Where permitted by the Schedule of Uses, two-family dwellings shall comply with the requirements of this §
400-20 and other applicable standards in this chapter.
A. Common wall. In cases where a two-family dwelling is a duplex involving a common (i.e., party) wall and common property line, said wall shall be located on the common property line separating the adjoining lots. The area of each lot shall not be less than 50% of the minimum lot size required in the Schedule of Development Standards in Article
IV of this chapter, and minimum lot dimensions shall also comply with the Schedule of Development Standards.
B. Over/under units. In cases where the two-family dwelling consists of two dwelling units constructed with one unit located on the second floor above a first-floor dwelling unit, the lot size shall comply with the Schedule of Development Standards in Article
IV of this chapter and minimum lot dimensions shall also comply with the Schedule of Development Standards in Article
IV of this chapter. If such a two-family dwelling is proposed on two or more separate lots of record, said lots shall be combined into one lot prior to the issuance of a zoning permit.
C. Conversions. See §
400-22 of this chapter.
Multifamily projects are permitted in certain districts in accord
with the Schedule of Uses in order to provide the opportunity for
the development of a variety of housing types in the Borough.
A. Project design process and procedure.
(1) Subdivision and land development. Multifamily projects shall be considered major subdivisions and land developments also subject to Chapter
300, Subdivision and Land Development. This "major subdivision" classification shall apply to all subdivision of property in connection with the development, regardless of whether or not the same are connected with building development, and the approvals required shall be requested and acted upon concurrently as one subdivision.
(2) Design process and procedure. All multifamily projects shall be designed and processed in accord with the adjusted tract acreage approach requirements for conservation design developments contained in §
400-19D(4)(a) of this chapter and Chapter
300, Subdivision and Land Development.
(3) Site plan. A proposed site plan showing all necessary information,
to include, at a minimum, location of all buildings and improvements
including roads, parking areas, planting strips, signs, overall grading
plan with storm drainage facilities, water supply and distribution
systems, sewage treatment and collection systems and the specific
areas provided as open space pursuant to the requirements of this
chapter. Building layouts, floor plans and profiles shall also be
provided, indicating building dimensions; numbers and sizes of units;
common ownership or use areas; lighting and such other information
as shall be required to determine compliance with the design standards
contained herein; and any other building standards which may be applicable
in the Borough. Setbacks from property lines, improvements and other
buildings shall also be specifically shown.
(4) Open space. Open space area shall be preserved to the maximum extent possible in accord with a schedule or plan, and proposed agreement(s), either with the Borough or a property owners' association, for the purpose of preserving the open space in the same manner as required for conservation design developments in §
400-19 of this chapter.
B. Bulk and density standards; parcel configuration. The bulk and density
factors listed on Table 400-21B shall apply to multifamily dwellings
and projects without the application of any density bonuses. All land
proposed for a particular multifamily dwelling project shall be part
of the same parcel and contiguous.
|
Table 400-21B
Multifamily Dwelling Standards
|
---|
|
Project Standards
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Townhouses
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Garden Apartments
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Apartment Buildings
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---|
|
Minimum size for project parcel (acres)
|
1
|
1
|
1
|
|
Density – square feet of usable land per dwelling unit
|
10,000
|
7,500
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5,000
|
|
Maximum number of dwelling units per building
|
6
|
8
|
12
|
|
Maximum building height (feet)
|
35
|
35
|
35
|
|
Maximum lot coverage of project parcel (percent)
|
50%
|
60%
|
75%
|
|
Additional Townhouse Standards
|
|
Minimum lot size for townhouse units for individual sale
|
1,000 square feet
|
|
Minimum lot width at house location
|
18 feet
|
|
Minimum front and rear yard setback
|
10 feet front/15 feet rear
|
|
Minimum side yard setback for end unit
|
15 feet
|
|
Maximum lot coverage for individual townhouse parcels
|
75%
|
C. Design criteria. The following design criteria shall apply to multifamily
projects:
(1) Setbacks. No structure in a multifamily dwelling project shall be
constructed within 20 feet of the edge of the shoulder of any access
drive to or through the development or within 10 feet of any parking
area. Setbacks of multifamily project buildings from access roads
through the project shall meet these minimums; however, setbacks of
adjacent buildings shall be varied so that adjacent buildings have
a setback variation of not less than five feet. A setback of 25 feet
for any structure shall be maintained from all existing or proposed
public or private road rights-of-way and the boundary line of the
entire project parcel.
(2) Road standards. Access roads through the development shall comply with the street requirements of Chapter
300, Subdivision and Land Development, for minor roads. Access drives serving 12 units or less shall be considered driveways and need not meet minor road standards. Direct access of individual parking spaces to a minor road shall not be permitted, and any such access drive shall remain private.
(3) Building separation. All principal multifamily structures shall be
separated by a distance as may be required by any applicable building
code, but in no case less than 20 feet.
(4) Landscaped buffers. Buffers not less than 15 feet in width shall be provided in accord with §
400-29A of this chapter where multifamily structures adjoin existing one-family dwellings, two-family dwellings or any R-R, R-1 or R-2 District. In all cases, a landscaping plan shall be prepared and submitted by the developer for approval by the Borough.
(5) Pedestrian access. Walkways of such design and construction as approved by the Borough shall be provided from all buildings and/or units to their respective parking area and shall meet the requirements for sidewalks as set forth in Chapter
300, Subdivision and Land Development.
(6) Trash storage. Exterior storage areas for trash and rubbish shall
be screened from public view on three sides and shall be contained
in covered, verminproof containers. Interior storage areas for trash
shall at all times be kept in an orderly and sanitary fashion.
(7) Architectural renderings. Preliminary architectural renderings, models
or photos for multifamily dwelling units shall be provided at the
time of submission of the conditional use application. The exterior
appearance of the building(s) shall be unified in type, design and
exterior wall treatment, and so constructed and maintained, in order
to retain the residential character of the neighborhood. Fire escapes,
when required, shall be in the rear of the building and shall not
be located on any wall facing a street unless any building, fire or
other code so requires.
(8) Townhouses; facade changes. A minimum of two changes in the front
wall plane with a minimum offset of four feet shall be provided for
every attached grouping of townhouses in one building. This can be
met by varying setbacks among different dwellings or varying setbacks
along the front of a dwelling or dwellings set back farther than attached
private garages.
(9) Parking. Parking for multifamily dwelling projects shall comply with §
400-18E(4) of this chapter.
D. Nonresidential use. Nonresidential uses and home occupations which
employ other than unit residents shall not be permitted in a multifamily
dwelling. Such ancillary facilities as laundry areas, service buildings,
recreational facilities and the like for the use of the residents
of the project shall be permitted.
E. Conversions of existing structures. Conversions of any existing structures to multifamily dwelling use, regardless of whether such conversions involve structural alteration, shall be subject to the provisions of this §
400-21, including but not limited to §
400-21B. (See also §
400-22).
F. Common property ownership and maintenance. In cases where the ownership of common property is involved, evidence of arrangements for the continuous ownership and maintenance of same shall be provided by the developer for approval by the Borough in accord with Article
X of this chapter. The developer shall also submit evidence of compliance with the Pennsylvania Condominium Law or an attorney's opinion that said law does not apply
to the subject project.
G. Water supply and sewage disposal. All multifamily dwelling projects
shall be served by a community water supply and a community sewage
disposal system.
Any conversion of any building to a residential use or the conversion of any dwelling to accommodate additional dwelling units shall comply with the standards in this §
400-22 and the other requirements applicable to the dwelling type to which conversion is proposed. The conversion of any building into a dwelling or the conversion of any dwelling so as to accommodate an increased number of dwelling units or families shall be permitted only within a district in which a new building for similar occupancy would be permitted under this chapter and only when the resulting occupancy will comply with the requirements governing new construction in such district with respect to dwelling unit, living space, lot coverage, dimensions of yards and other open spaces, off-street parking, and other applicable standards.
Group homes shall be permitted in any lawful single-family dwelling unit in accord with the Schedule of Uses, this §
400-23 and other applicable standards of this chapter.
A. Definition. See definition in Article
III.
B. Supervision. There shall be adequate supervision as needed by an
adequate number of person(s) trained in the field for which the group
home is intended.
C. Certification. The use shall be licensed or certified under an applicable
state, county or federal program for group housing, if applicable.
A copy of any such license or certification shall be filed with the
Borough, and shall be required to be shown to the Zoning Officer in
the future upon request. The group home shall notify the Borough within
14 days if there is a change in the type of clients, the sponsoring
agency, the maximum number of residents or if an applicable certification/license
expires, is suspended or is withdrawn.
D. Registration. The group home shall register its location, general
type of treatment/care, maximum number of residents, and sponsoring
agency with the Zoning Officer. Such information shall be available
for public review upon request.
E. Counseling. Any medical or counseling services provided on the lot
shall be limited to residents and a maximum of three nonresidents
per day.
F. Parking. One off-street parking space shall be provided for each employee on duty at any one time and every two residents of a type reasonably expected to be capable of driving a vehicle. Off-street parking areas of more than five spaces shall be buffered from adjacent existing single-family dwellings by a planting screen meeting the requirements of §
400-29A of this chapter.
G. Appearance. If the group home is within a residential district, the
building shall be maintained and/or constructed to ensure that it
is closely similar in appearance, condition and character to the other
residential structures in the area. No exterior signs shall identify
the type of use.
H. Bulk and density. The construction of new group homes shall comply
with the minimum lot size and other bulk and density requirements
applicable to single-family residential dwellings.
I. Number of residents. The following maximum number of persons shall
reside in a group home, including the maximum number of employees/supervisors
and/or care providers routinely in the group home at any point in
time:
(1) With the lot area and setbacks meeting the requirements of the district:
eight persons including staff.
(2) Any other lawful dwelling unit: six persons including staff.
Mobile home parks are permitted in certain districts in accord
with the Schedule of Uses in order to provide the opportunity for
the development of a variety of housing types in the Borough.
A. Project design process and procedure.
(1) Subdivision and land development. Mobile home parks shall be considered major subdivisions and land developments also subject to Chapter
300, Subdivision and Land Development. This "major subdivision" classification shall apply to all subdivision of property in connection with the development, regardless of whether or not the same are connected with building development or home placement, and the approvals required shall be requested and acted upon concurrently as one subdivision.
(2) Design process and procedure. All mobile home parks shall be designed and processed in accord with the requirements for open land developments contained in §
400-19 of this chapter.
(3) Site plan. A proposed site plan showing all necessary information,
to include, at a minimum, location of all mobile home sites, buildings
and improvements including roads, parking areas, planting strips,
signs, overall grading plan with storm drainage facilities, water
supply and distribution systems, sewage treatment and collection systems
and the specific areas provided as open space pursuant to the requirements
of this chapter. Building layouts, floor plans and profiles shall
also be provided, indicating building dimensions; numbers and sizes
of units; common ownership or use areas; lighting and such other information
as shall be required to determine compliance with the design standards
contained herein; and any other standards which may be applicable
in the Borough. Setbacks from property lines, improvements and other
buildings shall also be specifically shown.
(4) Open space. Open space area shall be preserved to the maximum extent possible in accord with a schedule or plan and proposed agreement(s), either with the Borough or a property owners' association, for the purpose of preserving the open space in the same manner as required for open land development in §
400-19E of this chapter.
B. Design; procedures; parcel size; density; mobile home sites.
(1) All mobile home parks shall be designed and processed in accord with the procedure for open land developments in accord with §
400-19D(2) of this chapter using the density factors in this §
400-24B without the application of any density bonuses.
(2) All land proposed for a particular mobile home park shall be part
of the same parcel and contiguous.
(3) The minimum parcel size for a mobile home park shall be two acres, and the overall density of a mobile home park shall not exceed one unit per 10,000 square feet of adjusted tract acreage. (See §
400-19D(4)(a) for adjusted tract acreage.)
(4) Each mobile home site shall have a minimum area of 5,000 square feet
for exclusive use of the occupants of the mobile home placed upon
the lot. Minimum lot widths and depths shall be 45 feet. Each mobile
home lot shall be defined by metes and bounds on a survey and shall
be shown as such on the development plan, and markers shall be installed
at each corner of every lot.
Mobile homes placed on lots not in a mobile home park shall
comply with all Borough regulations applicable to single-family residential
dwellings; and:
A. Shall be constructed in accordance with the safety and construction
standards of the United States Department of Housing and Urban Development.
These standards supersede the BOCA Code for the actual construction
of the unit itself.
B. Shall have a site graded to provide a stable and well-drained area.
C. Shall have the hitch mechanisms, wheels and axles removed or screened
from view.
D. Shall be securely attached to a permanent foundation set below the
frost line in such a way as to prevent overturning, shifting or uneven
settling of the home.
E. Shall be enclosed from the bottom of the home to the ground or stand,
using industry-approved skirting material compatible with the home,
or if a slab foundation is used, masonry walls underneath the home
with soil backfill to result in the surrounding ground level being
flush or one normal step height below the first-floor elevation. If
masonry walls are used, then an appropriate service access area shall
be provided.
Bed-and-breakfast establishments are considered conditional
uses in certain districts as set forth in the Schedule of Uses and
shall comply with the following standards in addition to all other
applicable standards in this chapter:
A. Adequate off-street parking is provided in accord with this chapter
with the minimum number of parking spaces provided as follows: one
space for each rentable room; one space for each nonresident employee;
and two spaces for the dwelling unit.
B. Not more than the following rentable rooms are provided in the establishment:
five in R-2 and 10 in other districts where permitted.
C. The owner or manager of the bed-and-breakfast must reside on the
premises.
D. Sewage disposal meeting the requirements of the Borough and PA DEP
is provided.
E. Bed-and-breakfast establishments shall not be permitted on lots which
are nonconforming in minimum area.
This section is intended to provide specific standards for the
development of hotels, motels and other lodging facilities at unit
densities that allow full use of the project parcel while at the same
time recognizing the limitation of the proposed site. Specific performance
standards are provided to allow for flexibility of design and to ensure
the protection of adjoining properties and the public health, safety
and general welfare.
A. Density. Density of units and facilities shall be determined by the character of the project parcel and compliance with the standards in this §
400-27 and this chapter, and other applicable Borough regulations, but in no case shall exceed 10 units per acre.
B. Design criteria.
(1) Yard, building height, lot width and depth, and lot coverage ratios
applicable to the district shall be maintained.
(2) All facilities in a hotel, motel or lodging facility project shall
be on the same parcel of property and shall not contain any commercial
facility unless such commercial facility is otherwise permitted in
the district where the subject property is located.