The lot or yard requirements for any new building
or use shall not include any part of a lot that is required by any
other building or use to comply with the requirements of this chapter.
No required lot or area shall include any property, the ownership
of which has been transferred subsequent to the effective date of
this chapter, if such property was a part of the area required for
compliance with the dimensional requirements applicable to the lot
from which such transfer was made.
Where a minimum lot size is specified, no primary building or use shall be erected or established on any lot of lesser size than as specified in §§ 130-21 through 130-27, except as otherwise provided.
A.
Exceptions to minimum lot size:
(1)
The provisions of Articles V and VI shall not prevent the construction of a single-family dwelling in a residential district on any lot that was lawful when created and which, prior to the effective date of this chapter or subsequent amendments thereto, and the effective date of any predecessor zoning provisions regulating the use of the land in question, was in a separate ownership duly recorded by plan or deed, and provided that:
(a)
Such lot is not less than 7,500 square feet
in any districts.
(b)
Those lots not served by public water and sewers
shall meet all requirements of the Borough and any agency of the Commonwealth
of Pennsylvania.
(c)
The percentage of lot area covered by the single-family
dwelling shall not exceed 25% of the gross area of the lot.
(d)
The front and rear yards shall aggregate at
least 50% of the total lot depth or meet the normal requirements of
the district in which the lot is located, but in no case shall either
the front yard or the rear yard be less than 25 feet.
(e)
The side yards shall aggregate at least 30%
of the total lot width or meet the normal requirements of the district
in which the lot is located, but in no case shall either side yard
be less than five feet.
(f)
The lot is configured with direct access to
a public street.
(2)
This exception shall not apply to any one of two or
more contiguous lots in single and separate ownership and of or subsequent
to the effective date of this chapter or subsequent amendments thereto
or of any predecessor zoning provision regulating use of the land
in question in any circumstances where a combination of two or more
of the contiguous lots held in single and separate ownership would
create one or more lots which would conform to the minimum lot size
requirements of this chapter.
In all districts, no structure, fence, planting
or other obstruction shall be maintained between a plane two feet
above curb level and a plane seven feet above curb level so as to
interfere with traffic visibility across the corner within that part
of the required front or side yard which is within a triangle bounded
by the two street lines and a straight line drawn between points on
each such line 50 feet from the intersection of said lines or the
extension thereof. When one or both streets which form the intersections
are classified as collector or arterial highways, the sight triangle
bounded by the two street lines and a straight line drawn between
points on such line shall be 50 feet from the intersection of said
lines on the extension thereof.
A.
Where a minimum depth of front yard is specified in §§ 130-21 through 130-27, an open space of at least the specified depth shall be provided between the street right-of-way line or lines and the nearest point of any building or structure, except as may be permitted hereafter. As provided in § 130-10, street lines are considered to be established by future right-of-way when so designated. The purpose of this provision is to avoid interference with future road widenings and improvements.
B.
Exceptions for existing alignment. If alignment of existing buildings
on both sides of a lot within a distance of 100 feet of the proposed
building and fronting on the same side of the same street in the same
block are nearer to the street than the required front yard depth,
the average of such existing alignment within that distance shall
become the required front yard.
[Amended 10-20-2015 by Ord. No. 541]
C.
Projections into front yard. Ground-story bays and
porches not over half the length of the front wall may project no
more than five feet into any front yard. Chimneys, flues, columns,
sills, ornamental features, cornices and gutters may project not more
than two feet over a required front yard.
D.
Fences and terraces in front yards. The provisions of Subsection A shall not apply to front fences or walls less than six feet high above the natural grade in the required front yard nor to terraces, steps, uncovered porches or unenclosed porches nor to other similar features less than three feet above the level of the floor of the ground story.
E.
Accessory structures in front yards. Accessory buildings and accessory
structures shall not be permitted within required front yards.
[Amended 10-20-2015 by Ord. No. 541]
B.
Projections into side yards. Bay windows, balconies,
chimney flues and fire escapes may project into a required side yard
not more than 1/3 of the width of the projection, but no more than
four feet in any case. Ground story bays and unenclosed porches not
over half the length of the side wall may project into any required
side yard 3 1/2 feet.
C.
Fences and terraces in side and rear yards. The provisions of Subsection A shall not apply in side and rear yards to fences less than eight feet above the natural grade nor to terraces, steps, uncovered porches or other similar features less than three feet above the floor of the ground story.
D.
Accessory structures in side yards. Completely detached accessory
buildings and accessory structures may occupy a required side yard
but shall not be located closer than five feet to any side property
line.
[Amended 10-20-2015 by Ord. No. 541]
B.
Projections into rear yards. Such projections into side yards as are permitted by § 130-34 may also be permitted into rear yards up to the same number of feet but in no case within eight feet of an accessory building.
C.
Accessory structures in rear yards. Subject to the provisions of Subsection A, completely detached accessory buildings and accessory structures may occupy a required rear yard but shall not be located closer than 100 feet to any property line in the Special Use SU District. In addition, the following criteria shall apply to all accessory buildings and accessory structures:
[Amended 10-20-2015 by Ord. No. 541]
(1)
Accessory buildings and accessory structures shall not cover more
than 25% of the rear lot area, which includes land situated between
the rear face of the principal structure, the side lot lines and the
rear lot line.
(2)
Shall not be located closer than five feet to any
property line in any other residential district.
A.
No fence or wall shall be erected that is not in compliance
with the following standards:
(1)
No fence or wall shall exceed eight feet in height
in the side or rear yard in any residential district.
(2)
Fences along the perimeter boundary of lots abutting
land zoned C-1 or C-2 may exceed eight feet in height.
(3)
Fences shall be permitted along the boundary line of lots in all
zoning districts. No fence, whether decorative or solid, or wall shall
be erected between the building face of the principal structure and
the front lot boundary line, which exceeds a maximum of six feet in
height.
[Amended 2-20-2018 by Ord. No. 548]
(4)
Both sides of a fence shall be painted the same color
unless the affected property owners agree to an alternative.
(5)
Fences erected with upright supports or poles shall
be constructed with said uprights or poles facing the lot of the property
owner erecting said fence.
B.
No barbed wire or razor ribbon wire will be permitted
in any residential district.
C.
Electric fences are permitted only in accordance with
the following:
(1)
The fence may not be constructed in any front, side
or rear yard applicable to a principal building.
(2)
The fence must not cause any risk of shock, fire,
injury or other hazard to person or property and must specifically
contain a pulsed current (as opposed to a steady current) and meet
applicable Underwriters Laboratories' standards.
D.
For purposes of this section, the aggregate wall height
will be measured by the total wall height of all walls that are located
in any fifty-foot cross section of the property. The cross-section
is to be measured perpendicular (or radial for curves) to the property
line.
[Added 10-21-2008 by Ord. No. 514]
E.
The wall height will be measured by considering the total constructed
wall height, which is measured from the top surrounding grade of the
area retained by the wall to the bottom of the exposed face of the
wall at the surrounding grade elevation (Refer to Figure 1). Any portions
of the wall buried underground, including the wall foundation, do
not count toward the total height of the wall. Additionally, any portions
of the wall that extend above the surrounding grade do not count toward
the total height of the wall. The wall must be set back from any property
line or right-of-way line a minimum of twice the total constructed
wall height.
[Added 10-21-2008 by Ord.
No. 514; amended 5-17-2016 by Ord. No. 544]
|
Figure 1
|
 |
F.
Walls must be constructed of prefabricated masonry blocks, hand-cut
stones, poured concrete or concrete block. No voids are permitted
within the face of the wall greater than one inch or as specifically
detailed/specified by the design engineer for the wall. If the joints
of the wall are not flush (within one inch or as specifically detailed/specified
by the design engineer for the wall), the wall must be completely
removed and reconstructed. Dry laid walls are permitted for applications
that propose a total constructed wall height of three feet or less.
Construction of dry laid walls for applications that propose a constructed
wall height of greater than three feet require submission of a complete
wall design, prepared by a professional engineer and approval of the
Borough Manager. The design will be reviewed by the Borough's engineering
consultant(s) and the cost of the reviews will be borne by the applicant.
[Added 10-21-2008 by Ord.
No. 514; amended 5-17-2016 by Ord. No. 544]
G.
The face of any single block or stone may not exceed
six square feet, and must have an architecturally textured face. Poured
concrete or concrete block faced walls must have an architecturally
textured face.
[Added 10-21-2008 by Ord. No. 514]
H.
All non-prefabricated masonry blocks must be hand
cut to provide smooth flat surfaces on the sides that will make contact
that will be flush with other blocks or stones. No irregularly shaped
stones may be delivered to the site or be used in the construction
of the wall, without prior written consent of the Borough for each
specific stone to be reviewed prior to the delivery to the site. The
review of the individual stones will be at the Borough Office Building.
The cost for the review of the individual stones will be borne by
the applicant.
[Added 10-21-2008 by Ord. No. 514]
I.
Any applicant must provide a sample block or stone
to the Borough a minimum of 30 days prior to the issuance of the building
permit. The sample block or stone must be an actual full-size block
or stone that is to be used in the construction of the wall. No block
or stone greater than the sample provided to the Borough may be used
in the construction of the wall. The sample block or stone must remain
in the Borough's possession for the minimum thirty-day period prior
to the issuance of the building permit. The Borough Manager may, at
his discretion, require the sample block or stone remain in the Borough's
possession during the entire wall construction period and for 30 days
after the Borough acknowledges the completion of the wall. The Borough
Manager may waive the requirement that the block or stone remain in
the Borough's possession for the thirty-day period prior to the issuance
of the building permit at the Borough Manager's sole discretion. The
sample block or stone must be removed by the applicant within 24 hours
of being notified that the sample block or stone is to be removed.
[Added 10-21-2008 by Ord. No. 514]
J.
The exposed surface of the wall is considered an impervious
surface and a calculation of the amount of impervious surface for
conformance with the Zoning Ordinance requirement for impervious surface
must include the wall surface. The impervious surface must include
the top surface of the wall and the recessed surface (batter) of the
wall.
[Added 10-21-2008 by Ord. No. 514]
K.
An underdrain must be provided behind the wall within a rock bed
wrapped with geotextile fabric for all walls greater than three feet
in height. An underdrain is not required for walls three feet or less
in total constructed height. The underdrain must not discharge onto
an adjoining property or Borough right-of-way. The underdrain must
be connected to stormwater detention facilities located on the subject
property.
[Added 10-21-2008 by Ord.
No. 514; amended 5-17-2016 by Ord. No. 544]
L.
The application for a permit must provide a cross
section of the wall to scale.
[Added 10-21-2008 by Ord. No. 514]
M.
The application for a permit must provide an elevation
view of the entire face of the wall to scale.
[Added 10-21-2008 by Ord. No. 514]
N.
A structural design and stability analysis for the wall must be provided
with the application for all walls that are greater than three feet
in total constructed wall height prior to the issuance of the building
permit. (A "design/build" reason for not providing the design will
not be accepted.) The structural design and stability analysis must
be sealed by a professional engineer. The design will be reviewed
by the Borough's engineering consultant(s) and the cost of the reviews
will be borne by the applicant. Applications for walls that are three
feet or less in constructed height are exempt from the requirement
to provide a structural design and stability analysis prepared by
a professional engineer, unless specifically required by the Borough
Zoning Officer.
[Added 10-21-2008 by Ord.
No. 514; amended 5-17-2016 by Ord. No. 544]
O.
A geotechnical report must be provided with the application for all
walls that are greater than three feet in total constructed wall height
prior to the issuance of the building permit. (A "design/build" reason
for not providing the geotechnical report will not be accepted.) The
geotechnical report must be sealed by a professional engineer. The
geotechnical report must be prepared as part of an "on-site" investigation
by the professional engineer who sealed the geotechnical report. The
design and recommendations must be based upon actual core borings
to sample the site soils. The number and location of the core sample
are to be determined and agreed upon by the developer's geotechnical
engineer and the Borough's geotechnical engineer; however, no less
than three core borings will be accepted. The geotechnical report
will be reviewed by the Borough's engineering consultant(s) and the
cost of review will be borne by the applicant. Applications for walls
that are three feet or less in constructed height are exempt from
the requirement to provide a geotechnical report prepared by a professional
engineer, unless specifically required by the Borough Zoning Officer.
[Added 10-21-2008 by Ord.
No. 514; amended 5-17-2016 by Ord. No. 544]
P.
A certification regarding the completion of the wall in conformance
with the design plan, reports, and Borough ordinances must be provided
to the Borough by the applicant's engineer within 10 days of the completion
of the wall for all walls that are greater than three feet in total
constructed wall height. The certification must be based upon the
field observation of construction of the wall by the applicant's engineer
(not a technician) who signs the certification and sealed the structural
design and stability analysis.
[Added 10-21-2008 by Ord.
No. 514; amended 5-17-2016 by Ord. No. 544]
Q.
Borough projects are exempt from this section.
[Added 10-21-2008 by Ord. No. 514]
R.
Small wall projects with total wall face (based upon total wall length
and total constructed wall height) that does not exceed 160 square
feet and are not located within soils identified as being landslide
prone in the County Soil Survey (on file at the Borough building)
and are three feet or less in total constructed wall height are exempt
from the requirements of providing a geotechnical report, geotechnical
certification, wall structural design and stability analysis, and
wall certification.
[Added 10-21-2008 by Ord.
No. 514; amended 5-17-2016 by Ord. No. 544]
S.
Landscape walls shall be exempt from the requirements of providing
a geotechnical report, geotechnical certification, wall structural
design and stability analysis, and all certifications unless specifically
required by the Borough Zoning Officer. A landscape wall shall be
defined as any wall of a decorative nature with the purpose of establishing
the perimeter of a patio, garden, planter or other similar feature.
The wall must be set back from any property line or right-of-way line
a minimum of twice the total constructed wall height.
[Added 5-17-2016 by Ord.
No. 544]
A.
The maximum building height, measured at the highest point above grade, shall be as is specifically set forth in Article V and Article XIV of this chapter. In addition to such maximum height restrictions and with respect to uses for which no maximum height of buildings and uses in all zoning districts shall be 40 feet.
B.
The height limitations in this chapter shall not apply
to church spires, belfries, cupolas or domes nor to chimneys, ventilators,
skylights, water tanks or similar features and necessary mechanical
appurtenances usually carried above the roof level. Such features,
however, shall be erected only to such height as is necessary to accomplish
the purpose they are to serve.
C.
The provisions of this chapter shall not apply to
prevent the erection, above the building height limit, of a parapet
wall or cornice for ornament (and without windows) extending above
such height limit not more than five feet.
A.
The following bulk regulations shall apply to all
lots in each zoning district, except as expressly stated elsewhere
for a specific use.
(1)
Residential zoning districts area and bulk regulation
table for principal and accessory uses.
|
SU
|
R-1
|
R-2
|
R-3
| ||
|---|---|---|---|---|---|
|
Maximum lot coverage (principal and accessory
building)
|
5%
|
10%
|
25%
|
35%
| |
|
Total impervious surface coverage
|
10%
|
15%
|
30%
|
40%
|
(2)
Commercial zoning districts area and bulk regulation
table for principal and accessory uses.
|
C-1
|
C-2
| ||
|---|---|---|---|
|
Maximum lot coverage (principal and accessory
building)
|
75%
|
40%, residential; 75%, commercial
| |
|
Total impervious surface coverage
|
80%
|
45%, residential; 80%, commercial
|
B.
A single-lot stormwater management plan prepared by
a professional engineer or landscape architect shall be submitted
with all applications for new construction. Such plan shall include
the following information:
(1)
Calculation of total square footage of impervious
surfaces including the principal use, accessory uses and all other
impervious surfaces.
(2)
Contours of the subject parcel at two-foot contour
intervals.
(3)
Location of closest storm drain or drainage swale
to which stormwater discharges.
(5)
Property owners are encouraged to provide organic
ground cover on all disturbed unenclosed areas on individual lots.
