The following standards relate to lot areas, dimensions and yard and height requirements as set forth in Article VI of this chapter and apply to all buildings and structures erected, constructed or moved.
A.
Notwithstanding heights otherwise authorized by this chapter, chimneys,
cooling towers, elevator bulkheads, fire towers, monuments, stacks,
stage towers, or scenery lofts, tanks, water towers, ornamental towers,
and spires, radio towers, or necessary mechanical appurtenances, and
decorative elements utilized to screen such appurtenances, may be
erected to a height above the height limitations of the district but
not to exceed 15 feet over such limitation as measured from the point
at which the maximum height is measured.
B.
Mechanical equipment placed on the roof of a building shall be obscured
from the public view through an opaque fence or decorative elements
extending from the roof.
C.
Unit lots. Unit lots, where authorized, shall be in accordance with
the standards of this section.
(1)
(2)
UNIT LOTS
The overall land area required per dwelling unit, lot coverage,
and impervious surface coverage of the site area on which the units
are located shall comply with those as applied to the zoning district
in which each is located.
A lot or parcel bearing a dwelling unit that is part of a
townhouse or duplex, or building housing a nonresidential principal
use where the location of a party wall dividing units or buildings
comprises one or more of the lot lines.
(3)
Residential unit lots shall provide for the following minimum
standards:
(a)
Minimum unit lot size: 2,000 square feet.
(b)
Front yard setback: same as underlying district.
(c)
Side yard setback for the principal structure shall be zero
feet at any line that lies on a party wall. Otherwise, the side yard
setback enforced in the underlying district shall prevail.
(d)
Required minimum unit lot width shall equal the width of the
unit at the back of the required thirty-foot front yard and the required
frontage shall equal 60% of the minimum unit lot width at the required
front yard line.
(e)
Accessory structures shall be set back from all lot lines in
accordance with those otherwise applicable.
(f)
Maximum lot coverage: 60% or 100% for nonresidential principal
uses.
(g)
Maximum impervious surface coverage: 80% or 100% for nonresidential
principal uses.
D.
Lighting standards.
(1)
No lighting on a parcel bearing a residential use shall exceed
one footcandle at any point on the property.
(2)
Unless part of a unified development complex or center, all
footcandles projected onto a property line shall be reduced to zero.
(3)
Maximum height of pole lighting for nonresidential principal
uses in the C-3 and I Districts shall be 20 feet, and 15 feet in all
other districts and uses.
(4)
Maximum height luminary mounting for nonresidential principal
uses in the C-3 and I Districts shall be 16 feet, and 12 feet in all
other districts and uses.
(5)
Lighting shall bear a cutoff angle of at least 60° unless
projecting lighting onto a sign where, in such case, no projection
of lighting beyond the sign shall occur.
(6)
No lighting shall produce glare.
(7)
Nonresidential uses in R-1, R-2, R-3, and R-4/C-2 Districts
shall not exceed 0.2 footcandles at any point on the property when
the business of sporting is not in operation.
(8)
The following minimum footcandles shall be provided for nonresidential
uses and multifamily buildings that bear parking lots with more than
10 spaces.
|
Table 701-1
| ||
|---|---|---|
|
Maintained Footcandles
| ||
|
Activity Type
|
Maintained Footcandles
| |
|
Parking and pedestrian area
|
0.6 minimum
| |
|
Property security only
|
0.2 minimum
| |
|
Parking and pedestrian area
|
1.0 average in C-3 District
| |
(9)
Uniformity ratio. Average illumination levels cited above shall
not exceed four times the minimum level.
(10)
An applicant may apply for a modification of any standard of
this section excepting height, glare, and cutoff standards as a conditional
use and shall demonstrate that such is the minimum modification to
provide for security and impact to surrounding properties and glare.
E.
Commercial vehicles.
(1)
No commercial vehicle or combination of vehicles for the operation
of which state law requires a commercial driver's license or CDL shall
be parked, stored or maintained on any street, road, or right-of-way
within any zoning district of the Borough of Zelienople. Such vehicles
shall not be permitted on properties within any R District, unless
within an authorized commercial establishment which bears a loading
space used for deliveries where the vehicle is only on the property
at such times.
(2)
Motor homes and recreational trailers, as defined in the Pennsylvania
Vehicle Code, and boats shall not be parked nor stored or maintained
on any street, road, or right-of-way within any zoning district of
the Borough of Zelienople.
A.
Rear yard depth: in computing the depth of a rear yard, where such
yard abuts an alley, 1/2 of the alley width may be included as a portion
of the rear yard.
B.
Accessory building location: accessory buildings which are not part
of a principal structure shall be erected so as to conform with all
of the dimensional and yard requirements specified for the district
in which it is located. Accessory structures that cover less than
600 square feet of a lot and bear a maximum height of 14 feet and
swimming pools may encroach into half or 50% of the required rear
yard. Additionally, sheds that cover 144 square feet or less may locate
within five feet of any side or rear lot line excepting the front
yard and any such lot line that adjoins a street.
C.
Every part of a required yard shall be open to the sky, unobstructed,
except for accessory buildings that are otherwise authorized to encroach
further, and except for the ordinary projections of skylights, sills,
belt courses, cornices, and ornamental features projecting not to
exceed 12 inches. This requirement shall not prevent the construction
of structures such as fences and parking lots, driveways, and access
drives as otherwise authorized in this chapter.
D.
Projections: open, or lattice-enclosed, fire escapes, fireproof outside
stairways, and balconies opening upon fire towers projecting into
a yard not more than four feet six inches, and the ordinary projections
of chimneys and flues may be permitted.
E.
Porches and terraces: an open unenclosed porch not more than one
story in height or paved terrace may project into the required front
yard for a distance not exceeding 10 feet. An enclosed vestibule containing
not more than 40 square feet may project into the required front yard
for a distance not to exceed five feet.
F.
Platforms, etc.: terraces, uncovered porches, patios, platforms,
and ornamental features that do not extend more than three feet above
the floor level of the first (ground) story may project into a required
yard provided these projections be distant at least two feet from
the adjacent side lot line.
G.
Setbacks in developed areas: in single-family dwelling districts
R-1, R-2, R-3, C-2/R-4 or the C-1 Central Business District Overlay,
when 75% of the frontage of a block on both sides of the street between
two intersecting streets, or between an intersecting street and a
cul-de-sac, has been developed with main buildings and accessory buildings
with front and side yards less than required by the zoning district
in which said property is situated, then the front and side yard requirement
for any main buildings or accessory buildings in said block may be
the average front and side yards of all parcels that are included
in the block.
H.
Corridor or buffer: a site situated in any commercial district (C-1
Central Business, R-4/C-2 Mixed Use, C-3 Heavy,) or a site authorized
as a conditional use within an R-2 or R-3 District, which is utilized
for principal nonresidential purposes, shall have a corridor or buffer
of at least 10 feet in width established and maintained along all
portions that abut, parallel, or which are in any manner adjacent
to or bordering any residential district, whether or not separated
by a street or similar right-of-way. This corridor shall be developed
with plant materials in a manner that will provide continual year-long
screening of all residential areas from nonresidential uses and activities
and shall be so screened as to provide a six-foot buffer at plant
maturity which may include up to three feet of mounding. Said requirements
shall not apply along the front lot line unless parking is provided
in the front yard.
(1)
These provisions shall also apply to the industrial districts
except that a corridor of 20 feet shall be maintained. These provisions
shall not apply where the dividing line between zoning districts is
a railroad right-of-way of 80 feet or more in width.
I.
All landscaping and required buffers shall be established and maintained
consistent with required site distances for traffic safety purposes
and in accordance with the requirements of the Subdivision and Land
Development Ordinance.[1]
J.
Fences: fences shall conform to the following requirements:
(1)
Fences, walls, plant materials or similar enclosures are permitted
up to the property line. In no case shall such structures and/or materials
be placed beyond the lot line or in any public right-of-way.
(2)
In residential districts, rear yard fences and any portion of
side yard fences that extend from the front building line to the rear
lot line may be erected up to the property line of a lot, to a height
not in excess of six feet above the adjacent ground level. Solid fences
may be permitted.
(3)
In residential districts, front yard fences and any portion
of side yard fences that extend from the front building line to the
front lot line may be erected up to the property line of a lot to
a height not in excess of four feet above the adjacent ground level,
provided that the ratio of the solid portion of the fence to the open
portion shall not exceed one to one.
(4)
In commercial and industrial districts, fences or similar enclosure
walls not exceeding six feet in height are permitted up to the property
line of any lot.
(5)
Where determined by the Zoning Hearing Board to be necessary
in conjunction with any use permitted as a special exception, such
required fences or enclosures may exceed the height limits of this
section.
K.
Minimum site distance requirements. On any corner lot, no wall, fence,
or other structure shall be erected or altered, and no hedge, tree,
shrub or other growth shall be maintained that may cause danger to
traffic on a street by obscuring the view. At a minimum, no such structure
or vegetation shall be constructed or maintained greater than three
feet in height within a clear sight triangle of any intersection of
25 feet, measured along the right-of-way lines of the intersecting
streets.
A.
Accessory uses shall include but not be limited to the following.
Where a certain threshold is established, any access of said threshold
shall constitute a principal use subject to express authorization
in a respective district.
(1)
In R Residential Zones or uses and VR (all classes).
[Amended 9-26-2022 by Ord. No. 883-22]
(a)
Children's playhouse, garden house, private (noncommercial)
greenhouse;
(b)
Garage, shed or building for domestic storage;
(c)
Storage of camping trailers, boats and similar equipment, which are owned or leased, for the use of the residents of the premises for noncommercial purposes notwithstanding the standards of § 280-701E, Commercial vehicles.
(d)
A maximum of two stalls of a private garage may be used for
rental purposes, provided said areas are utilized for storage of passenger
vehicles or trucks not exceeding a three quarter-ton capacity.
(e)
Care of up to three children who are not relatives of the occupant
(For purposes of these requirements, "relative" shall be deemed to
be a child, stepchild, grandchild, brother, sister, half-brother,
half-sister, aunt, uncle, niece, nephew, stepbrother or stepsister.)
(f)
Housing of up to five of any one type of domestic pet, wherein
a number in excess shall constitute a kennel for purposes of this
chapter.
(g)
Within the R-2 District, administrative and professional offices
housed in a building separate from the quasiresidential and residential
facilities which said offices serve provided that the building is
located on the same premises of the principal use or uses, that the
building adhere to the same setbacks and height requirements of a
principal structure in the R-2 District, and that the majority of
floor area is used exclusively to serve facilities on the same premises.
(2)
In C Commercial and I Industrial Zones or uses, including R-4/C-2
(all classes).
(a)
Storage of merchandise and goods normally carried in stock in
conjunction with retail or wholesale business use, on the same parcel
or lot of ground provided that such storage shall not occur in the
front yard with the exception of 10% of a parking or paved area that
may be utilized for the display of products sold in conjunction with
the establishment. Storage of merchandise, however, beyond the aforesaid
exception shall not be permitted outside of a completely enclosed
building in the R-4/C-2 District.
(3)
In I Industrial Zones, storage of goods used in, or produced
by, manufacturing activities, on the same parcel or lot of ground
shall be permitted except within the required front yard.
(4)
In all zones, off-street motor vehicle parking areas, loading
and unloading areas shall be permitted subject to any limitations
otherwise imposed by this chapter.
B.
No-impact home-based businesses shall be permitted as an accessory
use to any residential dwelling unit.
C.
Home occupations shall be permitted as an accessory use by special exception as per Article XV of this chapter for single-family, duplex, and townhouse units and shall not be authorized within multifamily dwelling units.
D.
All dwelling units as authorized in this chapter as single-family,
duplex, townhouse and multifamily shall be occupied by only one family
in each dwelling unit.
E.
Forestry shall be a permitted use in all districts and shall not
include clear cutting of trees.
F.
Gas wells and mineral extraction as permitted and regulated by the
Department of Environmental Protection shall be permitted in all districts
and shall not require a zoning permit.
G.
Lighting shall be subject to and meet the following general standards:
(1)
Proposed lighting and existing lighting on sites on which land
development or subdivision are proposed and/or approved and constructed
shall not constitute nuisance lighting as defined in this chapter,
shall not be permitted, and shall be abated as per notification of
the Zoning Officer.
(2)
The photometrics and specifications of existing and proposed
major lighting improvements shall be indicated on photometric plans
submitted with subdivision or land development applications. Lighting
and future lighting on the site shall be subject to any reasonable
conditions imposed and accepted with the associated subdivision or
land development. The remaining standards set forth in this section
shall be effective for all lighting installed after the adoption of
this chapter, including replacement of existing lighting fixtures.
Where minor lighting improvements are proposed, the developer shall
submit plans to the Zoning Officer for approval in accordance with
the standards of this section.
(3)
All outdoor lighting shall be aimed, located, designed, fitted
and maintained so as not to create glare, light pollution and light
trespass.
(4)
Lighted signs advertising individual business and combinations
of businesses (as in a shopping center) on the same site as the sign
may remain on until 15 minutes after closing of the business or combination
of businesses and then shall be extinguished.
(5)
Entrance signs to residential developments and to business parks
or shopping centers may remain on throughout the night for identification
purposes for emergency vehicles.
(6)
Vegetation screens shall not be employed to serve as the primary
means for controlling glare. Rather, glare control shall be achieved
primarily through the use of such means as cutoff fixtures, shields
and baffles, and appropriate application of fixture mounting height,
wattage, aiming angle and fixture placement.
(7)
Externally illuminated signs shall be lighted by fixtures mounted
at the top of the sign and aimed downward and shall be designed, fitted
and aimed so as not to project their output beyond the sign intended
to be illuminated.
(8)
Except as otherwise permitted in this section, fixtures meeting
Illuminating Engineering Society of North America (IESNA) full-cutoff
criteria shall not be mounted in excess of 20 feet above finished
grade. Fixtures not meeting IESNA full-cutoff criteria shall not be
mounted in excess of 10 feet above grade except as specifically approved
by the Borough Council.
(9)
Fixtures used for architectural lighting, e.g., facade, fountain,
feature and landscape lighting, shall be designed, fitted and aimed
so as not to project their output beyond the objects intended to be
illuminated.
H.
Standards applied to subdivision and land developments.
(1)
Lighting within subdivisions and land developments as defined
by the Zelienople Borough Subdivision and Land Development Ordinance[1] as well as developments approved in accordance with conditional uses set forth within this chapter shall comply with the following specifications and standards. Applicants shall demonstrate compliance with said standards and the general standards set forth in § 280-701D prior to final approval of such plans. However, nothing in this section shall be construed to require street lighting in residential subdivision plans comprised of single-family detached housing lots.
(2)
When a proposed land development plan is an expansion of an
existing land development, where buildings and/or parking have been
legally constructed on the same site, lighting standards shall apply
to those buildings, additions, and amenities proposed as well as to
any area of the existing plan impacted by the proposed expansion(s).
Nothing in this section shall be deemed to require the demolition
and replacement of existing lighting which has been legally installed
and maintained, provided that replacement of light poles and fixtures
as proposed or undertaken by the applicant concurrently with or within
one year of the land development application filing shall meet the
standards of this chapter.
(3)
Illumination levels.
(a)
Lighting shall not exceed the recommended intensities set forth
in the current recommended practices of the Illuminating Engineering
Society of North America (IESNA) as contained in the IESNA Lighting
Handbook, latest edition, or as noted below, whichever is less.
(b)
Lighting requirements in the specific zoning districts shall
be as follows:
[Amended 9-26-2022 by Ord. No. 883-22]
|
Zoning District
|
Maximum maintained footcandles
|
Maximum maintained footcandles adjoining residential lot
|
Maximum maintained footcandles when business is not in
use
|
|---|---|---|---|
|
R-1 Single Family Residential
|
1.0
|
0.1
|
0.2
|
|
R-2 General Residential
|
1.0
|
0.1
|
0.2
|
|
R-3 Urban Residential
|
1.0
|
0.1
|
0.2
|
|
R-4/C-2 Mixed Use
|
1.0
|
0.1
|
0.2
|
|
VR Village Residential
|
1.0
|
0.1
|
0.2
|
|
C-1 Central Business, TND
|
3.0
|
0.1
|
3.0
|
|
C-1 Central Business Overlay
|
3.0
|
0.1
|
3.0
|
|
C-3 Heavy Commercial
|
5.0
|
0.1
|
3.0
|
|
I Industrial District
|
5.0
|
0.1
|
3.0
|
(c)
An applicant may apply for a modification of any standard of this section excepting height, glare and cutoff standards, as a conditional use and shall demonstrate compliance with the standards of § 280-701D(3).
(d)
Street lighting fixtures in traditional neighborhood developments,
and residential land developments and mobile home parks shall be placed
at the following locations:
[Amended 11-25-2019 by Ord. No. 868-19; 4-26-2021 by Ord. No. 877-21]
(4)
Recreational lighting. When facilities for outdoor recreational
activities such as, but not limited to, baseball, tennis, football
or miniature golf are specifically authorized within this chapter:
(a)
Except as otherwise authorized, sporting events shall be timed
so that all area lighting in the sports facility, except as required
for safe spectator exit, is extinguished by 11:00 p.m.
(b)
Mounting heights. Maximum mounting heights for outdoor recreational
lighting shall be generally in accordance with the following:
|
Sport Mounting Height
(feet)
| |||
|---|---|---|---|
|
Basketball
|
20
| ||
|
Football and other field sports
|
50
| ||
|
Organized baseball and softball:
| |||
|
<300-foot radius (home to outfield wall)
|
60
| ||
|
300-foot radius or more
|
70
| ||
|
Miniature golf
|
20
| ||
|
Tennis
|
30
| ||
(c)
Unless a period of outdoor lighting extending throughout the
night for safety or security purposes, lighting shall be controlled
by automatic switching devices, such as time clocks or combination
motion detectors and photocells, to permit extinguishing lighting
between 11:00 p.m. and dawn.
(d)
Plan submission. Required lighting plans required by this chapter
shall include:
(e)
Layout of the proposed fixture locations.
(f)
For installations of up to four fixtures, an ISO footcandle
plot of the individual fixtures.
(g)
Where more than four fixtures are used, a point-by-point plot
using a ten-foot-by-ten-foot illuminance grid. This shall include
a statistical summary of typical areas and include minimum, average
and maximum values and uniformity ratios that demonstrate compliance
with the intensities and uniformities set forth in this section.
(h)
Description of the equipment, including fixture catalog cuts,
photometrics, glare-reduction devices, lamps, control devices, mounting
heights and mounting methods proposed.
(5)
When requested by the Borough Council, applicant shall submit
a visual impact plan that demonstrates appropriate steps have been
taken to mitigate on-site and off-site glare.
(6)
Post-approval alterations to lighting plans or intended substitutions
for approved lighting equipment shall be submitted to the Borough
for review and approval.
(7)
Lighting modification conditional use. The approval of security or flood lighting which exceeds the footcandles authorized in a particular use or district or those standards as set forth in § 280-701D(2), excepting height, glare and cutoff standards, may be granted by the Borough Council upon submission of a conditional use application by the applicant in accordance with the following criteria in addition to those set forth in § 280-1001:
(a)
Floodlights and spotlights shall be installed or aimed that
they do not project their output into the windows of neighboring residences,
adjacent uses, directly skyward or onto a roadway.
(b)
All-night safety or security lighting shall be permitted, but
the light-intensity levels shall not exceed 25% of the levels normally
permitted for the use by this section.
(c)
The nature and/or historic functioning of a particular establishment
type shall be demonstrated to require greater security for the safety
of employees and patrons and/or security of merchandise, products,
or other items integral to the establishment's functionality and stored
on-site.
(d)
The departure from the footcandle maximums otherwise required
shall be the minimum required for security related purposes.
