The purpose of this article is to provide for offices and office buildings compatible with existing office development and with neighboring residential development; to allow limited residential uses, including conversions of residential structures to office or multifamily dwellings, and to protect adjacent residential areas by establishing parking and screening standards for proposed office uses.
In the O-Office District, land, buildings or premises shall be used by right only for one or more of the following uses:
A. 
Professional, administrative, business, governmental or nonprofit office building or office.
B. 
Single-family detached dwelling, single-family semidetached dwelling (twin), single-family attached dwelling (townhouse) or multifamily dwelling (apartments), maximum of four units per building.
[Amended 8-15-1996 by Ord. No. 903; 1-15-2004 by Ord. No. 984]
C. 
Mixed use, where residential use is located above offices.
[Amended 8-15-1996 by Ord. No. 903]
D. 
Municipal use.
E. 
Church or other place of worship.
F. 
Conversion as per § 311-76.
[Amended 8-15-1996 by Ord. No. 903]
G. 
Bed-and-breakfasts containing not more than four bedroom units, with at least one off-street parking space per bedroom unit plus one additional off-street parking space for the owner/manager of such bed-and-breakfast establishment on the same parcel. Such bed-and-breakfast establishment shall have no more than one sign, which shall be a wall or monument sign with an area not to exceed the respective limitations set forth in § 311-92B of this chapter; such sign shall be composed of stone, brick. wood or metal and not vinyl. Such sign shall not be internally lit.
[Added 7-20-2017 by Ord. No. 1126-2017]
The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board. All special exceptions are subject to the provisions of Article XVII as well as any specific conditions listed below in this section.
A. 
Club or lodge, as defined in Article II of this chapter.
B. 
Public parking garage.
C. 
Community day-care centers, if the Zoning Hearing Board finds that the applicant complies with all of the following criteria and standards for community day-care centers:
[Added 3-5-2020 by Ord. No. 1139]
(1) 
The applicant has all applicable licenses and approvals from the Commonwealth of Pennsylvania Department of Public Welfare and any other agencies having jurisdiction over day-care centers.
(2) 
A fence of not less than four feet in height shall be placed around all outdoor play areas.
(3) 
Each facility shall provide for the discharge and pickup of children on a driveway, approved parking area or directly in front of the entrance to the facility, and such area shall be free from traffic hazards to children. The dropoff area should be designed in such a way that pedestrians do not cross vehicular traffic lanes in any parking area or driveway.
(4) 
Signage shall comply with all regulations otherwise applicable in the O Office District.
(5) 
All pedestrian pathways shall be adequately lit for safety and security.
The following accessory uses shall be permitted:
A. 
Cafeteria and recreational facilities for employers.
B. 
Storage within a completely enclosed structure in conjunction with a permitted use.
C. 
Parking, as required by Article XIII of this chapter.
D. 
Any accessory use on the same lot with and customarily incidental to any of the uses permitted above and consistent with the immediate surrounding area.
A. 
Nonresidential uses
(1) 
Lot area. A lot area of not less than 3,150 square feet shall be provided for every principal building hereafter erected.
(2) 
Lot width. The lot for each principal building hereafter erected shall have a width at the building line of not less than 30 feet.
(3) 
Minimum yard requirements.
(a) 
Front yard. There shall be a front yard the depth of which shall be not less than 15 feet, unless existing buildings on abutting lot(s) have lesser front yards. In such cases the front yard may be equal to or greater than that of one of the existing buildings.
(b) 
Side yards. There shall be two side yards, one on each side of the building or row of attached buildings, each of which shall have a width of not less than five feet.
(c) 
Rear yard. There shall be a rear yard which shall be not less than 25 feet in depth.
(d) 
Corner lot setbacks.
[Added 8-15-1996 by Ord. No. 903]
[1] 
In case of a corner lot where the right-of-way dimension of both streets is identical, a front yard setback of not less than 15 feet shall be required from the street line fronted by the shortest lot dimension, and a front yard setback of not less than 15 feet shall be required from the street line fronted by the longest dimension. The yard opposite the shortest lot dimension shall comply with rear yard setback requirements, and the yard opposite the long lot dimension shall comply with the minimum side yard setback requirements.
[2] 
In case of a corner lot where the right-of-way dimension of both streets is not identical, a front yard setback of 15 feet shall be required from the street with the narrowest right-of-way dimension. The yard opposite the street with the widest right-of-way shall comply with rear yard setback requirements, and the yard opposite the street with the narrowest right-of-way dimension shall comply with the minimum side yard setback requirements.
[3] 
In the case of a corner lot where the lot dimensions along the streets are identical and the right-of-way dimension of both streets is identical, the property owner shall select one side abutting the street to be the front yard, consistent with other uses prevailing on the same block.
(4) 
Building coverage.
(a) 
In the case of detached buildings, the aggregate area of all buildings on a lot shall not exceed 60% of the lot area.
(b) 
In the case of semidetached buildings or three or more attached buildings, the aggregate area of all buildings on a lot shall not exceed 70% of the lot area.
(5) 
Height regulation. No building shall have a height exceeding 35 feet with a maximum of three stories above grade.
(6) 
Parking. As required by Article XIII of this chapter.
(7) 
Impervious surface requirements. For any lot used for detached buildings, not more than 70% of any lot area shall be covered by impervious surfaces. For any lot used for semidetached buildings or three or more attached buildings, not more than 80% of any lot area shall be covered by impervious surfaces.
[Added 5-15-2008 by Ord. No. 1047]
B. 
Residential uses.
(1) 
Single-family detached dwellings.
(a) 
Lot area. A lot area of not less than 4,200 square feet shall be provided for every dwelling hereafter erected.
(b) 
Other requirements. All other requirements shall be as stated in § 311-27A of this chapter, relating to single-family detached dwellings in the R-3 Residential District.
(2) 
Single-family semidetached dwellings (twins).
[Amended 1-15-2004 by Ord. No. 984]
(a) 
Lot area. A lot area of not less than 3,150 square feet shall be provided for every dwelling hereafter erected.
(b) 
Other requirements. All other requirements shall be as stated in § 311-27B of this chapter, relating to single-family semidetached dwellings in the R-3 Residential District.
(3) 
Single-family attached dwellings (townhouses).
[Amended 7-18-2002 by Ord. No. 957;1-15-2004 by Ord. No. 984]
(a) 
Lot area. A lot area of not less than 1,800 square feet shall be provided for every dwelling hereinafter erected.
(b) 
Lot width. Each lot shall have a width at the building line of not less than 18 feet.
(c) 
Attached limits. The number of attached units in any townhouse structure shall not be less than four or more than six units in a row.
(d) 
Minimum yard requirements.
[1] 
Front yard. There shall be front yard, the depth of which shall be not less than 15 feet, unless existing buildings on abutting lot(s) have lesser front yards. In such cases, the front yard may be equal to or greater than that of one of the existing buildings. In all properties, if overhead electrical lines extend across the front of a property line, then in such cases the front yard must be 10 feet.
[2] 
Side yards. Each group of townhouse units shall have two side yards, with each side yard having a width of not less than five feet if all of the townhouse units in the townhouse structure are sprinklered with a fire protection system approved by the Borough Fire Marshal and there is a minimum of 10 feet between buildings without fences or similar impediments to fire department access.
[3] 
Rear yard. There shall be a rear yard, which shall not be less than 15 feet in depth.
[4] 
Corner lot setbacks. As required by § 311-36B(3)(d)[1] through [3] of the chapter.
(e) 
Building coverage. The aggregated area of each townhouse unit on a lot shall not exceed 70% of the lot area.
(f) 
Variation in design. No more than two consecutive dwelling units in any townhouse structure shall have the same front setback line, and, this setback difference between adjacent dwelling units shall be minimum of two feet. In addition, each dwelling unit shall be distinguished from the adjacent dwelling unit in some appropriate manner such as by varying unit width, use of different exterior materials, or varying arrangements of entrances or windows.
(g) 
Height regulation. No building shall have a height exceeding 35 feet with a maximum of three stories above grade.
(h) 
Off-street parking. As required by Article XIII of this chapter.
(i) 
Impervious surface requirements. Not more than 80% of any lot area shall be covered by impervious surfaces.
[Added 5-15-2008 by Ord. No. 1047]
(4) 
Multifamily dwellings (apartments) (maximum of four units per building).
[Amended 1-15-2004 by Ord. No. 984]
(a) 
Lot area. A lot area of not less than 2,000 square feet per unit shall be provided for every dwelling hereafter erected.
(b) 
Other requirements. All other requirements shall be as stated in § 311-27F of this chapter, relating to multifamily dwellings with a maximum of four units in the R-3 Residential District.