This section establishes zoning districts and describes the
use regulations that apply to each district.
A.
Base zoning districts establish districts that divide the Borough
into various residential, commercial, and industrial zones. Each district
establishes uses that are permitted as a use by right (R); as a conditional
use (CU); or as a special exception (SE). A use permitted as of right
is compatible with the other uses within the purpose of the district
and therefore requires only administrative approval. Conditional uses
and special exceptions are those uses that may generate additional
impacts and warrant additional standards and additional approval process
to ensure their compatibility and compliance with this chapter.
B.
Overlay zoning districts establish districts within which the standards
of both the base and overlay zoning district apply. These districts
address special situations that require additional regulations to
protect the public health, safety, and general welfare of the community
within the specific overlay. The additional regulations identified
in each overlay district apply to the area specified for that specific
overlay district only.
The Borough is divided into the following zoning districts and
as shown in the Official Zoning Map of the Borough attached hereto
and incorporated herein. The following types of zoning districts are
hereby established:
R-1
|
Low-Density Residential District
|
R-2
|
Medium-Density Residential District
|
R-3
|
High-Density Residential District
|
P
|
Park District
|
MUN
|
Mixed-Used Neighborhoods
|
CRD
|
Commercial Redevelopment District
|
I
|
Industrial District
|
[Amended 1-25-2016 by Ord. No. 1247]
The following overlay zoning districts have been established
for the Borough. The overlay districts are as shown on the Official
Zoning Map of the Borough attached hereto and incorporated herein.
AHD
|
Airport Hazard District Overlay
|
SEO
|
Streetscape Enhancement Overlay District
|
Additional zoning districts may be added from time to time upon
the recommendation of the planning commission to the Borough Council
pursuant to the chapter relating to Zoning amendments.
The map(s) delineating the boundaries of the various zoning
districts, together with all matters and things shown on such maps,
are adopted and approved, and collectively constitute the "Official
Zoning Map." The Official Zoning Map is incorporated by reference
and made a part of this chapter. These map(s) are on file in the Borough
office. The Official Zoning Map carries the zoning district designations
established in this chapter.
When definite distances in feet are not shown on the Zoning
Map, the following rules apply:
A.
Boundaries indicated as approximately following the right-of-way
or centerlines of streets, highways, or alleys shall be construed
to follow the centerlines of streets, highways or alleys.
B.
Boundaries indicated as approximately following recorded lot lines
shall be construed as following such lot lines;
C.
Boundaries indicated as approximately following Borough limits shall
be construed as following the Borough boundary;
D.
Boundaries indicated as following railroad lines shall be construed
to be midway between the main tracks;
E.
Boundaries indicated as approximately following the centerlines of
streams, rivers, canals, lakes, or other bodies of water shall be
construed to follow such centerlines;
F.
Whenever any street, alley, or other public way not subject to zoning
regulations is vacated by official action of the Borough the zoning
district line adjoining each side of such street, alley, or other
public way shall be automatically extended to the center of such vacation,
and all areas so involved shall then be subject to all regulations
of the extended districts; and
G.
Where physical features existing on the ground vary from those shown
on the Official Zoning Maps, or in other circumstances where the zoning
boundary is unclear, the Zoning Officer shall interpret the district
boundaries. Appeals to such determination shall be made to the Zoning
Hearing Board pursuant to this requirement of this chapter.
A.
No land, structure, building or development approval shall be issued
unless the proposed development conforms to the regulations prescribed
within the applicable zoning district and this chapter.
B.
Three classifications of principal uses are established in this chapter.
No principal use is permitted unless it is listed as a permitted use
by right (R), conditional use (CU), or special exception (SE) and
identified in the table of authorized principal uses (Table 8).[1] Uses permitted as principal uses or structures within each zoning district are those uses listed in the table of authorized principal uses (Table 8). Uses not specifically listed in Table 8 are allowable subject to the provision of this section and § 210-16C of these regulations. The classification of uses include:
(1)
Permitted uses by right (R) are those authorized uses for which a
zoning approval will be issued by the Zoning Officer upon the Zoning
Officer's review of the application for development if the application
for development indicates compliance with this chapter.
C.
Uses not listed. It is the intent of this chapter to group similar
or compatible land uses into specific zoning districts. Uses which
are not specifically listed on the Tables of Authorized Uses (Principal
and Accessory) shall not be permitted in the Borough unless determined
to be a legitimate use, similar to a use specifically listed on the
Tables of Authorized Uses (Principal and Accessory). Uses which are
not specifically listed but are similar to a specifically listed use
shall be permitted by special exception in the same zoning district
in which the similar specifically listed use is permitted and the
Zoning Hearing Board shall make findings with regard to the similarity
of the uses. In the event the Zoning Hearing Board finds the use is
similar and permissible as a special exception within the proposed
district, all standards and requirements related to the similar use
within the district shall be applicable to the proposed use.
D.
Uses preempted by state statute. Notwithstanding any provision of
this section to the contrary, uses that are required to be permitted
in any zoning district by state statute may be permitted in accordance
with state law whether or not the use is included in the Tables of
Authorized Uses (Principal and Accessory).
E.
In all residential zoning districts there shall only be one principal
use and structure on a lot.
F.
In all nonresidential zoning districts authorized by this chapter,
two or more nonresidential principal buildings can occupy the same
lot and two or more authorized nonresidential uses may occupy the
same lot or building. In the Mixed-Use Neighborhood (MUN) District
two or more principal buildings can occupy the same lot and two or
more authorized nonresidential and residential uses may occupy the
same lot or building, provided in all cases that all applicable requirements
for each of the structures or uses can be met on the lot.
G.
In addition to the provisions for principal uses, accessory uses shall also be permitted in accordance with the provisions of this chapter. In all zoning districts, all accessory uses and structures shall be located on the same lot with the principal structure to which they are accessory. Accessory use regulations are set forth in Article III of this chapter.
Bulk and area regulations for uses are specified in the tables
in each section for the specific zoning district.
A.
Purpose. The R-1 Single-Family Residential District is intended primarily
as a residential district consisting of single-family homes in areas
of the Borough and which promote quality housing stock and strong
neighborhoods.
B.
Authorized principal uses: See § 210-26, Table of authorized principal uses (Table 8), for authorized principal uses and method of authorization in the R-1 District.
C.
Authorized accessory uses. See § 210-28, Table of authorized accessory uses and structures (Table 9), for authorized accessory uses and method of authorization in the R-1 District.
D.
Area and bulk regulations: The area and bulk regulations within the
R-1 Zoning District shall be subject to the standards identified in
Table 1 and Figure 2, except as they may be modified by the express
standards and criteria for the specific permitted uses, conditional
uses, or uses by special exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
Table 1 — R-1 Single-Family Residential District
| ||
---|---|---|
Bulk and Area Regulations R-1 Zoning District
| ||
Lot area per dwelling unit (minimum)
|
7,000 square feet
| |
Lot width (minimum)
|
60 feet
| |
Height (maximum)
|
28 feet
| |
Front building line (minimum)
|
25 feet
| |
Side building line (minimum/total)
|
5 feet/15 feet
| |
Rear building line (minimum)
|
25 feet
| |
Lot coverage (maximum)
|
40%
|
A.
Purpose. The R-2 Medium-Density Residential District is primarily
residential in nature with moderate densities and allows for a variety
of single-family attached and detached dwelling types.
B.
Authorized principal uses: See § 210-26, Table of authorized principal uses (Table 8), for authorized principal uses and method of authorization in the R-2 District.
C.
Authorized accessory uses: See § 210-28, Table of authorized accessory uses and structures (Table 9), for authorized accessory uses and method of authorization in the R-2 District.
D.
Area and bulk regulations: The area and bulk regulations within the
R-2 Zoning District shall be subject to the standards identified in
Table 2 and Figure 3, except as they may be modified by the express
standards and criteria for the specific permitted uses, conditional
uses, or uses by special exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
Table 2 — R-2 Medium-Density Residential
District
Bulk and Area Regulations R-2 Zoning District
| |||||||
---|---|---|---|---|---|---|---|
Use Type
|
Minimum Lot Area Per Dwelling Unit
(square feet)
|
Minimum Lot Width Per Unit
(feet)
|
Height (Maximum)
(feet)
|
Front Building Line (minimum)
(feet)
|
Side Building Line (minimum)*
(feet)
|
Rear Building Line (minimum)
(feet)
|
Lot Coverage (maximum)
|
Single-family
|
6,000
|
50
|
28
|
25
|
5/10 total
|
25
|
50%
|
Duplex
|
3,000
|
25
|
28
|
25
|
5/10 total
|
25
|
50%
|
Conversion dwelling
|
3,000
|
25
|
28
|
25
|
5/10 total
|
25
|
50%
|
Townhouse
|
2,500
|
20
|
28
|
25
|
5/10 total
|
25
|
50%
|
All other
|
6,000
|
50
|
28
|
25
|
5/10 total
|
25
|
50%
|
NOTE:
| |
---|---|
*
|
No minimum building line required in dwellings that
share common walls along the shared wall.
|
A.
Purpose. The R-3 High-Density Residential District is to promote
multifamily residential development throughout the district and higher
density single- and two-family residential developments.
B.
Authorized principal uses: See § 210-26, Table of authorized principal uses (Table 8), for authorized principal uses and method of authorization in the R-3 District.
C.
Authorized accessory uses: See § 210-28, Table of authorized accessory uses and structures (Table 9), for authorized accessory uses and method of authorization in the R-3 District.
D.
Area and bulk regulations: The area and bulk regulations within the
R-3 Zoning District shall be subject to the standards identified in
Table 3 and Figure 4, except as they may be modified by the express
standards and criteria for the specific permitted uses, conditional
uses, or uses by special exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
Table 3 — R-3 High-Density Residential
District
Bulk and Area Regulations R-3 Zoning District
| |||||||
---|---|---|---|---|---|---|---|
Use Type
|
Minimum Lot Area Per Dwelling Unit
(square feet)
|
Minimum Lot Width Per Unit
(feet)
|
Height (Maximum)
(feet)
|
Front Building Line (minimum)
(feet)
|
Side Building Line (minimum)*
(feet)
|
Rear Building Line (minimum)
(feet)
|
Lot Coverage (maximum)
|
Single-family
|
5,000
|
50
|
40
|
35
|
5/15 total
|
35
|
50%
|
Duplex
|
2,500
|
25
|
40
|
35
|
5/15 total
|
35
|
50%
|
Conversion dwelling
|
2,500
|
25
|
40
|
35
|
5/15 total
|
35
|
50%
|
Quadruplex
|
2,500
|
75
|
40
|
35
|
5/15 total
|
35
|
50%
|
Townhouse
|
2,500
|
20
|
40
|
35
|
5/15 total
|
35
|
50%
|
Multifamily
|
1,800
|
100
|
40
|
35
|
5/15 total
|
35
|
50%
|
All other
|
5,000
|
50
|
40
|
35
|
5/15 total
|
35
|
50%
|
NOTE:
| |
---|---|
*
|
No minimum building line required in dwellings that
share common walls along the shared wall.
|
[Amended 7-25-2022 by Ord. No. 1304]
A.
Purpose. The MUN Mixed-Use Neighborhood District is to provide areas
for a mix of residential and neighborhood commercial facilities intended
to serve the immediate area with goods and services. The Mixed-Use
Neighborhood District is intended to provide convenience opportunities
intended to cater to the surrounding neighborhoods and community but
is not intended to house facilities which are high impact and which
may be more regional in their draw.
B.
Authorized principal uses: See § 210-26, Table of authorized principal uses (Table 8), for authorized principal uses and method of authorization in the MUN District.
C.
Authorized accessory uses: See § 210-28, Table of authorized accessory uses and structures, (Table 9), for authorized accessory uses and method of authorization in the MUN District.
D.
Area and bulk regulations: The area and bulk regulations within the
MUN Zoning District shall be subject to the standards identified in
Table 4 and Figure 5, except as they may be modified by the express
standards and criteria for the specific permitted uses, conditional
uses, or uses by special exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
Table 4 — MUN — Mixed-Use Neighborhood
District
Bulk and Area Regulations MUN Zoning District
| |||||||
---|---|---|---|---|---|---|---|
Use-Type
|
Minimum Lot Area Per Dwelling Unit
(square feet)
|
Minimum Lot Width Per Unit
(feet)
|
Height (Maximum)
(feet)
|
Front Building Line (minimum)
(feet)
|
Side Building Line (minimum)
(feet)1
|
Rear Building Line (minimum)
(feet)
|
Lot Coverage (maximum)
|
Single-family
|
5,000
|
50
|
40
|
10 from curb line
|
5
|
10
|
90%
|
Conversion dwelling
|
2,500
|
25
|
40
|
10 from curb line
|
5
|
10
|
90%
|
Duplex
|
2,200
|
25
|
40
|
10 from curb line
|
5
|
10
|
90%
|
Townhouse
|
2,200
|
20
|
40
|
10 from curb line
|
5
|
10
|
90%
|
Quadruplex
|
2,500
|
75
|
40
|
10 from curb line
|
5
|
10
|
90%
|
Multifamily
|
1,000
|
100
|
Variable2
|
10 from curb line
|
5
|
10
|
90%
|
All others
|
5,000
|
40
|
Variable2
|
10 from curb line
|
5
|
10
|
90%
|
NOTES:
| |
---|---|
1
|
No minimum side building line required for buildings
that share a common wall along the shared wall.
|
2
|
A maximum height of 40 feet shall apply to all lots
with an area of 0.5 acres or less. A maximum height of 60 feet shall
apply lots with an area of greater than 0.5 acres.
|
A.
Purpose. The CRD Commercial District provides diverse commercial
development and redevelopment opportunities along the Route 51 transportation
corridor. The district is intended to provide opportunities for commercial
facilities serving the community and/or larger region. The district
has previously been largely developed; however, as development/redevelopment
opportunities are presented the CRD District seeks to improve design
and provided for orderly development through appropriate design elements,
amenities or treatments that create, enhance and reinforce the design
relationships between the buildings, sites and the Route 51 corridors.
Specific objectives include:
(1)
Uses are designed to ensure compatibility with the operations generated
within the district and the character of the perimeter areas and the
community in general.
(2)
Development within the district provides for adequate ingress, egress,
and circulation of all contemplated vehicular activity both internal
to the site and external.
(3)
All development provides for landscaping for the purpose of promoting
continuity in character along the Route 51 corridor which is appropriate
for harmonious integration with the general vicinity.
B.
Authorized principal uses: See § 210-26, Table of authorized principal uses (Table 8), for authorized principal uses and method of authorization in the CRD District.
C.
Authorized accessory uses: See § 210-28, Table of authorized accessory uses and structures (Table 9), for authorized accessory uses and method of authorization in the CRD District.
D.
Area and bulk regulations: The area and bulk regulations within the
CRD Zoning District shall be subject to the standards identified in
Table 5 and Figure 6, except as they may be modified by the express
standards and criteria for the specific permitted uses, conditional
uses, or uses by special exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
Table 5 — CRD — Commercial Redevelopment District
| ||
---|---|---|
Bulk and Area Regulations
CRD Zoning District
| ||
Lot size (minimum)
|
7,500 square feet
| |
Lot width (minimum)
|
50 feet
| |
Height (maximum)
|
40 feet
| |
Front building line (minimum)
|
10 feet
| |
Side building line (minimum)
|
10 feet
| |
Rear building line (minimum)
|
10 feet
| |
Lot coverage (maximum)
|
80%
|
A.
Purpose. The I Industrial District is to permit industrial development
that will be located to minimize impacts to the surrounding community
while providing opportunities for employment. Specific objectives
include:
(1)
Allow light manufacturing, industrial-office, and office park uses
which are low impact and which are characterized by the absence of
objectionable external effects such as noise, odor, vibration, or
glare.
(2)
Provide employment centers having accessibility to major roads and
to population centers.
(3)
Limit the potential adverse effect of development on abutting properties,
the Borough's character, and the Borough's roads by controlling the
location and nature of industrial and office development.
(4)
Prohibit the location of residential and retail commercial uses within
the I Industrial District.
(5)
Protect abutting properties from adverse visual impacts by providing
buffering and landscaping.
B.
Authorized principal uses: See § 210-26, Table of authorized principal uses (Table 8), for authorized principal uses and method of authorization in the I District.
C.
Authorized accessory uses: See § 210-28, Table of authorized accessory uses and structures (Table 9), for authorized accessory uses and method of authorization in the I District.
D.
Area and bulk regulations: The area and bulk regulations within the
I Zoning District shall be subject to the standards identified in
Table 6 and Figure 7 except as they may be modified by the express
standards and criteria for the specific permitted uses, conditional
uses and uses by special exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
Table 6 — I — Industrial Zoning District
| ||
---|---|---|
Bulk and Area Regulations
I Zoning District
| ||
Lot size (minimum)
|
10,000 square feet
| |
Lot width (minimum)
|
100 feet
| |
Height (maximum)
|
40 feet
| |
Front building line (minimum)
|
50 feet
| |
Side building line (minimum)
|
20 feet
| |
Rear building line (minimum)
|
50 feet
| |
Lot coverage (maximum)
|
85%
|
A.
Purpose. The Park District (P) provides for municipal buildings,
public facilities and other public uses including parks, libraries
and associated uses.
B.
Authorized principal uses: See § 210-26, Table of authorized principal uses (Table 8), for authorized principal uses and method of authorization in the P District.
C.
Authorized accessory uses: See § 210-28, Table of authorized accessory uses and structures (Table 9), for authorized accessory uses and method of authorization in the P District.
D.
Area and bulk regulations: The area and bulk regulations within the
P Zoning District shall be subject to the standards identified in
Table 7 except as they may be modified by the express standards and
criteria for the specific permitted uses, conditional uses or uses
by special exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
Table 7 — Park — Public District
| ||
Bulk and Area Regulations
P Zoning District
| ||
Lot size
|
No minimum
| |
Lot width
|
No minimum
| |
Height
|
No maximum
| |
Front building line
|
No minimum
| |
Side building line
|
No minimum
| |
Rear building line
|
No minimum
| |
Lot coverage
|
No maximum
|
A.
Purpose. The purpose of this section is to create an airport district
overlay that considers safety issues around the airport, regulates
and restricts the heights of constructed structures and objects of
natural growth, creates appropriate zones, establishing the boundaries
thereof and providing for changes in the restrictions and boundaries
of such zones, creates the permitting process for use within said
zones and provides for enforcement, assessment of violation penalties,
an appeals process, and judicial review.
B.
Relation to other zone districts. The airport district overlay shall
not modify the boundaries of any underlying zoning district. Where
identified, the airport district overlay shall impose certain requirements
on land use and construction in addition to those contained in the
underlying zoning district.
C.
Establishment of airport zones. There are hereby created and established
certain zones within the airport district overlay depicted on the
Borough Zoning Map and illustrated on the Airport (AGC) Airspace Plan
(Drawing 6 of 14 of the AGC Airport Master Plan, as amended). These
zones hereby adopted as part of this section, which include:
D.
Permit applications.
(1)
As regulated by Act 164 and defined by 14 CFR 77.13(a) (as amended
or replaced), any person who plans to erect a new structure, to add
to an existing structure, or to erect and maintain any object (natural
or man-made), in the vicinity of the airport, shall first notify the
Department's Bureau of Aviation (BOA) by submitting PennDOT Form AV-57
or current form to obtain an obstruction review of the proposal at
least 30 days prior to commencement thereof. The Department's BOA
response must be included with this permit application for it to be
considered complete. If the Department's BOA returns a determination
of no penetration of airspace, the permit request should be considered
in compliance with the intent of this overlay section. If the Department's
BOA returns a determination of a penetration of airspace, the permit
shall be denied, and the project sponsor may seek a variance from
such regulations as outlined in this section.
(2)
No permit is required to make maintenance repairs to or to replace
parts of existing structures which do not enlarge or increase the
height of an existing structure.
(3)
No notice or review under this section is required for any of the
following construction or alteration:
(a)
Any object that would be shielded by existing structures of
a permanent and substantial character or by natural terrain or topographic
features of equal or greater height, and would be located in the congested
area of a city, town, or settlement where it is evident beyond all
reasonable doubt that the structure so shielded will not adversely
affect safety in air navigation.
(b)
Any antenna structure of 20 feet or less in height except one
that would increase the height of another antenna structure.
(c)
Any air navigation facility, airport visual approach or landing
aid, aircraft arresting device, or meteorological device, of a type
approved by the Administrator, or an appropriate military service
on military airports, the location and height of which is fixed by
functional purpose.
(d)
Any construction or alteration for which notice is required
by any other FAA regulation.
E.
Variance.
(1)
Any request for a variance shall include documentation in compliance
with 14 CFR 77, Subpart B (FAA Form 7460-1 as amended or replaced).
Determinations of whether to grant a variance will depend on the determinations
made by the FAA and the Department's BOA as to the effect of the proposal
on the operation of air navigation facilities and the safe, efficient
use of navigable air space. In particular, the request for a variance
shall consider which of the following categories the FAA has placed
the proposed construction in:
(a)
No objection: The subject construction is determined to not
exceed obstruction standards and marking/lighting is not required
to mitigate potential hazard. Under this determination a variance
shall be granted.
(b)
Conditional determination: The proposed construction/alteration
is determined to create some level of encroachment into an airport
hazard area which can be effectively mitigated. Under this determination,
a variance shall be granted contingent upon implementation of mitigating
measures as described in this section (obstruction marking and lighting).
(c)
Objectionable: The proposed construction/alteration is determined
to be a hazard and is thus objectionable. A variance shall be denied
and the reasons for this determination shall be outlined to the applicant.
(2)
Such requests for variances shall be granted where it is duly found
that a literal application or enforcement of the regulations will
result in unnecessary hardship and that relief granted will not be
contrary to the public interest, will not create a hazard to air navigation,
will do substantial justice, and will be in accordance with the intent
of this section.
F.
Use restrictions. Notwithstanding any other provisions of this section,
no use shall be made of land or water within the airport district
overlay in such a manner as to create electrical interference with
navigational signals or radio communications between the airport and
aircraft, make it difficult for pilots to distinguish between airport
lights and others, impair visibility in the vicinity of the airport,
create bird strike hazards or otherwise endanger or interfere with
the landing, takeoff or maneuvering of aircraft utilizing the Airport.
G.
Preexisting nonconforming uses. The regulations prescribed by this
section shall not be construed to require the removal, lowering, or
other change or alteration of any structure or tree not conforming
to the regulations as of the effective date of this section, or otherwise
interfere with the continuance of a nonconforming use. No nonconforming
use shall be structurally altered or permitted to grow higher, so
as to increase the nonconformity, and a nonconforming use, once substantially
abated (subject to the underlying zoning ordinance), may only be reestablished
consistent with the provisions herein.
H.
Obstruction marking and lighting. Any permit or variance granted
pursuant to the provisions of this section may be conditioned according
to the process described in this section to require the owner of the
structure or object of natural growth in question to permit the municipality,
at its own expense, or require the person requesting the permit or
variance, to install, operate, and maintain such marking or lighting
as deemed necessary to assure both ground and air safety.
I.
Height measurement. For the purpose of determining the height limits
in all zones set forth in this, the AHD overlay, and shown on the
Zoning Map, the datum shall be mean sea level elevation unless otherwise
specified.
J.
Conflicting regulations. Where there exists a conflict between any
of the regulations or limitations prescribed in this section and any
other regulation applicable to the same area, the more stringent limitation
or requirement shall govern and prevail.
[Added 1-25-2016 by Ord.
No. 1247]
A.
Purpose. The purpose of the Streetscape Enhancement Overlay ("SEO")
District is as follows:
(1)
Encourage the development of a pedestrian- and transit-oriented
corridor that links a variety of elements through streetscape amenities
and design treatments.
(2)
Implement long-term planning efforts and strategies for the
Route 51 corridor.
(3)
Establish general design guidelines to provide a cohesive character
for the corridor.
(4)
Manage the future development of auto-dependent commercial uses
so as to reduce traffic conflicts and increase pedestrian safety.
(5)
Create an overall cohesive character for the streetscapes along
the Route 51 corridor.
(6)
Promote green construction and maintenance practices so as mitigate
the environmental impact of development.
B.
Applicability.
(1)
The requirements of the SEO District are mandatory for the development
of properties abutting Pennsylvania State Route 51 that fall within
the boundaries of the Commercial Redevelopment District, as set forth
on the Official Zoning Map,[1] when either of the following criteria is met:
(a)
Any land development requiring site plan review; or
(b)
Expansion of any building by more than 25% of the gross floor
area.
[1]
Editor's Note: The Official Zoning Map is on file in the Borough
offices.
(2)
Should the requirements of the SEO District conflict with the
provisions of any other section of the Zoning Ordinance, or any other
chapter of the Brentwood Borough Code of Ordinances, the more restrictive
provisions shall apply. The more restrictive provision is defined
as the provision that imposes more stringent controls on land use
and development.
C.
Application requirements. A Streetscape Enhancement Overlay Plan
that conforms to the regulations of the SEO District must be submitted
when a land development application is submitted for any property
in the SEO District. The Streetscape Enhancement Overlay Plan shall
include the following:
(2)
A project narrative that includes both written and graphical
descriptions of how that proposed application promotes development
pursuant to the SEO District standards, integrates with the community,
and meets the general design guidelines.
(3)
Drawings and photographs of existing conditions, and conceptual
sketches or illustrative sketches of proposed enhancements under the
SEO District regulations.
D.
Building orientation. All buildings in the SEO District shall provide
a prominent and highly visible street-level doorway or entrance along
the front or side of the building that faces a public street. The
applicant may alternatively propose to face the doorway or entrance
toward an access driveway or primary parking area.
E.
General design guidelines.
(1)
Accessory structures.
(a)
Accessory structures shall have architectural features similar
to the overall neighborhood character.
(b)
Screening devices surrounding dumpsters, mechanical equipment,
and utility boxes shall be architecturally compatible to the buildings
located on the site.
(c)
Enclosed dumpster areas shall provide convenient accessibility
to both vehicles and pedestrians.
(2)
Benches.
(a)
One bench shall be installed and anchored for every 300 linear
feet of street frontage.
(b)
Benches shall be located along the public sidewalk. If such
location would constitute a pedestrian safety hazard, the applicant
may alternatively propose to locate benches within other pedestrian
spaces located on the site.
(c)
Benches shall be dark blue or black in color.
(d)
Benches shall be of a style and material similar to those pictured
in Figure 10.[3]
[3]
Editor's Note: Figures 10 through 13 are included as an attachment to this chapter.
(3)
Bicycle lanes and racks.
(a)
One rack shall be installed and anchored for every 40 automobile
parking spaces or portion thereof. Each rack shall be capable of providing
parking for at least two bicycles.
(b)
Racks shall be located within pedestrian areas and shall be
placed near the building entrance.
(c)
Racks shall be sturdily anchored to the ground.
(d)
Racks shall be situated so as not to hinder pedestrian access.
(e)
For sites containing multiple commercial units, at least one
rack shall be located within 100 linear feet of the primary entrance
to each unit.
(f)
The project design shall also include bicycle lanes as part
of the overall traffic circulation plan for the site, where reasonably
and technically feasible.
(g)
Racks shall be dark blue or black in color.
(h)
Racks shall be of a style and material similar to those pictured
in Figure 11.[4]
[4]
Editor's Note: Figures 10 through 13 are included as an attachment to this chapter.
(4)
Bollards.
(a)
Where necessary, bollards shall be used to prevent vehicles
from entering pedestrian areas.
(b)
Bollard placement shall not interfere with emergency vehicle
access.
(c)
Bollards that are intended to block vehicular access must be
placed no further apart than five feet on center.
(d)
Bollards shall be painted in colors other than gray to be easily
seen by the visually impaired, in colors that complement other streetscape
elements.
(e)
If bollards are located in an area that can be accessed by a
motor vehicle, the method of grounding should be considered to minimize
damage to surrounding surfaces and allow for easy replacement.
(5)
Building transparency.
(a)
The street-level facade of any building facing a public street,
access drive, or main parking area shall be transparent from a height
of three feet to a minimum height of eight feet above the walkway
grade for at least 50% of the horizontal length of the structure.
(b)
No more than two elevation views of any one building shall be
subject to the minimum transparency requirements.
(c)
All glazing shall be clear, lightly tinted, or spandrel glass.
(d)
Spandrel glass may only be used to achieve the transparency
requirement if spandrel and visual glass are not located along the
same wall plane.
(7)
Lighting.
(a)
Pedestrian-scaled, ornamental streetlights shall be provided
in the right-of-way and shall be located adjacent to the sidewalk.
(b)
Standard placement of pedestrian-scaled, ornamental streetlights
shall be one fixture per 100 linear feet of street frontage. The applicant
may propose alternate spacing, provided that pedestrian spaces are
sufficiently illuminated so as to provide safe movements on the site.
(c)
Pedestrian-scaled, ornamental streetlights shall be at least
12 feet in height but no taller than 25 feet in height from the mounting
surface to the top of the fixture.
(d)
Pedestrian-scaled, ornamental streetlights shall be dark blue
or black in color.
(e)
Pedestrian-scaled, ornamental streetlights shall be of a style
and material similar to those pictured in Figure 12.[5]
[5]
Editor's Note: Figures 10 through 13 are included as an attachment to this chapter.
(8)
Off-street parking.
(a)
Surface parking shall not be located between the structure and
the public street. When the physical characteristics of the parcel
make it impossible to comply with this requirement, the applicant
may propose an alternative for review by the Planning Commission.
(b)
Parking areas must be linked to the structure by a pedestrian
walkway.
(c)
If a Borough-owned public parking lot is provided within the
SEO District within 600 feet of a parcel, the applicant may be permitted
to defer up to 25% of the required off-street spaces to the public
parking lot if space is determined available.
(11)
Utilities.
(a)
When possible, utilities should be located underground. If this
condition cannot be satisfied, utilities should be located to the
side or back of the building where they will be out of view of the
public street.
(b)
Utilities must be screened from view through the use of landscaping
or architectural screening.
(12)
Vehicular linkages.
(13)
Waste receptacles.
(a)
One receptacle shall be installed and anchored for every 300
linear feet of street frontage. Such receptacles shall be located
along the public sidewalk.
(b)
Additional receptacles shall be located near high pedestrian
traffic generators, such as transit stops and retail store entrances.
(c)
One receptacle shall be located at each corner of each intersection.
(d)
Receptacles shall be dark blue or black in color.
(e)
Receptacles shall be of a style and material similar to those
pictured in Figure 13.[6]
[6]
Editor's Note: Figures 10 through 13 are included as an attachment to this chapter.
F.
Implementation. The SEO improvements shall be implemented and maintained
as follows:
(1)
All improvements shall be maintained by the property owner abutting
the Route 51 right-of-way.
(2)
Property owners may enter into an agreement with other property
owners adjacent to their property for shared maintenance responsibility.
In such instances, the applicant shall submit a copy of the maintenance
agreement as part of the Streetscape Enhancement Overlay Plan.
(3)
Maintenance responsibilities shall include ongoing sweeping,
debris removal, snow removal, landscape maintenance, and repair and
replacement of all street enhancement features.
(4)
Any structure and improvement that is damaged, destroyed, or
otherwise nonfunctional shall be replaced or repaired within 90 days
of receipt of notice from the Borough to replace or repair same.
[Amended 12-10-2018 by Ord. No. 1269; 8-24-2020 by Ord. No. 1283; 6-15-2020 by Ord. No. 1288]
A.
Table 8 establishes the authorized principal uses and the zoning
districts where the principal use is authorized and method of authorization.
[Amended 8-16-2021 by Ord. No. 1297]
R - Permitted use by right
|
SE - Use by special exception
|
CU - Conditional use
|
Where blank, the use is not permitted in the corresponding district.
|
Table 8 — Table of Authorized Principal Uses
| |||||||
Authorized Use Table
| |||||||
Use
|
R-1
|
R-2
|
R-3
|
P
|
MUN
|
CRD
|
I
|
Residential
| |||||||
Conversion dwellings
|
CU
|
CU
|
CU
| ||||
Duplex
|
R
|
R
|
R
| ||||
Group home
|
R
|
R
|
R
|
R
| |||
Manufactured housing, residential design
|
R
|
R
|
R
| ||||
Mobile home park
|
CU
| ||||||
Multifamily dwellings
|
R
|
CU
| |||||
Quadruplex
|
R
|
CU
| |||||
Single-family
|
R
|
R
|
R
|
R
| |||
Townhouses
|
R
|
R
|
R
| ||||
Hotels, Motels, or Other Accommodation
| |||||||
Bed-and-Breakfast
|
CU
|
CU
|
CU
|
CU
| |||
Extended stay hotel/motel
|
SE
| ||||||
Hotel, motel
|
R
| ||||||
Rooming and boarding house
|
SE
| ||||||
Short-term lodging accommodation
|
SE
| ||||||
Commercial
| |||||||
Adult business
|
CU
| ||||||
After hours club
|
SE
| ||||||
Airport
|
CU
| ||||||
Amusement park
|
CU
| ||||||
Animal cemetery
|
R
| ||||||
Animal day-care
|
CU
|
R
| |||||
Animal groomer
|
CU
|
R
| |||||
Arts and craft studio
|
R
|
R
| |||||
Auditorium
|
R
| ||||||
Automobile repair and service
|
SE
| ||||||
Bakery
|
R
|
R
| |||||
Beverage distributor
|
R
| ||||||
Book store
|
R
|
R
| |||||
Car rental
|
R
| ||||||
Car wash
|
SE
| ||||||
Catering
|
R
| ||||||
Cemetery and mausoleums
|
R
| ||||||
Commercial recreation, indoor
|
R
|
R
|
R
|
R
| |||
Commercial recreation, outdoor
|
R
|
R
| |||||
Communication antenna
|
CU
|
CU
|
CU
| ||||
Conference center
|
R
| ||||||
Convenience stores or centers
|
R
|
R
| |||||
Custom printing
|
R
|
R
| |||||
Department stores
|
R
| ||||||
Drive-through facilities
|
CU
|
CU
| |||||
Drug store
|
R
|
R
| |||||
Financial institution
|
R
|
R
| |||||
Flea market
|
R
| ||||||
Funeral home
|
R
|
R
| |||||
Garden center
|
SE
| ||||||
Gas station
|
CU
| ||||||
Golf course
|
R
| ||||||
Hardware store
|
R
|
R
| |||||
Kennel
|
CU
|
R
| |||||
Laundromat
|
R
|
R
| |||||
Lumberyard
|
R
|
R
| |||||
Manufactured home sales
|
R
|
R
| |||||
Massage establishment
|
CU
| ||||||
Microbrewery
|
R
|
R
| |||||
Nightclub
|
SE
| ||||||
Offices, business and professional
|
R
|
R
|
R
| ||||
Outdoor advertising sign
|
CU
| ||||||
Pawnshop
|
R
| ||||||
Personal services
|
R
|
R
| |||||
Post office
|
R
|
R
| |||||
Recording studio
|
CU
|
R
| |||||
Restaurant
|
R
|
R
| |||||
Restaurant, drive-through
|
CU
| ||||||
Retail store
|
R
|
R
| |||||
Shopping center (3 plus acres)
|
CU
| ||||||
Tattoo parlor
|
R
| ||||||
Tavern or bar
|
CU
|
CU
| |||||
Tobacco establishment
|
CU
| ||||||
Vehicle sales
|
CU
| ||||||
Veterinarian office
|
R
|
R
|
R
| ||||
Warehouse/discount store
|
R
| ||||||
Asphalt/concrete plant
|
R
| ||||||
Industrial
| |||||||
Automotive wrecking and graveyards, salvage yards, and junkyards
|
R
| ||||||
Commercial motor vehicle repair
|
R
| ||||||
Construction-related businesses
|
R
| ||||||
Laboratory or specialized industrial facility
|
R
| ||||||
Large area distribution or transit warehouse
|
R
| ||||||
Light industrial structures and facilities
|
R
| ||||||
Manufacturing facility
|
R
| ||||||
Mini-warehouse
|
R
| ||||||
Process plants (metals, chemicals, etc.)
|
R
| ||||||
Recycling business
|
R
| ||||||
Refrigerated warehouse or cold storage
|
R
| ||||||
Research and development
|
R
| ||||||
Tank farms
|
R
| ||||||
Warehouse and storage services (including distribution)
|
R
| ||||||
Public Assembly
| |||||||
Clubs and lodges (not including commercial recreation uses)
|
SE
|
SE
| |||||
Community center
|
R
|
R
| |||||
Exhibition, convention, or conference structure
|
R
| ||||||
Place of worship
|
CU
|
CU
|
CU
|
CU
|
CU
| ||
Institutional or Community Facility
| |||||||
Animal hospitals
|
R
|
R
| |||||
Assisted living facility
|
SE
| ||||||
Aquarium/zoo facility
|
R
| ||||||
College or university facility
|
SE
| ||||||
Day-care center
|
CU
|
CU
| |||||
Dormitories
|
CU
| ||||||
Exhibitions and art galleries
|
R
|
R
| |||||
Group care facility
|
CU
| ||||||
Hospital building
|
R
| ||||||
Life care or continuing care services
|
R
| ||||||
Medical and dental offices
|
R
|
R
| |||||
Methadone treatment center
|
CU
| ||||||
Nursing home
|
CU
| ||||||
Public clinic, medical
|
R
| ||||||
Retirement housing facility
|
R
|
CU
|
CU
| ||||
School
|
CU
|
CU
|
CU
|
CU
| |||
Skilled nursing facility
|
R
| ||||||
Trade or specialty school
|
R
| ||||||
Government Uses
| |||||||
Ambulance facility
|
CU
|
CU
|
CU
| ||||
Correctional or rehabilitation facility
|
CU
| ||||||
Emergency operation center
|
R
|
R
|
R
| ||||
Fire station
|
R
|
R
|
R
| ||||
Library
|
R
| ||||||
Magistrate office
|
R
|
R
|
R
| ||||
Municipal building
|
R
|
R
| |||||
Park
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Police station
|
R
|
R
|
R
| ||||
Salt storage facility
|
R
|
R
| |||||
Transportation-Related Facilities
| |||||||
Airport control tower
|
CU
| ||||||
Airport maintenance and hangar facility
|
CU
| ||||||
Airport terminal
|
CU
| ||||||
Automobile parking
|
SE
| ||||||
Bus or truck maintenance facility
|
R
| ||||||
Bus terminal
|
R
| ||||||
Courier and messenger services
|
R
|
R
| |||||
Heliport facility
|
CU
| ||||||
Multistoried parking structure
|
SE
|
SE
| |||||
Park and ride facility
|
R
|
R
| |||||
Taxi and limousine service
|
R
| ||||||
Towing and other road services
|
SE
|
SE
| |||||
Truck or freight transportation services
|
R
| ||||||
Utility, Telecommunications, Energy, Waste
| |||||||
Co-location for communication facility
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
Essential services
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Gas or electric power generation facility
|
CU
|
R
| |||||
Hazardous waste collection
|
CU
| ||||||
Hazardous waste treatment and disposal
|
CU
| ||||||
Incinerator or similar facility
|
CU
| ||||||
Large solar energy production facility
|
CU
| ||||||
Large wind energy production facility
|
CU
| ||||||
Nontower wireless communications facility
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Radio, television, or wireless transmitter
|
CU
| ||||||
Railroad facility
|
R
| ||||||
Sewer treatment plant
|
R
| ||||||
Solid waste transfer station
|
R
| ||||||
Solid waste combustor or incinerator
|
CU
| ||||||
Solid waste landfill facility
|
CU
| ||||||
Strand-based wireless communication facility
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
Tower-based wireless communications facility (outside right-of-way)
|
CU
|
CU
|
CU
| ||||
Tower-based wireless communications facility (within right-of-way)
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
Water supply pump station
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
Water-supply-related facility
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
Water tank (elevated, at grade, underground)
|
CU
| ||||||
Agriculture, forestry, fishing, and hunting
| |||||||
Animal production, including slaughter
|
CU
| ||||||
Farmers market
|
R
|
R
| |||||
Forestry and logging
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Grain silos and other storage structure for grains and agricultural
products
|
R
| ||||||
Greenhouses/nurseries
|
R
| ||||||
Hatcheries and poultry houses
|
R
| ||||||
Livestock pens or hog houses
|
R
| ||||||
Stables and other equine-related facilities
|
R
| ||||||
Mining and extraction establishments
| |||||||
Coal
|
CU
| ||||||
Metals (iron, copper, etc)
|
CU
| ||||||
Natural gas compressor station
|
CU
| ||||||
Natural gas processing plant
|
CU
| ||||||
Nonmetalic mining
|
CU
| ||||||
Oil or gas well
|
CU
| ||||||
Quarrying and stone cutting
|
CU
|
[Amended 12-10-2018 by Ord. No. 1269]
A.
Accessory uses shall be permitted in accordance with Table 9:
[Amended 8-16-2021 by Ord. No. 1297]
R - Permitted use by right
|
SE - Use by special exception
|
CU - Conditional use
|
Where blank, the use is not permitted in the corresponding district.
|
Table 9 — Table of Authorized Accessory Uses and
Structures
| |||||||
---|---|---|---|---|---|---|---|
Authorized Accessory Uses and Structures
| |||||||
Use
|
R-1
|
R-2
|
R-3
|
P
|
MUN
|
CRD
|
I
|
Accessory dwelling
|
R
|
R
|
R
|
R
| |||
Basketball hoop
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Community food bank
|
CU
|
CU
|
R
|
R
|
R
| ||
Day-care center (accessory to place of worship or school only)
|
CU
|
CU
|
CU
| ||||
Decks, patios or porches
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Fire escapes, fire towers, or handicap ramps where required
by the building code
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Flagpole
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Fence
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Free library box
|
R
|
R
|
R
|
R
| |||
Garages and carports
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Gazebo
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Heating and cooling units (permitted in side or rear yards only)
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Home occupation business (See also "no-impact home-based business")
|
CU
|
CU
|
CU
|
CU
| |||
Hot tubs and outdoor spas
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
No-impact home-based business (see also "home occupations")
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Nontower wireless communications facility
|
CU
|
CU
|
CU
|
R
|
CU
|
R
|
R
|
Outdoor hydronic heater
|
CU
|
CU
|
CU
|
CU
| |||
Outdoor dining (accessory to permitted use)
|
R
|
CU
| |||||
Parking areas
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Personal wireless communications facility
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Satellite dishes
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Service machine
|
R
|
R
|
R
| ||||
Stables/private
|
R
| ||||||
Signs, subject to Article VII
|
—
|
—
|
—
|
—
|
—
|
—
|
—
|
Small solar energy system
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Small wind energy system
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
Storage buildings and sheds (including barns)
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Stormwater detention or retention facilities or ditches
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Swimming pools
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Swing and play sets
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Tennis courts
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
Tower-based wireless communications facility
|
CU
|
CU
|
CU
|
CU
| |||
Vending machine
|
R
|
R
|
R
| ||||
Any other building or use that the Zoning Officer determines
is customarily incidental to the permitted principal use or principal
building
|
CU
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CU
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A.
Accessory uses and structures shall be permitted in accordance with
the following standards:
[Amended 8-16-2021 by Ord. No. 1297]
(1)
Except
as provided below, no detached accessory structure shall be located
in a front yard or a side yard.
(a)
Vending machines and service machines may be placed in a front yard
or side yard, but under no circumstances shall a vending machine or
service machine be placed within the boundaries of a public right-of-way.
(b)
Free library boxes may be placed in a front yard provided that the
leading edge of the structure is set back at least one foot from the
edge of the sidewalk, or, if no sidewalk is present, five feet from
the edge of the street cartway.
(2)
Accessory
structures shall be counted towards the -maximum lot coverage on a
lot and in no case shall exceed the maximum lot coverage for the district
in which it is located when considering all structures on the lot.
(3)
Except
as provided below, the total floor area of residential accessory structures
shall not exceed 150 square feet.
(a)
Residential garages shall not exceed a maximum of 600 square feet.
(4)
All
permanent accessory structures shall be set back a minimum of five
feet from any property line.
(a)
In addition to permanent setbacks for accessory structures, basketball
hoops shall be set back a minimum of 10 feet from any right-of-way
line, whether permanently affixed or moveable structures.
(5)
Not
more than one accessory structure by type shall be permitted on any
individual lot.
(6)
Accessory
structures shall not exceed 12 feet in height unless otherwise required
by building or fire codes, with exceptions for the following structures
that customarily exceed 12 feet as follows:
(7)
Accessory
uses shall not include the conduct of trade or business unless permitted
in conjunction with an authorized principal use that permits trade
or business.
(8)
Accessory
uses shall be located on the same lot as the principal use for which
they serve.