[Ord. 88-7, 5/12/1988]
The Residential-Two-Family/Apartments District is comprised of those areas of the Borough where a greater degree of single-family, semi-detached, duplex and/or apartment dwellings have been established. The purpose of this District is to provide for a wider range of higher density type dwellings and preserve the existing diversity of residential development in appropriate areas of the Borough.
[Ord. 88-7, 5/12/1988, as amended by Ord. 2001-3, 10/18/2001, § 2; and by Ord. 2003-1, 5/15/2003, § 2]
1. 
Single-family detached and semi-detached dwellings.
2. 
Single-family attached dwellings (rowhouse, townhouse and multiplex dwellings).
3. 
Two-family detached dwellings (duplex dwellings).
4. 
Two-family semi-detached dwellings (double duplex dwellings).
5. 
Apartment dwellings (garden apartment, elderly apartment and apartment house dwellings).
6. 
(Reserved)
7. 
Accessory apartment dwellings.
8. 
Family care facilities.
9. 
Family day care homes.
10. 
Group care facilities.
11. 
Group day care homes.
12. 
Cluster subdivision/land development in accordance with Part 7 herein.
13. 
Churches or similar places of worship, parish houses, convents.
14. 
Home gardening.
15. 
Cemeteries and monument sales.
16. 
Municipal uses, public libraries, firehouses and museums.
17. 
Public parks, playgrounds and municipal recreation areas.
18. 
Public and private schools.
19. 
Public utility and communication uses where operation requirements necessitate locating within the District.
20. 
Signs, when erected and maintained in accordance with Part 18 herein.
21. 
Uses and buildings customarily accessory and incidental to any permitted uses.
22. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection 22, regarding personal wireless service facilities attached to certain tall structures, was repealed by Ord. 2016-1, 7/21/2016.
23. 
Non-tower WCF, which fall under the Pennsylvania Wireless Broadband Collocation Act,[2] subject to the conditions of Part 22 herein.
[Amended by Ord. 2016-1, 7/21/2016]
[2]
Editor's Note: See 53 P.S. § 11702.1 et seq.
[Ord. 88-7, 5/12/1988; as amended by Ord. 92-3, 8/20/1992, § 3; by Ord. 98-1, 7/15/1998, § 2; and by Ord. 2001-3, 10/18/2001, § 4]
1. 
Special Exceptions. The following special exceptions may be permitted by the Zoning Hearing Board, following review and comment by the Planning Commission, pursuant to standards and criteria as set forth in Part 21 herein.
A. 
Public and private nursery and day care activities.
B. 
Home occupations, except bed-and-breakfast establishments.
[Amended by Ord. No. 2019-4, 11/21/2019]
C. 
Medical centers.
D. 
Nursing homes.
E. 
Clubs, lodges and fraternal organizations.
F. 
Funeral homes.
G. 
Wind energy conversion systems (WECS).
H. 
Lodging and boarding/rooming houses.
I. 
Bed and breakfast establishments.
J. 
Radio and television antennas.
2. 
Conditional Uses. The following uses may be permitted by the Borough Council following review and recommendation by the Planning Commission, pursuant to standards and criteria as set forth in § 27-1401, "Use Regulations":
A. 
Community residence.
B. 
Tower-based WCF, and non-tower WCF that do not fall under the Pennsylvania Wireless Broadband Collocation Act,[1] subject to the conditions of Part 22 herein.
[Amended by Ord. 2016-1, 7/21/2016]
[1]
Editor's Note: See 53 P.S. § 11702.1 et seq.
[Ord. 88-7, 5/12/1988]
1. 
The height of a building shall not exceed 40 feet.
2. 
The height of an accessory building shall not exceed 15 feet.
[Ord. 88-7, 5/12/1988; as amended by Ord. 92-3, 8/20/1992, § 3; and by Ord. 2003-1, 5/15/2003, § 3]
1. 
Residential Uses.
A. 
The minimum lot area per dwelling unit, minimum lot width at the building setback line and maximum lot coverage shall be not less than indicated below:
Dwelling Type
Lot Area/ Dwelling Unit
(square feet)
Lot Width Interior
(feet)
Corner
(feet)
Coverage
(%)
Single-family detached
5,000
50
65
40
Single-family semi-detached
3,000
30
45
40
Single-family attached
2,000
20
45
50
Two-family detached
3,500
50
65
50
Two-family semi-detached
2,500
30
45
50
Garden apartments
2,200
—
—
50
Apartments
2,200
—
—
50
B. 
Lot area, width, and coverage regulations for all other residential uses shall be in accordance with Part 14 herein.
2. 
Nonresidential Uses. For a permitted nonresidential use, the lot area shall be based upon required setbacks, coverage, parking and loading/unloading standards, but in no instance shall be less than 5,000 square feet. The minimum lot width, measured at the building setback line, for an interior lot shall be 50 feet, and a corner lot shall be not less than 60 feet.
3. 
Unless otherwise specified in Part 16 herein, lot coverage for permitted non-residential uses shall not exceed 50%.
4. 
At least 20% of the lot area shall be maintained with a vegetative cover.
[Ord. 88-7, 5/12/1988]
The gross density for the Residential-Two Family District shall be eight units per acre. Density shall be based upon gross acreage, total land area of tract.
[Ord. 88-7, 5/12/1988]
Each lot shall have front, side and rear yards of not less than the depth or width indicated below:
1. 
Front yard (excluding apartment and/or attached dwellings). There shall be a front setback line determined as follows: Where buildings exist in the same block on either side of the street, the setback line of the building to be constructed shall be at least the average of buildings constructed within the same block. In measuring to determine said building line, open porches shall not be construed as part of the building. In blocks where no buildings exist on either side of the street, the setback line of the building shall be 25 feet. In the case of a corner lot, there shall be two front yards.
2. 
Side yards (excluding apartment and/or attached dwellings). On an interior lot, the minimum side yard setback shall be eight feet. On a corner lot, the side yard abutting a street shall be not less than 15 feet.
3. 
Rear yard (excluding apartment and/or attached dwellings). The rear yard depth shall be no less than 20 feet.
4. 
Interior yards (open space between structures) Interior yards shall be provided in accordance with Part 14, § 27-1404, Subsection 4, herein.
5. 
For apartment and/or attached dwellings of one or two stories, there shall be a front yard, two side yards and a rear yard each of not less than 25 feet. For each story over two, five feet of width or depth shall be added to each yard.
6. 
Buffer yards/screening plantings shall be provided for multi-family dwellings in accordance with Part 14 herein.
7. 
For permitted yard reductions refer to Part 14 herein.
[Ord. 88-7, 5/12/1988]
Parking and access shall be provided in accordance with Part 17 and 19 herein.
[Ord. 88-7, 5/12/1988; as added by Ord. 92-3, 8/20/1992, § 4]
The Residential-Mixed District is comprised of those areas of the Borough where a compatible mix of single-family, semi-detached, duplex, manufactured homes and/or apartment dwellings have been established. The purpose of this district is to allow such a mix to continue and preserve the existing diversity of residential development.
[Ord. 88-7, 5/12/1988; as added by Ord. 92-3, 8/20/1992, § 4; as amended by Ord. 2001-3, 10/18/2001, § 2; by Ord. 2003-1, 5/15/2003, § 4; and by Ord. 2005-3, 7/21/2005, § 1]
1. 
Single-family detached and semi-detached dwellings.
2. 
Single-family attached dwellings (rowhouse, townhouse and multiplex dwellings)
3. 
Two-family detached dwellings (duplex dwellings).
4. 
Two-family semi-detached dwellings (double duplex dwellings).
5. 
Apartment dwellings.
6. 
Manufactured homes.
7. 
(Reserved)
8. 
Accessory apartment dwellings.
9. 
Family care facility.
10. 
Family day care home.
11. 
Group care facility.
12. 
Group day care home.
13. 
Churches or similar places of worship, parish houses, convents.
14. 
Home gardening.
15. 
Cemeteries.
16. 
Municipal uses, public libraries, firehouses and museums.
17. 
Public parks, playgrounds and municipal recreation areas.
18. 
Public and private schools.
19. 
Public utility and communication uses where operation requirements necessitate locating within the district.
20. 
Signs, when erected and maintained in accordance with Part 18 herein.
21. 
Uses and buildings customarily accessory and incidental to any permitted use.
22. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection 22, regarding personal wireless service facilities attached to certain tall structures, was repealed by Ord. 2016-1, 7/21/2016.
23. 
Non-tower WCF that fall under the Pennsylvania Wireless Broadband Collection Act,[2] subject to the conditions of Part 22 herein.
[Amended by Ord. 2016-1, 7/21/2016]
[2]
Editor's Note: See 53 P.S. § 11702.1 et seq.
[Ord. 88-7, 5/12/1988; as added by Ord. 92-3, 8/20/1992, § 4; by Ord. 98-1, 7/16/1998, § 3; and by Ord. 2001-3, 10/18/2001, § 4]
1. 
Special Exceptions. The following special exceptions may be permitted by the Zoning Hearing Board, following review and comment by the Planning Commission, pursuant to standards and criteria as set forth in Parts 14 and 21 herein:
A. 
Home occupations, except bed-and-breakfast establishments.
[Amended by Ord. No. 2019-4, 11/21/2019]
B. 
Nursing homes.
C. 
Manufactured home parks/subdivisions.
D. 
Clubs, lodges and fraternal organizations.
E. 
Radio and television antennas.
F. 
Wind energy conversion systems (WECS).
2. 
Conditional Uses. The following uses may be permitted by the Borough council following review and recommendation by the Planning Commission, pursuant to standards and criteria as set forth in § 27-1401, "Use Regulations":
A. 
Community residence.
B. 
Tower-based WCF, and non-tower WCF that do not fall under the Pennsylvania Wireless Broadband Collocation Act,[1] subject to the conditions of Part 22 herein.
[Amended by Ord. 2016-1, 7/21/2016]
[1]
Editor's Note: See 53 P.S. § 11702.1 et seq.
[Ord. 88-7, 5/12/1988; as added by Ord. 92-3, 8/20/1992, § 4]
1. 
The height of a building shall not exceed 40 feet.
2. 
The height of an accessory building shall not exceed 15 feet.
[Ord. 88-7, 5/12/1988; as added by Ord. 92-3, 8/20/1992, § 4; as amended by Ord. 2003-1, 5/15/2003, § 5; and by Ord. 2005-3, 7/21/2005, § 3]
1. 
Residential Uses.
A. 
The minimum lot area per dwelling unit, minimum lot width at the building setback line, and maximum lot coverage as follows:
Lot Width
Dwelling Type
Lot Area/ Dwelling Unit
(square feet)
Interior
(feet)
Corner
(feet)
Coverage
(%)
Single-family detached
5,000
50
65
40
Single-family semi-detached
3,000
30
45
40
Single-family attached
2,000
20
45
50
Two-family detached
3,500
50
65
50
Two-family semi-detached
2,500
30
45
50
Apartments - two bedroom
1,500
—
50
65
Apartments - one bedroom
1,250
—
50
65
Manufactured homes
5,000
50
65
40
B. 
Lot area, width and coverage regulations for all other residential uses shall be in accordance with Part 14 herein.
2. 
Nonresidential Uses. For a permitted nonresidential use, the lot area shall be based upon required setbacks, coverage, parking and loading/unloading standards, but in no instance shall be less than 5,000 square feet. The minimum lot width, measured at the building setback line, for an interior lot shall be 50 feet and a corner lot shall be not less than 60 feet.
3. 
Unless otherwise specified in Part 16 herein, lot coverage for permitted nonresidential uses shall not exceed 50%.
4. 
At least 20% of the lot area shall be maintained with a vegetative cover.
5. 
The minimum lot area permitted for the development of apartments shall be 9,600 square feet.
[Ord. 88-7, 5/12/1988; as added by Ord. 92-3, 8/20/1992, § 4; and as amended by Ord. 2005-3, 7/21/2005, § 4]
The gross density for the Residential District Mixed shall not exceed eight and seven-tenths (9) units per acre for single family dwellings, fourteen and five-tenths (15) units per acre single-family semidetached dwellings, twenty-one and eight-tenths (22) units per acre for two-family detached, seventeen and four-tenths (17) units per acre for two-family semi-detached, nineteen and eight-tenths for garden apartment, 32 units per acre for apartments and eight and seven-tenths (9) units per acre for manufactured homes. Density shall be based upon gross acreage defined as the total land area of tract.
[Ord. 88-7, 5/12/1988; as added by Ord. 92-3, 8/20/1992, § 4; and as amended by Ord. 2005-3, 7/21/2005, § 5]
1. 
Each lot intended for residential use shall have front, side and rear yards of not less than the depth or width indicated below:
A. 
Front Yard (excluding apartment, attached dwelling and manufactured home park). There shall be a front setback line determined as follows: where buildings exist in the same block on either side of the street, the setback line of the building to be constructed shall be at least the average of buildings constructed within the same block. In measuring to determine said building line, open porches shall not be construed as part of the building. In blocks where no buildings exist on either side of the street, the setback line of the building shall be 25 feet. In the case of a corner lot, there shall be two front yards.
B. 
Side Yards (excluding apartment, attached dwelling and manufactured home park). On an interior lot, the minimum side yard setback shall be eight feet. On a corner lot, the side yard abutting a street shall be not less than 15 feet.
C. 
Rear Yard (excluding apartment, attached dwelling and manufactured home park). The rear yard depth shall be no less than 20 feet.
2. 
Interior Yards (open space between structures). Interior yards shall be provided in accordance with Part 14, § 27-1404, Subsection 4, herein.
3. 
For attached dwellings of one or two stories in height, there shall be a front yard, two side yards and a rear yard each of no less than 25 feet. For each story over two, five feet of width or depth shall be added to each yard. For apartments of one or two stories in height, there shall be a front yard of 25 feet, two side yards each of 15 feet and a rear yard of no less than 25 feet. For each story over two, five feet of width or depth shall be added to each yard.
4. 
For manufactured home parks, yards shall be provided in accordance with § 27-1401, Subsection 22,, herein.
5. 
For permitted nonresidential uses, yards shall be provided in accordance with Part 14, herein.
6. 
Buffer yards/screening planting shall be provided in accordance with Part 14, herein.
7. 
For permitted yard reductions refer to Part 14, herein.
[Ord. 88-7, 5/12/1988; as added by Ord. 92-3, 8/20/1992, § 4]
Parking and access shall be provided in accordance with Parts 17 and 19, herein.
[Ord. 88-7, 5/12/1988; as added by Ord. 92-3, 8/20/1992, § 4]
1. 
The following conditions apply to manufactured homes and additions to the manufactured homes in R-M district, either on individual lots or in manufactured home parks:
A. 
Each manufactured home site shall be provided a structurally stabilized stand for manufactured home placement approved by the Borough Code Enforcement Officer. Each stand shall have a minimum area of 720 square feet. If a double wide manufactured home is placed, the stand shall have a minimum area of 1,440 square feet. The stand shall be concrete with a minimum thickness of four inches; shall have a frost wall around its perimeter; shall have a sub-base of four inches crushed aggregate.
B. 
As an alternative to the concrete stand, manufactured homes may utilize a pedestal system as per the following regulations:
(1) 
Footing requirements for each pedestal will be a minimum of two square feet.
(2) 
The footing depth for each pedestal shall be a minimum of 32 inches.
(3) 
If a concrete footing is placed, its minimum thickness shall be eight inches.
(4) 
Piers may be utilized off the footings consisting of either concrete or masonry. Anytime a pier consisting of masonry blocks is over four masonry blocks above the ground level, it shall be reinforced and the cores filled.
(5) 
The top block of any masonry block piers shall be a solid masonry piece.
(6) 
The quality of piers shall be dictated by the sizing involved. Each pier shall be located not more than 20 feet apart and each pier shall be not more than five feet from the end of the mobile unit.
(7) 
Each unit shall have a minimum of four anchorage devices, either cast in the concrete pier or footing, or of a screw type acceptable to the Borough which complies with the Manufacturer's Home Foundations as recommended by the Department of Housing and Urban Development.
C. 
All fuel oil storage tanks shall be located at a minimum distance of 10 feet from all electrical lines.
D. 
An enclosure of compatible design and material shall be erected around the entire base of each manufactured home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
E. 
Tie downs shall be installed at strategic locations so as to prevent movement of the manufactured home by natural causes.