or rendering
of professional services, such as financial institution, mortician,
the sale of real estate and business office, including the showing
of samples, sale, promotion and demonstration of equipment; provided,
however, that no merchandise shall be warehoused on the premises,
except for sale, exchange or delivery thereon, and further provided
that nothing herein preclude sale or manufacturer's representatives
from arranging for the sale of merchandise manufactured, fabricated
or warehoused at, or delivered to, locations outside of the Central
Business District.
(7)Â
Automatic self-service laundry and dry-cleaning establishment with
certificates of approval by the public health agency having jurisdiction
with regard to waste disposal, and by the Fire Marshal with regard
to compliance with all safety regulations.
(8)Â
Any use which is similar to the above and which is not primarily a highway-type commercial establishment. This shall be handled as a special exception by the Zoning Hearing Board under the provisions of § 330-60.
(9)Â
Appropriate public uses and essential services.
(10)Â
Multifamily units on the second or third floors over a permitted
business establishment.
D.Â
Area and bulk regulations.
(1)Â
Impervious coverage. No limitation shall be placed on impervious
surfaces.
(2)Â
Building coverage. No lot shall be covered by more than 90% by buildings.
(3)Â
Minimum front yard: none required.
(4)Â
Minimum side yard: none required.
(5)Â
Minimum rear yard. There shall be a rear yard of not less than 20
feet.
(6)Â
Height: 10 stories or 120 feet maximum.
E.Â
Outdoor display of merchandise. The neat and orderly outdoor display
of merchandise may be permitted in reasonable amounts, provided that
such display does not interfere with the safe and efficient flow of
pedestrian traffic.
A.Â
Purpose. The purpose of the I-1 Industrial District is to provide
sufficient space, in appropriate locations, to meet the current and
anticipated future needs for a wide range of industrial activity.
It is further intended that approved industrial operations will be
compatible with adjacent uses.
B.Â
Permitted uses:
(1)Â
Industrial and manufacturing activities.
(2)Â
Warehouse and distribution centers.
(3)Â
Truck and bus terminals and related facilities.
(4)Â
Accessways to adjacent properties.
(5)Â
Repair and maintenance facilities.
(6)Â
Parking facilities.
(7)Â
Any facilities required by federal, state or local pollution control
authorities.
(8)Â
Accessory buildings and uses customarily incidental to the above
uses.
(9)Â
Accessways to adjacent properties.
(10)Â
Junkyards.
[Added 4-2-2007 by Ord. No. 1080]
(11)Â
Treatment centers.
[Added 4-2-2007 by Ord. No. 1080]
(12)Â
Transitional congregate housing facilities.
[Added 4-2-2007 by Ord. No. 1080]
C.Â
Conditional uses:
(1)Â
Disposal and waste storage areas incidental to the operation of industrial
activities, provided evergreen tree screening which attains a minimum
height of five feet in three years is installed.
(2)Â
Landfills incidental to the operation of industrial activities if
screening is provided and the applicable regulations of the Department
of Environmental Protection are met.
(3)Â
Public uses and essential services deemed appropriate.
(5)Â
Treatment centers.
[Added 4-2-2007 by Ord. No. 1080]
A.Â
Purpose. The purpose of the OS Open Space District is to provide
for the preservation and conservation of the natural environmental
and natural resources and areas of particular value for recreational
purposes while providing for such uses and development as are compatible
with these objectives.
B.Â
Conditional uses. A lot or parcel may be used and a building or structure
may be erected and used for any of the following purposes:
(1)Â
Public and private parks and recreation areas, golf courses, country
clubs, and swimming pools.
(2)Â
Horticultural uses related to the raising, propagating, and selling
of trees, shrubs, flowers, and other vegetative material.
(3)Â
Yard areas.
(4)Â
Conservation uses such as preservation of natural vegetation and
excessive slope areas exceeding twenty-five-percent slope conditions.
(5)Â
Accessory buildings and nonresidential structures customarily incidental
to the above uses.
C.Â
Special exception uses: appropriate public uses and essential services.
A.Â
Purpose and policy. Portions of the Borough of Mount Union are subject
to flooding resulting in danger to life, loss of property, health
and safety hazards, disruption of commerce and governmental services,
extraordinary public expenditures for flood protection and relief,
and impairment of the tax base, all of which adversely affect the
public health, safety and general welfare. The Federal Insurance Administration
has declared the Borough eligible for federally assisted flood insurance,
which insurance will mitigate the effects of damages from such natural
disasters as hurricanes and severe storms and their attendant flooding.
This district is to insure the continued availability of said flood
insurance; to comply with federally imposed requirements; and to protect
the public health, safety and general welfare by minimizing flood
losses in the affected areas of the Borough.
B.Â
BASE FLOOD ELEVATION
COMPLETELY DRY SPACE
DEVELOPMENT
ESSENTIALLY DRY SPACE
FLOOD or FLOODING
FLOODPROOFING
(1)Â
(2)Â
FLOODWAY
RESIDENTIAL
SUBSTANTIAL IMPROVEMENT
WATER SURFACE ELEVATION
ZONE DESIGNATION
(1)Â
(2)Â
Special definitions. For the purpose of this district, the following
definitions shall apply:
The expected whole foot water surface elevation of the base
one-hundred-year flood.
A space which will remain totally dry during flooding; the
structure is designed and constructed to prevent the passage of water
and water vapor. (Reference is made to the Flood-Proofing Regulations,
Office of the Chief of Engineers, United States Army, EP 1165-2-314.)
Any man-made change to improved or unimproved real estate,
including but not limited to buildings or other structures, the placement
of mobile homes, streets and other paving, utilities, filling, grading,
excavation, mining, dredging, or drilling operations and the subdivision
of land.
A space which will remain dry during flooding, except for
the passage of some water vapor or minor seepage; the structure is
substantially impermeable to the passage of water. (Reference is made
to the Flood-Proofing Regulations, Office of the Chief of Engineers,
United States Army, EP 1165-2-314.)
A general and temporary condition of partial or complete
inundation of normally dry land areas from the overflow of streams,
rivers, other inland waters or from the unusual and rapid accumulation
of runoff of surface water from any source.
Any combination of structural and nonstructural additions, changes,
or adjustments to structures which reduce or eliminate flood damage
to real estate or improved real property, water and sanitary facilities,
structures, and their contents.
Where floodproofing is required, a registered professional engineer
or architect shall certify that the floodproofing methods are reasonably
adequate to withstand the flood depths, pressures, velocities, impact
and uplift forces and other factors associated with the one-hundred-year
flood, and the Zoning Officer shall maintain in his office a record
of such certifications.
The channel of a river or other watercourse and the adjacent
land area that must be reserved in order to discharge the base flood
without cumulatively increasing the water surface elevation more than
one foot.
The term "residential" or "residence" is applied herein to
any lot, plot, parcel, tract, area or piece of land or any building
used exclusively for family dwelling purposes or intended to be so
used.
Any repair, reconstruction, or improvement of structure,
the cost of which equals or exceeds 50% of the market value of a structure
either before the improvement is started or, if the structure has
been damaged and is being restored, before the damage occurred. For
the purposes of this definition, substantial improvement is considered
to occur when the first alteration of any wall, ceiling, floor, or
other structural part of the building commences, whether or not that
alteration affects the external dimensions of the structure. The term
does not, however, include either any project for improvement of a
structure to comply with existing state or local health, sanitary,
or safety code specifications which are solely necessary to assure
safe living conditions; or any alteration of a structure listed on
the National Register of Historic Places or a State Inventory of Historic
Places.
The heights in relation to the National Geodetic Vertical
Datum of 1929 expected to be reached by floods of various magnitudes
and frequencies at pertinent points in the floodplains of riverine
areas.
For the purposes of this chapter, the areas considered to be
flood-prone within the Borough shall be those areas identified as
being subject to the one-hundred-year flood in the Flood Insurance
Study prepared for the Borough of Mount Union by the Federal Insurance
Administration dated January 17, 1977.
For the purposes of this chapter, the following nomenclature
is used in referring to the various kinds of flood-prone areas:
C.Â
Development in any zone.
(1)Â
Zoning and building permits shall be required for all proposed construction
or other improvements or development, including mobile homes within
said zones.
(2)Â
All zoning and building permit applications shall include all necessary
permits required from federal and state agencies.
(3)Â
Zoning and building permit applications for new construction or substantial
improvements, including mobile homes, within the floodplain zones
shall include adequate design to assure that the proposed construction
is protected against flood damage, is designed or modified and anchored
to prevent flotation, collapse or lateral movement of the structure,
uses construction materials and utility equipment that are resistant
to flood damage, and also uses construction methods and practices
that will minimize flood damage.
(4)Â
Certification shall be provided by a registered professional engineer
or architect, which states that the proposed construction has been
adequately designed to withstand the one-hundred-year-flood elevation,
pressures, velocities, impact, and uplift forces and other hydrostatic,
hydrodynamic and buoyancy factors associated with the one-hundred-year
flood.
(5)Â
Subdivision proposals and other proposed new development shall be
designed to assure that all such proposals are consistent with the
need to minimize flood damage, all public and private utilities and
facilities, such as sewer, gas, electric, and water systems are located,
elevated, or constructed to minimize or eliminate flood damage, and
adequate drainage is provided so as to reduce exposure to flood hazards.
(6)Â
New or replacement public and private water supply systems and treatment
plants and sanitary sewage plants and systems to be designed to minimize
or eliminate infiltration of floodwaters into the systems and plants
and discharge from the systems and plants into floodwaters shall be
required, as well as on-site wastewater disposal systems to be located
so as to avoid impairment of them or contamination from them during
flooding periods.
(7)Â
All proposals for subdivisions of greater than 50 lots or five acres,
whichever is the lesser, shall include base flood elevation data on
all lots proposed in the subdivision.
(8)Â
No permit shall be issued that will result in development, such as
fill, new construction, and substantial improvements, in the floodway,
as described in the Flood Insurance Study prepared for the Borough
by the Federal Insurance Administration, and which is incorporated
herein by reference, except where the effect of such proposed activity
on flood heights is fully offset by accompanying improvements.
(9)Â
All new or replacement public and private utility and facility systems
shall be designed to minimize or eliminate infiltration of floodwaters
into the systems.
D.Â
New improvements or development within any flood-prone area.
(1)Â
Residential structures. All new construction shall have the lowest
floor (including basement) elevated to at least one foot above the
base flood elevation in relation to the National Geodetic Vertical
Datum of 1929.
(2)Â
Nonresidential structures. All new construction shall have the lowest
floor (including basement) elevated to at least one foot above the
base flood elevation in relation to the National Geodetic Vertical
Datum of 1929 or be designed so that, below the aforementioned elevation,
the structure, together with attendant utility and sanitary facilities,
is completely dry or essentially dry as defined herein.
E.Â
Special requirements for mobile homes.
(1)Â
All mobile homes and any additions thereto shall be anchored to resist
flotation, collapse, or lateral movement by providing over-the-top
and frame ties to ground anchors in accordance with the American National
Standards Institute and National Fire Protection Association Standards
as specified in the Standard for the Installation of Mobile Homes
including Mobile Home Park Requirements [NFPA No. 501A-1974 (ANSI
AII9.3-1975)], as amended, for mobile homes in hurricane zones or
other appropriate standards such as the following:
(a)Â
Over-the-top ties shall be provided at each of the four corners
of the mobile home, with two additional ties per side at intermediate
locations for units 50 feet or more in length, and one additional
tie per side for units less than 50 feet in length.
(b)Â
Frame ties shall be provided at each corner of the mobile home,
with five additional ties per side at intermediate locations for units
50 feet or more in length, and four additional ties per side for units
less than 50 feet in length.
(c)Â
All components of the anchoring system shall be capable of carrying
a force of 4,800 pounds.
(2)Â
All mobile homes and any additions thereto shall also be elevated
in accordance with the following requirements:
(a)Â
The stands or lots shall be elevated on compacted fill or on
pilings so that the lowest floor of the mobile home shall be at least
one foot above the base flood elevation.
(b)Â
Adequate surface drainage is provided.
(c)Â
Adequate access for a hauler is provided.
(d)Â
Where pilings are used for elevation, the lots shall be large
enough to permit steps; piling foundations shall be placed in stable
soil no more than 10 feet apart; reinforcement shall be provided for
pilings that will extend for six feet or more above the ground level.
(3)Â
An evacuation plan indicating alternate vehicular access and escape
routes shall be filed with the appropriate Borough officials for mobile
home parks where appropriate.
(4)Â
No mobile homes shall be placed in any designated floodway area.
F.Â
Prohibited acts and uses in floodway. No person shall hereafter engage
in, cause or permit other persons to engage in prohibited uses within
a delineated floodway. The following uses shall be prohibited:
(1)Â
Placing, depositing, or dumping any solid waste, garbage, refuse,
trash, rubbish, debris;
(2)Â
Dumping or discharging untreated domestic sewage or industrial wastes,
either solid or liquid;
(3)Â
The storage or disposal of pesticides;
(4)Â
The storage or processing of materials that are, in times of flooding,
buoyant, flammable, or explosive;
(5)Â
The storage or processing of hazardous materials that could be injurious,
in times of flooding, to human, animal, or plant life; and
(6)Â
The erection of structures for human occupation.
G.Â
Watercourse alterations.
(1)Â
No encroachment, alteration, or improvement of any kind shall be
made to any watercourse until all adjacent municipalities which may
be affected by such action have been notified and until all required
permits or approvals have been first obtained from the commonwealth.
(2)Â
The Federal Insurance Administration and Pennsylvania Department
of Community and Economic Development, Bureau of Community Planning,
shall be notified prior to any alteration or relocation of any watercourse.
H.Â
Controlling maps and data. The controlling map for the purposes of
administering these regulations shall be the Zoning Map,[1] based upon the Flood Insurance Study prepared for the
Borough by FIA. The areas considered to be flood-prone may be revised
or modified by the Borough Council where studies and information provided
by a qualified agency or person documents the need or possibility
of such revision. No modification or revision of any area identified
as being flood-prone in the Flood Insurance Study mentioned above
shall be made without prior approval from the Federal Insurance Administration.
[1]
Editor's Note: The Zoning Map is included at the end of this
chapter.
I.Â
Variances applicable to Floodplain District.
(1)Â
If compliance with the elevation or floodproofing requirements of
these regulations would result in an exceptional hardship for a prospective
builder, developer, or landowner, the Borough may, upon request, grant
relief from the strict application of the requirement.
(2)Â
Requests for variances shall be considered by the Board in accordance
with the following procedures:
(a)Â
No variance shall be granted for any construction, development,
use, or activity within any floodway area that would cause any increase
in the one-hundred-year-flood elevation.
(b)Â
If granted, a variance shall involve only the least modification
necessary to provide relief.
(c)Â
In granting any variance, the Borough may attach whatever reasonable
conditions and safeguards it considers necessary in order to protect
the public health, safety, and welfare and to achieve the objectives
of these regulations.
(e)Â
In reviewing any request for a variance, the Board shall consider,
but not be limited to, the following:
[1]Â
That there is good and sufficient cause.
[2]Â
That failure to grant the variance would result in exceptional
hardship to the applicant.
[3]Â
That the granting of the variance will not result in unacceptable
or prohibited increase in flood heights, additional threats to public
safety, extraordinary public expense, create nuisances, cause fraud
on, or victimization of the public, or conflict with any other applicable
local or state ordinances and regulations.
(f)Â
A complete record of all variance requests and related actions
shall be maintained by the Board. In addition, a report of all variances
granted during the year shall be included in the annual report to
the Federal Insurance Administration.
(3)Â
Notwithstanding any of the above, however, all structures shall be
designed and constructed so as to have the capability of resisting
the hydrostatic and hydrodynamic loads and pressures, effects of buoyancy,
and other forces associated with the one-hundred-year flood.
J.Â
Warning and disclaimer of liability. The degree of flood protection
required herein is considered reasonable for regular purposes and
is based on scientific studies. Larger floods may occur. This chapter
shall not be deemed to imply that areas inside or outside designated
flood hazard zones will be entirely free from flooding or flood damages
and shall not create liability on the part of the Borough or any officer
or employee for any administrative decision lawfully made thereunder.