Borough of Glen Osborne, PA Article IV Residential Neighborhood Compatibility Overlays

§ 155-401 Purpose.

The purpose of the Neighborhood Compatibility Overlay Standards is to:

A. Promote and provide for the stability and/or enhancement of the local economy.

B. Create compatibility in the form and character of a lot's principal and accessory buildings in relationship to existing development for any of the following:

(1) Infill development;

(2) Redevelopment;

(3) Building replacement; or

(4) Building additions.

C. To preserve and protect the historical and/or architectural value of buildings or other structures.

D. To reduce conflict and prevent blight caused by incompatible and insensitive development, and to promote new compatible development.

E. To foster civic pride.

F. To promote the use of standards for the education and welfare of the present and future citizens of the Aleppo-Sewickley-Glen Osborne region.

§ 155-402 General provisions.

A. In the event of a conflict between the provisions of a specific Neighborhood Compatibility Overlay Ordinance and the general zoning district regulations, the provisions of the Neighborhood Compatibility Overlay district shall control.

B. Whereas there are unique differences in the character of residential neighborhoods within the Borough of Glen Osborne, the Residential Neighborhood Compatibility Overlay is divided into East and West Overlays as indicated on the Zoning Map. Therefore, the regulations governing the East and West Overlays address the issues that are unique to the specific neighborhoods. The provisions within the following sections pertain to both East and West Overlays unless specifically stated otherwise.

§ 155-403 Dimensional requirements.

A. Building height.

(1) The roof(s) of a building (infill development, redevelopment, replacement, and/or addition) shall be visually compatible, not contrasting with the roof style, orientation, and pitch of adjoining buildings.

(a) In the West Overlay, the height of a proposed principal structure building wall shall be determined by calculating the average heights of building walls of adjoining lots; and

(b) The height of a proposed principal structure building wall may not deviate more than, nor shall it deviate less than 10% of the average as calculated in Subsection A(1)(a) above.

(2) With the exception of chimneys and/or steeples, roof-top equipment and roof penetrations shall be located so as to minimize their visibility from the street.

B. Principal building scale.

(1) A new building or an addition footprint and its mass in relation to surrounding open spaces and/or development shall be compatible. The maximum gross floor area (GFA) shall not exceed more than 30% of the average GFA of adjoining buildings.

C. Principal building setbacks.

(1) When a calculation of front and/or side yard setback is based on the corresponding setbacks of an adjoining lot, data regarding said adjoining lot shall be obtained through recorded mapping as available through the Borough and/or Allegheny County. If said mapping is not available, the landowner and/or developer shall contact the Borough to determine an equivalent suitable source for needed information unless otherwise approved by the Borough Staff.

(2) For purposes of this section, the calculated front yard setback shall be determined by:

(a) Adding the existing front yard setbacks of adjoining lots together; and

(b) Dividing the total by two to calculate the average depth of existing setbacks on adjoining lots.

(c) The calculated front yard setback shall be the average depth of the existing front yard setbacks on adjoining lots.

(3) Interior lots.

(a) Required front yard setback.

[1] The minimum front yard setback for a subject lot shall be the calculated front yard setback as determined in Subsection C(2) above.

[2] If an adjoining lot is vacant, the minimum front yard setback for the zoning district in which the lot is located shall be used in calculating the average.

[3] In no case shall the calculated minimum setback be more than what is prescribed within the zoning district.

[4] The actual front yard setback may not exceed the minimum front yard setback requirement by more than 25% of the calculated front yard setback.

(b) Required side yard setback.

[1] The minimum side yard setback shall be calculated by taking the average of the existing side yard setbacks abutting each side of the subject lot. The average shall be the minimum side yard setback required on each side of the principal building.

[2] In no case shall the calculated side yard setback of each side be less than 40% of the aggregate side yard setback prescribed within the applicable zoning district [(aggregate side yard) × (0.4) = side yard setback for each side yard].

[3] If an adjoining lot is vacant, the minimum side yard setback for the zoning district in which it is situated shall be used in calculating the average.

[4] The actual side yard depth on each side of the principal structure may not exceed the calculated side yard setback by more than 30%.

(4) Corner lot.

(a) Front yard setback.

[1] The minimum front yard setback for a subject lot shall be the calculated front yard setback as determined in Subsection C(2) above.

[2] If an adjoining lot is vacant, the minimum front yard setback for the zoning district in which the lot is located shall be used in calculating the average.

[3] In no case shall the calculated minimum setback be more than what is prescribed within the zoning district; and

[4] The actual front yard setback may not exceed the minimum front yard requirement by more than 25% of the calculated front yard setback.

(b) Side yard setback.

[1] Any side yard abutting a right-of-way shall be at least 50% of the calculated front yard setback as determined in Subsection C(4)(a) above.

[2] The minimum side yard setback of all other sides shall be calculated by taking the average of the existing side yards abutting each side of the subject lot. The average shall be the minimum side yard setback required on each side of the principal building.

[3] In no case shall the calculated side yard setback of a side not abutting a right-of-way be less than 40% of the aggregate setback required within the applicable zoning district [(aggregate side yard requirement) × (0.4) = side yard setback for each side yard].

[4] If an adjoining lot is vacant, the minimum side yard setback for the zoning district in which it is situated shall be used in calculating the average.

(5) Accessory buildings.

(a) Accessory buildings that are used as accessory dwellings, such as granny flats or alley houses, shall have:

[1] A mean roof height of not more than 30 feet.

[2] A dwelling space of at least 700 square feet but not more than 1,200 square feet.

(b) Accessory buildings used for purposes other than accessory dwellings should reflect the character of the period of the house to which the outbuilding will be related. The building footprint square footage shall not exceed 25% of the principal building footprint square footage.

(6) Principal building orientation.

(a) Unless otherwise established by existing development patterns, the primary facade of the building (where the front entrance will be) shall face the principal street.

(b) In cases where a lot abuts two or more principal streets and a development pattern is not discernable, the Borough shall designate the street to which the primary facade shall face based upon public safety needs and continuity with existing development. Designation may be conducted in context of PA MPC Section 916.2[1] or as otherwise applicable.

[1] Editor's Note: See 53 P.S. § 10916.2.

(c) All principal buildings shall be parallel to the principal street right-of-way line unless the developer/landowner can demonstrate that there is no practical means of meeting the requirement.

(d) In all zoning districts, vehicular garage doors shall only be permitted to face a private street, alley, side yard, or rear yard. On blocks within residential districts where the majority of structures on said block attain parcel access from a public street and existing vehicular garage doors face the public street, proposed vehicular garage doors may face, and be visible from, the public street. In said cases, no more than 25% of the building's front facade may be taken up by a vehicular garage.

(7) Additions to principal buildings.

(a) Additions or alterations to principal buildings shall use the same architectural standards, elements, and materials as the principal building.

(b) Porches and/or stoops shall not be calculated as part of the building's GFA.

(c) An increase in the maximum GFA of a principal building of 10% shall be permitted if a landowner and/or developer includes a front porch and/or stoop that is/are architecturally consistent with the character of adjoining lots.

(d) Porches and stoops shall be oriented toward the public right-of-way except in cases where there is an established pattern in which porches and stoops are oriented in a different manner.

(e) The creation of an addition through the enclosure of a porch may be appropriate if the addition is constructed in such a way that the original form and openings on the porch remain visible and undisturbed.

[1] Such enclosures, however, shall be counted toward the permitted GFA of a lot; and

[2] Such enclosures shall nullify the GFA increase described in Subsection F(3) above.

(8) Impervious area.

(a) The maximum impervious area permitted on a lot shall be based on pervious area type in the following manner:

[1] Type 1 area is defined as those areas that are 100% impervious to surface runoff and rainfall, such as roofs, conventional concrete, and conventional asphalt.

[2] Type 2 area is defined as those areas that are 40% impervious to surface runoff and rainfall, such as porous asphalt, concrete pavers, and aggregate paving.

[3] Type 3 area is defined as those areas that are 20% impervious to surface runoff and rainfall, such as a lawn.

[4] Type 4 area is defined as those areas that are 0% impervious, or 100% pervious to surface runoff and rainfall, such as gardens landscape beds and native landscape.

(b) The impervious area of a lot shall be calculated by multiplying the impervious percentages associated with the area type by the square footage of the area associated with that type.

(c) The sum of the square footage of the area types multiplied by the associated impervious percentages shall not be greater than 40% of the total lot area.

(9) Utilities.

(a) For new subdivisions, detached accessory structures and accessory dwellings all utilities, including electric, shall be located underground.

(b) Utility connections such as gas meters, electric meters, phone, cable, and HVAC condenser units shall be screened from view from any public street.

(10) Driveways and parking.

(a) Access to one lot shall be by not more than one driveway for each 50 feet of frontage on any street.

(b) Lots with more than 50 feet of frontage may have a driveway with two access points or two separate driveways.

(c) Multiple driveways serving an individual lot with either a single or two-family dwelling shall be separated by more than 25 feet.

(d) No driveway shall be closer to a side lot line than 2 1/2 feet, except for the flare of any return radius which shall not cross an extended side lot line.

(e) Driveways serving one residential unit shall be stabilized and shall be not less than 10 feet in width, nor more than 30 feet in width measured at right angles to the center line of the driveway, except as increased by permissible curb return radii. The entire flare of any return radius shall fall within the right-of-way.