Edgewood City Zoning Code
ARTICLE III
District Descriptions
§ 200-16 District descriptions.
A map entitled the Edgewood Borough Zoning Map[1] is hereby adopted as part of this chapter. The official Zoning Map shall be used for all determinations, and is kept on file and available for examination at the Borough offices. All approved changes to zoning districts shall be promptly recorded on the Official Zoning Map by the Zoning Officer.
Annexed and indeterminate areas. Any territory hereafter annexed, or gained by discovery, or subject to indeterminate zoning through mapping error, is considered as zoned R-1A Residential District.
District boundaries. District boundaries that are shown between the lines of streets, streams and transportation rights-of-way shall be deemed to follow the center line. The vacation of streets shall not affect the locations of such district boundaries. When the Zoning Officer cannot definitely determine the location of a district boundary by such center lines, by the scale of dimensions stated on the Zoning Map or by the fact that it clearly coincides with a property line, the Officer shall refuse action. The Zoning Hearing Board, upon appeal, shall interpret the location of the district boundary with reference to the scale of the Zoning Map and the purpose set forth in all relevant provisions of this chapter.
Permitted uses, conditional uses and special exceptions. The permitted uses, conditional uses and special exceptions for each district are shown in the following tables of this chapter and are considered principal uses unless clearly noted. Conditional uses may be granted or denied by the Borough Council with the advice of the Planning Commission in accordance with the express standards and criteria of this chapter. In granting a conditional use, the Borough Council may attach reasonable conditions, as they may deem necessary to implement the purposes of this chapter and safeguard the neighborhood. Special exceptions may be granted or denied by the Zoning Hearing Board in accordance with the express standards and criteria of this chapter. In granting a special exception, the Zoning Hearing Board may attach reasonable conditions and safeguards as it may deem necessary to implement the purpose of this chapter and protect the neighborhood. Uses in each category shall be according to the common meaning of the term or according to definitions set forth in Article VII.
If the Zoning Officer cannot determine that any proposed use of land is provided for within any district or is not substantially similar to any defined use allowed in the same district he shall refuse action. In the R-1A, R-1B, R-2 and T-1 Districts, any use not specifically listed in the authorized uses for the zoning district shall not be permitted in that zoning district. In the P-1, C-1 and C-2 Districts, any use not specifically listed in the authorized uses for the zoning district shall not be permitted in that zoning district, unless such use is authorized by the Zoning Hearing Board as a use by special exception. The authority for the Zoning Hearing Board to grant approval of a use which is not specifically listed in the authorized uses for a zoning district as a use by special exception shall be limited to those uses which meet the applicable express standards and criteria for "comparable uses not specifically listed" specified in § 200-76G of this chapter.
The following regulations shall apply:
A.
Accessory uses or structures which are customarily accessory to principal structures or uses which are authorized as conditional uses or uses by special exception shall be permitted as accessory uses by right.
B.
In the R-1A and R-1B Districts, a single-family dwelling shall be the only principal structure on the lot and there shall be no more than one dwelling unit on a lot, unless occupancy of an apartment accessory to a single-family dwelling as authorized as a special exception by the Zoning Hearing Board.
C.
In any case where multiple family dwellings exist or are proposed, more than two dwelling units may occupy the same lot and more than one townhouse building or apartment building may occupy the same lot, subject to other regulations regarding density, number of dwelling units per building, and setbacks.
D.
In the T-1, C-1, C-2 and P-1 Districts, two or more nonresidential uses may occupy the same building and two or more nonresidential buildings may occupy the same lot, provided, in each case, all applicable requirements for each of the buildings or uses can be met on the lot.
E.
In all zoning districts, all accessory structures shall be located on the same lot with the principal structure to which they are accessory.
F.
Unless otherwise specified, for purpose of transitions between zoning districts or major thoroughfares, all regulations within a particular district shall be uniform within that district, independent of location within the Borough.
G.
Those developments that build into the design of the building(s) water storage tanks, cisterns, rain gardens, and rain barrels directly connected to downspouts and able to capture 100% of rooftop stormwater will be able to increase the percentage of lot coverage by 5%.
H.
For developments that incorporate green roof design for the purpose of retaining 100% of rooftop stormwater and absorbing heat from sunlight, the applicant may increase the lot coverage by 5%.
[1]
Editor's Note: The Zoning Map is on file the Borough offices.
§ 200-17 R-1A Residential District.
Purpose. R-1A Districts are composed of low density single-family residential areas. The purpose of the regulations within the R-1A District is to maintain its present character and density level as well as to provide appropriate compatible and related uses. Porches are encouraged facing the public way in residentially zoned districts.
Table 200-17A | ||
|---|---|---|
R-1A Residential District, Table of Uses | ||
Permitted Uses by Right | Special Exceptions | Conditional Uses |
Single family dwellings | Essential Service Structure (See § 200-38A) | Home Occupation+ (See § 200-39A) |
Place of worship and assembly | Family Day Care Home+ (See § 200-38B) | Bed and Breakfast+ (See § 200-39B) |
Public parks and playgrounds | One Accessory Dwelling (See § 200-38C)+ | Public Utility Building (See § 200-39C) |
No impact home based business+ | ||
Home office (See § 200-35B) | ||
+Denotes permissible accessory use to a single family dwelling (one such accessory use per dwelling is allowed). For other accessory uses and structures see § 200-29. | ||
Table 200-17B | ||
|---|---|---|
R-1A Residential District, Lot, Yard and Height Standards | ||
Single-Family Dwellings, Family Day Care Homes, No Impact Home Based Business | Place of Worship, Public Park, Public Utility Building or Structure | |
Minimum lot area | 5,500 square feet | 15,000 square feet |
Minimum lot width | 50 feet | 100 feet |
Minimum front yard | Average of nearest 2 adjacent structures | Average of nearest two adjacent structures |
Minimum side yard | 5 feet on one side, and a combined total of at least 12 feet for both sides | 20 feet |
Minimum rear yard | 25 feet | 30 feet |
Maximum height | 35 feet | 35 feet |
Maximum coverage | 50% (for buildings built to green standards like LEED, increase max. lot coverage to 60%; for buildings incorporating water storage, cisterns, rain gardens and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) | 50% (for buildings built to green standards like LEED, increase max. lot coverage to 60%; for buildings incorporating water storage, cisterns, rain gardens and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) |
§ 200-18 R-1B Residential District.
Purpose. The purpose of this district is to provide a zoning district in which the dominant use of land will be single-family residential dwellings, but lot sizes are smaller and there are more mixed uses than R-1A. Other uses will be permitted only to the extent they support a traditional walkable neighborhood and foster homeownership and housing affordability.
Table 200-18A | ||
|---|---|---|
R-1B Residential District, Table of Uses | ||
Permitted Uses by Right | Special Exceptions | Conditional Uses |
Single family dwellings | Essential Service Structure (See § 200-38A) | Home Occupation+ (See § 200-39A) |
Place of worship and assembly | Family Day Care Home+ (See § 200-38B) | Bed and Breakfast+ (See § 200-39B) |
Public parks and playgrounds | One Accessory Dwelling+ (See § 200-38C)+ | Public Utility Building (See § 200-39C) |
No impact home based business+ | ||
Home office+ (See § 200-35B) | ||
+Denotes permissible accessory use to a single family dwelling (one such use accessory use per dwelling is allowed). For other accessory uses and structures see § 200-29. | ||
Table 200-18B | ||
|---|---|---|
R-1B Residential District, Lot, Yard and Height Standards | ||
Single-Family Dwellings, Family Day Care Homes, No Impact Home Based Business | Place of Worship, Public Park, Public Utility Building or Structure | |
Minimum lot area | 4,000 square feet | 15,000 square feet |
Minimum lot width | 40 feet | 100 feet |
Minimum front yard | Average of nearest 2 adjacent structures | Average of nearest 2 adjacent structures |
Minimum side yard | At least 4 feet on one side, and combined total of 12 feet for both sides | 20 feet |
Minimum rear yard | 25 feet | 30 feet |
Maximum height | 35 feet | 35 feet |
Maximum coverage | 50% (for buildings built to green standards like LEED, increase max. lot coverage to 60%; for buildings incorporating water storage, cisterns, rain gardens and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) | 50% (for buildings built to green standards like LEED, increase max. lot coverage to 60%; for buildings incorporating water storage, cisterns, rain gardens and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) |
§ 200-19 R-2 Residential District.
Purpose. The R-2 District is a medium density residential district. The purpose is to provide a variety of housing types and alternatives to accommodate the different needs and desires of individuals while maintaining existing neighborhood character.
Table 200-19A | ||
|---|---|---|
R-2 Residential District, Table of Uses | ||
Permitted uses by right | Special Exceptions | Conditional Uses |
Single family dwellings | Home Occupation+ (See § 200-39A) | Conversion of Single Family Dwellings into a Two Family Dwelling (See § 200-39E) |
One accessory dwelling | Family and Group Day Care Home+ (See § 200-38B) | Public Utility Building (See § 200-39C) |
Two family dwelling (when new construction) | Essential Service Structure (See § 200-38A) | Parking Lots for more than four Vehicles (See § 200-39D) |
Place of worship and assembly | ||
Public parks and playgrounds | ||
No impact home based business+ | ||
Home office+ (See § 200-35B) | ||
+Denotes permissible accessory use to a single family dwelling (one such accessory use per dwelling is allowed). For other accessory uses and structures see § 200-29. | ||
Table 200-19B | |||
|---|---|---|---|
R-2 Residential District, Lot, Yard and Height Standards | |||
Single-Family Dwellings | Two Family Dwellings | Place of Worship, Public parks and Playgrounds, Essential Service Structure | |
Minimum lot area | 6,000 square feet | 8,500 square feet for duplex 10,000 square feet for first 3 units in multiple family dwelling plus 1,500 square feet per each unit thereafter | 10,000 square feet |
Minimum lot width | 40 feet | 50 feet | 75 feet |
Minimum front yard | Average of nearest 2 adjacent structures | Average of nearest 2 adjacent structures | 30 feet |
Minimum side yard | At least 4 feet on one side, and combined total of 12 feet for both sides | 30 feet | 30 feet |
Minimum rear yard | 25 feet | 30 feet | 30 feet |
Maximum height | 28 feet | 28 feet | 35 feet |
Maximum coverage | 33% (for buildings built to green standards like LEED, increase max. lot coverage to 43%; for buildings incorporating water storage, cisterns, rain gardens and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) | 33% (for buildings built to green standards like LEED, increase max. lot coverage to 43%; for buildings incorporating water storage, cisterns, rain gardens and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) | 30% (for buildings built to green standards like LEED, increase max. lot coverage to 40%; for buildings incorporating water storage, cisterns, rain gardens and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) |
§ 200-21 T-1 Transitional District.
Purpose. The T-1 District is a special district to provide for transitions between residential and commercial areas. It is a high density district with other types of land uses that are often desirable in mixed residential/light commercial districts. The purpose of the district is to accommodate a larger variety of residential needs. The T-1 Districts are able to accommodate these needs due to their location along major traffic arteries which provide immediate access to and from the Borough, and easy access to public transportation. The T-1 Districts also offer the advantages of being located near the commercial districts of the Borough.
Table 200-21A | ||
|---|---|---|
T-1 Transitional District, Table of Uses | ||
Permitted Uses by Right | Special Exceptions | Conditional Uses |
Single family dwellings | Home Occupation+ (See § 200-39A) | Adaptive Re-use of Historic Buildings (See § 200-39F) |
Professional offices | Family and Group Day Care Home+ (See § 200-38B) | Conversion of Single Family Dwellings into a Two Family Dwelling (See § 200-39E) |
Place of worship and assembly | Essential Service Structure (See § 200-38A) | Neighborhood Businesses (See § 200-39G) |
Two family dwelling (when new construction) | Public Utility Building (See § 200-39C) | Class One and Two Multiple Family Dwellings (See § 200-39H) |
Public parks and playgrounds | Parking Lots for more than four Vehicles (See § 200-39D) | |
No impact home based business | ||
Outpatient clinic | ||
Table 200-21B | ||||
|---|---|---|---|---|
T-1 Transitional District, Lot, Yard and Height Single-Family Standards | ||||
Single-Family Dwellings, Family Day Care Homes, No Impact Home Based Business, Essential Service Structure | Place of Worship Public Parks and Playgrounds, Funeral Homes | Two Family Dwellings | Multiple Family Dwellings | |
Minimum lot area | 5,500 square feet | 8,500 square feet | 6,500 square feet for two family dwelling | 10,000 square feet for first three units in multiple family dwelling plus 1,500 square feet per each unit thereafter |
Minimum lot width | 50 feet | 75 feet | 60 feet | 100 feet |
Minimum front yard | Average of nearest two adjacent structures | 20 feet | Average of nearest two adjacent structures | Average of nearest two adjacent structures |
Minimum side yard | 5 feet on one side, and a combined total of at least 12 feet for both sides | 30 feet | 5 feet on one side, and a combined total of at least 12 feet for both sides | 20 feet |
Minimum rear yard | 25 feet | 30 feet | 25 feet | 30 feet |
Maximum height | 35 feet | 35 feet | 35 feet | 35 feet |
Maximum coverage | 50% (for buildings built to green standards like LEED, increase max. lot coverage to 60%; for buildings incorporating water storage, cisterns, rain gardens and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) | 33% (for buildings built to green standards like LEED, increase max. lot coverage to 43%; for buildings incorporating water storage, cisterns, rain gardens and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) | 50% (for buildings built to green standards like LEED, increase max. lot coverage to 60%; for buildings incorporating water storage, cisterns, rain gardens and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) | 50% (for buildings built to green standards like LEED, increase max. lot coverage to 60%; for buildings incorporating water storage, cisterns, rain gardens and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) |
§ 200-22 P-1 Public District.
Purpose. The purpose of the P-1 Public District is to create a zoning district to preserve and protect the unique campus like setting and unique institutional buildings within the heart of the Borough protecting nearby areas of single family residential uses from land use conflicts due to disparities of size and scale of development.
Table 200-22A | ||
|---|---|---|
P-1 Public District Table of Uses | ||
Permitted Uses by Right | Special Exceptions | Conditional Uses |
Colleges and Universities, including classrooms, administrative and support buildings | Communication Towers (See § 200-39I) | Adaptive Re-use of Historic Buildings (See § 200-39F) |
Public and private elementary and secondary schools recognized by the Pennsylvania Department of Education including accessory residential, office, recreational, maintenance and medical facilities | Nursing Homes, Personal Care Homes and Assisted Living Facilities (See § 200-39J) | Stadiums Outdoor Amphitheaters and Sports Fields (See § 200-39K) |
Essential services | Cemeteries (See § 200-39L) | |
Place of worship and assembly | ||
Single family dwellings | ||
Communication antenna | ||
Professional offices | ||
Municipal and public utility buildings and structures | ||
For accessory uses and structures see § 200-29 | ||
Table 200-22B | ||
|---|---|---|
P-1 Public District, Lot, Yard and Height Standards | ||
Use Type/Dimension | Single Family Dwellings | Nonresidential Uses |
Minimum lot area | 5,500 square feet | 20,000 square feet |
Minimum lot width | 50 feet | 75 feet |
Minimum front yard depth | Average of nearest two adjacent structures | 40 feet from a state road or Borough street, 0 feet (no setback) from an institutional maintained road or street |
Minimum side yard width | 5 feet on one side, and a combined total of at least 12 feet for both sides | 20 feet between buildings within a multi building campus 75 feet from an R-1A or R-1B District |
Minimum rear yard depth | 25 Feet | 20 feet between buildings within a college or University campus 75 feet from single family residential use or an R-1A or R-1B District |
Maximum height of structure | 35 feet | 65 feet |
Maximum coverage | 50% (for buildings built to green standards like LEED, increase max. lot coverage to 60%; for buildings incorporating water storage, cisterns, rain gardens and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) | 50% (for buildings built to green standards like LEED, increase max. lot coverage to 60%; for buildings incorporating water storage, cisterns, rain gardens, and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) |
§ 200-24 C-1 Commercial District.
Purpose. The C-1 Districts are located along major traffic arteries and provide for the commercial needs of the Borough. The purpose of the regulations and location of the districts is to provide commercial establishments in close proximity to residential districts, while at the same time discouraging heavy traffic volumes on local roads.
Table 200-24A | ||
|---|---|---|
C-1 Commercial District, Table of Uses | ||
Permitted Uses by Right | Special Exceptions | Conditional Uses |
Retail stores | Indoor Commercial Recreation (See § 200-39M) | |
Personal services | Day Care Centers (See § 200-39N) | Transitional Housing Facility (See § 200-39P) |
Professional offices | Upper Floor Dwelling Unit (See § 200-390) | |
Business services, including financial services such as banks | Private Clubs and Lodges (See § 200-39R) | |
Eating and drinking places | Tattoos and Body Piercing Studio (See § 200-39S) | |
Place of Worship and Assembly | ||
Theatres | ||
Outpatient clinic | ||
Table 200-24B | |
|---|---|
C-1 Commercial District, Lot, Yard and Height Standards | |
All Uses | |
Minimum lot area | 1,000 square feet |
Minimum lot width | 25 feet |
Minimum front yard | 0 |
Minimum side yard | 0 |
Minimum rear yard | 0 |
Maximum height | 60 feet |
Maximum coverage | 100% |
§ 200-25 C-2 Planned Commercial District.
[Amended 11-6-2017 by Ord. No. 1061; 11-21-2022 by Ord. No. 1077]
Purpose. The C-2 Planned Commercial Development District is intended to permit the unified development of land in a compatible mixture of office and retail commercial and related uses; to encourage development which is attractive and functional; to ensure that the development is harmoniously related to adjacent and nearby existing development; and to encourage new and innovative development techniques. The entire area designated as a PC Planned Commercial Development District shall be planned and developed as a unit including vehicular and pedestrian circulation; parking and loading; building design, height, bulk and orientation; open space; landscape development; and signs, lighting and other site "furniture."
Table 200-25A | ||
|---|---|---|
C-2 Planned Commercial District, Table of Uses | ||
Permitted Uses by Right | Special Exceptions | Conditional Uses |
Eating/drinking places | Commercial schools (see § 200-39T) | Auto and equipment sales, service and repair (see § 200-39V) |
Place of worship | Drive-through facilities and car wash facilities (see § 200-39U) | Gas station/convenience store (see § 200-39W) |
Professional offices | Hotels and motels (see § 200-39FF) | Sexually oriented business (see § 200-39X) |
Civic and cultural buildings | Planned shopping center or mixed-use development (see § 200-39Y) | |
Retail sales | Flea markets and outdoor markets (see § 200-39Z) | |
Personal services | Bottle clubs (see § 200-39AA) | |
Business services, including financial services such as banks | Correctional facility or halfway house (see § 200-39BB) | |
Funeral homes | Building material and supply yards (see § 200-39CC) | |
Outpatient clinic | Light manufacturing and self-service storage facilities (see § 200-39DD) | |
Retail liquor store (see § 200-39EE) | ||
Indoor commercial recreation (see § 200-39M) | ||
Neighborhood retail distribution and fulfillment center, when located within a planned shopping center, subject to the special crtieria in § 200-39HH | ||
Table 200-25B | |
|---|---|
C-2 Planned Commercial, Lot, Yard and Height Standards | |
All Uses | |
Minimum lot area | 10,000 square feet |
Minimum lot width | 100 feet |
Minimum front yard | 20 feet |
Minimum side yard | 10 feet |
Minimum rear yard | 20 feet |
Maximum height | 45 feet |
Maximum coverage | 50% (for buildings built to green standards like LEED, increase max. lot coverage to 60%; for buildings incorporating water storage, cisterns, rain gardens, and rain barrels, increase coverage by 5%; for buildings incorporating a green roof, increase coverage by 5%) |
§ 200-26 C-3 Commercial/Office/Multi-Family District
[Added 12-21-2020 by Ord. No. 1070]
The C-3 Commercial/Office/Multi-Family District is intended to permit a mixture of commercial and residential development in a manner compatible with transit oriented development and high density multifamily residential development; to encourage development which is attractive and functional; to ensure that the development is harmoniously related to adjacent and nearby existing development; and to encourage new and innovative development techniques. The area designated as the Commercial/Office/Multi-Family District Mixed Commercial District shall be distinct from the Planned Commercial District in that development must account for and accommodate all vehicular and pedestrian circulation; and parking and loading associated with the adjacent Planned Commercial District, but each development may be unique and not necessarily treated as a single unit.
C-3 Commercial/Office/Multi-Family District, Table of Uses | ||
|---|---|---|
Permitted Uses by Right | Special Exceptions | Conditional Uses |
Commercial schools (See § 200-39T) | Auto and equipment sales, service and repair (See § 200-39V) | |
Eating/drinking places | Drive-through facilities and car wash facilities (See § 200-39U) | Gas station/convenience store (See § 200-39W) |
Place of worship | Hotels and motels (See § 200-39FF) | Sexually oriented business (See § 200-39X) |
Professional offices | Planned shopping center or mixed use development (See § 200-39Y) | |
Civic and cultural buildings | Flea markets and outdoor markets (See § 200-39Z) | |
Retail sales | Bottle clubs (See § 200-39AA) | |
Personal services | Correctional facility or halfway house (See § 200-39BB) | |
Business services including financial services such as banks | Building material and supply yards (See § 200-39CC) | |
Funeral homes | Light manufacturing and self-service storage facilities (See § 200-39DD) | |
Outpatient clinic | Retail liquor store (See § 200-39EE) | |
Class One and Class Two multiple-family dwellings (see § 200-39H) | ||