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Beaver City Zoning Code

PART 20

TRADITIONAL NEIGHBORHOOD DEVELOPMENT OVERLAY DISTRICT

§ 27-2001 Overview.

[Ord. No. 855, 8/9/2022]
1. 
The purpose of this overlay is to reinforce the established character of Beaver Borough and expand housing options by providing greater infill and redevelopment opportunities throughout the community.
2. 
The overlay would allow for an increase and diversification of population, especially younger families/individuals and seniors who do not want to maintain a single- family house and property, and increased tax base.
3. 
Key elements of the proposed overlay include:
A. 
Conceptual plan review process for higher-density projects to ensure cohesive site design and manage traffic/pedestrian access and circulation.
B. 
Site layout standards that ensure new development aligns with the setbacks and orientation of existing buildings (i.e., parking/garages located in the rear, buildings closer to the street, etc.).

§ 27-2002 Conceptual Plan Goals.

[Ord. No. 855, 8/9/2022]
1. 
Goals within this section are based on the authorizations and objectives of Traditional Neighborhood Development ("TND") as established by Article VII-A of the Pennsylvania Municipalities Planning Code ("MPC"), as amended.[1]
A. 
To encourage innovations in residential development and renewal which makes use of a form of development so that the growing demand for housing and other development may be met by greater variety in type, design and layout of dwellings and other buildings and structures and by the conservation and more efficient use of open space ancillary to said dwellings and uses.
B. 
To extend greater opportunities for housing, recreation and access to goods, services and employment opportunities to all citizens and residents of Beaver Borough.
C. 
To encourage a more efficient use of land and of public services so that economies secured may benefit those who need homes and for other uses.
D. 
To allow for the development of fully integrated, pedestrian-oriented neighborhoods.
E. 
To minimize traffic congestion, infrastructure costs, and environmental degradation.
F. 
To provide a procedure, in pursuit of these goals, which can relate the type, design and layout of residential development to the particular site and the particular demand for housing existing at the time of development in a manner consistent with the preservation of the property values within existing residential neighborhoods.
G. 
To ensure that the increased flexibility of regulations over land development authorized herein is carried out under such administrative standards and procedure as shall encourage the disposition of proposals for land development without undue delay.
H. 
To reinforce the Borough's other related planning policies, including but not limited to the Borough's Historic Preservation Plan (HPP).
[1]
Editor's Note: See 53 P.S. § 10701-A et seq.

§ 27-2003 Conceptual Plan Procedure.

[Ord. No. 855, 8/9/2022]
1. 
A conceptual plan will be presented to and informally reviewed by the Borough's Planning Commission. The Planning Commission will provide comments and feedback to the conceptual plan.
2. 
If the proposed development is located in the Borough's historic district, the conceptual plan shall be reviewed by the Historic Architectural Review Board (HARB) in accordance with the Borough's Historic Preservation Plan (HPP). HARB's comments will be forwarded to the Borough Council for the final plan review.

§ 27-2004 Final Plan Review and Approval.

[Ord. No. 855, 8/9/2022]
1. 
The final plan shall include all information and elements as required by Subdivision and Land Development Ordinance and Borough Zoning Ordinance requirements.[1]
[1]
Editor's Note: See Ch. 22, Subdivision and Land Development, and this Ch. 27, Zoning.
2. 
The final plan will be reviewed by the Borough's Engineer and Planning Commission. Borough Council will hold a conditional use hearing as outlined in § 27-1502 of this chapter.

§ 27-2005 Applicability.

[Ord. No. 855, 8/9/2022]
1. 
The following uses must follow the procedural requirements laid out in Part 20 of this chapter:
A. 
Dwelling, Two-Family. As defined within this chapter Ordinance.
B. 
Dwelling, Multiple-Family. As defined within this chapter.
2. 
All other uses aside from those listed above within the underlying zoning districts inside the Traditional Neighborhood Development Overlay District remain applicable without having to follow the requirements laid out in Part 20 of this chapter.
3. 
The Traditional Neighborhood Development Overlay District applies to the areas as outlined in the Borough's Zoning Map, attached hereto.[1]
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.

§ 27-2006 Additional Considerations Applicable to Housing in the Traditional Neighborhood Development Overlay District.

[Ord. No. 855, 8/9/2022]
1. 
Density.
A. 
Underlay Density: Same as base zoning district.
B. 
Density Bonus: Density, as permitted within the base zoning district, may increase by 86% for R-1 and by 20% for R-2 and SC as part of a conceptual, preliminary and final plan process outlined above.
(1) 
Example for R-1 Areas Included in the Traditional Neighborhood Development Overlay District:
(a) 
Base Zoning: 10.89 units per acre (derived from § 27-405, Subsection 1, minimum lot area of 4,000 square feet per unit).
(b) 
Eighty-six percent increase: 20 units per acre.
(Currently in R-1, 1 unit/4,000 square feet is allowed, potentially permitting 10.89 units in a 1-acre area. The overlay density bonus potentially allows for 20.25 units per acre.)
1 acre = 43,560 square feet/4000 square feet required for 1 R-1 unit = 10.89 units per acre x 1.86 (potential overlay increase) = 20.25 units.
(2) 
Example for R-2 and SC Areas Included in the Proposed Overlay Map:
(a) 
Base Zoning: 29 multiple-family units per acre [derived from § 27-505, Subsection 1A(3), minimum lot area of 6,000 square feet lot (1,500 square feet per unit)].
(b) 
Twenty percent increase: 35 units per acre.
(Currently in R-2/SC, 1 unit/1,500 square feet is allowed, potentially permitting 29 units in a 1-acre area. The overlay density bonus potentially allows for 35 units per acre.
1 acre = 43,560 square feet/1,500 square feet required for 1 R-2/SC unit = 29.04 units per acre x 1.20 (overlay increase) = 34.84 units.
Minimum lot size is 7,500 square feet
Minimum lot width is 60 feet
All lots shall front a public right-of-way.
2. 
Building Height. Same as base zoning districts.
3. 
Building Setbacks.
[Amended by Ord. No. 863, 11/15/2023]
A. 
The minimum rear and side yard setback distances for development perimeter property lines shall be in accordance with the minimum rear and side yard setback distance identified in the underlying zoning districts. The minimum side yard setback distance for interior property lines within a development may be reduced to zero feet for property lines passing through party walls. The minimum rear yard setback distance for interior property lines within a development shall remain consistent with the underlying zoning district.
B. 
The minimum front yard setback for new development is permitted to align with the setbacks of the existing nearby buildings located within the neighborhood block. More specifically, the front of a new development building is permitted to align with the front of the average line of the fronts of the other nearby buildings within the block. If a building contains a front porch, then the front line of the front porch is considered to be the front line of the building.
C. 
The minimum side yard setback distance along the secondary corner street maybe reduced upon recommendation from the Planning Commission and upon approval from Borough Council.
4. 
Garages and Accessory Structures.
A. 
Garages are not permitted within the area between the front lot line and front facade of the principal building(s).
B. 
Attached garage entries shall not face the street adjoining the front property line.
5. 
Alleys. The Borough encourages blocks greater than 250 feet in width to include alleys. The Borough encourages existing alleys to be preserved. Proposed additions/extensions to alleys shall be consistent with the alignment and pattern of the historic street-grid network.
6. 
Porches.
[Amended by Ord. No. 863, 11/15/2023]
A. 
A porch, stoop, and/or balcony attached to the front facade of each dwelling unit is encouraged.
B. 
The design of such features shall complement the general dimensions and architectural palette of neighboring dwellings within 200 feet on each side of lot to be developed.
C. 
If a dwelling is not to have a porch, stoop, and/or balcony, it is encouraged that the ground floor facade adjacent to the right-of-way be at least 40% transparent, based on the facade's gross square footage for that story.
7. 
Maximum Impervious Surface Area. The maximum impervious surface for a lot shall be 85%.
8. 
Parking. The Borough encourages parking designs that increase nonimpervious surfaces.
9. 
Maximum Lot Coverage.
[Added by Ord. No. 863, 11/15/2023]
A. 
Properties that contain boundary line(s) that pass through a common party wall are permitted to have a maximum lot coverage of 65%.
B. 
Otherwise, the maximum lot coverage is the same as identified in the underlying zoning district.
[Added by Ord. No. 863, 11/15/2023]
10. 
Minimum Lot Width. The minimum lot width for new lots containing property line(s) passing through party wall(s) shall be 20 feet. Otherwise, the minimum lot width shall conform to the minimum lot width in the underlying zoning district.