[Ord. 1112, 1/19/2010]
For the purposes of carrying out the provisions of this chapter,
Mechanicsburg Borough is divided into zoning districts, which are
shown by the zoning district boundaries on the Official Zoning Map.[1]
[1]
Editor's Note: The Official Zoning Map is on file in
the Borough offices.
[Ord. 1112, 1/19/2010]
In order to maintain the Borough's established historic
integrity within all zoning districts, all proposed development — whether
new, infill, replacement or redevelopment — shall
seek to promote compatible building orientation, building form, parking
massing location, and pedestrian connectivity. The purpose of each
zoning district is outlined below:
A.
Residential District Low-Density (R-L): to protect the character
of existing larger-lot, single-family neighborhoods, to promote a
suitable environment for family life and to accommodate additional
single-family residential development at a similar form, scale and
density.
B.
Residential District Medium-Density (R-M): to accommodate a variety
of housing types, including single-family and lower-intensity multifamily
dwellings, at a similar form, scale and density.
C.
Residential District High-Density (R-H): to accommodate a full range
of diverse housing types, including higher-intensity multifamily dwellings,
at a similar form, scale and density.
D.
Commercial Market/Main District (CMM): to enhance the character and
vibrancy of the community's business core through unifying land
use patterns, including mixed-use development, reducing automobile
dependency for local residents as well as strengthening economic development
geared toward families and individuals within the community and throughout
the region at a similar form, scale and density.
E.
Old Town District (OT): to provide for a complementary mix of higher-intensity
residential and neighborhood-scale business-oriented uses which promotes
continuation of the Borough's general historic settlement patterns
in proximity to the community's business core at a similar form,
scale and density.
F.
Commercial General District (C-G): to provide for a variety of nonresidential
uses, inclusive of local and regional-oriented office and retail uses,
which are generally geared toward vehicular-oriented audiences.
G.
Industrial District (I): to encourage the development and redevelopment
of manufacturing or similar industrial-oriented uses.
H.
Traditional Neighborhood Development (TND) District:
(1)
To provide for the development of a traditional neighborhood
with a diversity of uses, block sizes, dwelling types, street types,
and open spaces in a compact layout which encourages walkability and
community identity.
(2)
To encourage innovations in residential and nonresidential development
so the growing demand for housing and other development may be met
by a compact, pedestrian-oriented and mixed-use structure in the neighborhood
pattern; integration with existing development patterns; and the conservation
and creative, efficient use of open space.
(3)
To encourage new development which draws from and extends the
historic pattern and character of Mechanicsburg.
(4)
To reduce public cost by efficient use of infrastructure.
(5)
To provide public safety through street design focused on slower
traffic speeds, pedestrian comfort, and safe pedestrian and bicycle
traffic within the development.
(6)
To foster community and civic life by creating attractive streetscapes
and public gathering places which create opportunities for random
encounters and organized gatherings.
(7)
To integrate streets, pedestrian walkways and interconnected
open space with adjacent neighborhoods.
(8)
To promote the implementation of, and be consistent with, the
Borough and County Comprehensive Plans and innovative land use techniques
presently under consideration for the Borough's new Comprehensive
Plan.
(9)
To provide recreational facilities in accordance with the goals
of the Borough's Recreational Plan.
(10)
To enhance and support property values within existing residential
and nonresidential properties in the Borough.
(12)
To recognize the TND District as an outgrowth and/or extension
of existing development by constituting it as a base zoning district,
rather than an overlay district.
[Ord. 1112, 1/19/2010]
The boundaries between zoning districts are, unless otherwise
indicated, either the center lines of streets, alleys, rights-of-way,
lot lines, or such lines extended, or lines parallel thereto. The
vacation of streets, roads or rights-of-way shall not affect the location
of such zoning district boundaries. When the Zoning Officer is unable
to determine the location of a zoning district boundary by such center
lines, by the scale or dimensions stated on the Official Zoning Map
or by the fact that it clearly coincides with a property line, the
Zoning Officer shall refuse action and submit the requested review
to the Zoning Hearing Board.
[Ord. 1112, 1/19/2010]
A.
No building, structure or lot shall be constructed, improved or used
for any purpose or in any manner other than for principal, accessory,
conditional or special exception uses permitted in the zoning district
in which such building, structure or lot is located. Unless otherwise
permitted by this chapter, a lot within a residential district of
the Borough shall contain a maximum of one said use.
B.
In addition to the basic zoning requirements defined by this Part 4 of this chapter, all uses by special exception shall conform to all applicable requirements and provisions defined by Part 6 of this chapter. All conditional uses shall conform to all applicable requirements and provisions defined by Part 7 of this chapter.
C.
To promote the continuing retention of the Borough's historic
form and character as well as to encourage sustainable development
and resource conservation, a landowner and/or developer is encouraged
to demonstrate the following as part of any proposed land use activity
and/or lot improvement:
(1)
Feasibility of adaptive reuse.
(2)
Consistency with principles of sustainability and/or of the
United States' Green Building Council's Leadership in Energy
and Environmental Design (LEED) for existing buildings, new construction,
neighborhood development and/or other types of development. Development
bonuses associated with the forwarding of these principles are outlined
in Part 11.
[Ord. 1112, 1/19/2010]
No building, structure or land within any zoning district may
be used, and no building or structure may be erected, constructed,
reconstructed or altered, on or after the effective date of this chapter
unless intended or designed to be used for any of the uses enumerated
in Table 2 of this chapter.[1]
A.
The letter "P" denotes a permitted use by right, subject to the requirements
specified by this chapter and after a zoning certificate has been
issued in accordance with this chapter.
B.
The letter "C" denotes a use that is conditional, subject to the requirements specified by this chapter and provided that the Borough Council grants the conditional use pursuant to Part 7 of this chapter.
C.
The letter "S" denotes a use that is a special exception, subject to the requirements specified by this chapter and provided that the Zoning Hearing Board grants the special exception pursuant to Part 6 of this chapter.
D.
The Borough recognizes the nature of mixed-use development and infill
opportunities as well as the historical patterns of building construction
and block and lot layout. In the OT and CMM Zoning Districts, the
following table outlines the permitted maximum square footage in which
an accessory use shall be permitted to utilize and/or expand a principal
use, so long as the principal use is a conforming use. An accessory
use is a use incidental to the principal use of the principal building
located on the same lot.
|
Table 1: Accessory Use Expansion
| |
|---|---|
|
Existing Building
(square feet)
|
New Use or Addition
|
|
2,000
|
35% of existing
|
|
3,000
|
32% of existing
|
|
4,000
|
29% of existing
|
|
5,000
|
26% of existing
|
|
6,000
|
23% of existing
|
|
7,000
|
20% of existing
|
|
8,000
|
18% of existing
|
|
9,000
|
15% of existing
|
|
10,000+
|
12% of existing
|
[1]
Editor's Note: Table 2 is included as an attachment to
this chapter.
[Ord. 1112, 1/19/2010]
A.
General.
(1)
When in conflict with other provisions of this chapter or Chapter 22, Subdivision and Land Development, of the Mechanicsburg Borough Code, this section shall take precedence in this zoning district.
(2)
Chapter 22, Subdivision and Land Development, shall govern the procedures respecting applications, hearings and preliminary and final approvals of traditional neighborhood developments within the TND District.
(3)
Development within the TND District shall be composed of three subareas; Neighborhood Edge, Neighborhood General, and Mixed Center. Standards for each are given below in § 27-407. Uses permitted on tracts or lots within the respective subareas shall be controlled by deed restrictions to ensure the appropriate percentages of uses are achieved. All deed restrictions shall be subject to the approval of the Borough Solicitor to ensure compliance with these provisions.
(4)
A manual of project graphic and architectural guidelines shall
be included as part of the declaration of covenants, easements, and
restrictions submission package for review and approval by the Borough
Solicitor and Borough Council.
(5)
Innovations and modifications. In order to encourage innovations
in the development of a traditional neighborhood, a greater variety
may be needed in the type, design, and layout of buildings, structures,
and open spaces. Such innovations may require increased flexibility
of regulations, and the modification of standards (as per Sections
701-A, and 706-A of Article VII-A, TND Traditional Neighborhood Development,
of the Pennsylvania Municipalities Planning Code, Act 247, as amended[1]). Borough Council may modify the provisions of this § 27-406 and related zoning chapter, if Borough Council determines, through a conditional use process in accordance with the standards and criteria of § 27-701, that:
[Added by Ord. 1139, 7/15/2014]
(b)
Such innovations and modifications will not result in an increase
in the residential development density above 5 1/2 dwelling units
per acre, as set forth in § 27-406D;
(c)
Such innovations and modifications will not result in substantially
adverse impacts to the public health, safety and welfare of the Borough;
and
(d)
Such innovations and modifications will create equal or better,
and more desirable and acceptable results such as pedestrian connectivity,
informal play areas, passive open space areas, and best management
practices for stormwater management.
[1]
Editor's Note: See 53 P.S. §§ 10701-A and 10706-A,
respectively.
B.
Design elements. Traditional neighborhood development promotes a
compact, integrated, and sustainable development pattern by including,
but not limited to, the following design elements:
(1)
Neighborhood centers incorporating centrally located public
commons, squares, plazas or parks, which may or may not include civic
or other public buildings and facilities, intended for social activity,
recreation and community functions.
[Amended by Ord. 1139, 7/15/2014]
(2)
Mixed uses.
(3)
Multiple building types to provide a range of housing types,
shops and workplaces.
[Amended by Ord. 1139, 7/15/2014]
(4)
Open spaces.
(5)
Interconnected street system.
(6)
Parking.
(7)
Lanes.
(8)
Shallow setbacks.
(9)
Porches.
(10)
Sidewalks and paths.
(11)
Shade trees and public amenities.
(12)
Recreation areas.
C.
Uses and lot standards.
(2)
Accessory uses:
(a)
Uses customarily incidental and subordinate to the principal
use of the main building and located on the same lot with such principal
use or main building, including but not limited to no-impact home-based
businesses and home occupations.
(3)
Uses not permitted include:
(a)
Adult facilities.
(b)
Art galleries and art museums.
(c)
Drive-in uses.
(d)
Automobile and other conveyance service stations and garages.
(e)
Any larger single commercial or retail establishment employing
more than 30 persons during any shift or comprising a gross square
footage of more than 15,000 square feet.
[Amended by Ord. 1139, 7/15/2014]
(f)
Any others designated as such in Table 2.
(4)
Lot standards. Lots shall conform to the following table:
[Amended by Ord. 1138, 6/17/2014; and by Ord. 1139, 7/15/2014]
|
Table 3: TND Dimension Standards
| ||||||
|---|---|---|---|---|---|---|
|
Single-Family
Detached
|
Single-Family
Semidetached
|
Single-Family
Attached
|
Multi-Family
Dwelling/ Apartment
|
Commercial
| ||
|
Min. Lot Size (sq. ft.)
|
4,500
|
3,000
|
1,900
|
N/A
|
2,000
| |
|
Lot Width
|
Min. 45'
|
Min. 30'
|
Min. 18'
|
Min. 20'
|
Min. 20'
| |
|
Front Setback
| ||||||
|
Min.
|
10'
|
10'
|
0
|
0
|
0
| |
|
Max.
|
N/A
|
N/A
|
10'
|
N/A
|
10'
*Maximum front setback not required along arterial
roads
| |
|
Side Setback
| ||||||
|
Min.
|
3' one side
10' total, 10' between bldgs.
|
0
(5' end unit)
|
0
(5' end unit)
|
0
|
0
| |
|
Min. Rear Setback
| ||||||
|
Dwelling
|
15'
|
15'
|
7'
|
n/a
|
n/a
| |
|
Outbuilding
|
5'
|
5'
|
5'
|
n/a
|
n/a
| |
|
Max. Building Height (feet)
|
40'
|
40'
|
50'
|
50'
|
50'
| |
|
Min. Parking Spaces
|
2/du
|
2/du
|
2/du
|
2/du
|
See § 27-408C(2)
| |
|
Max. Coverage
|
70%
|
70%
|
90%
|
100%
|
100%
| |
D.
Mix and intensity. The overall density shall not exceed 5 1/2
dwelling units per acre of the original size of the TND. Apartments
located in accessory structures or above commercial space in the Mixed
Center component shall count toward this as one dwelling unit.
E.
Open space. In designing and maintaining open space, the following
standards shall be followed:
(1)
Open space shall make up at least 30% of the gross tract area
and be arranged to ensure that no residential dwelling is more than
1,000 feet from some type of usable open space, as listed in Subsection
E(2)(a) through (c) below. Linkages between the various open spaces,
by way of trails and linear parks, are encouraged.
(2)
Open space shall be included in the following four patterns:
(a)
Preserved natural areas, including floodplains and significant
tree stands. Such floodplains shall include active and passive recreational
amenities such as ball fields and hiking trails.
(b)
Active and passive recreational amenities.
[Amended by Ord. 1139, 7/15/2014]
(c)
Formal parks, plazas, greens, and pocket parks. A main plaza
or square shall be located in a prominent location, to act as a gathering
place and focus of community activity.
[Amended by Ord. 1139, 7/15/2014]
(d)
Vegetative landscaped amenity areas such as islands in avenues
and planting strips, when in excess of 500 square feet.
(3)
Fifty percent of the stormwater management areas may be designated
as open space, provided that they include best management practices
(BMPs), are well-landscaped, creatively designed, and are incorporated
integrally in the overall design. For the purposes of this section,
"stormwater management areas" shall be defined as the area contained
within centralized detention or retention rate control facilities
subject to inundation by the one-hundred-year storm event, not including
localized BMPs intended for maintenance of water quality.
[Amended by Ord. 1139, 7/15/2014]
(4)
Open space shall be owned and maintained in a form acceptable
to the Borough Council and as reviewed by the Borough Engineer and
Borough Solicitor. Unless dedicated to the Borough, all open space
areas shall be subject to a homeowners' association and managed
by an independent professional management company.
F.
Other.
(1)
Utility lines shall be placed underground; to the extent possible,
they shall be located within the right-of-way of lanes, particularly
wiring and cable lines. Transformers, meters, and utility boxes shall
be placed along lanes or to the rear of buildings to the greatest
extent possible. If these items are above ground, they will be screened
and buffered.
[Amended by Ord. 1139, 7/15/2014]
(2)
Impervious coverage shall not exceed 45% of the gross site area
of the original tract.
[Amended by Ord. 1138, 6/17/2014; and by Ord. 1139, 7/15/2014]
(3)
Trash collection shall generally occur to the rear of lots and
in lanes. The integrated design of trash storage receptacles is encouraged.
(4)
No two driveways serving residential dwellings shall be closer
to one another than four feet, unless shared by no more than two lots.
The maximum driveway width at a lot line shall be 24 feet for single-family
detached dwellings in the TND Zone.
[Added by Ord. 1139, 7/15/2014]
[Ord. 1112, 1/19/2010]
Development within the TND Zone shall be composed of three subareas:
Neighborhood Edge, Neighborhood General, and Mixed Center. Standards
for each are given below.
A.
Neighborhood Edge. Neighborhood Edge is the most informal, least dense and most purely residential subarea of the TND. It consists primarily of single-family detached dwellings. Buildings are set on relatively large lots with deeper setbacks than found in other areas of the TND. Building frontages may include porches, fences and terraces. Rear lanes are required for lots less than 50 feet in width; where the lots are wider, parking may be accessed by a front driveway. The Neighborhood Edge shall be provided where there is a common property line between the TND Zone and existing Low-Density Residential Zoning, not separated by a road or street. The Neighborhood Edge shall have a buffer yard of a minimum depth of 25 feet along any common property line between the TND and existing Low-Density Residential Zone not separated by a road or street, and it shall be planted and maintained with screen plantings in accordance with § 27-414. The minimum rear yard setback shall be 15 feet, in addition to the required buffer yard depth, from the edge of the required buffer yard. The Neighborhood Edge is subject to the following requirements and options:
[Amended by Ord. 1139, 7/15/2014]
(1)
Area. The Neighborhood Edge Subarea shall comprise 25% to 35%
of the gross acreage of a TND.
(2)
Uses: residential, in the form of single-family detached; with
no-impact home-based businesses and home occupations.
(3)
Lots. Each block may include a variety of lot widths. Lot depth
shall generally be uniform.
(a)
Up to 5% of lots may front directly onto open space without
having direct street frontage. Front access shall be provided by a
pedestrian sidewalk of at least six feet in width which connects to
the closest street.
(b)
Fences of up to three feet in height and in conformance with
the project graphic and architectural guidelines submitted with a
development plan are permissible along the front lot line. Such fence
shall be set back one foot from the sidewalk.
(c)
Where there is a common property line between the TND and existing low-density residential zoning, not separated by a road or street, the minimum lot width shall be 75 feet, and the minimum lot area shall be 8,000 square feet, including the buffer yard as required in § 27-415.
(d)
Open space. The Neighborhood Edge shall be arranged to ensure
that no residential dwelling is more than 1,000 feet from some type
of usable open space, as listed in § 27-406E.
(e)
Outbuildings. One outbuilding is allowed per residential lot.
(f)
Lanes. All lots less than 50 feet in width shall be provided
with rear access via a lane. Lanes are prohibited where there is a
common property line between the TND Zone and existing Low-Density
Residential zoning.
(g)
Garages. Attached front-loaded garages shall be set back at
least seven feet from the front building face.
B.
Neighborhood General. A mixed but primarily residential area of the
TND, this subarea shall consist of single-family detached dwellings,
and single-family attached dwellings and civic buildings. Public parks
and greens are scattered throughout. The Neighborhood General Subarea
is subject to the following requirements and options:
[Amended by Ord. 1131, 12/18/2012; by Ord. 1138, 6/17/2014;
and by Ord. 1139, 7/15/2014]
(1)
Area. The Neighborhood General Subarea shall comprise 25% to
40% of the gross tract area of the TND.
(2)
Uses. Residential, in any form including no-impact home-based
businesses and home occupation and civic.
(3)
Lots. Each block may include a variety of lot widths. Lot depth
shall generally be uniform; however, it may be reduced to a minimum
of 80 feet for single-family attached buildings.
(a)
Up to 10% of lots may front directly onto open space without
having direct street frontage. Front access shall be provided by a
pedestrian sidewalk of at least six feet in width which connects to
the closest street.
(b)
Fences of up to three feet in height and in conformance with
the project graphic and architectural guidelines submitted with a
development plan are permissible along the front lot line. Such fence
shall be set back one foot from the sidewalk.
(4)
Buildings. Single-family detached dwellings and single-family
attached dwellings are permitted. Each building type shall comprise
at least 10% of the total number of residential units in the subarea.
An open porch may encroach by up to 50% of the front setback, but
shall not impede the sight distance.
(5)
Open space. The Neighborhood General Subarea shall be arranged
to ensure that no residential dwelling is more than 1,000 feet from
some type of usable open space, as listed in § 27-406E.
(6)
Outbuildings. One outbuilding is allowed per residential lot.
(7)
Lanes. All lots less than 40 feet in width shall be provided
with rear access via a lane.
(8)
Garages. Attached front-loaded garages shall be set back at
least seven feet from the front building face.
C.
Mixed Center. The most concentrated and fully mixed center of the
community includes single-family attached dwellings (including live/work
units) and/or apartment buildings; offices and apartments above retail
shops; and/or commercial, and/or civic buildings. Parking lots, except
where there is a compelling reason to the contrary, should be located
either behind or to the side of buildings and, in most cases, should
be located toward the center of blocks such that only their access
is visible from adjacent streets. First-floor retail is allowed throughout.
Open space is comprised of formal squares and plazas. Development
in the Mixed Center is subject to the following requirements and options:
[Amended by Ord. 1131, 12/18/2012; by Ord. 1138, 6/17/2014;
and by Ord. 1139, 7/15/2014]
(1)
Area. The Mixed Center Subarea shall comprise 5% to 10% of the
gross tract area of the TND.
(2)
Uses: residential, in the form of single-family attached buildings
and apartment buildings; no-impact home-based businesses and home
occupations; offices and apartments over retail shops; and commercial
and civic buildings.
(3)
Lots. Lot depth shall generally be uniform.
(a)
Front setbacks may be used for outdoor dining.
(b)
Fences of up to three feet in height and in conformance with
the project graphic and architectural guidelines submitted with a
development plan are permissible along the front lot line. Such fence
shall be set back one foot from the sidewalk.[1]
[1]
Editor's Note: Former Subsection C(3)(c), regarding fences,
which immediately followed this subsection, was repealed by Ord. 1139,
7/15/2014.
(4)
Buildings. Heights shall range from a minimum of 18 feet, measured in accordance with § 27-409H(4), to a maximum as set forth in Table 3: TND Dimensional Standards.[2]
(a)
Steeples, clock and bell towers, and other nonhabitable, architectural
embellishments to the appearance/facade of the structure may extend
to a height of 100 feet.
(b)
Commercial, single-family attached buildings and apartment buildings
shall have a maximum facade length not greater than 200 feet.
(c)
Sally ports and passages in commercial buildings, providing
access to rear parking lots, are encouraged.
(5)
Open space. The Mixed Center Subarea shall include a formal,
centrally located open space of 10,000 square feet minimum in not
more than two locations of 5,000 square feet minimum each. A hardscaped
plaza shall make up at least 25% of this open space.
(6)
Outbuildings. One outbuilding is allowed per lot.
(a)
A maximum footprint of 650 square feet is permitted.
(b)
Permitted uses for outbuildings include parking garages for
personal use and home occupations and rental apartments, when accessible
by a rear lane.
(c)
Outbuildings accessed by a rear lane may include a second story
accessible by exterior stairs.
(7)
Lanes. All lots less than 55 feet in width shall be provided
with rear access via a lane.
[Ord. 1112, 1/19/2010]
A.
Blocks.
(1)
Blocks may be in square, rectilinear, or irregular form. In
general, blocks of more formal and square arrangements may be used
in the Mixed Center, rectilinear in the Neighborhood General, and
irregular in the Neighborhood Edge.
(2)
No block face shall be longer than 1,100 feet, unless bisected
by an area of open space or a pedestrian walkway providing a passage
through the block with a minimum width of 20 feet.
[Amended by Ord. 1139, 7/15/2014]
B.
Streets. The layout and design of the streets shall follow the standards
outlined below:
(1)
Streets shall be designed so as to create a web of connections
within the TND, as well as make all possible connections to adjacent
development.
(2)
They shall be designed to safely accommodate pedestrians and
bicyclists as well as automobile traffic.
(3)
Acceptable traffic-calming techniques and measures, as defined
by the Borough Engineer, are encouraged to be an integral part in
the design of the street system. Acceptance of proposed traffic-calming
techniques and measures integral to streets offered for dedication
to the Borough is subject to the conditions and approval of the Borough
Council.
(4)
A variety of street types shall be included in a TND. These
include avenue, main street, one-way residential street, two-way residential
street, drive, and lane.
[Amended by Ord. 1139, 7/15/2014]
(5)
Refer to the following Street Sections/Exhibits for Streets
and Lanes, for information pertaining to street types, and standards
pertaining to such details as cartway and rights-of-way widths, curbs,
on-street parking, and sidewalks.[1]
[Added by Ord. 1139, 7/15/2014]
[1]
Editor's Note: Parking Diagrams and Street Sections/Exhibits
are included as an attachment to this chapter.
C.
Parking.
[Amended by Ord. 1138, 6/17/2014; and by Ord. 1139, 7/15/2014]
(1)
On-street parking is allowed on all street types (with the exception
of lanes), and shall count toward the overall parking requirements.
Each such space shall be 22 feet in uninterrupted length by seven
feet in width.
(2)
Commercial, retail, and civic/public space shall provide parking
as determined by a parking demand analysis, prepared and approved
in accordance with § 27-801E.[2]
[2]
Editor's Note: Former Subsections C(3), regarding commercial,
retail, and civic/public space parking, C(4), regarding ghost parking
for commercial, retail, and civic/public space, C(5), regarding location
of parking lots, and C(6), regarding parking for residential dwellings,
were repealed by Ord. 1139, 7/15/2014.
[Ord. 1112, 1/19/2010]
A.
The purpose of defining dimensional standards in Mechanicsburg Borough
is aimed to promote and optimize land use and development compatibility
and continuity through contextual design and to provide landowners
and/or developers in the Borough of Mechanicsburg reasonable flexibility
to do so. Critical components of contextual design include but are
not limited to the relationship of existing and proposed building
massing, building form, building orientation, site circulation and
parking. "Massing" generally refers to the scale of a structure in
relationship to those in vicinity to it. "Form" generally refers to
the type of structure (e.g., two-story structure) and its architectural
characteristics. "Building orientation" generally refers to the manner
in which a structure is positioned on a lot (e.g., a front building
facade parallel to a front lot line). Subsections C through K below
outline the general parameters for establishing and maintaining development
continuity and compatibility standards as said patterns of the Borough
have been established and have been maintained throughout the community's
history.
B.
When a calculation of front and/or side yard setbacks references
an adjoining lot, data regarding said adjoining lot shall be obtained
through recorded mapping or deeds as available through the Borough
of Mechanicsburg and/or Cumberland County. If said mapping or deeds
are not available, the landowner and/or developer shall contact the
Borough Zoning Officer to determine an equivalent suitable source
for needed information.
C.
For each story over two, a multifamily unit shall have an additional
five-foot setback applicable to all yards; no adjusted front yard
of said proposed development shall deviate more than 30% greater than
that of development on an adjoining lot.
D.
In the OT and CMM Districts, a minimum of 85% of the principal structure
frontage shall be built along the required front yard setback. Porches
shall also be permitted to fulfill this requirement. No structure
shall be built within a required setback.
E.
Interior lot not adjoining a corner lot.
(1)
F.
Interior lot adjoining a corner lot.
(1)
Front yard setback.
(a)
The front yard setback of the subject lot shall be the average
of the adjoining existing corner lot and the adjoining existing interior
lot.
G.
Corner lot. A corner lot shall have two front yards one side yard
and one rear yard said front yards shall abut public right-of-way
not inclusive of an alley. If the lot abuts an alley, the rear yard
shall parallel said alley.
(1)
Front yard setback.
(a)
The required front yard setback of the subject (corner) lot
shall be equivalent to that of the two adjoining lots.
(b)
If the adjoining (interior) lot is vacant, the front yard setback
of the subject corner lot shall be equivalent to the minimum front
yard setback defined in Tables 3, 4 and 5 for the zoning district
in which the subject lot is located.
(2)
Side yard setback.
(a)
The required side yard setback for a subject lot shall be determined
by calculating the average side yard setbacks of the adjoining lots.
(b)
If an adjoining lot is vacant, it shall be assumed that the
established setback of that adjoining lot is the minimum side yard
setback defined in Tables 3, 4 and 5 for the zoning district in which
it is located.
H.
Height. Building height for proposed development, infill, redevelopment
and/or replacement shall be determined based upon the context of existing
development on a block.
(1)
The minimum height of any principal building and/or structure
in the OT and CMM Districts shall be 24 feet.
(3)
To protect the historically established development patterns
in the Borough as supported through the provisions and objectives
identified of the Pennsylvania Municipalities Planning Code,[5] proposed roof heights, cornice lines, eaves, parapets
and porches of a proposed building or structure shall respect the
architectural context of the adjoining lots and, when feasible, shall
maintain the scale and character of existing development. No proposed
structure shall be less than or greater than adjacent structures unless
approved as a variance determined by the Zoning Hearing Board.
[5]
Editor's Note: See 53 P.S. § 10101 et seq.
(4)
Height shall be measured in accordance with the following:
 |
I.
Building and lot relationship.
(1)
To optimize public safety and to protect the historically established
development patterns in the Borough:
(a)
The Borough encourages, on any lot where development exists
or is proposed to exist, that the placement and orientation of doors
and windows on said lot is similar to that of adjoining lots and/or
buildings, inclusive of the building facade that faces the yard setback
that abuts the street right-of-way.
(b)
In the event that a building's main entrance is not located
on the building facade that faces the yard setback that abuts the
street right-of-way, said facade should be designed to appear to have
a main entrance, including door, windows, and other architectural
details similar to those found on the actual main entrance. Corner
lots with primary facades facing street rights-of-way should provide
architectural elements, including bays, windows, and cornices, on
each. Elevation views of said facade(s) shall be submitted to the
Borough for review.
K.
Tables 4 and 5 outline dimensional standards applicable to principal structures in zoning districts, except TND as defined in §§ 27-406, 27-407, and 27-408. Provisions listed in Subsections C through J shall supersede said tables for the purposes of development, infill and/or replacement.
(1)
Where double-frontage lots (see § 27-418B) are so
employed, they shall provide a rear yard with a minimum depth of 75
feet, measured in the shortest distance from the proposed structure
to the ultimate right-of-way.
(2)
Lots abutting a railroad right-of-way shall provide a rear yard
with a minimum depth of 75 feet, measured in the shortest distance
from the proposed structure to the railroad right-of-way.
(3)
Where both water supply and sanitary sewage disposal are provided
by individual on-lot facilities, lots shall have a minimum area of
18,000 square feet and a minimum width, measured at the building setback
line, of 125 feet.
(4)
Where either water supply or sanitary sewage disposal, but not
both, are provided by individual on-lot facilities, lots shall have
a minimum area of 15,000 square feet and a minimum width, measured
at the building setback line, of 80 feet.
(5)
For the purposes of this chapter, a lot abutting a local street
other than an alley as well as an alley shall not be considered a
double-frontage lot.
[Amended by Ord. 1138, 6/17/2014]
|
Table 4: Residential Zoning District Dimensional Standards
(per dwelling unit)
| ||||||||
|---|---|---|---|---|---|---|---|---|
|
Per Unit of Occupancy
|
Setbacks
See also § 27-409A through G
| |||||||
|
Lot Width
(minimum)
(feet)
| ||||||||
|
Lot Area
(minimum square feet)
|
Interior
|
Corner
|
Front
(minimum/ maximum)
(feet)
|
Side
(minimum)
(feet)
|
Rear
(minimum)
(feet)
|
Coverage
(maximum percentage)
| ||
|
Residential
| ||||||||
|
1
|
Residential Low-Density (R-L)
| |||||||
|
Residential and nonresidential
|
8,000
|
75
|
90
|
25/40
|
Interior lot: 12
Corner lot (street/ interior side): 25/12
|
25
|
Single-family: 35%
Nonresidential: 45%
| |
|
2
|
Residential Medium-Density (R-M)
| |||||||
|
Single-family detached
|
5,000
|
40
|
55
|
15/25
|
Interior lot: 5
Corner lot (street/ interior side): 15/5
|
15
|
45%
| |
|
Single-family semidetached
|
4,000
|
30
|
45
|
15/25
|
Interior lot: 0
|
15
|
45%
| |
|
Two-family detached
|
4,000
|
30
|
45
| |||||
|
Non-residential
|
5,000
|
40
|
55
|
55%
| ||||
|
3
|
Residential High-Density (R-H)
| |||||||
|
Single-family detached
|
3,000
|
30
|
45
|
15/25
|
Interior lot: 5
Corner lot (street/ interior side): 15/5
|
15
|
45%
| |
|
Single-family semidetached
|
3,000
|
30
|
45
|
45%
| ||||
|
Single-family attached
|
2,000
|
20
|
35
|
55%
| ||||
|
Two-family detached
|
3,000
|
30
|
45
|
45%
| ||||
|
Multifamily dwelling
|
1,500
|
—
|
—
|
15/25
|
15
|
15
|
55%
| |
|
Non-residential
|
4,000
|
40
|
55
|
15/25
|
15
|
15
| ||
|
Table 5: Mixed-Use/Nonresidential Zoning District Dimensional
Standards (per residential unit or nonresidential lot, as applicable)
| ||||||||
|---|---|---|---|---|---|---|---|---|
|
Per Unit of Occupancy
|
Setbacks
See also § 27-409A through G
| |||||||
|
Lot Width
(minimum)
(feet)
| ||||||||
|
Lot Area
(minimum square feet)
|
Interior
|
Corner
|
Front
(minimum/ maximum)
(feet)
|
Side
(minimum)
(feet)
|
Rear
(mini mum)
(feet)
|
Coverage
(maximum percentage)
| ||
|
1
|
Commercial Main Market (CMM)
|
Based upon required setbacks, coverage, parking, loading/ unloading
and other applicable standards
|
30
|
30
|
0/5
|
0
|
15
|
85%
|
|
2
|
Old Town (OT)
| |||||||
|
Single-family detached
|
2,500
|
30
|
45
|
10/20
|
Interior lot: 5
Corner lot (street/ interior side): 15/0
|
15
|
55%
| |
|
Single-family attached
|
2,000
|
20
|
35
| |||||
|
Two-family detached (both units)
|
2,500
|
30
|
45
| |||||
|
Multifamily dwelling
|
1,500
|
—
|
—
|
15/25
|
Interior lot: 5
Corner lot (street/ interior side): 15/0
|
15
| ||
|
Non-residential
|
2,500
|
30
|
45
|
15/25
|
Interior lot: 5
Corner lot (street/ interior side): 15/0
|
15
|
80%
| |
|
3
|
Commercial General (C-G)
|
Based upon required setbacks, coverage, parking, loading/ unloading
and other applicable standards
|
—
|
—
|
40
|
Interior lot: 5
Corner lot (street/ interior side): 15/5
|
15
|
75%
|
|
4
|
Industrial (I)
|
—
|
—
|
40
|
25
|
25
|
90%
| |
[Ord. 1112, 1/19/2010]
A.
The height limitations of this chapter shall not apply to the following
structures: place of worship steeples or spires; steeples; chimneys;
elevator bulkheads and other mechanical equipment that is part of
a principal structure; conveyors; flagpoles; silos; standpipes; elevated
water tanks; derricks; public utility structures; and other structures
not intended for human habitation which do not exceed the height limitations
of the zoning district by more than 15 feet.
B.
All buildings or structures shall also be subject to all applicable
Federal Aviation Administration (FAA) height and lighting restrictions.
[Ord. 1112, 1/19/2010]
A.
The following shall be permitted to project into any required setback
in any zoning district as follows:
(1)
Typical architectural features, including but not limited to
bay windows, windowsills, cornices, eaves, awnings and/or sunscreens,
shall be permitted to project into required setbacks no more than
36 inches.
(2)
Unenclosed porches without enclosed habitable foundations shall
be permitted to project into required front and side setbacks no more
than three feet and into the required rear setback no more than 20
feet so long as a minimum of five feet remains between the structure
and the lot line.
(3)
Steps and open fire escapes shall be permitted to project into
required setbacks no more than six feet. Open fire escapes shall be
permitted to project into a required side or rear setback no more
than six feet.
[Ord. 1112, 1/19/2010]
Access to the lot shall comply with the following regulations:
A.
To maintain safety within the Borough and optimize safety of lot
ingress and/or egress, for any proposed new development, infill and/or
redevelopment, vehicular lot access shall be gained from the street
or alley, when there is more than one right-of-way to choose from,
that has the lesser of existing or proposed traffic volumes. No new
curb cuts along the street or alley which has the greater of traffic
volumes shall be permitted.
B.
No two of said driveways serving single- and two-family dwellings
shall be closer to each other than 12 feet, when measured from the
driveway exterior edge, excluding any flare at a curb cut. Driveways
may be shared with no more than two units. The maximum width of any
one driveway at a lot line in a residential district shall be 20 feet.
C.
Driveways shall be stabilized and shall be not less than 10 feet in width nor more than 20 feet in width in residential and mixed-use districts and no more than 35 feet in width in nonresidential districts, measured at right angles to the center line of the driveway, except as increased by permissible curb return radii as defined in Chapter 22, Subdivision and Land Development, of the Mechanicsburg Borough Code. The entire flare of any return radius shall fall within the right-of-way.
D.
Driveways shall not cross the street right-of-way line within 40
feet of the street right-of-way line of an intersecting street, within
20 feet of an alley right-of-way and in no case less than 10 feet
from the point of tangency when the intersecting street lines are
joined by a curve.
E.
Driveways shall not cross the street right-of-way within five feet
of a fire hydrant, catch basin or drain inlet.
F.
Driveways shall not cross the street right-of-way within 40 feet
of another driveway on the same lot.
G.
Driveways shall not cross the street right-of-way for all multifamily
developments and in all Commercial-General and Industrial Districts
within 20 feet of a property line unless two adjoining property owners
mutually agree in a legally recorded instrument to a common driveway.
To optimize safety, joint-access drives are encouraged.
H.
Access drives shall provide a twelve-foot-wide cartway for each lane
of travel. See information below:
|
Number of Lanes
|
Direction of Travel
|
Required Access Drive Width
(feet)
|
|---|---|---|
|
1
|
One-way
|
12
|
|
2
|
One- or two-way
|
24
|
|
3 or more
|
One- or two-way
|
12 per lane
|
I.
Tree lawns, as required by Chapter 25, Trees, of the Mechanicsburg Borough Code, shall be provided.
J.
Where there is no existing curb and gutter or sidewalk, a curb, fence,
or wall not exceeding three feet or less than eight inches in height
shall be constructed along the entire length of the property line,
except in front of the permitted driveway.
K.
All driveways shall comply with all specifications and the sight distance requirements set forth in Chapter 22, Subdivision and Land Development, of the Mechanicsburg Borough Code. Driveways shall be located in safe relationship to sight distance and barriers to vision and shall not exceed a slope of 8% within 12 feet of the street line. Where driveways enter a bank through a cut, unless a retaining wall is used, the side slopes of the cut shall be graded to not more than 1/2 foot vertical to one foot horizontal within 10 feet of the point the driveway intersects with the right-of-way line. The application for a permit for any and all uses shall be accompanied by a site plan showing building location, service and parking areas and street access. Where a driveway or access drive gives access to a state road or highway, a highway occupancy permit must be obtained from the Pennsylvania Department of Transportation prior to issuance of the building permit.
L.
A to-scale drawing of proposed off-street parking and loading areas,
driveways, and walks shall be submitted as part of the required plot
plan. Any plan requiring access onto a state highway shall be approved
by the Pennsylvania Department of Transportation.
M.
Any nonresidential use in a residential zoning district which would
be expected to generate over 20 directional trips during the peak
hour of the traffic generator or the peak hour on the adjacent streets,
or over 100 trips in an average day shall front on an arterial or
collector street. Trips shall be calculated in accordance with the
most current published version of the Trip Generation Manual by the
Institute of Transportation Engineers or approved Borough equivalent.
[Added by Ord. 1138, 6/17/2014]
[Ord. 1112, 1/19/2010; as amended by Ord. 1125, 9/20/2011]
A.
Accessory buildings, structures, uses and events permitted within
residential zoning districts of the Borough include:
(1)
Cultivation of plants as a hobby, including the erection and
maintenance of greenhouses and garden equipment storage buildings,
trellises, etc., but involving no commercial sales or advertising.
Cultivation shall also include a community garden and/or market garden
activity.
(3)
Garage or parking area meeting requirements of Part 8, limited
to one garage per lot.
(4)
Unless superseded by another Borough ordinance, the keeping
of nondomesticated animals, limited to 200 pounds per animal, and
structures for the housing of such animals on a lot of at least 80,000
square feet in area, except for poultry and/or fowl, and to be confined
on the lot by a fence or similar enclosure located at least five feet
from the lot line, unless adjacent to a residential lot, where the
setback shall be increased to 25 feet and where the structures shall
be located at least 100 feet from any dwelling on the subject lot,
and when only for the private noncommercial use of the occupants of
the dwelling on the same lot. Poultry and/or fowl may be housed on
any size lot, and fencing shall be at least five feet from the lot
line. A structure for the housing of poultry and/or fowl shall not
exceed eight feet in height. No animals shall be housed between the
front building facade and the front lot line. Domesticated animals
shall be as defined by the Mechanicsburg Borough Code.
(5)
Shelter for domestic pets, but not including a kennel, shall
not be located within a required setback of the zoning district in
which the lot is located.
(6)
Private swimming pool, tennis court, or similar private recreation
facility for the use of the residents of the dwelling and their guests
only. All of the foregoing shall be considered structures for the
purpose of permits and regulations of this chapter.
(a)
Swimming pools shall be constructed and maintained to comply
with all applicable federal, state and local requirements and must
be enclosed by a fence or other substantial barrier not less than
four feet high with a self-latching gate to prevent unauthorized access
to the pool by small children.
(b)
No pool, decking, fencing or other appurtenant equipment or
structures shall be located in a front yard or easement area.
(c)
All pools, inclusive of all concrete or wooden decking, and
all fencing must meet the required setbacks.
(d)
No water shall be discharged from a pool onto another property.
(7)
Satellite dish or antenna.
(a)
In all residential zoning districts, the maximum diameter of
any satellite dish antenna installed on any lot, building or structure
shall be 2 1/2 feet.
(b)
Only one satellite dish antenna shall be permitted per dwelling
unit.
(c)
Satellite dish antennas shall not be permitted in front yards
or on front facades.
(d)
A satellite dish antenna shall not project above the peak of
a roof; and if said satellite dish is roof-mounted, no point of the
satellite dish shall be greater than three feet from the roof's
surface. A satellite dish antenna shall be permitted to be mounted
on a flat roof so long as the satellite dish projects less than three
feet from the roof surface and is mounted in an inconspicuous location.
(9)
No-impact home-based business.
(10)
Setback of accessory buildings and structures. No accessory
building or structure shall be located between the front lot line
and front building facade of the tract's principal building or
structure. No accessory building or structure, whether permanent or
portable, i.e., not affixed to a permanent foundation, shall be located
or placed within the following required side or rear setback areas
or exceed the height limitations specified:
|
Zoning District
|
Size of Building or Structure
(square feet)
|
Minimum Setback
(feet)
|
Maximum Height
(feet)
|
|---|---|---|---|
|
Residential Low Density (RL)
|
<20
|
3
|
10
|
|
>120
|
5
|
As applicable to principal building or structure
| |
|
Residential Medium/High
|
<20
|
1
|
10
|
|
Density (RM/RH)
|
>120
|
3
|
As applicable to principal building or structure
|
|
Old Town and Commercial Main and Market (OT, CMM)
|
All
|
0, except 1 foot rear setback in the Old Town District
|
As applicable to principal building or structure
|
|
Commercial General and Industrial (CG, I)
|
All
|
As applicable to principal building or structure
|
As applicable to principal building or structure
|
(11)
The provisions of this subsection shall apply to residential
lots and uses. No accessory building or structure, whether or not
affixed to the principal building or structure, shall exceed the height
limitation set forth in Subsection A(10) of this section, and in no
event shall it exceed the height of the principal building or structure.
Accessory buildings or structures shall not exceed 50% of gross floor
area of the principal building or structure. In no case shall the
footprint of accessory buildings and structures exceed the footprint
of the principal building or structure.
(12)
Clear sight triangle. All accessory buildings, structures, uses
and events, screens and buffer yards or landscaping shall be located
so as to not obstruct pedestrian access, visibility for traffic on
adjacent streets or traffic entering or leaving a lot or adjacent
lots. Minimum sight distances shall be maintained and located in accordance
with the clear sight triangle definition.
(13)
The use of nontraditional storage units, including those commercially
known as "PODs," or an enclosed "container" of a box trailer with
or without wheels, shall be permitted on a temporary basis, subject
to the following:
(a)
Units shall be permitted on a lot for a maximum period of 60
consecutive days in any one calendar year. This period may be extended
upon written request to the Zoning Officer for a period not exceeding
180 days.
(b)
The "container" of a box trailer, with or without wheels, shall
not be used for permanent storage in any zoning district.
(14)
Other uses or structures customarily incidental to principal
uses or structures permitted in the zoning district.
B.
Permitted accessory uses, structures, uses and events in mixed-use
and nonresidential zoning districts:
(1)
Amusement game machines not located in a commercial recreation
and entertainment facility, limited to three machines per establishment
located within and accessible only from the principal building in
which the principal use is conducted.
(2)
Administrative services ancillary and accessory to the principal
use which occupy the same building as the principal use, to include
copying and printing services, mail packaging and receiving, retail
sales, secretarial services and similar activities.
(3)
Drive-through or freestanding automated teller system, which
is a machine or series of machines used for the purposes of dispensing
money, accessory to a use. Said system shall only be permitted for
walk-up access in the CMM District.
(4)
Day-care center restricted to children of employees or customers
while on site or users of services offered by the principal use.
(6)
Individual apartment of the owner, or manager, or an employee
of the business occupying the lot.
[Amended by Ord. 1131, 12/18/2012]
(7)
Branch bank within an office building.
(8)
Off-street loading areas, subject to the requirements of Part
8.
(9)
Off-street parking areas and/or garages for the exclusive use
of customers patronizing the establishment on the premises and for
employees of the establishment in accordance with the requirements
of Part 8.
(10)
Outdoor dining which does not extend more than six feet into any right-of-way and where a physical barrier is provided between such dining area and the adjacent right-of-way space. Outdoor dining shall be permitted within a front and/or side yard in accordance with the requirement of Chapter 21, Streets and Sidewalks, of the Mechanicsburg Borough Code.
(11)
Retail sales of books, magazines and newspapers (excluding adult
bookstores), restaurants (no drive-up/drive-through), and drug stores
located on and not occupying more than 25% of the building's
first floor, exclusive of basement, and provided that there shall
be no exposed entryway serving the business on the exterior of such
building.
(12)
Satellite dish or antenna mounted on the ground and located
not less than 1 1/4 times its maximum height from any side or
rear lot line but not forward of the front setback line; or mounted
on the roof. In CMM or OT Districts, only one satellite dish/antenna
shall be permitted per dwelling unit, and said satellite dish/antenna
shall not be permitted in any front yard or on any front facade. Within
the CMM and OT Districts, a satellite dish antenna shall not project
above the peak of the roof; and if said satellite dish is roof-mounted,
no point of the satellite dish shall be greater than three feet from
the roof's surface. A satellite dish antenna shall be permitted
to be mounted on a flat roof so long as the satellite dish projects
less than three feet from the roof surface and is mounted in an inconspicuous
location. Within the CMM and OT Districts, no ground-mounted dish
shall exceed six feet in diameter.
(14)
Swimming pool, tennis court, or similar accessory recreation
facility.
(a)
A swimming pool, tennis court or similar accessory recreational facility when the permitted use is a hotel, motel, bed-and-breakfast, public park, club, cultural or institutional use, or when serving common residential units on the same tract. All of the foregoing shall be considered structures for the purpose of permits and regulations of this chapter and shall be subject to the requirements of the applicable zoning district and § 27-413A(6).
(b)
Private swimming pool, tennis court, or similar private recreation facility for the use of the residents of a single dwelling unit and their guests only shall be subject to the requirements of the applicable zoning district and § 27-413A(6).
(15)
Temporary structure incidental to the development of a lot,
to be removed upon the completion of development.
(16)
Other uses or buildings customarily incidental to principal
uses or structures permitted in a zoning district.
(17)
Residential lots or uses shall be subject to § 27-413A(11). Nonresidential lots or uses shall be subject to the following requirements. Accessory uses are limited to 25% of the gross floor area of the principal use, exclusive of basement. Employees of the accessory uses shall not exceed 25% of the total number of employees in the principal use. Provisions, including but not limited to parking, loading, signage and setbacks, shall be applicable to identified accessory uses.
(18)
In the CMM Zoning District, only when in combination with a
nonresidential use, residential use may occupy any upper floor. At
no time may a residential use within said building occupy the ground
(street-level) floor of the same building.
[Amended by Ord. 1138, 6/17/2014]
(19)
No dumpsters, service structures or similar structures shall
be permitted to be located between the front facade of the principal
building on the lot and the front lot line.
(20)
Seasonal outdoor farmers' market.
(a)
A temporary use permit shall be required. See Part 13, Permits.
(21)
Setback of accessory buildings and structures. No accessory building or structure shall be located between the front lot line and front building facade of the tract's principal building or structure or exceed maximum height limitations. No accessory building or structure, whether permanent or portable, i.e., not affixed to a permanent foundation, shall be located or placed within the required side or rear setback areas. Setbacks and heights are governed by the requirements set forth in § 27-413A(10).
C.
In all zoning districts, the following regulations shall apply:
(1)
Radio or television antennas. A radio or television antenna
shall be permitted as an accessory use, subject to the following requirements:
(a)
A radio or television antenna structure may be installed in
a rear yard area or mounted on a roof or chimney, provided that the
structure shall not be located within 20 feet of any lot line unless
the roof or chimney is already infringing within the setback.
(b)
The antenna shall be no more than 12 feet higher than the structure
on which it is to be mounted and shall be designed so as to have minimal
visual impact to the building or structure, utilizing techniques such
as being the same color as the building or pole on which it is located.
If placed on a roof, any antenna exceeding eight feet in overall height
shall be mounted with guy wires.
(c)
Any such structure shall comply with applicable Federal Communications
Commission regulations.
(d)
Radio or television antenna structures located on the ground
shall be screened from adjacent lots by evergreen trees or other suitable
landscaping material, as defined by the Borough.
(2)
Communications antennas. The following regulations are applicable
to communications antennas mounted or located on existing or newly
constructed nonresidential buildings, light poles/standards or on
utility transmission poles and communications equipment building/cabinets
and shall be permitted in all zoning districts:
(a)
Omnidirectional or whip antennas shall not exceed 20 feet in
height from the existing structure on which the antenna is mounted
or seven inches in diameter and shall be permitted solely on existing
permitted structures at least 35 feet in height.
(b)
Directional or panel antennas shall not exceed five feet in
height or three feet in width.
(c)
No sign or other advertising shall be allowed on any antenna,
including the name of the communication company. However, a commercial
communication antenna may be allowed on any legally permitted permanent
billboard or outdoor advertising sign as long as the other requirements
of the chapter are met. The communication company is allowed a sign
not to exceed two square feet for identification and notification
purposes in case of an emergency.
(d)
No illumination is permitted on commercial communication antennas
unless required by the FCC, FAA or other state or federal agency of
competent jurisdiction or unless necessary for air traffic safety.
If lighting is required, the Zoning Officer shall review the available
lighting alternatives and approve the design that would cause the
least disturbance to the surrounding uses and views.
(e)
Accessory roof structures required for the operation of the
antenna shall be of a material or color which matches the exterior
of the building or structure.
(f)
The applicant shall provide a certification from a professional
engineer, having demonstrated capability and competence in matters
of structural integrity, that the proposed installation will not exceed
the structural capacity of the pole or building upon which the communications
antenna is proposed to be located, considering wind, ice, snow and
other loads associated with the communications antenna location.
(g)
The applicant shall provide detailed construction drawings indicating
how the communications antenna(s) will be mounted, for review by the
Municipal Engineer.
(h)
Unless mounted on an existing utility pole, the minimum building
setback requirements for the antenna shall be five feet from a lot
line.
(i)
The antenna shall be no more than 12 feet higher than the structure
on which it is to be mounted and shall be designed so as to have minimal
visual impact to the building or structure, utilizing techniques such
as being the same color as the building or pole on which it is located.
(j)
The applicant shall provide authorization from the legal owner
of the lot to install the communications antenna and any structure
accessory to the communications antenna.
(k)
The applicant shall provide agreements, easements, or rights-of-way
necessary to ensure access for the purpose of installation and maintenance.
(l)
Any existing or newly constructed freestanding light pole/standard
or utility transmission pole may be constructed, reconstructed or
altered for the purpose of accommodating the location and/or installation
of communications antenna, provided that the height of the light pole/standard
or utility transmission pole, once constructed, reconstructed or altered,
shall not exceed 65 feet.
(m)
All communications antennas shall be operated so that they will
not cause interference with other communications antennas.
(n)
If any accessory communications equipment building/cabinets
are proposed for the operation of the communications antenna, the
following regulations shall be adhered to:
[1]
The communications equipment building/cabinets and associated
equipment may be located at or near the base of any existing or newly
constructed light pole/standard. If the communications equipment building/cabinets
are proposed for a communications antenna located on a nonresidential
building or structure other than an existing or newly constructed
light pole/standard, such communications equipment building/cabinets
may be located on the structure or building on which the communications
antenna is located.
[2]
Screening shall be provided at an opacity and height to obscure
85% of the proposed antenna base.
[3]
For those communications antennas that are mounted on utility
transmission poles, the communications equipment building/cabinets
shall be located within the utility easement or right-of-way and shall
not obstruct sidewalks, streets and/or driveways nor interfere with
traffic sight distances.
[4]
Any communications equipment building/cabinets where the area
encompassing the communications equipment building/cabinets is equal
to or less than 100 square feet shall be subject to the height and
setback requirements of the zoning district for an accessory structure.
Any communications equipment building/cabinets where the area encompassing
the communications equipment building/cabinets is greater than 100
square feet shall be subject to the height and setback requirements
of the zoning district for a principal building or structure.
(3)
Canopies and similar structures. Freestanding canopies and other
similar permanent, freestanding, roofed structures greater than 150
square feet shall be permitted to cover outdoor seasonal display and
sales areas or fuel-dispensing areas accessory to permitted uses in
the zoning districts, provided that:
(a)
No portion of such structure shall be located less than 20 feet
from any lot line or street right-of-way.
(b)
Such structure shall not be enclosed or incorporate walls.
(c)
A minimum of 50% of the vertical supports utilized for the structure
shall be designed to incorporate the same primary exterior material
as the lot's principal building.
(d)
Any lighting associated with said structures shall be reduced
to 1/2 normal operating power between the hours of 11:00 p.m. and
6:00 a.m., but in no case shall exceed zero footcandles at the lot
line.
(e)
Such structure shall be removed within one work week immediately
once the principal use or the use of the structure is discontinued
or shall cease to exist.
(f)
The above provisions shall not apply to canopies attached to
the principal and/or accessory building of a lot.
(4)
All other accessory activities. All other accessory buildings,
structures, uses or events shall not be permitted in the required
front yard or required side yards and shall be located at least 10
feet from the rear lot line.
(5)
Recycling collection point, public. Recycling collection points,
public, are permitted, subject to the following criteria:
(a)
All materials shall be kept in appropriate containers, with
appropriate sanitary measures and frequent enough emptying to prevent
any menace to public health and safety; offensive or obnoxious odors;
the breeding, harboring or infestation of rats and other rodents and
vermin; and violation of any health or sanitary law, ordinance, or
regulation of the Borough of Mechanicsburg or the Commonwealth of
Pennsylvania.
(b)
Adequate provision shall be made for movement of trucks if needed
and for off-street parking.
(c)
Materials to be collected shall be of the same character as
the following materials: paper, cardboard, plastic, steel/tin, aluminum
and glass. No garbage shall be stored as part of the use except for
that generated on site and that accidentally collected with the recyclables.
Only materials clearly being actively collected for recycling may
be stored on site. Used tires shall not be stored on site.
(d)
The use shall only include the following operations: collection,
sorting, baling, loading, weighing, routine cleaning and closely similar
work. No burning or landfilling shall occur. No mechanical operations
shall routinely occur at the site other than operations such as the
baling of cardboard.
(e)
All related structures shall comply with setback requirements
for accessory structures in the underlying zoning district, and structures
shall not be permitted to be located between the front facade of the
principal building on the lot and the front lot line in any residential
or mixed-use zoning district.
(g)
All uses must comply with Borough building, health, housing,
rental, safety, property and other applicable code requirements.
[Ord. 1112, 1/19/2010; as amended by Ord. 1138, 6/17/2014]
A.
A planting strip at least five feet wide shall be provided between
the edge of the street right-of-way and any parking area authorized
in any yard which is adjacent to a street, roadway or alley. Planting
strips between the right-of-way and the parking area shall be landscaped
and maintained with ground cover, shrubbery, trees or other landscape
or decorative materials across the entire lot in order to prohibit
vehicular and pedestrian access, except at approved ingress and egress
points. Landscaping species at their mature heights shall not obstruct
visibility for traffic entering or leaving the lot or traveling on
the public street, roadway or alley.
B.
Surface parking area.
(1)
In parking areas containing more than 10 new spaces, at least
20% of the interior parking area shall be landscaped with plantings,
including one tree for each five spaces.
(2)
Interior landscaping shall be required for new parking areas
or expansion of existing parking areas containing more than 4,000
square feet or 10 parking spaces, whichever is less. Where a preexisting
parking area is altered or expanded to increase the size to 4,000
or more square feet of area or 10 or more parking spaces, interior
landscaping for the entire parking area shall be provided.
(3)
One internal landscape island shall be provided for every 10
parking spaces or every 20 double-loaded spaces.
(4)
No more than 10 parking spaces shall be provided in an unbroken
row without the provision of interior landscape islands.
(5)
At least one shade tree, 2.5 inches' minimum diameter at
breast height, as defined by the American Standard for Nursery Stock
(American Association of Nurserymen), shall be provided in each interior
landscape island. The remaining area of the required interior landscape
islands and/or interior landscape area shall be landscaped with shrubs
or perennials, either of which should not exceed two feet in height,
or with turf grass.
(6)
Shade tree size, caliper and type shall be required according to the provisions of Chapter 25, Trees, of the Mechanicsburg Borough Code.
(7)
Unless otherwise approved by the Borough Engineer for promoting
sustainable stormwater management practices, all landscape islands
shall be enclosed by appropriate curbing or a similar device at least
six inches wide and six inches in height above the paving surface.
C.
Landscaping for service structures. All service structures shall
be fully screened with a minimum of 80% opacity. For the purposes
of this subsection, service structures shall include propane tanks,
dumpsters, air-conditioning units and condensers, electrical transformers
and other equipment or elements providing service to a building or
a lot.
(1)
Location of screening. A continuous planting, hedge, fence,
wall or earthen mounding shall enclose any service structure on all
sides, unless such structure must be frequently moved, in which case,
screening on all but one side is required. Fencing, if erected, shall
be constructed of the same material as the principal building of a
lot. The average height of the screening material shall be one foot
more than the height of the enclosed structure but shall not be required
to exceed eight feet in height unless specified otherwise by this
chapter. When a service structure is located adjacent to a building
wall, landscaping material may fulfill the screening requirements
for that side of the service structure if that wall or screening material
is of an average height sufficient to meet the height requirement
set out in this section. Although service structures are screened
by plant material, such material may not count towards the fulfillment
of required landscaping. Said screening shall be installed at the
service structure, not along the perimeter or lot line of said lot
on which the structure is located. Said screening shall not be installed
in lieu of any other screening that is required on the lot.
(2)
Protection of screening material. Whenever screening material
is placed around any trash disposal unit or waste collection unit
that is emptied or removed mechanically on a regular basis, a fixed
barrier (e.g., mounted metal brackets) to contain the placement of
the container shall be provided within the screening material on those
sides where there is such material. The barrier shall be at least
18 inches from the screening material and shall be of sufficient strength
to prevent possible damage to the screening when the container is
moved. The minimum front opening of the screening material shall be
12 feet to allow service vehicles access to the container.
D.
If landscaping requirements cannot be achieved, the value of said
landscaping, as prepared by a registered landscape architect, shall
be submitted to the Borough for contribution to the Borough's
Shade Tree Fund.
[Ord. 1112, 1/19/2010]
A.
Vegetation preservation. Vegetation preservation is governed by the
specifications in this section and the provisions of the Pennsylvania
Municipalities Planning Code.[1] The removal of trees, shrubbery, foliage, grass or other
natural growth shall be permitted when in conformance with the provisions
of this chapter or any other chapters of the Mechanicsburg Borough
Code regulating land use, development and logging. The grubbing activity
shall be permissible upon Zoning Officer review and approval of the
application as required by the Borough. A permit shall be prepared
and issued for an approved application. Violations and penalties associated
with cutting and clearing of vegetation include:
(1)
Forestry activities of timber harvesting and/or logging, whether
by clear-cutting, selective cutting or other common practice, shall
be permitted in any zoning district. All forestry activities shall
comply with the applicable Borough ordinances.
(2)
The cutting of trees and/or clearing of vegetation within the
buffer yard applicable to the lot as required by this chapter, or
within the minimum building setback as required by this chapter, whichever
is greater, is prohibited. Only the removal and replacement of damaged/decreased
trees and/or vegetation is permitted. Grubbing activity is permitted
where the purpose is to improve the appearance of the lot.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B.
Buffer yards.
(1)
Where permitted nonresidential and mixed uses in the C-G and
I Zoning Districts abut a Residential (R) Zoning District, and where
a permitted nonresidential, multifamily dwellings/apartment, and single-family
attached use in an R Zoning District abut a lot with an existing single-family
detached or two-family detached dwelling in an R Zoning District,
the aforementioned nonresidential, multifamily dwelling/apartment,
and single-family attached use shall provide a ten-foot-wide buffer
yard and screening, unless otherwise stipulated in this chapter. The
buffer yard and screening shall be provided on the lot proposed for
development and shall extend the entire length or width of the lot
line abutting either the residential zoning district or the single-family
detached or two-family detached dwelling lots in the residential zoning
district as required hereinabove.
(a)
Otherwise, in the OT, C-G and I Zoning Districts, where permitted
nonresidential, multifamily dwellings/apartments, single-family attached,
or mixed uses abut a lot with an existing single-family detached or
two-family detached dwelling in the OT, C-G or I Zoning District,
the aforementioned nonresidential, multifamily dwellings/apartments,
single-family attached, or mixed uses shall provide a five-foot-wide
buffer yard and screening with no less than 90% opacity.
(2)
All buffer yard areas shall be planted and maintained with vegetative
cover and material; and, where required, screen plantings no less
than 80% opacity shall be planted and maintained to the full length
or width of the required buffer yard.
(3)
All buffer yard areas shall be planted and maintained with vegetative
material; and where required for multifamily, single-family attached,
mixed-use, commercial and industrial uses, a screen planting (Subsection
C below) shall be planted and maintained to the full length of side
and rear lot lines which do not abut streets.
(4)
No structure, manufacturing or processing activity, or storage
of materials shall be permitted in buffer yards. However, driveways,
access roads, service drives, sidewalks and any utility easement (above
ground or underground) not more than 35 feet in width are permitted
to cross a buffer yard.
(5)
No parking shall be permitted in buffer yards.
C.
Screen plantings. Screen plantings shall be located in the exterior
portion of the required buffer yards and shall be in accordance with
the following requirements:
(1)
Plant materials used in screen planting shall be at least four
feet in height when planted, shall be planted no more than three feet
apart, and shall be of such species as will produce, within three
years, a complete year-round visual screen of at least six feet in
height.
(2)
The screen planting shall be maintained permanently, and any
plant material which does not live shall be replaced within one year.
(3)
The screen planting shall be so placed that, at maturity, it
will be not closer than three feet from any ultimate right-of-way
or property line.
(4)
A clear sight triangle shall be maintained at all street intersections
and at all points where vehicular accessways intersect public streets.
(5)
The screen planting shall be broken only at points of vehicular
or pedestrian access.
(6)
Trees that are used in the planting of a buffer yard and elsewhere on the lot shall be in accordance with those identified within Chapter 25, Trees, of the Mechanicsburg Borough Code.
(7)
Screen plantings shall be provided between the property line
and any off-street parking area and any outdoor solid waste storage
area for any nonresidential use where the parking or solid waste area
abuts a residential zoning district or a lot occupied by a residential
use.
(8)
Fencing shall be permitted to comprise no more than 60% of any
screen planting.
[Ord. 1112, 1/19/2010]
Occupancy of a basement or foundation structure prior to the
completion of the overall building or structure shall not be permitted.
[Ord. 1112, 1/19/2010]
Fences and walls may be erected, altered and maintained in context
of the following provisions. Said structures shall not need to comply
with setback criteria as required by this chapter for accessory structures
unless otherwise required. A minimum one-foot minimum setback is recommended
for maintenance purposes.
A.
Any such fence or wall in the front yard between the front facade
of the principal building and the front lot line shall not exceed
four feet in height. To maintain the historic nature of the Borough,
no fence or wall in the front yard shall consist of chain-link material
and/or a pattern similar to that of a chain-link fence. Unless for
security purposes of an industrial use, no barbed wire shall be erected
as part of the following fencing requirements. No fence shall be constructed
of fabric, junk, junk and/or abandoned vehicles, appliances, tanks,
and/or barrels. Fences within front yards shall contain openings therein
equal to 50% of the area.
B.
Any fence or wall in the side yard not addressed by the provisions
of § 27-417A shall be in accordance with the following:
Fences within residential zoning districts shall not exceed eight
feet six inches in height. Fences within nonresidential zoning districts
shall not exceed 12 feet in height.
C.
Any fence or wall exceeding six feet in height shall contain openings
therein equal to 50% of the area of that portion of the wall or fence
exceeding six feet.
D.
Fences shall have a minimum footer of three feet in depth underground
for stability and safety.
E.
All yards used for the storage of any material needed for the operation
or conduct of a industrial or commercial enterprise shall be enclosed
by a solid wall, uniformly painted board fence, chain-link fence in
conjunction with a screen planting or screen planting on all sides
which face upon a street or face upon a lot in any zoning district
other than an industrial zoning district.
F.
If the fence is wood cover or wood composite on wood or wood composite
frame, the framework must face onto the interior of the lot, unless
the fence is so designed as to provide equal frame and cover area
to adjoining yards.
G.
If the fence is open metal mesh, supported by posts and frame of
either pipe or wood, the posts and frames must be on the interior
side of the fence (oriented to the interior portion of the lot).
H.
If the fence is of masonry construction, a finished surface must
be provided on the exterior side.
I.
No fence shall be constructed in any public right-of-way.
J.
All fences must meet the intersection visibility requirements set
forth in this chapter.
K.
The exterior face of all fencing shall face to the exterior of the
lot.
L.
Fences and walls located in the Historic District shall comply with
the provisions designated in the Historic and Architecture Review
Board Ordinance.
