[Ord. 559, 6/20/1959, Section 601; amended by Ord. 577, 6/7/1960,
Section 1; Ord. 578, 6/10/1960, Article VII; Ord. 844, 2/4/1974; Ord.
850, 5/6/1974; Ord. 1010, 8/4/1980; Ord. 1034, 12/10/1982, Section
2; Ord. 1450, 9/8/1994, Section 2; Ord. 1463, 2/23/1995, Section 1;
Ord. 1529, 5/5/1997, Section 4; Ord. 1537, 8/27/1997, Section 2; Ord.
1788, 7/14/2004, Section 4]
In this district, the land and structures may be used, and structures
may be erected, altered, enlarged, for the following uses only:
a. Any
use permitted in the R-2 district.
b. Fraternity
or Sorority House.
c. Multiple
Dwelling, except a row dwelling exceeding six units in length in any
one direction.
d. Special
Exceptions, as prescribed in Section 706 of this chapter, including:
(4) Private Academic School and Religious School.
(5) Bed-and-breakfast Establishments.
e. Group
Dwelling Project, as prescribed in Section 501.1(1) of this chapter.
f. Personal
Care Home for Adults.
[Ord. 559, 6/20/1959, Section 602,{90} as amended by Ord.
677, 10/6/1965, Section 1; Ord. 878, 9/9/1975; Ord. 932, 3/7/1978,
Section 1; Ord. 961, 9/11/1979, Section 1(B); Ord. 1034, 12/10/1982,
Section 3; Ord. 1177, 5/27/1987, Sections 2 and 3; Ord. 1396, 12/10/1992,
Section 3; Ord. 1450, 9/8/1994, Section 9; Ord. 1537, 8/27/1997, Section
3; Ord. 1841, 4/4/2006, Section 9]
Each lot in this district shall comply with the following minimum
requirements, except as otherwise provided:
a. Lot
area.
One-family dwelling: 6,000 square feet.
Two-family dwelling: 9,000 square feet.
Multiple-family dwelling (per unit): 2,000 square feet.
Personal care home for adults: large (per unit), 1,200 square
feet; small, 6,000 square feet.
Private academic schools: one acre.
b. Lot
width.
One-family dwelling: 50 feet.
Two-family dwelling: 75 feet.
Multiple-family dwelling: 100 feet.
Personal care home for adults: large, 100 feet; small, 50 feet.
Private academic schools: 150 feet.
c. Front
yard depth.
One-family dwelling: 25 feet.
Two-family dwelling: 25 feet.
Multiple-family dwelling: 30 feet.
Fraternity/sorority house: 30 feet.
Personal care home for adults: large, 30 feet; small, 25 feet.
d. Side
yard width.
One-family dwelling: six feet.
Two-family dwelling: six feet.
Accessory building: six feet.
Multiple-family dwelling: 10 feet.
Fraternity/sorority house: 10 feet.
Non-dwelling: 20 feet.
Personal care home for adults: large, 10 feet; small, six feet.
When a Multifamily Dwelling or a Personal Care Home for Adults
(large) is located on a corner lot, the interior side yard shall be
30 feet.
e. Rear
Yard Depth. The rear yard shall be 20% of the depth of the lot measured
from the front building line to the nearest point of the rear lot
line, but in no case shall this be less than 15 feet.
f. Lot
coverage.
All one- and two-family dwellings and accessory buildings (including
detached garages) appurtenant thereto: 30%.
Driveways and off-street parking areas at one- and two-family
dwellings, as follows:
Lot area <10,000 square feet: 12%.
Lot area 10,000 to 20,000 square feet: 12% minus 0.4% per 1,000
square feet of lot area above 10,000 square feet.
Lot coverage for lots with square foot area between any two
1,000 square foot points shall be calculated on the basis of the lower
1,000 square foot area.
[Example: Lot area 16,500 square feet; Lot coverage: ((0.12
- (6 x 0.004)) x 16,500 square feet = 0.096 x 16,500 square feet =
1,584 square feet]
Lot area >20,000: 8%.
g. Minimum
Open Space (all uses): 50%.
[Ord. 559, 6/20/1959, Section 603; amended by Ord. 878, 9/9/1975]{100}
The maximum heights of structures in this district, except as
otherwise provided, shall be:
a. Dwelling
(not exceeding two stories): 35 feet.
b. Accessory
Building (not exceeding one story): 15 feet.
c. Non-Dwelling
(except as provided in Section 503.d of this chapter): 40 feet.
As specified in Part
H of this chapter.
[Ord. 559, 6/20/1959, Section 1501; amended by Ord. 578,
6/10/1960, Section 6; Ord. 753, 10/13/1969, Section 3; Ord. 850, 5/6/1974,
Section 14, 16; Ord. 932, 3/7/1978, Section 1; Ord. 941, 9/11/1978,
Section 123, 128; Ord. 961, 9/11/1979, Section 1(G); Ord. 1010, 8/4/1981,
Section 1; Ord. 1788, 7/14/2004, Section 5; Ord. 1322, 4/4/1991]
Under powers as set forth in this section, the Zoning Hearing
Board, after referral to the Planning Commission for review and submittal
of a report within 15 days and after public hearing, may authorize
a permit as a special exception, subject to the conditions set forth
and any further conditions the Board may deem best suited to insure
safety and general welfare, minimize traffic and to safeguard adjacent
properties, for the following:
a. Child
Day-care center. Day-care centers for children are permitted in R-3
districts, provided that:
In addition to the parking requirements of residential uses
located on the premises, there shall be one off-street parking space
for each employee not living on the premises plus one off-street parking
space for each 10 children based on the enrollment.
The gross floor area shall comply with the standard regulations
set forth by the State of Pennsylvania.
There shall be an outdoor play area of at least 100 square feet
per child enclosed by a minimum four-foot high fence.
c. Family
Day Care Homes. Family day care homes are permitted in R-3 districts,
provided:
The standards of lot size, setbacks, off-street parking and
signs shall conform to the regulations set forth for that type of
residential use within the district that the use is located.
There shall be no more than one employee who is not a member
of the family.
The gross floor area shall comply with the standard regulations
set by the State of Pennsylvania.
The outdoor play area shall comply with the standard regulations
set forth by the State of Pennsylvania and shall be adequately fenced
or screened to protect the children, unless the home has received
State approval to use a park or other similar public area to meet
outdoor play area requirements.
d. Private
Academic Schools and Religious Schools. Private academic schools and
religious schools are permitted in the R-3 district, provided:
That a minimum of one off-street parking space for each employee
be provided. Where there are more than two employees, there shall
be one additional off-street parking space for each five children
based on the enrollment.
The gross floor area shall comply with the standard regulations
set forth by the State of Pennsylvania.
The outdoor play area shall comply with the standard regulations
set forth by the State of Pennsylvania and shall be adequately fenced
or screened to protect the children, unless the school has received
State approval to use a park or other similar public area to meet
outdoor play area requirements.
e. Elderly
Housing Development. Housing projects for the elderly, as specified
below, may be permitted as a special exception in the R-3, R-3B and
R-4 Residence Districts, subject to the following criteria:
(1) Purpose And Concept. This provision is intended to help meet the
growing demand for elderly housing in the Borough through the creation
of planned elderly housing developments. It modifies use, lot area,
width, and yard requirements otherwise applicable to the district,
establishes additional design controls, requires unified planning
and management of each development and provides for Zoning Hearing
Board approval as a special exception following site plan review.
Elderly housing developments shall be planned, designed and managed
as integrated projects.
(2) Use. In addition to the uses permitted in Section 701 of this chapter,
elderly housing developments may consist of the following: multiple-family
dwellings, including row dwellings not exceeding six units in any
one direction; and medical clinics, nursing and convalescent homes
for use by residents of the development only. Personal care and congregate
meals may be provided within the building types permitted above.
(3) Lot Area, Width And Yards.
(a)
Lot Area. Each elderly housing development shall have a minimum
square feet of lot area per dwelling unit as follows:
R-3: 1,200 square feet.
R-3B: 2,000 square feet.
R-4: 500 square feet.
The amount of land used for medical clinics, nursing and convalescent
homes may not be used for purposes of calculating maximum residential
densities.
(b)
Minimum Lot Width. Minimum lot width shall be as required for
multiple-family dwellings in the respective district.
(c)
Minimum Yard Depth. Minimum front, side and rear yard depths
shall be as required for multiple-family dwellings in the respective
district, except that yard depths for medical clinics, nursing and
convalescent homes shall be as follows:
Front yard depth: 40 feet.
Side yard depth: 40 feet.
Rear yard depth: 40 feet.
All structures in excess of 25 feet in height shall be set back
a minimum distance of 80 feet from all property lines which abut R-1
and R-2 zoning districts.
(4) Height. The maximum height of structures permitted for elderly housing
developments shall be as specified for multiple-family dwellings in
the zoning district in which the elderly housing development is proposed
to be located.
(5) Parking Requirements. Parking requirements shall be as specified
in Section H of this chapter.
(6) Additional Requirements:
(a)
Management. All dwelling units, medical clinics, nursing and
convalescent homes within the elderly housing development shall be
under common ownership by an individual, firm, partnership or corporate
entity. All owners of elderly housing developments under the provisions
of this ordinance shall designate a person in charge. Residents of
the Centre Region may designate a person in charge or they may act
as their own person in charge. The person in charge shall reside or
have a place of business in the Centre Region and shall be available
on a twenty-four-hour basis. The State College Planning Department
shall be notified, in writing, whenever there is a change in the person
in charge. The person in charge shall have charge, care, control or
management of the elderly housing development.
(b)
Age Restrictions. Residence in the elderly housing development
shall be limited to those persons aged 62 and over and their spouses
and non-elderly handicapped and disabled persons.
(c)
Buffer Yards. Buffer screening, consisting of plantings, earth
mounds and/or decorative fences and walls shall be planted, installed
and maintained near the boundary lines of the elderly housing development
to form a sight restrictive screen of all structures from adjacent
R-1 or R-2 zoning.
(d)
Vehicular Access. Irrespective of provisions specified in Section
2406 of this chapter, vehicular access shall be designed to avoid
directing traffic through adjacent residential areas.
(e)
Nuisances. Additional requirements may be imposed by the Zoning
Hearing Board to minimize nuisances caused by excessive noise, glare,
smoke or vibration, or to promote pedestrian or traffic safety.
(7) Administrative Review. All applications for a zoning permit under
provisions of this option must receive approval by the Zoning Hearing
Board as a special exception following procedures specified in Section
606 of this chapter, except that site plan requirements shall be those
specified in Section 305 of this chapter. Construction of dwelling
units in an elderly housing development may be phased over time in
accordance with an overall plan and timetable approved by the Zoning
Hearing Board, provided that at least half of all dwelling units shall
be constructed prior to or concurrent with other uses permitted within
elderly housing developments. All proposed changes to an approved
site plan shall comply with the review procedures established herein
as though such changes were a new site plan.
f. Bed-and-breakfast
Establishments. Bed and Break-fast Establishments are permitted as
a special exception in the R-3 zoning district, subject to the following
criteria:
(1) The number of guest rooms shall not exceed six on any individual
lot;
(2) Accessory buildings and detached garages used as one or more of the
allowed guest rooms shall not contain cooking facilities;
(3) The length of stay per guest shall be limited to 14 days per sixty-day
period;
(4)
Off-street parking shall conform
to the following:
(i)
Parking area and driveway location, design and construction shall comply with the standards specified in Part
H of this chapter;
(ii)
Subject to the lot coverage limitation contained herein and
in Section 2401.b(6), the number of spaces provided shall equal or
exceed the minimums for one- and two-family dwellings, specified in
Section 2403 of this chapter;
(iii)
Lot coverage for off-street parking areas and driveways may
not exceed that permitted at one- and two-family dwellings located
in the R-3 zoning district; and
(iv)
Driveways may be used as off-street parking areas, except for
that portion of a driveway located between the back edge of the sidewalk
and the curb.
(5) If the building proposed for use as a Bed-and-breakfast Establishment
is located in a National Register Historic District, all external
maintenance, repair, alterations or additions shall follow the Secretary
of the Interior's guidelines on altering or rehabilitating historic
buildings and structures.
(6)
One sign, permitted on each lot
used for a Bed-and-breakfast Establishment, shall:
(i)
Not exceed three square feet per sign face;
(ii)
Have no internal illumination;
(iii)
Be constructed of wood, stone, brass, ceramic or wrought iron;
and
(iv)
If configured as a ground pole sign, not exceed six feet in
height at its highest point, including all parts, braces and supports.
(7) Meals for compensation may be provided only to guests of the Bed-and-breakfast
establishment. If meals other than breakfast or complimentary snacks
are served, the owner must obtain any necessary permits from the State
College Health Department.
(8) Lot area, lot width, setbacks, lot coverage and height shall comply
with the standards for a one-family dwelling, except that any structure
in existence at the effective date of this ordinance which does not
conform to minimum setback and height requirements may be used for
a Bed-and-breakfast Establishment provided all other requirements
are met.
(9) The owner or manager shall maintain his or her primary residence
on the premises.
[Ord. 1516, 12/23/1996, Section 2; amended by Ord. 1574,
8/20/1998, Section 2]
All owners of structures included in the Historic Resources
of the Centre Region. prepared in 1982 by the Centre Regional Planning
Commission, listed on the National Register of Historic Buildings
or included as a contributing structure in an existing or formally
proposed National Historic Register District must give public notice
prior to the demolition, removal or razing of such building or any
portion thereof. This notice shall be given no less than 90 days prior
to issuance of the zoning permit for demolition. The notice of demolition
shall be made to the adjacent property owners by U.S. certified mail,
posted on the property on which the structure is located (using a
sign provided by the Borough) and on the public bulletin board at
the State College Municipal Building, and placed in a paper of general
circulation within the Borough. The applicant, before starting notice
procedure, must schedule a meeting with the Zoning Officer to review
the applicant's plans for the notice and provide a copy of the notice
to the Zoning Officer. Following is a sample notice to be used:
NOTICE OF DEMOLITION OF A HISTORIC STRUCTURE
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Public Notice is hereby given that this property has a building
that is listed or eligible for listing on the National Register of
Historic Places, is a contributing structure in a National Register
Historic District, or is listed in the Historic Resources of the Centre
Region prepared in 1982 by the Centre Regional Planning Commission
and is proposed to be demolished in whole or in part. The property
in which the Historic Structure is located is at ____________________,
Tax Parcel Number ___________. The type of structure, or part thereof,
to be demolished is _________________________. The purpose of this
notice is to give the residents an opportunity to contact the owner
and to point out other options to possibly prevent the demolition
of a historic resource of the Borough of State College. It is the
owner's intent to start demolition of this structure on _________________________.
For more information on this demolition, you can contact the Borough
Zoning Officer at 118 South Fraser Street, State College, PA 16801
or by telephone (814) 234-7193, TDD (814) 234-7110. The owner's name
and address are: _________________________.
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