The purpose of this article is to identify certain regulations
and standards that are either common to all zoning districts or applicable
to more than one district.
A.
No building or structure, or part thereof, shall hereafter be erected,
constructed, or altered, and no new use or change shall be made or
maintained of any building, structure, land, or part thereof, except
in accordance with this chapter.
B.
Every principal building shall hereafter be built on a lot with frontage
on a public or private street.
C.
No lot or premises shall hereafter be subdivided or reduced in area
or size in any manner so as to violate the provisions of this chapter.
A.
No principal building, or part thereof, shall be erected within or
shall project into any required yard in any district, except for unenclosed
porches, decks, one-story bay windows, eaves, chimneys, balconies,
fire escapes, buttresses, cornices, or steps. None of these, except
unenclosed decks or similar projects, shall encroach more than three
feet into any required yard.
B.
In residential districts, such unenclosed decks may extend not more
than seven feet into required rear yards.
A.
On any corner lot, no wall, fence, or other structure shall be erected
or maintained, and no hedge, tree, shrub, or other growth shall be
planted, grown, or maintained which may cause danger to vehicular
traffic by obscuring the view or in any other way pose a danger to
vehicular and pedestrian traffic.
B.
Where a lot is located at the intersection of two or more streets,
no obstruction of any kind whatsoever of a height greater than 24
inches from the grade level of the adjacent street shall be maintained
or permitted within a sight triangle, the legs of which shall be 20
feet measured from the intersection of the street lines. Where a private
alley meets an intersection, the legs of such sight triangle shall
be 10 feet.
C.
The Borough shall have the right to declare any obstruction to vision
within the line of the sight triangle a safety hazard and shall direct
the owner of the property to have it removed. If the owner fails to
do so within 30 days after written notice, the Borough shall remove
the obstruction and bill the owner and lien the property for the expense
involved.
A.
No accessory structures may be placed in front of the principal building.
B.
On corner lots, accessory structures shall be placed no closer to
the side street than the principal building.
C.
Except for decks and fences, there shall be a distance of not less
than three feet between an accessory structure and a side or rear
lot line.
D.
Except in the LIB Light Industrial/Business Park and LIB-A Light
Industrial/Business Park-A Districts, accessory structures shall not
exceed 15 feet in height. In the LIB and LIB-A Districts, accessory
structures shall not exceed 25 feet in height.
E.
In residential districts, not more than one storage shed shall be
placed on a lot.
F.
Except in the LIB Light Industrial/Business Park and LIB-A Light
Industrial/Business Park-A Districts, no storage shed shall exceed
100 square feet with a maximum height of 10 feet.
G.
Before the construction or placement of a shed on a lot, the applicant
shall obtain a permit from the Building Code Official (BCO) or Zoning
Officer (ZO).
H.
Accessory structures shall not be used for permanent or temporary
human habitation.
I.
If a shed or garage is served by electricity, it shall be subject
to the Borough electrical code.
J.
Garages in residential districts may be attached to or detached from
a dwelling unit. In the case where a garage is in detached form, the
minimum distance between the garage and a dwelling unit, excluding
multifamily, shall be 15 feet.
A.
No-impact home-based businesses shall be permitted as an accessory
use in all residential districts.
B.
The business activity shall be compatible with the residential use
of the property.
C.
The business shall employ no employees other than family members
residing in the dwelling.
D.
There shall be no display or sale of retail goods and no stockpiling
of inventory.
E.
The business may not use any process or equipment that creates noise,
vibration, glare, fumes, odors, or electrical or electronic interference
with radio or television reception.
F.
The business may not discharge any solid waste or sewage that is
not normally associated with residential use.
G.
The business may not occupy more than 25% of the gross floor area
of the dwelling.
Family-based community residence facilities shall be permitted
by right in the R-1 and R-2 Residential Districts in accordance with
the requirements below:
A.
No facility shall be located within 400 feet of an existing facility.
B.
There shall not be more than two residents per bedroom, and this
is not to exceed a maximum number of four residents per facility,
not including staff.
C.
There must be a twenty-four-hour-a-day on-duty supervisor who possesses
proper qualifications for the position.
E.
Any alterations or additions to the exterior of a community residence
facility shall be compatible with the existing structure and in keeping
with the neighborhood character, excluding safety modifications.
F.
All other applicable requirements of the Zoning Ordinance, building
code, fire code, and all other applicable Borough codes and ordinances
and state regulations must be met.
G.
All community residence facilities will be available for reasonable
periodic inspections by the BCO or ZO and other parties holding jurisdiction.
H.
Each facility must receive all pertinent approvals and/or licenses
from the appropriate state agencies.
I.
The operator of the facility must register the facility annually
with the BCO or ZO and provide the following information:
Family day-care homes, as defined in Article II, shall be permitted as an accessory use in the R-1 and R-2 Residential Districts, subject to the following requirements:
A.
A fence not less than four feet high shall be placed around all outdoor
play areas. The bottom end of such fence must reach the ground to
prevent children from crawling underneath.
B.
Outdoor play activities shall be limited to the hours between 9:00
a.m. and 7:00 p.m.
C.
Outdoor play shall not be permitted in the front yard or adjacent
to an arterial road.
D.
The area for pickup and discharge of children must be free from traffic
hazards.
E.
The appearance and exterior design of the facility shall be compatible
with the surrounding dwellings.
F.
There shall be screening and planting consistent with the character
of the surrounding uses.
G.
The facility shall display no sign that is inconsistent with the residential character of the neighborhood and shall be subject to § 600-93A.
H.
No portion of the facility shall be within 200 feet of a gasoline
service station, underground gasoline storage tanks, industrial operations,
truck loading areas, or other hazardous uses or activities.
I.
Each facility must have the appropriate certificates as required
by the Pennsylvania Department of Human Services that shall be prominently
displayed in the main entrance of the facility. All day-care homes
must meet all current DPW regulations and any applicable federal,
state, or local laws, ordinances, and regulations, including building
and firesafety codes.
Child day-care centers, as defined in Article II, shall be a permitted use by right in the MC Municipal Center and TOD Transit-Oriented Development Overlay Districts, and as a conditional use in the LIB Light Industrial/Business Park District, subject to the following requirements:
A.
Day-care centers shall be permitted as part of a church, school,
or other similar institution or as an independent use.
B.
A fence not less than four feet high shall be placed around all outdoor
play areas. The bottom end of such fence must reach the ground to
prevent children from crawling underneath.
C.
Outdoor play activities shall be limited to the hours between 9:00
a.m. and 7:00 p.m.
D.
Outdoor play shall not be permitted in the front yard or adjacent
to an arterial road.
G.
Each facility shall provide for the dropoff and pickup of children
on a driveway, approved parking area, or directly in front of the
facility. This area must be free from traffic hazards to children.
The dropoff area shall be located immediately adjacent to the facility.
H.
No part of a facility may be located within 200 feet of gasoline
pumps or underground storage tanks or any other storage area for explosive
or hazardous materials.
I.
A planted visual screen shall be provided to protect the day-care center from an adjacent use or to protect a less intense adjacent use from the activity of the day-care center. Planted visual screens, where required and as defined in Article II, shall comply with regulations in § 600-114. Opaque fences or walls may be used in place of planted visual screens.
J.
When streets of different classifications are involved, access shall
be provided to the street of lesser functional classification, if
possible.
K.
Each operator of a newly established day-care center shall notify
the Borough in writing at least 30 days prior to the initiation of
a day-care center for the purpose of allowing the Borough to establish
a record of such use.
L.
The operator of any child day-care center will allow the BCO or ZO
to enter the property during business hours to inspect for compliance
with the requirements of this section and all other applicable municipal
and state ordinances or regulations.
M.
A permit for operation shall be obtained from the BCO or ZO.
N.
All facilities must be licensed by the State of Pennsylvania DPW
and any other appropriate agencies.
Senior day-care centers, as defined in Article II, shall be a use permitted by right in the MC Municipal Center District, subject to the following requirements:
A.
Accommodations shall be made for persons with a physical handicap
or impediment to ensure their safety and accessibility for entrance
to, movement within, and exit from the building.
B.
The facility shall have at least 50 square feet of indoor space for
each individual served.
C.
A specified loading and/or parking area shall be available for arrival
and departure of clients.
D.
The facility shall be kept in a clean and sanitary condition.
E.
Senior day-care centers shall be permitted as part of a church, school,
other similar institution, or as an independent use.
H.
All rooms within the center shall be properly ventilated.
I.
All rooms, hallways, outside doorways, and porches shall be lighted
to assure safety.
J.
Hours of operation shall range from 6:00 a.m. until 8:00 p.m.
Decks shall be permitted in all zoning districts, provided that
the BCO or ZO issues a building permit.
A.
The deck shall be placed not less than one foot from the party wall
of a twin or row dwelling or building for access and maintenance purposes.
B.
Prior to constructing a deck or porch, a sketch shall be provided,
and a permit must be obtained from the BCO or ZO.
C.
In an area where motor vehicles may park or drive, decks or porches
shall have support posts constructed of concrete-filled steel columns
which shall be at least four inches wide and are fastened into footings
not less than six inches wide.
D.
After a zoning permit is issued for a deck or porch, no change in
plans regarding setbacks, dimensions, or heights is permissible without
first receiving written permission from the BCO or ZO.
A.
Satellite antennas shall be permitted in all zoning districts.
B.
All wiring for ground-based antennas shall be underground.
C.
All satellite antennas shall be adequately grounded for protection
against a direct strike of lightning.
D.
The installation of satellite antennas shall meet all other local,
state, or federal codes where possible.
A.
Private swimming pools shall not be permitted in the front yard,
and no pool on a corner lot shall be placed closer to the side street
than the principal building.
B.
All swimming pools shall be located not less than three feet from
any property line and six feet from the principal building.
C.
For safety purposes, a fence not less than six feet high must surround
all swimming pools.
D.
All fences surrounding pools shall have a self-locking gate and shall
be of a design and quality to adequately prevent unauthorized children
or animals from entering the pool area.
E.
The drainage of a pool shall comply with the discharge provisions in Chapter 525, Stormwater Management, adopted by the Borough and the swimming pool guidelines of the Pennsylvania Department of Environmental Protection.
F.
No swimming pool shall be located under electric lines.
G.
Pool lighting fixtures shall be placed, directed, or shielded to
protect neighboring properties from light or glare.
H.
An applicant for a pool shall first submit a sketch plan of such
pool to the Borough.
I.
A permit must be obtained from the BCO or ZO prior to construction
or placement of a swimming pool.
A.
Except as specifically noted otherwise, no wall, fence, hedge, or
similar growth in a residential district shall exceed four feet in
height between the front and rear building lines and six feet in height
behind the rear building line. No fence shall be constructed in front
of the principal building.
B.
At the periphery of a development in the RS Retail Service District,
no wall, fence, hedge, or similar growth may exceed six feet in height.
Individual uses may not erect fences.
C.
In the GB General Business and MC Municipal Center Districts, no
wall, fence, hedge, or similar growth may exceed six feet in height
in the rear yard only.
D.
In the LIB Light Industrial/Business Park and LIB-A Light Industrial/Business
Park-A Districts, no wall, fence, hedge, or similar growth shall exceed
10 feet in height along the side and rear yards.
E.
Fences between properties shall be erected or placed inside the property
line of the person erecting the fence.
F.
No barbed wire or similar fence shall be permitted in the Borough,
unless the applicant demonstrates a clear and compelling need for
security prior to obtaining a building permit.
G.
The fence shall be installed so that the finished side faces toward
the outside of the property.
H.
Hedges and other plantings, whether or not they constitute a fence,
shall be trimmed so as not to grow out over sidewalks, streets, or
adjoining properties.
A.
Unless specifically stated otherwise for a particular district, all
refuse shall be placed in closed, verminproof containers.
B.
In the case of multifamily buildings, nonresidential buildings, and
townhouses in the R-2 Townhouse District, all refuse receptacles shall
be effectively screened from the view of residents and from public
streets and sidewalks by means of a fence, wall, or plantings. All
such receptacles shall be placed on the property responsible for the
refuse.
C.
Except for single-family detached and single-family semidetached
dwellings, all other uses must provide for refuse receptacles and
dumpsters that have a fence or other screening that shall be at least
the height of the receptacle. The screening employed must allow for
adequate access for refuse removal vehicles.
A.
Multifamily dwellings and nonresidential buildings shall be properly
lighted to assure safe driving conditions at night as well as security
and safety of residents and patrons. All lighting shall be designed
to protect neighboring properties from glare.
B.
All driveways and parking areas must be adequately lighted to assure
safe driving and maneuvering conditions at night, as well as safety
and security for residents and patrons.
C.
The maximum height of light poles shall be 25 feet in the LIB Light
Industrial/Business Park, LIB-A Light Industrial/Business Park-A,
and GB General Business Districts, and 20 feet in all other districts.
A.
A planted visual screen, as defined in Article II, shall be provided and maintained under the following circumstances. In case of conflict between a regulation in this article and that in any individual district, the regulation in the individual district shall prevail.
(1)
When a commercial or industrial structure is constructed or
extended adjacent to an existing residential use or district.
(2)
When a multifamily or townhouse building or addition thereto
is proposed to abut an existing single-family detached dwelling.
(3)
Where any proposed institutional use or an expansion of an existing
industrial use abuts an existing residential use or residential district.
(4)
Where the LIB-A Light Industrial/Business Park-A District abuts
any other zoning district.
(5)
Any other instance where screening is required by this chapter,
the Borough, or by the Zoning Hearing Board.
B.
Screening shall comply with the following requirements:
(1)
The planted visual screen shall consist of species indigenous
to the area so as to provide a year-round visual barrier.
(2)
Such screens shall incorporate earthen mounds or berms, where
possible, to improve sound as well as visual buffering.
(3)
Plants shall be at least six feet high when planted, and no
plantings shall be placed closer than five feet to the property line.
(4)
Placement of screening material shall not obscure sight lines
at intersections.
(5)
All mechanical equipment not enclosed in a structure shall be
fully and completely screened and landscaped in a manner compatible
with the style of the buildings on the site.
C.
Upon a recommendation of the Planning Commission, an opaque privacy
fence or wall may be substituted for the planted screen required above.
Such alternate screening must be constructed and placed so as to clearly
provide an effective visual barrier.
A.
General regulations.
(1)
Any part or portion of a site that is not used for buildings,
other structures, loading, parking spaces and aisles, sidewalks, and
designated storage areas shall be planted and maintained with landscaping.
Maximum advantage shall be taken of existing trees and shrubs in landscaping.
(2)
All landscaped planting areas shall be planted with grass seed,
sod, or other ground cover and shall be maintained and kept clean
of all debris, rubbish, weeds, and tall grass; provided, however,
that if such land is naturally wooded, it may continue in its natural
state.
(3)
Unless otherwise specified, landscaped planting areas may be
part of the required front, side, and rear yards.
(4)
Except for single-family and two-family dwellings, any part
or portion of a site which is not used for loading and parking spaces,
aisles, sidewalks, and designated storage areas shall be landscaped
according to an overall plan prepared and approved as part of the
development plan or shall be left in its natural state. A replacement
program for nonsurviving plant material should be included.
B.
Landscaping plans.
(1)
Landscaping shall be installed and maintained in accordance
with a landscape plan approved by Borough Council. The landscape plan
shall depict all proposed plantings which relate to, complement, screen,
or accentuate buildings, roads, parking areas, sidewalks, walkways,
sitting areas, service or maintenance structures, courtyards, and
other site features.
(2)
The landscaping plan shall be coordinated with the development
plan and shall show the location, type, size, height, and other characteristics
of the proposed landscaping.
(3)
The plan shall be accompanied or shall include information regarding
the continued maintenance of plantings, indicating that all plantings
will be replaced, if damaged, diseased, or dead, in locations shown
on the approved plan.
C.
Specific requirements.
(1)
In addition to complying with § 600-115A(1) above, every new building, alteration, or expansion erected after the effective date of this chapter shall provide specific landscaping components as noted below.
(2)
Unless specifically stated otherwise in the specific zoning
district, landscaping shall be provided as required below:
|
Zoning District or Use
|
Minimum Landscaping Components
|
|---|---|
|
RS Retail Service and GB General Business
|
Landscaped strip not less than 6 feet wide at the front and
at one side of a building within which 1 tree or 2 bushes shall be
placed in the ground or in planters for every 20 feet of building
width
|
|
MC Municipal Center
LIB Light Industrial/Business Park and
LIB-A Light Industrial/Business Park-A Apartment buildings and
nonresidential buildings in residential districts
|
Landscaped strip with grass or other ground cover not less than
6 feet wide at the front and at one side of a building within which
1 tree or 2 bushes shall be placed in the ground or in planters every
15 feet at the front and at 1 side of a building
|
|
Landscaping in the TOD Transit-Oriented Development Overlay
District shall be provided according to the provisions relating to
the specific uses noted above.
| |
Private clubs shall be permitted by right only in the GB General
Business District, subject to the following requirements:
A.
Private clubs shall be operated for civic, cultural, educational,
social, or recreational purposes.
B.
The activity shall be noncommercial, nonprofit, and clearly not one
carried on as a business.
C.
Each building or facility shall be devoted to members and their guests
only.
D.
No private club shall provide for eating or dining except on an incidental
basis.
Drive-through establishments, as defined in Article II, shall be permitted by right in the GB General Business District, subject to the following regulations:
A.
No drive-through restaurant shall be located within 300 feet of an
abutting residential district, a school, a place of worship, or another
drive-through restaurant.
B.
Points of vehicular ingress and egress shall be limited to streets
having business-zoned frontage only.
C.
Driveways at the property line shall be not less than 24 or more
than 30 feet in width.
D.
No driveway shall be less than 10 feet from a property line, 30 feet
from a right-of-way line of an intersecting street, or within 30 feet
of another driveway serving the same parcel.
E.
Outdoor trash receptacles shall be provided in such a location as
to be accessible to customers and shall be emptied whenever filled,
but in no case less than once each day that the restaurant is open
for business.
In the event that multifamily dwellings are converted or developed
as condominiums, such condominiums shall be owned and operated in
accordance with the Pennsylvania Uniform Condominium Act of 1980,
as amended.[1]
[1]
Editor's Note: See 68 Pa.C.S.A. § 3101 et seq.
In determining if a proposed use is of the same general character
as the listed uses, Borough Council and the Planning Commission shall
consider the compatibility standards listed below:
A.
Type and volume of sales, retail or wholesale activity, size and
type of items sold, and nature of inventory on the premises.
B.
Extent of processing, assembly, warehousing, shipping, and distribution
done on the premises of any dangerous, hazardous, toxic, or explosive
materials.
C.
The nature and location of storage and outdoor display of merchandise
and the types of items stored.
D.
The type, size, and nature of buildings and structures supporting
the use.
E.
The number of employees and customers in relation to business hours
and employment shifts.
F.
The business hours the use is in operation or open for business.
G.
The transportation requirements for people and freight, by volume,
type, and characteristics of traffic generation to and from the site,
trip purposes, and whether trip purposes can be shared with other
uses on the site.
H.
Parking characteristics, turnover and generation, ratio of the number
of spaces required per unit area or activity, and potential for shared
parking with other uses.
I.
The tendency for attracting or repelling criminal activities to and
from or on the premises.
J.
The amount and nature of nuisances generated on the premises, such
as noise, smoke, odor, glare, vibration, radiation, and fumes.
K.
Any special public utility requirements for serving the use, such
as water supply, wastewater output, pretreatment of wastes, emissions
recommended or required, and significant power structures and communication
towers or facilities.
No structure shall exceed the maximum height as calculated by
reference to the Height Limitation and Zoning District Map for Folcroft
Borough and the Model Airport Zoning Ordinance to limit the height
of objects around airports. The calculation of maximum heights for
municipalities in airport hazard areas is required by Pennsylvania
Act 164 of 1984.[1] Folcroft Borough falls within the airport hazard area
affected by Philadelphia International Airport.
[1]
Editor's Note: See 74 Pa.C.S.A. § 5911 et seq.
Cellular communications facilities, as defined in Article II, shall be a use permitted by right in both LIB Light Industrial/Business Park District and in the MC Municipal Center District. Antenna support structure, as defined in Article II, shall be a permitted use by right upon rooftops only in the GB General Business District. The following regulations shall control both facilities, where applicable:
A.
A sketch and/or landscaping plan shall be provided to the Borough
prior to development of a cellular communications facility or antenna.
B.
An antenna that is attached to an existing support structure shall
not exceed the height of the support structure by more than 10 feet.
C.
Setbacks from the base of any new antenna support structure to any
property line, street line, or zoning district boundary shall not
be less than 500 feet.
D.
The applicant shall demonstrate that the proposed antenna and antenna
support structure are designed and constructed in accordance with
all applicable national building standards for such facilities and
structures, including but not limited to the standards developed by
the Electronics Industry Association, Institute of Electrical and
Electronics Engineers, Telecommunications Industry Association, American
National Standards Institute, and the Electrical Industry Association.
E.
The applicant shall demonstrate that the proposed antenna and antenna
support structure are safe and that the surrounding properties will
not be negatively affected by support structure failure, falling ice
or other debris, electromagnetic fields, or radio frequency interference.
All support structures shall be fitted with anti-climbing devices,
as approved by the manufacturers.
F.
In order to reduce the number of antenna support structures needed
in the Borough in the future, the proposed antenna support structure
shall be required to accommodate, where possible, other users, including
other cellular communications providers and local police, fire, and
ambulance services.
G.
The applicant must demonstrate that it is licensed by the Federal
Communications Commission (FCC) to provide wireless communications,
cellular communications, and/or personal communications services.
H.
A security fence not less than eight feet in height shall be required
around the cell site unless the antenna is mounted on an existing
structure.
I.
The cell site shall be fully automated and not require any maintenance
workers to be present on a full-time basis.
J.
Not less than two parking spaces shall be provided to serve the cell
site.
K.
The cell site shall be kept in good repair as required by Federal
Law H.R. 6180/S. 2882, the Telecommunications Authorization Act of
1992, as amended, and all Borough ordinances not inconsistent therewith.
L.
Prior to the construction or installation of an antenna on an existing
structure or the construction or placement of an antenna support structure,
the applicant shall obtain a permit from the BCO or ZO.
This section shall apply to all structures constructed after
this chapter is adopted and to new additions of 400 square feet or
more:
A.
Unless stated otherwise, the following provisions apply to design
considerations in the MC Municipal Center District, RS Retail Service
District, and GB General Business District.
(1)
Unscreened, flat, blank walls shall be avoided to provide a
pleasant pedestrian experience by connecting activities within a structure
to the adjacent sidewalk and/or transit stop.
(2)
At the street level of commercial, institutional, and mixed
use buildings, not less than 50% of the length and 25% of the wall
surface must be in public entranceways, windows, or retail/service
display windows.
(3)
Where practicable, facades over 50 feet long shall be divided
into shorter segments by repeating window patterns, change in materials,
canopies, varying roof lines, or other architectural detailing.
(4)
Buildings must have at least a five-foot offset in all facades
for every 50 feet of continuous facade. Such offsets may be met through
the use of bay windows, porches, porticos, building extensions, towers,
and other architectural treatments.
(5)
The street facade of principal structures shall have at least
one street-oriented entrance and contain the principal windows of
the structure.
(6)
Pitched roofs shall provide overhanging eaves that extend a
minimum of one foot beyond the building wall.
(7)
Buildings shall contain materials, windows, doors, and architectural
details that are generally compatible with those features in nearby
and adjoining buildings.
(8)
Where practicable, utilities shall be placed underground in
new developments.
(9)
Automobile entrances to the site shall be placed in such a way
as to maximize safety and efficient traffic circulation and minimize
impact on the surrounding area.
(10)
Sidewalks or walkways not less than five feet wide shall be
required in front of and/or adjacent to commercial, institutional,
and mixed-use buildings.
(11)
Sidewalks shall be constructed along the frontage of all public
streets and within and along the frontage of all new development and
redevelopment.
(12)
In the RS Retail Service and the MC Municipal Center Districts,
walkways that cross parking, loading, or driveway areas must be clearly
identifiable through the use of elevation change, different paving
material, or other similar method.
(13)
Lighting shall be provided for parking areas and pedestrian
paths to ensure safety and convenience.
(14)
Where feasible, plazas shall be provided in developments greater
than two acres in area. Not less than one seating space for each 250
square feet of plaza area shall be provided.
(15)
Parking garages shall be served by pedestrian walkways and connection
to the sidewalk/pedestrian system. These walkways shall be clearly
marked and continuous in design.
(16)
Pedestrian amenities such as benches, public art, picnic areas,
seating areas, fountains, planters, etc. shall be located in landscaped
areas, open spaces, plazas, or along public streets.
B.
Unless stated otherwise, the following provisions apply to design
considerations in the R-1, R-2, and R-3 Residential Districts.
(1)
New residential dwellings shall be generally consistent with
the design of existing neighboring dwellings.
(2)
Sidewalks shall be constructed along the frontage of all new
residential buildings and additions of 400 square feet or more.
(3)
Where practicable, utilities shall be placed underground in
new developments.
(4)
Stairs and ramps consistent with ADA standards shall be provided
where necessary to provide a safe route between the dwelling and the
street and sidewalk.
(5)
The street facade of principal structures shall have at least
one street-oriented entrance and contain the principal windows of
the structure.
