[Ord. 559, 6/20/1959, Section 701; amended by Ord. 822, 4/5/1973,
Section 1; Ord. 834, 12/4/1973; Ord. 838, 12/21/1973; Ord. 844, 2/4/1974;
Ord. 850, 5/6/1974; Ord. 941, 9/11/1978, Section 128; Ord. 1410, 4/22/1993,
Section 3; Ord. 1529, 5/5/1997, Section 6]
In this district, the land and structures may be used, and structures
may be erected, altered, enlarged, for the following uses only:
[Ord. 559, 6/20/1959, Section 702; amended by Ord. 677, 10/6/1965,
Section 1; Ord. 753, 10/13/1965, Section 2; Ord. 961, 9/11/1979, Section
1(E); Ord. 1034, 12/10/1982, Section 7{210}; Ord. 1177, 5/27/1987,
Sections 2 and 3; Ord. 1396, 12/10/1992, Section 7; Ord. 1537, 8/27/1997,
Section 7]
Each lot in this district shall comply with the following minimum
requirements, except as otherwise provided:
a.
Lot area.
Single-family dwelling: 5,000 square feet.
Two-family dwelling: 8,000 square feet.
Multiple-family dwelling (per unit): 500 square feet.
Personal care home for adults: large (per unit), 500 square
feet; small, 5,000 square feet.
Private academic school: one acre.
b.
Lot width.
Single-family dwelling: 50 feet.
Two-family dwelling: 75 feet.
Multiple-family dwelling: 120 feet.
Other structures: Sufficient to provide required side yards.
Personal care home for adults: large, 120 feet.
Private academic school: 150 feet.
c.
Front yard depth.
All structures: 20 feet.
d.
Side yard width.
Single-family dwelling: six feet.
Two-family dwelling: six feet.
Multiple-family dwelling: 10 feet.
Personal care home for adults: large, 10 feet; small, six feet.
When a Multifamily Dwelling or a Personal Care Boarding Home
for Adults is located on a corner lot, the interior side yard shall
be 30 feet.
e.
Rear yard depth.
Single-family dwelling: 20 feet.
Two-family dwelling: 20 feet.
Multiple-family dwelling: 20 feet.
Personal care home for adults: large and small, 20 feet.
The required side yard width and rear yard depth shall be increased
three inches for each foot of building height above 30 feet, and 1.5
inches for each foot of building length or width over 50 feet.
When two or more buildings are to be located on the same lot,
the distances between such buildings shall be the sum of the required
side and rear yard depths for such buildings.
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%.
[Ord. 559, 6/20/1959, Section 703; amended by Ord. 743, 3/5/1969,
Section 1, 2; Ord. 753, 10/13/1969, Section 2; Ord. 769, 9/15/1970,
Section 1; Ord. 1261, 11/21/1989, Section 1, 2; Ord. 1450, 9/8/1994,
Section 3]
a.
Maximum height. The maximum height of structures in this District
shall be no more than 35 feet and shall be limited to a maximum of
three stories, except in the following area, which shall have a maximum
height of 65 feet, or except as provided for by special exception:
(1)
The area west of South Atherton Street, bounded on the south and
west by lands of the municipality and State College Area School District
and on the north by lands zoned Planned Commercial 2.{212}
b.
Special exception. Buildings in the R-4 (Residential) District with
a height greater than 65 feet: The Zoning Hearing Board, in considering
a request for such exception shall consider the conditions set forth
below and such other relevant factors as deemed relevant by the Board.
(1)
The topographic relationship between the site and surrounding area
shall be accurately represented on a model included with the required
land development plan. This model must show the proposed building
and all existing and proposed buildings within 200 feet of the perimeter
of the site. This model may be two-dimensional or three-dimensional
or employ some type of computer or other video imaging technology.
This model must show shadow effect created by proposed building.
(2)
Open space and screening by planting shrubs and trees. A minimum
of 15% of all sites shall be preserved as open space. These open space
areas shall be maintained in landscaped material or other materials
deemed appropriate by the Planning Commission in consultation with
the Design Review Board. Open space shall be readily accessible to
the public, including persons with physical or visual impairments.
Appropriate signing designating the area as public open space must
be located at all entrances to the open space. Such signing shall
include the name of the party responsible for maintenance and the
telephone number at which this party can be reached during normal
business hours. Open space shall be designed for use by people as
opposed to serving as a setting for the building. Open space must
provide opportunity for penetration by sunlight. The applicant and
any successor in title to the property shall maintain this area.
(3)
Building design shall include modulation of building walls and roof
treatments and use of patterned building materials.
(4)
Traffic and pedestrian circulation and parking features. Pedestrian amenities such as seating and additional public sidewalk width shall be encouraged. Except for driveways, as permitted under Part H of this chapter, all required parking placed on the site shall be subsurface or located within the building(s) or structure(s).
(5)
Internal parking shall be located such that building street and alley faces shall be used for retail or other active uses. Except for driveways, as permitted under Part H of this chapter, a minimum of 50% of all street- and alley-level walls shall be constructed of transparent material.
(6)
Front yard setback shall be increased by one foot for every three
feet of height above 65 feet.
(7)
In no case shall any building or structure be permitted to exceed
85 feet in height.
(8)
Within the Central Business District, all building street and alley
frontages shall be devoted to pedestrian-oriented uses. Pedestrian-oriented
uses are typically sidewalk-oriented and physically and visually accessible
by pedestrians from the sidewalk. Uses which compose pedestrian-oriented
uses include, but are not limited to, specialty retail, personal service
shops, department stores, hardware stores, apparel stores, restaurants
and theaters. Retail banking offices may occupy up to 25% of the street
frontage of any building. Banks (other than retail banking offices)
and financial institutions are not pedestrian-oriented uses. The applicant
and any successor in title to the property shall maintain pedestrian-oriented
uses in all building street and alley frontages.
(9)
Other conditions deemed relevant by the Board.
As specified in Part H of this chapter.
[Ord. 559, 6/20/1959, Section 704; amended by Ord. 753, 10/13/1969,
Section 2; Ord. 762, 5/5/1970, Section 1; Ord. 1396, 12/10/1992, Section
8; Ord. 1854, 10/16/2006, Section 4]
[Ord. 559, 6/20/1959, Section 1501.4, 1501.5, 1501.6; amended
by Ord. 577, 6/7/1960, Section 2; Ord. 822, 4/5/1973; Ord. 850, 5/6/1974;
Ord. 941, 9/11/1978, Section 128; Ord. 1284, 7/10/1990, Section 9]
Under powers as set forth in this chapter, 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.
Club and Community Center. Clubs and community centers (except those
operated for commercial gain) are permitted in R-4 districts subject
to the following terms and conditions:
Abutting residential properties are protected from club or community
center activities through planting, fence, walls or other devices,
as approved by the Planning Commission.
b.
Funeral Home. Funeral homes may be constructed in R-4 districts,
provided:
(1)
Such home is not located between existing dwellings on the same block.
(2)
There shall be no receiving vault, preparation room or display of
merchandise or advertising visible from outside the main accessory
building.
(3)
All loading of merchandise, bodies of deceased persons, shall be
completely on the premises.
c.
Housing for Elderly Persons. Housing for elderly persons may be constructed
in R-4 districts, provided:
(1)
An off-street emergency ambulance entrance shall be provided.
(2)
At least one elevator in such building over three stories in height
shall be at least seven feet in one horizontal direction.
(3)
Side yard setbacks of such residential buildings may be less than
otherwise required if such reduction will permit a more logical siting
of the buildings on the lot; will overcome topographical limitations
of the lot; will better utilize the shape of the lot; will avoid conflicts
with utilities; or will permit the preservation of trees and natural
features of the lot.
(4)
Reduction of side yard setbacks shall not be allowed if it will provide
a building coverage on the lot greater than that which could be obtained
without such side yard reduction. A minimum side yard setback of 10
feet shall be required.
(5)
No residential building designed for use as housing for the elderly
shall exceed 65 feet in height.
d.
Professional Offices. Professional offices may be constructed in
R-4 districts, provided:
e.
School for Dance and/or Music Instruction. Schools for dance instruction
or music instruction may be constructed in the R-4 districts.
