No structure or land shall be used or occupied, and no structure or part of a structure shall be created, demolished, altered or moved, unless in compliance with all the provisions of this chapter, generally and for the zone in which it is located, and unless all permits, certificates and licenses required by this and all other applicable laws and ordinances have been obtained. Where a use or structure is designated by this chapter as permitted, the Department shall make the determination as to compliance, in accordance with all the provisions of this chapter.
[Amended 6-4-2025 by Ord. No. 9-2025]
Where a principal use and/or structure is permitted, there shall also be permitted upon the same lot an accessory structure. An accessory structure to a principal use and/or structure which is classified as a special exception use, shall not be subject to the standards regulations within Article VI, Special Exceptions, of this chapter, excluding the proposed construction, establishment or use of a structure which equals or exceeds 750 square feet of gross floor area, or 1,000 square feet of land area if the accessory use does not include a structure.
A.
Attached accessory structures. Accessory structures which are attached to a principal structure shall comply with the same area and bulk requirements which are applicable to the principal structure.
B.
Unattached accessory structures in zones other than R Zones. Unattached accessory structures in zones other than R Zones shall comply with the front yard and side yard requirements applicable to the principal structure and shall have a rear yard of at least 10 feet.
C.
Unattached accessory structures in R Zones. Unattached accessory structures in any R Zone shall be erected only within the rear or side yard applicable to the principal structure, subject to the following:
(1)
The maximum height shall be two stories or 18 feet, whichever is the lesser.
(2)
The accessory structure shall be located not less than five feet from either side lot line, except that on a corner lot, § 500-304 shall apply.
(3)
The accessory structure shall be not less than five feet from the rear lot line, except that when the accessory structure abuts an alley, 10 feet shall be required.
A.
A detached residential storage shed/lawn shed, as so defined in Article II of this chapter, shall be subject to the following dimensional limitations:
B.
Subject to compliance with the above specifications, a detached accessory residential storage shed/lawn shed shall be upon any existing residential property in any zoning district subject to the following requirements:
(1)
A detached residential storage shed/lawn shed shall be located not less than three feet from any side lot line or rear lot line.
(2)
There shall be a minimum distance of not less than five feet between the storage shed/lawn shed and any dwelling located on an adjacent lot.
(3)
The construction of not more than one detached residential storage shed/lawn shed upon a zoning lot shall be exempt from compliance with building lot coverage requirements otherwise applicable to the zoning district in which it is located.
(4)
All other applicable provisions of this chapter shall remain in effect.
On a corner lot there shall be provided, on each side thereof, adjacent to a street, a yard setback equal in depth to the required front yard setback of the prevailing zoning district in which the corner lot is located.
[Amended 6-4-2025 by Ord. No. 9-2025]
A.
For residential lots, permitted accessory structures shall include noncommercial greenhouses, tool or lawn sheds, private garages or carports, private noncommercial swimming pools, noncommercial satellite antenna dishes, and accessory dwelling units.
B.
Accessory dwelling units shall be permitted under the following criteria:
(1)
Any lot with a principal single-family detached dwelling unit may have one accessory dwelling unit.
(2)
No accessory dwelling unit shall be located in front of the front building line of the principal structure.
(3)
No setback shall be required for an existing garage living area or accessory structure or a structure constructed in the same location and with the same dimensions as an existing structure and converted to an accessory dwelling unit or to a portion of an accessory dwelling unit.
(4)
The square footage of an accessory dwelling unit shall be less than 70% that of the primary dwelling and no less than a minimum of 400 square feet of gross floor area.
A.
A noncommercial satellite dish antenna, as so defined in this chapter, shall be deemed an accessory use, permitted by right in all zoning districts.
(1)
Location on lot. A satellite dish antenna shall be located on a zoning lot in accordance with the provisions set forth in § 500-302 of this chapter. A satellite dish antenna shall be affixed to a permanent location on a zoning lot in a stationary manner. No satellite dish antenna shall be installed on a portable or moveable device.
(2)
Number on lot. Not more than one satellite dish antenna shall be permitted on a zoning lot in all R Zones. There shall be no restrictions to the number of satellite dish antennas permitted in all other zones.
(3)
Height limitations. The height of a satellite dish antenna, including any supporting device, measured from ground level to its highest point of elevation, in all R and C-N Zones shall not exceed 35 feet. Satellite dish antennas in all other zones shall be exempt from meeting height requirements.
(4)
Size limitations. The dimensions of a satellite dish antenna measured from its outermost edges cannot exceed 12 feet in diameter. A roof-mounted satellite dish antenna having a diameter not greater than three feet be shall be exempted from securing zoning approval.
B.
Granting approval for the establishment and/or construction of a satellite dish antenna shall not restrict or imply to restrict the use or development of another zoning lot.
Proposed improvements and/or structural alterations to an existing use which is classified as a special exception use shall not be required to secure Planning Commission review and Zoning Hearing Board approval as otherwise required under this chapter when the following conditions exist:
A.
The proposed improvements and/or structural alterations shall not result in an expansion of the gross floor area and/or land area utilized by the principal use.
B.
Excluding a change of use to a use permitted by right, there shall be no change in the use of the property as a result of the proposed improvements and/or structural alterations.
In cases when a residential structure is a nonconforming use, located in a nonresidential zone, the proposed erection of an accessory residential structure shall be deemed exempt from classification as an expansion of a nonconforming use, but shall be subject to all other applicable regulations contained within this chapter.
A private noncommercial swimming pool capable of containing water to a depth of 24 inches or greater shall be permitted as an accessory use in any zone subject to the following:
A.
Yard area and setback requirements. A private swimming pool shall be located in either a side yard or rear yard with a minimum side yard and rear yard setback of five feet, except when either yard area borders a street or public right-of-way, a minimum setback distance of 10 feet shall be required. Required setbacks shall be measured from the water's edge.
B.
In-ground pools. The pool or the entire property on which the pool is located shall be enclosed with a permanent fence not less than four feet in height, which includes a gate secured with a lock. The required fencing for an in-ground pool must be installed upon the completion of the excavation work for said pool.
C.
Aboveground pools.
(1)
Pools with exterior supports. An aboveground pool which is manufactured, designed and erected with supporting devices around and/or within the outer wall or edge of a pool shall be enclosed with a permanent fence not less than four feet in height which includes a gate secured with a lock in accordance with the above requirements of § 500-309B or, in lieu of a fence, a barrier not less than four feet in height. Said barrier may include the pool wall and any extension thereto which equals or exceeds a height of four feet. Access into a pool which includes a deck shall be secured by a gate with a lock. Pools without access from a deck shall include retractable steps or any similar device which prohibits uncontrolled access into the pool when not in use. Shrubbery is not to be considered as a barrier. Decks which are attached to the pool which have surface area not in excess of 24 square feet may project not more than three feet into the required side yard or rear yard setback.
(2)
Inflatable pools without exterior supports. An aboveground pool which may be inflated and used without supporting devices around and/or within the outer wall or edge of a pool shall be enclosed with a permanent fence not less than four feet in height which includes a gate secured with a lock in accordance with the above requirements of § 500-309B.
When a property is located in more than one zoning district, the zone in which 75% or more of the land is located would be the designated zone for the property in question. Where a lot or parcel of land is divided by a zone boundary line and when any portion thereof is not included within 75% or more of the applicable zoning districts, the lot or parcel so divided shall constitute a separate zoning lot, each of which shall be treated for the purpose of this chapter as if held in different ownership and shall be used in accordance with the requirements of this chapter applicable to the zone in which it is located.
A small wind energy conversion system shall be deemed to be an accessory structure permitted in all zoning districts, as a special exception use, thereby requiring approval from the Zoning Hearing Board and subject to the standards as set forth in Article VIII.
[Amended 6-4-2025 by Ord. No. 9-2025]
The application of area requirements shall be subject to the following subsections:
A.
Area attribution. No area required for the purpose of compliance with area requirements with respect to any use or structure shall be also counted as being provided for compliance with the area requirements applicable to any use or structure.
B.
Area reduction. No zoning lot, yard, parking area or other area or open space shall be reduced in dimensions or area below the minimum required by this chapter.
C.
Side yard of corner lot. In an R District, the width of a side yard of a corner lot for principal and accessory structures shall be 10 feet.
D.
Adjoining lots under same ownership. Adjoining lots under the same ownership, whether or not contained in one deed, shall be considered one zoning lot for the purpose of this chapter; provided, however, there is only one principal use or structure on the zoning lot.
E.
Yards, projection within. The following projections shall be permitted into required yards and shall not be considered in the determination of yard setback requirements or building coverage:
(1)
Terraces or patios, provided that such terraces or patios are located in the rear yard or side yard, are not under roof, without walls or other form of enclosure and are not closer than three feet to any adjacent lot line.
(2)
Projecting architectural features, such as bay windows, cornices, eaves, fireplaces, chimneys, window sills, stairways, balconies, canopies or other similar architectural features provided that any of the aforementioned features do not extend more than three feet into any required setback.
(3)
Porches and decks, provided such porches or decks are not under roof, are located in the rear yard or side yard, and do not exceed 4 1/2 feet in depth and five feet in length as extended from the principal structure.
(4)
Handicapped ramps. The installation of a handicapped ramp in any zone, designed to provide access to handicapped persons, shall be exempt from meeting any applicable front yard or rear yard setback requirements, but shall have a minimum side yard setback of not less than five feet.
(5)
No projections shall be permitted within and/or over a public right-of-way.
A.
In all zoning districts, any area of a structure already under roof can be enclosed and is exempt from meeting the front, side and/or rear yard requirements.
B.
In all zoning districts, any existing patio may be covered with a roof above the footprint of the patio with said roof exempt from meeting the front, side or rear yard requirement
Height limitations in this chapter as so specified for each zoning district shall not apply to church spires, belfries, cupolas and domes, monuments, water towers, small wind energy conversion systems, commercial communication towers, chimneys, smokestacks, flag poles, radio towers, masts and aerials, or to parapet walls extending not more than four feet above the roof line of the abutting building.
A.
Intersection of streets. On any corner lot, no visual obstruction, including but not limited to fences, structures and/or vegetation, exceeding a height of 30 inches, excluding street signs, utility poles or traffic signs, shall be erected, planted and/or maintained on any corner lot within the triangle formed by the intersecting property lines of the corner lot and a line projected between points of each of those adjacent property lines at a distance of 20 feet from the intersection of said lot lines.
B.
Private driveways. At each point where a private driveway or point of access intersects a public street, a clear-sight triangle of 10 feet, measured from the point of intersection of the street line and the edge of the private driveway or point of access, shall be maintained, within which all visual obstructions including but not limited to fences, structures and/or vegetation shall be limited to a height of not more than 30 inches.
[Amended 6-4-2025 by Ord. No. 9-2025]
A.
Fences. The posts and/or structural supports of a fence shall be located within the interior yard space to be enclosed. Height measurements for compliance with this section shall be based upon the ground elevation directly below the fence. A fence shall not be subject to any setback distances; however, the applicant shall be responsible for having knowledge of the location of accurate property boundaries to ensure no portion of the fence, including, but not limited to, the fence, posts and/or structural supports, do not extend beyond the property boundary.
B.
Retaining walls. A zoning permit is required for retaining walls greater than three feet. See also Chapter 210, Construction Standards, for requirements for any retaining wall.
C.
Residential and mixed use districts. Fences and walls to be constructed within an R-1, R-2, R-3, C-1 Zoning District or upon a lot in any other type of zoning district which contains a residential property as the principal use shall be permitted according to the following subsections:
(1)
Front yard. The maximum height of any fence or wall located in a front yard shall not exceed four feet in height. Fencing, walls, gates, and other screening and visual barriers along publicly accessible streets shall not exceed 75% opacity, measured as the total surface area of fence elements divided by the area covered by the fence (i.e., the product of the length of the fence and the width of the fence).
(2)
Rear and side yards. The maximum height of any fence or wall located in a rear yard shall not exceed six feet in height. Said fence or wall may be extended to the beginning point of the footprint of the principal structure foundation. From that point, said fence may turn inward at a right angle to connect with the principal structure. Where substantial variations in property grading materially compromise the effectiveness of a six-foot fence in providing adequate screening, safety, or aesthetic continuity, the Zoning Officer may, after review of the relevant grading conditions, authorize the installation of a fence or wall with a maximum height of up to eight feet. Such authorization shall be contingent upon the applicant providing supporting evidence that the standard six-foot height is inadequate under these conditions.
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(3)
Materials. All fences shall be constructed with materials specifically manufactured to be used as components for the erection, installation and/or construction of a fence as defined in Article II, and designed to provide a permanent enclosure. No barbed wire or other potentially injurious material shall be contained upon the fence or as part of the material to construct the fence.
D.
Nonresidential districts. Fences and walls to be constructed in C-2, C-3, I-1, S-1 and Conservation Zoning Districts are exempt from height requirements and their location shall comply with § 500-315 of this chapter.
E.
Remote controlled fences and gates. Owners or lessees of premises equipped with gates, fences or other similar apparatus designed to prevent entry which are electronically controlled from a location such as a residence or other principal building shall ensure that when an audible alarm or automatic protection is activated, the gate, fence or other apparatus shall open to allow entry of the Police Department or rescue company.
F.
Exemptions. Exemptions shall be provided according to the following subsections:
(1)
Fences to enclose a public park, a public playground or similar outdoor recreational facility shall be exempt from any height requirements. Its location shall comply with § 500-315 of this chapter.
(2)
Seasonal and decorative garden fences that are no taller than three feet shall be exempt from building or zoning permit requirements. Seasonal garden fences shall be located inside rear yards only. All seasonal garden fences made of wire shall be removed at the end of the growing season and shall not be erected more than two weeks prior to planting.
(3)
Fences that have previously received zoning approval may be replaced to the extent allowable by this chapter without additional zoning permits.
All yards required for off-street parking and loading areas for more than 10 vehicles shall contain a strip at least four feet wide, planted with shrubs or trees which are at least three feet high at the time of planting and which are of a type that may be expected to form a year-round dense screen at least six feet high within three years, or a wall or fence of uniform appearance at least six feet high above finished grade. Such wall or fence may be perforated, provided that not more than 50% of the area of the face is open. Screening may only be interrupted by allowable entrances and exits.
The installation of a handicapped ramp in any zone, designed to provide access to handicapped persons, shall be exempt from meeting any applicable front yard or rear yard setback requirements. A minimum side yard setback of not less than three feet shall be required for a handicapped ramp in any all zoning districts.
With the exception of storage yards, the provisions and regulations of this chapter shall not apply to any existing or proposed building or extension thereof, used or to be used by a public utility corporation deemed necessary for the convenience or welfare of the public in accordance with Section 619 of the Pennsylvania Municipalities Planning Code, Act 247, as amended.[1]
[1]
Editor's Note: See 53 P.S. § 10619.
Zoning approval for any proposed use and/or development of a property, which includes the construction and/or relocation of a driveway onto a state legislative route, a county road or a City street shall be conditioned upon the applicant securing a highway occupancy permit from the applicable governing body and/or agency.
Any existing structure which contains two or more units, residential or nonresidential, shall be exempted from the governing side yard setback requirements under this chapter relative only to interior side yards. When a side yard of a proposed subdivision is directly attached to another unit within the structure, subdivision approval by the Planning Commission shall exempt the property from requesting and/or securing an interior side yard variance from the Zoning Hearing Board.
Any structural portion of a building or structure, such as a deck, patio, porch or similar feature which is need of repair to the point of replacement shall be exempt from complying with the applicable setback requirements when all of the following conditions exist:
A.
The use of the building represents a use permitted by right in the district in which it is located.
B.
There are no outstanding zoning or building code violations against the owner of the property.
C.
The structural replacement shall be the exact same location and structural replacement shall be the same size and height, or less, than that which is being replaced.
D.
A photograph of the subject property, taken prior to the start of work, must be submitted to the Zoning Officer with a completed zoning permit application, along with any other information deemed necessary by the Zoning Officer to process the application.
A.
In any zoning district, a zoning permit application and approval of the same shall not be required for any mechanical equipment or apparatuses thereto utilized for heating, plumbing, ventilation, electrical service, or similar functional utilities of a building and/or structure when either of the following conditions exist.
B.
For the purpose of administration of this chapter, any piping, wiring, poles, valves or similar features which represent the connection of the subject equipment to service the building and/or structure shall not be deemed to be physically attached and/or an integral part of the design and/or construction of the building and/or structure.
Whenever, in any district established under this chapter, a use is neither specifically permitted nor denied and an application is made by a landowner to the Zoning Officer for such use, the Zoning Officer shall refer the application to the Zoning Hearing Board and Planning Commission to hear and decide such request as a special exception. The Board shall have the authority to permit the use or deny the use in accordance with the standards governing special exception applications. The use may be permitted if it is similar to and compatible with permitted uses in the district and in no way is in conflict with the general purposes and intent of this chapter. The burden of proof shall be upon the applicant to demonstrate that the proposed use would meet the standards and criteria for special exceptions and would not be detrimental to the public health, safety and welfare of the neighborhood.