Erie City Zoning Code
ARTICLE 2
District Regulations
§ 201 Zoning Map.
[Ord. No. 80-2005, passed 12-28-2005, as amended through Ord. No. 15-2023, passed 4-19-2023]
A map entitled "Zoning Map, City of Erie, Pennsylvania," is hereby adopted as part of this Ordinance.[1] The Zoning Map shall be kept on file available for examination at the Office of Economic and Community Development and Zoning. Copies of the Zoning Map, together with the Zoning Ordinance, shall be made available to the general public by the City at a reasonable fee to be determined by resolution of City Council.
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
§ 202 Zoning districts.
[Ord. No. 80-2005, passed 12-28-2005, as amended through Ord. No. 15-2023, passed 4-19-2023]
The City is divided into the districts stated in this Ordinance as shown by the district boundaries on the Zoning Map. The districts are:
202.1.
Residential districts. Districts designated for residential use are for dwellings and the uses normally associated with residential neighborhoods. Such uses include schools, churches and parks. The specific purpose of each of the residential districts are as follows:
(a)
R-1 Low Density Residential Districts are for single-family residential developments of relatively low density.
(b)
R-1A Low Density Residential Districts are for single-family residential developments of relatively low density in areas which contain narrow lots.
(c)
R-2 Medium Density Residential Districts are for one- to four-family residential developments of low to moderate density.
(d)
R-3 High Density Residential Districts are for multiple-family residential developments on valuable centrally located property or property where good access, public utilities, and community facilities warrant a higher density of population. Higher densities would be accommodated primarily through apartments or other multiple-family dwellings.
202.2.
Residential limited business districts. This district is designated for medium density residential developments, limited local retail commercial activities, and many other limited commercial activities, especially those associated with the owner's home. Also, several public and semipublic uses are included. This designation broadens the use of properties on the periphery of intense use areas or along major transportation corridors while seeking to minimize incompatibility problems with existing uses. The specific purpose of the Residential Limited Commercial District is as follows:
(a)
RLB Residential Limited Commercial District is primarily for residential uses, home occupations, and limited commercial uses, generally located in the developed areas along major thoroughfares or adjacent to commercial or manufacturing districts.
202.3.
Commercial districts. Districts designated for commercial use are more restrictive in outlying residential areas. Compact districts for commercial uses can be served better with fire protection, police protection and other public services than scattered individual uses or mixed development. Most manufacturing uses are excluded in order to minimize truck and rail traffic especially in primarily residential areas. However, research laboratories and certain light manufacturing uses are permitted if they are of such a nature that they do not cause any hazards and if they meet specific requirements set forth in this Ordinance. The specific purpose of each of the commercial districts are as follows:
(a)
C-1 Local Commercial Districts are for small-scale retail shopping facilities, and other small-scale business uses in locations where they can offer goods and services to nearby residents conveniently without adversely affecting residential properties.
(b)
C-2 General Commercial Districts are for all retail establishments without a size restriction, which normally occur within shopping centers. Also included in this district are automobile-oriented businesses and services and other corporate and commercial activities.
(c)
C-3 Central Commercial District is for major shopping facilities, offices, entertainment facilities and related uses which serve the entire Erie area. The primary purpose of this district is to satisfy the unique needs and to promote the sound development of the Central Commercial District. In addition, this district may be applied to other large land areas to permit comprehensive commercial development.
(d)
C-4 Traditional Neighborhood Commercial. While the uses are very similar to the C-1 Local Business District, the differing factor is the character of the physical environment. This district has the high density building character of the C-3 District while providing services and storefronts catering to the neighborhood.
202.4.
Manufacturing districts. Districts designated for industry provide space for the continued development of Erie's manufacturing base. Development standards, parking specifications, and yard regulations are set forth in the Ordinance to assure manufacturing development compatible with adjacent uses. The specific purposes of the manufacturing districts are as follows:
(a)
M-1 Light Manufacturing Districts are for the development of very high standard precision industries in a protected environment.
(b)
M-2 Heavy Manufacturing Districts are for a wider range of manufacturing activities under conditions and standards which protect adjacent properties from adverse or objectionable influences.
(c)
IP Industrial Park Districts are created as an area to be developed exclusively for manufacturing activity but with more restrictions than a manufacturing designation. These districts encourage the use of manufacturing park development. Such development treats a large expanse of land as a manufacturing subdivision by planning, construction, servicing and maintaining it in a manner that will make resourceful use of the land, increase the compatibility and attractiveness of these uses to each other, and protect the City's advantage in attracting industry. All requirements in this Ordinance shall govern for the manufacturing park designation except where specific exceptions or additions are provided.
202.5.
Waterfront districts. The waterfront district is to provide a framework to guide and control the development of the Erie Bayfront. This district is intended to coordinate future public and private improvements in a mixed land use concept. The specific purpose of each of the waterfront districts is as follows:
(a)
W-C and W-C2 (Waterfront Commercial Districts) shall be designed for residential, commercial, recreational and historical uses.
(b)
W-M (Waterfront Manufacturing District) shall be designed for industry that requires waterfront or waterfront-related uses.
(c)
W-R (Waterfront Residential District) shall be designed single-, two- and multiple-family dwellings of high density on valuable properties or property where good access, public utilities and common facilities warrant a higher density of population.
(d)
W-C3 shall be designed for commercial, cultural and recreational uses.
§ 203 District boundaries.
[Ord. No. 80-2005, passed 12-28-2005, as amended through Ord. No. 15-2023, passed 4-19-2023]
District boundaries shown within the lines of streets, streams, and transportation rights-of-way shall be deemed to follow the center lines. The vacation of streets shall not affect the location of such district boundaries. When the Zoning Officer cannot definitely determine the location of a district boundary by such center lines, by the scale or dimensions stated on the Zoning Map, or by the fact that it clearly coincides with a property line, he shall refuse action, and 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 Ordinance.
§ 204 Permitted uses, conditional uses and special exceptions.
[Ord. 80-2005, passed 12-28-2005; Ord. 15-2023, passed 4-19-2023; Ord. 52-2024, passed 9-18-2024]
The permitted uses, conditional uses and special exceptions for each district are shown in the following sections and are considered principal uses unless clearly noted. Conditional uses may be granted or denied by the City Council after the recommendation of the Planning Commission and in accordance with the provisions of this Ordinance. Special exceptions may be granted or denied by the Zoning Hearing Board in accordance with the express standards and criteria of this Ordinance. In granting a conditional use or special exception, the City Council or the Zoning Hearing Board, as the case may be, may attach reasonable conditions and safeguards as it may deem necessary to implement the purpose of this Ordinance 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 6. Only one principal use per lot in any "R" District will be allowed except for planned residential development districts.
The following is an excerpt from the Pennsylvania Municipalities Planning Code:
Section 913.2. Governing Body's Functions; Conditional Uses. | ||
(a) | Where the governing body, in zoning ordinances, has stated conditional uses to be granted or denied by the governing body pursuant to express standards and criteria, the governing body shall hold hearings on and decide requests for such conditional uses in accordance with such standards and criteria. In granting a conditional use, the governing body may attach such reasonable conditions and safeguards, in addition to those expressed in the ordinance, as it may deem necessary to implement the purposes of this act in the zoning ordinance. | |
(b) | (1) | The governing body shall render a written decision or, when no decision is called for, make written findings on the conditional use application within 45 days after the last hearings before the governing body. Where the application is contested or denied, each decision shall be accompanied by findings of fact or conclusions based thereon, together with any reasons therefor. Conclusions based upon any provisions of this act or of any ordinance, rule or regulation shall contain a reference to the provision relied on and the reasons why the conclusion is deemed appropriate in light of the facts found. |
(2) | Where the governing body fails to render the decision within the period required by this subsection or fails to hold the required hearing within 60 days from the date of the applicant's request for a hearing, the decision shall be deemed to have been rendered in favor of the applicant unless the applicant has agreed in writing or on the record to an extension of time. When a decision has been rendered in favor of the applicant because of the failure of the governing body to meet or render a decision as hereinabove provided, the governing body shall give public notice of the decision within 10 days from the last day it could have met to render a decision in the same manner as required by public notice requirements of this act. If the governing body shall fail to provide such notice, the applicant may do so. | |
204.1.
R-1 Low Density Residential District.
(a)
Permitted uses:
Accessory dwelling unit (ADU) |
Accessory uses and structures |
Cemeteries (Section 305.7) |
Churches, places of worship (Section 305.12) |
Community garage |
Essential services |
Family day-care homes |
Group child-care home |
Group homes |
Home occupations |
Neighborhood center |
One-family dwellings |
Parks and playgrounds, public (Section 205.3) |
Planned residential development |
Short-term rental |
(b)
Special exceptions:
Schools (Section 305.12) |
Small wind energy systems (Section 305.45) |
Wireless communication facilities (Section 305.37) |
204.2.
R-1A Traditional Single Family Residential.
(a)
Permitted uses.
Accessory dwelling unit (ADU) |
Accessory uses and structures |
Cemeteries (Section 305.7) |
Churches, places of worship (Section 305.12) |
Community garage |
Essential services |
Family day-care homes |
Group child-care home |
Group homes |
Home occupations |
Neighborhood center |
One-family dwellings |
Parks and playgrounds, public (Section 205.3) |
Planned residential development |
Short-term rental |
(b)
Special exceptions.
Schools (Section 305.12) |
Small wind energy systems (Section 305.45) |
Wireless communication facilities (Section 305.37) |
204.3.
R-2 Medium Density Residential District.
(a)
Permitted uses.
Accessory dwelling unit (ADU) |
Accessory uses and structures |
Adult day care |
Bed-and-breakfast (Section 305.14) |
Cemeteries (Section 305.7) |
Churches, places of worship (Section 305.12) |
Community garage |
Essential services |
Family day-care home |
Fire stations (Section 305.9) |
Funeral homes |
Group child-care home |
Group homes |
Home occupations |
Market garden |
Neighborhood center (Section 305.26) |
Off-street parking lots (Sections 305.2, 305.3) |
One-family dwellings |
Parks and playgrounds, public (Section 205.3) |
Personal care boarding homes for adults |
Planned residential developments |
Rooming/boarding homes |
Short-term rental (Section 305.49) |
Three- and four-family dwellings (Section 305.16) |
Townhouses (Section 305.13) |
Two-family dwellings |
Urban garden |
Utility substations (Section 305.11) |
(b)
Special exceptions.
Schools (Section 305.12) |
Small wind energy systems (Section 305.45) |
Wireless communication facilities (Section 305.37) |
204.4.
R-3 High Density Residential District.
(a)
Permitted uses.
Accessory dwelling unit (ADU) |
Accessory uses and structures |
Adult day care |
Bed-and-breakfast (Section 305.14) |
Child day-care centers |
Churches, places of worship (Section 305.12) |
Community garage |
Dormitories |
Essential services |
Family day-care homes |
Fee-simple townhouses |
Fire stations (Section 305.9) |
Fraternity/sorority |
Funeral homes (Section 305.28) |
Group child-care home |
Group care facility |
Group homes (Section 305.1) |
Home occupation |
Hospitals |
Market garden |
Multiple-family dwellings |
Municipal buildings (Section 305.9) |
Nursing/convalescent homes |
Off-street parking lots (Sections 305.2, 305.3) |
One-family dwellings |
Parks and playgrounds, public (Section 205.3) |
Personal care boarding homes for adults (Section 305.20) |
Planned residential developments |
Retirement community |
Rooming/boarding homes |
Schools and colleges |
Short-term rental (Section 305.49) |
Two-family dwellings |
Urban garden |
Utility substations (Section 305.11) |
(b)
Special exceptions.
Commercial/industrial wind energy systems (Section 305.45) |
Conversion apartments (Section 305.19) |
Schools (Section 305.12) |
Small wind energy systems (Section 305.45) |
Wireless communication facilities (Section 305.37) |
204.5.
RLB Residential Limited Business District.
(a)
Permitted uses.
Accessory dwelling unit (ADU) |
Accessory uses and structures |
Adult day care |
Banks and financial institutions |
Bed-and-breakfast (Section 305.14) |
Business offices |
Car washes |
Churches, places of worship (Section 305.12) |
Cleaners |
Community garage |
Computer users center |
Convenience stores (Section 305.35) |
Corporate office (Section 305.23) |
Day-care centers (Section 305.15) |
Dormitories |
Eating and drinking establishment (Section 305.17) |
Essential services |
Family child-care home |
Fee-simple townhouses |
Fitness center/gym |
Florist |
Fraternity/sorority |
Funeral homes |
Greenhouses/nurseries (Section 305.27) |
Group care facility |
Group child-care home |
Home occupations |
Hospitals |
Ice cream shop |
Libraries and museums (Section 305.21) |
Licensed massage therapy (Section 305.43) |
Limited retail business (Section 305.36) |
Market garden |
Medical and dental clinics (Section 305.24) |
Mobile homes park |
Multiple-family dwellings |
Nursing/convalescent homes |
Off-street parking lots (Sections 305.2, 305.3) |
One-family dwellings |
Personal care boarding homes for adults (Section 305.20) |
Personal services |
Professional services |
Public/semipublic uses |
Rooming/boarding homes |
Short-term rental (Section 305.49) |
Two-family dwellings |
Urban garden |
Utility substations (Section 305.11) |
Video rental |
(b)
Special exceptions.
Commercial/industrial wind energy systems (Section 305.45) |
Small wind energy systems (Section 305.45) |
Wireless communication facilities (Section 305.37) |
(c)
Conditional uses.
Custodial care facility (Section 305.42) |
General correctional facility (Section 305.42) |
Limited correctional facility (Section 305.42) |
(d)
Note: Any combination of the permitted uses may be placed on one lot of record.
204.6.
C-1 Local Commercial District.
(a)
Permitted uses.
Accessory dwelling unit (ADU) |
Accessory uses and structures |
Adult day care |
Appliance sales and services (Section 305.36) |
Automobile/camper/RV sales |
Banks and business offices |
Beverage distributors |
Car washes |
Cleaners |
Computer users center |
Convenience stores (Section 305.35) |
Copy shops |
Corporate offices (Section 305.23) |
Day-care centers (Section 305.15) |
Drive-in business (Sections 305.2, 305.4, 305.5) |
Eating and drinking establishment |
Essential services |
Fitness center/gym |
Florist |
Funeral homes |
Gasoline service stations (Sections 305.2, 305.4) |
Home occupation |
Ice cream shop |
Libraries and museums (Section 305.21) |
Licensed massage therapy (Section 305.43) |
Limited retail business (Section 305.36) |
Multiple-family dwellings |
Off-street parking lots (Sections 305.2, 305.3) |
One-family dwelling |
Personal services |
Pet grooming |
Private clubs |
Professional services |
Public/semipublic uses (Section 205.3) |
Short-term rental (Section 305.49) |
Theaters |
Two-family dwelling |
Video rental |
(b)
Special exceptions.
Commercial/industrial wind energy systems (Section 305.45) |
Small wind energy systems (Section 305.45) |
Wireless communication facilities (Section 305.37) |
204.7.
C-2 General Commercial District.
(a)
Permitted uses.
Accessory uses and structures |
Animal care/pet grooming (Section 305.29) |
Appliance sales and service |
Automobile/camper/RV sales |
Automotive body/repair shop |
Banks and business offices |
Beverage distributors |
Business services |
Car washes |
Cleaners |
Commercial recreation |
Computer users center |
Convenience stores (Section 305.35) |
Copy shops |
Corporate offices |
Day-care centers (Section 305.15) |
Drive-in businesses (Sections 305.2, 305.4, 305.5) |
Eating and drinking establishment |
Essential services |
Fitness center/gym |
Flea/farmers market |
Florist |
Funeral homes |
Gasoline service stations (Sections 305.2, 305.4) |
Home occupation |
Hotels and motels |
Ice cream shop |
Licensed massage therapy (Section 305.43) |
Massage parlors (Section 305.33) |
Mobile home and trailer sales (Section 305.31) |
Multiple-family dwellings |
Off-street parking lots (Sections 305.2, 305.3) |
Parking garages/ramps |
Personal self-storage facilities |
Personal services |
Private clubs |
Professional services |
Public/semipublic uses (Section 205.3) |
Radio and television broadcasting |
Research laboratories (Section 305.23) |
Retail business |
Service garage (Sections 305.2, 305.4) |
Short-term rental (Section 305.49) |
Signs/outdoor advertising |
Stations and studios |
Tattoo parlors |
Theaters |
Used car sales lot |
Video rental |
(b)
Special exceptions.
Business uses similar to permitted uses in this district not otherwise specified (Section 305.32) |
Commercial/industrial wind energy systems (Section 305.45) |
Small wind energy systems (Section 305.45) |
Wireless communication facilities (Section 305.37) |
(c)
Conditional uses.
Adult bookstore (Section 305.33) |
Adult live entertainment (Section 305.33) |
Adult mini motion-picture theater (Section 305.33) |
Adult motion-picture theater (Section 305.33) |
204.8.
C-3 Central Commercial District.
(a)
Permitted uses.
Accessory uses and structures |
Banks and business offices |
Business services |
Cleaners |
Commercial recreation |
Convenience stores |
Copy shops |
Corporate offices |
Day-care centers (Section 305.15) |
Eating and drinking establishment |
Essential services |
Fitness center/gym |
Florist |
Hotels and motels |
Ice cream shop |
Libraries and museums |
Licensed massage therapy (Section 305.43) |
Light manufacturing (Section 305.30) |
Multiple-family dwellings |
Parking garages/ramps |
Personal services |
Printing and engraving |
Private clubs |
Professional services |
Public/semipublic uses (Section 205.3) |
Radio and television broadcasting stations and studios |
Retail business |
Short-term rental (Section 305.49) |
(b)
Special exceptions.
After hours club (Section 305.18) |
Bottle clubs (Section 305.34) |
Business uses similar to permitted uses in this district not otherwise specified (Section 305.32) |
Commercial/industrial wind energy systems (Section 305.45) |
Dance club (Section 305.18) |
Drive-in business (Sections 305.2, 305.4) |
Gasoline service stations (Sections 305.2, 305.4) |
Small wind energy systems (Section 305.45) |
Wireless communication facilities (Section 305.37) |
204.9.
C-4 Traditional Neighborhood Commercial.
(a)
Permitted uses.
Accessory dwelling unit (ADU) |
Accessory uses and structures |
Banks and financial institutions |
Bed-and-breakfast |
Churches, places of worship |
Cleaners |
Computer users center |
Convenience stores (Section 305.35) |
Day-care center (Section 305.15) |
Dental and medical clinics (Section 305.24) |
Eating and drinking establishment |
Family day-care home |
Fitness center/gym |
Florist |
Funeral homes |
Home occupation |
Ice cream shop |
Libraries and museums (Section 305.21) |
Licensed massage therapy (Section 305.43) |
Limited retail business (Section 305.36) |
Multiple-family dwellings |
One-family dwelling |
Personal/professional services |
Pet grooming |
Short-term rental (Section 305.49) |
Theaters |
Two-family dwelling |
Video rental |
(b)
Special exceptions.
Commercial/industrial wind energy systems (Section 305.45) |
Small wind energy systems (Section 305.45) |
Wireless communication facilities (Section 305.37) |
204.10.
M-1 Light Manufacturing District.
(a)
Permitted uses.
Accessory dwelling unit (ADU) |
Accessory uses |
Animal care |
Auto repair shop |
Auto sales |
Chemical processing and production |
Commercial recreation |
Contractors yard |
Corporate offices |
Essential services |
Light manufacturing |
Off-street parking lots (Sections 305.2, 305.3) |
Personal self-storage facilities |
Pet grooming |
Radio and television broadcasting stations and studios |
Rental service and equipment |
Signs/outdoor advertising |
Supply yards |
Truck terminals |
Urban solar farms (Section 305.47) |
Vehicle storage yard |
Warehousing |
Wholesale distribution center |
(b)
Special exceptions.
Commercial/industrial wind energy systems (Section 305.45) |
Small wind systems (Section 305.45) |
Wireless communication facilities (Section 305.37) |
(c)
Conditional uses.
Wind energy conversion systems (Section 305.44) |
204.11.
M-2 Heavy Manufacturing District.
(a)
Permitted uses.
Accessory uses |
Airports and heliports |
Animal care |
Asphalt products, manufacturing and storage |
Auto repair shop |
Auto sales |
Chemical processing and production |
Commercial recreation |
Contractors yard |
Corporate offices |
Essential services |
Gasoline service station (Sections 305.2, 305.4) |
Heavy manufacturing (Section 305.39) |
Landfill/solid waste transfer facility |
Light manufacturing |
Off-street parking lots (Sections 305.2, 305.3) |
Personal self-storage facilities |
Pet grooming |
Power plants |
Recycling and refuse reduction center |
Signs/outdoor advertising |
Supply yards |
Truck terminals |
Urban solar farms (Section 305.47) |
Vehicle storage yard |
Warehousing |
(b)
Special exceptions.
After hours club (Section 305.18) |
Bottle club |
Commercial/industrial wind energy systems (Section 305.45) |
Dance club (Section 305.18) |
Small wind energy systems (Section 305.45) |
Wireless communication facilities (Section 305.37) |
Any other manufacturing use not otherwise specified which is not objectionable to immediate neighbors because of noise, vibration, or emission of noxious gases, fumes or dust (Section 305.41) |
(c)
Conditional uses.
Scrap yards (Section 305.40) |
Wind energy conversion systems (Section 305.44) |
204.13.
W-C Waterfront Commercial District.
(a)
Conditional uses.
Aquariums |
Banks |
Boat sales and rentals |
Business and professional offices |
Commercial/industrial wind energy systems (Section 305.45) |
Commercial recreation |
Convention center |
Eating and drinking establishment |
Hotels, motels and inns |
Libraries and museums |
Marinas |
Marine gas stations |
Mass transit center |
Multiple-family dwellings |
Museums |
Parking garages/ramps |
Parks and playgrounds (Section 205.3) |
Personal service |
Private clubs |
Public/semipublic uses |
Retail business |
RV parks |
Small wind energy systems (Section 305.45) |
Theaters |
Wagering and betting uses |
Wireless communication facilities (Section 305.37) |
* | NOTE: All uses in W-C, W-M and W-R Districts are conditional uses and subject to provisions of Section 306 herein. |
(b)
Permitted uses.
Accessory uses |
Essential services |
Home occupations |
Off-street parking lots |
Short-term rental |
204.14.
W-C2 Waterfront Commercial District.
(a)
Conditional uses.
Aquariums |
Banks |
Boat sales and rentals |
Business and professional offices |
Commercial/industrial wind energy systems (Section 305.45) |
Commercial recreation |
Convention center |
Custodial care facility (Section 305.42) |
Eating and drinking establishment |
Hotels, motels and inns |
Group care facilities |
Libraries and museums |
Marinas |
Marine gas stations |
Mass transit center |
Multiple-family dwellings |
Museums |
Parking garages/ramps |
Parks and playgrounds (Section 205.3) |
Personal service |
Private clubs |
Public/semipublic uses |
Retail business |
RV parks |
Small wind energy systems (Section 305.45) |
Theaters |
Wagering and betting uses |
Wireless communication facilities (Section 305.37) |
* | NOTE: All uses in W-C, W-M and W-R Districts are conditional uses and subject to provisions of Section 306 herein. |
(b)
Permitted uses.
Accessory uses |
Essential services |
Home occupations |
Off-street parking lots |
Short-term rental |
204.15.
W-C3 Waterfront Commercial District.
(a)
Conditional uses.
After hours club (Section 305.18) |
Animal care |
Aquariums |
Banks |
Commercial/industrial wind energy systems (Section 305.45) |
Commercial recreation/racetrack |
Convention center |
Dance club (Section 305.18) |
Eating and drinking establishment |
Hotels, motels and inns |
Libraries and museums |
Light manufacturing |
Limited retail(a) |
Marinas/marine gas station |
Multiple-family dwellings |
Offices |
Parking garages |
Parks and playgrounds (Section 205.3) |
Personal services |
Private clubs |
Public/semipublic uses |
Small wind energy systems (Section 305.45) |
Theaters |
Wagering and betting uses |
Warehousing |
Wireless communication facilities (Section 305.37) |
NOTES: | |
(a) | Limited retail shall be defined for this district only as follows: Limited retail is permitted for the sale of products which enhance the overall development complex. Each individual retail location shall not exceed 3,000 square feet in total floor area and any one structure used primarily for the purpose of retail shall not exceed 7,000 square feet total floor area. |
* | All uses in W-C, W-M and W-R Districts are conditional uses and subject to provisions of Section 306 herein. |
(b)
Permitted uses.
Accessory uses |
Essential services |
Home occupations |
Off-street parking lots |
Short-term rental |
204.16.
W-M Waterfront Manufacturing District.
(a)
Conditional uses.
Chemical processing and production |
Commercial/industrial wind energy systems (Section 305.45) |
Corporate offices |
Heliport |
Light and heavy manufacturing |
Power plants |
Small wind energy systems (Section 305.45) |
Truck terminals |
Urban solar farms (Section 305.47) |
Warehousing |
Wind energy conversion systems (Section 305.44) |
Wireless communication facilities (Section 305.37) |
* | NOTE: All uses in W-C, W-M and W-R Districts are conditional uses and subject to provisions of Section 306 herein. |
(b)
Permitted uses.
Accessory uses |
Essential services |
Home occupations |
Off-street parking lots |
Vehicle storage yard |
204.17.
W-R Waterfront Residential District.
(a)
Conditional uses.
Churches, places of worship |
Commercial/industrial wind energy systems (Section 305.45) |
Essential services |
Multiple-family dwellings |
Parks and playgrounds, public (Section 205.3) |
Small wind energy systems (Section 305.45) |
Wireless communication facilities (Section 305.37) |
* | NOTE: All conditional uses in W-C, W-M and W-R Districts are subject to provisions of Section 306 herein. |
(b)
Permitted uses.
Accessory dwelling unit (ADU) |
Accessory uses |
One-family dwellings |
Two-family dwellings |
Family child-care home |
Group child-care home |
Home occupations |
Off-street parking lots |
Short-term rental |
§ 205 Lot, yard and height requirements.
[Ord. 80-2005, passed 12-28-2005; Ord. 15-2023, passed 4-19-2023; Ord. 52-2024, passed 9-18-2024]
The minimum lot area per family, maximum lot coverage by buildings and structures, minimum depth of front yard, minimum depth of rear yard, total combined width and minimum width of side yards, maximum height of structures and number of stories, and minimum floor area per dwelling for each district shall be specified in the following tables:
Use Districts | R-1 | R-1A | R-2 | R-3 | RLB |
|---|---|---|---|---|---|
Minimum lot area per family (square feet) | 6,000 (A) | 6,000 (A) | 2,000 (A,L) | 1,000 (2-1975) | 1,000 |
Maximum lot coverage by buildings | 35% (I) | 50% (I) | 50% (I) | 50% (I) | 50% (I) |
Minimum depth of front yard (feet) | 30 (B,G) | (B,G) | (B,G) | (B,G) | (B,G,M) |
Minimum depth of rear yard (feet) | 30 (D,J) | 20 (D,J) | 20 (D,J) | 15 (D,J) | 30 (D,J,M) |
Minimum total width of side yards (feet) | 15 (J) | 6 (J) | 6 (J) | 6 (H,J) | 15 (J,M) |
Minimum width of least side yards (feet) | 5 (J) | 3 (J) | 3 (J) | 3 (H) | 5 (J,M) |
Maximum height of structure (feet) | 35 | 35 | 45 | 100 (F) | 60 (K) |
NOTES: | ||
|---|---|---|
(A) | Use of lot of record | 205.1 |
(B) | Front yard adjacent setback | 205.2 |
(C) | ||
(D) | Rear yard with alley or irregular shape | 205.4 |
(E) | Side and rear yards adjacent to any R District | 205.5 |
(F) | Height exceptions, chimney, towers, spires | 205.6 |
(G) | Minimum front yard for garage whenever the garage doors face the street | 205.14 |
(H) | Increased side yard above second story | 205.15 |
(I) | Exclusive of roofless decks, pools, roofless walkways | 205.16 |
(J) | Side and rear yard of existing nonconforming principal buildings | 205.17 |
(K) | Height exception in RLB District for hospitals | 205.22 |
(L) | Three- and four-family dwellings in R-2 | 305.16 |
(M) | Multiple-family dwellings use R-3 yard requirements | 305.16 |
Use Districts | C-1 | C-2 | C-3 | C-4 | M-1 | M-2 |
|---|---|---|---|---|---|---|
Minimum lot area per family (square feet) | 1,000 | 1,000 | 1,000 (C) | 1,000 | N/A | N/A |
Maximum lot coverage by buildings | 50% (I) | 50% (I) | 100% | 100% | 75% (I) | 100% |
Minimum depth of front yard (feet) | 15 (G,M) | (G,M) | (K) | (K,N,M) | 30 | (C,G) |
Minimum depth of rear yard (feet) | (E,J,M) | (E,J,M) | (E,J) | (E,J,M) | 30 | (E,J) |
Minimum total width of side yard (feet) | N/A (M) | N/A (M) | N/A | N/A (M) | 20 | N/A |
Minimum width of least side yards (feet) | (E,J,M) | (E,J,M) | (E,J) | (E,J,M) | 10 (E,J) | (E,J) |
Maximum height of structure (feet) | 45 | 45 (F) | (L) | 60 | 100 (F) | 100 (F) |
NOTES: | ||
|---|---|---|
*N/A - Not applicable | ||
(A) | Use of lot of record | 205.1 |
(B) | Front yard adjacent to existing building | 205.2 |
(C) | Lot area per family shall equal one dwelling unit for every 1,000 square feet of building size | |
(D) | Rear yard with alley or irregular shape | 205.4 |
(E) | Side and rear yards adjacent to any R District | 205.5 |
(F) | Height exceptions, chimney, towers, spires | 205.6 |
(G) | Minimum front yard for garage whenever the garage doors face the street | 205.14 |
(H) | Increased side yard above second story | 205.15 |
(I) | Exclusive of roofless decks, in-ground pools, roofless walkways | 205.16 |
(J) | Side and rear yard of existing nonconforming principal buildings | 205.17 |
(K) | No front yard setback permitted | 205.20 |
(L) | As controlled by Airport Zoning Ordinance | — |
(M) | Multiple-family dwellings use R-3 yard requirements | 305.16 |
(N) | Front yard setback for residential structures | 205.21 |
Use Districts | W-C | W-C2 | W-C3 | W-M | W-R | IP |
|---|---|---|---|---|---|---|
Minimum lot area per family (square feet) | 1,000 (M) | 1,000 | 1,000 | N/A | 1,000 | N/A |
Maximum lot coverage by buildings | 65% | 65% | 100% | 100% | 50% (I) | 60% (K) |
Minimum depth of front yard (feet) | (G,M) | (G) | 0 or 30 abuts R District | (G) | (B,G,M) | 25 (K) |
Minimum depth of rear yard (feet) | (E,J,M) | (E,J) | 0 or 30 abuts R District | (E,J) | 20 (D,J,M) | 10 (K) |
Minimum total width of side yards (feet) | N/A (M) | N/A | 0 or 30 abuts R District | N/A | 6 (H,M) | 20 (K) |
Minimum width of least side yards (feet) | (E,J,M) | (E,J) | 0 or 30 abuts R District | (E,J) | 3 (H,J,M) | 10 (K) |
Maximum height of structure (feet) | 50 (F) | 100 | 100 (F) | 100 (F) | 50 (F) | 50 (K) |
NOTES: | ||
|---|---|---|
*N/A - Not applicable | ||
(A) | Use of lot of record | 205.1 |
(B) | Front yard adjacent to existing building | 205.2 |
(C) | ||
(D) | Rear yard with alley or irregular shape | 205.4 |
(E) | Side and rear yards adjacent to any R District | 205.5 |
(F) | Height exceptions; chimney, towers, spires | 205.6 |
(G) | Minimum front yard for garage whenever the garage doors face the street | 205.14 |
(H) | Increased side yard above second story | 205.15 |
(I) | Exclusive of roofless decks, in-ground pools, roofless walkways | 205.16 |
(J) | Side and rear yard of existing nonconforming principal buildings | 205.17 |
(K) | Manufacturing park requirements | 205.20 |
(L) | As controlled by Airport Zoning Ordinance | — |
(M) | Multiple-family dwellings use R-3 yard requirements | 305.16 |
205.1.
Any lot of record existing at the effective date of this amendment and held in separate ownership different from ownership of adjoining lots may be used and occupied by a single-family dwelling even though its lot area per family is less than the minimum requirement of this Ordinance. Any lot of record in the R-1 District existing before the effective date of this Ordinance and having a lot width of less than 41 feet in width may reduce the side yard requirements to a total of 10 feet, with a minimum side yard of at least three feet.
205.2.
In any appropriate district where a structure exists on the applicant's lot or any adjacent lot, the required depth of front yard for the proposed structure shall be the average depth of the existing structures located between two intersecting streets within a tolerance of plus or minus five feet.
205.3.
Accessory structures customarily associated with parks and playgrounds shall be allowed on-site without a principal structure. Such structures may include, but are not limited to, picnic pavilions, gazebos, and equipment storage sheds.
205.4.
In measuring the depth of side and rear yards, where the lot line is not parallel with the front the average dimension may be used, and where the lot line abuts an alley 1/2 the width of the alley may be considered as a portion of the required yard space.
205.5.
The side yard and rear yard of any C, W-C, M or W-M district abutting any RLB or any R or W-R district shall be at least one foot for each one foot of building height and shall have screening to abutting properties in R Districts which shall be protected from automobiles by wheel barriers or guardrails.
205.6.
Appurtenances to buildings, chimneys, stacks, elevator bulkheads, penthouses, gas or water towers, cooling towers, stage towers or scenery lofts, electric signs, wireless towers, and other necessary mechanical appurtenances, where permitted by Building Code and Use Regulations, and erected upon and as an integral part of the building, or a monument, shaft, spire, dome, tower, if erected for ornamental purposes only, may be erected or extended above the height limit of the district, provided that any such structure shall set back from the vertical plane of the permitted building line one foot horizontally for each two feet of extra height.
205.7.
Corner lots shall be considered to have two front yards and two side yards. In R and W-R districts the minimum depth of front yards facing one street only may be reduced to the extent necessary to permit the construction of a dwelling up to 22 feet in width or depth.
205.8.
All structures attached to the principal structure, excluding detached accessory structures, and whether open or enclosed, including porches, carports, attached garages, balconies, and bay windows above grade level, shall comply with all the required front, side and rear yards. Handicap ramps without a roof or enclosed sides are exempt from this rule.
205.9.
In any R District detached accessory buildings shall be located in the side or rear yard of the principal building, at least six feet from any dwelling or alley, at least three feet from any side and/or rear property line. Detached accessory buildings shall be no larger than 720 square feet in size or 15 feet in height. (See Illustration No. 1.[1]) Accessory structures located less than six feet from the principal structure shall be considered attached and must conform to the setback requirements of Section 205. No requirement for maximum building coverage or setbacks contained in this Ordinance shall prevent the construction of a shed which does not exceed 100 square feet in size.
(a)
In all other zoning districts, detached accessory buildings shall meet the setback, height and lot coverage requirements for that district and shall be located in the side or rear yard setback area.
(b)
Swimming pools shall be located in the side or rear yard of the principal building. Detached pools, with or without a deck, shall be considered as being a minimum of six feet from any dwelling. The rear and side yard setback detached pool is six feet. Swimming pools attached to the home must meet all the requirements set forth in Section 205, Lot, yard and height requirements.
[1]
Editor's Note: Said illustration is included as an attachment to this Ordinance.
205.10.
In a residential district any fence, hedge or enclosure within the required yard space shall not exceed a height of six feet six inches. In a nonresidential district any fence, hedge or enclosure within the required yard space shall not exceed a height of eight feet six inches. Where there is a boundary line between the two districts, the less restrictive eight-foot-six-inch height shall be permitted.
(a)
The height of any fence, hedge or enclosure shall be measured from the maximum grade level on either side of the property to the top of the fence, hedge or enclosure. Where a fence and a wall are combined, the top of the fence/wall shall be restricted by the maximum height as noted above.
(b)
Any fence, hedge or enclosure that is not of a "see-through" nature and obstructs vision, and is located within 15 feet of a driveway or alley where the driveway or alley intersects a front property line, or is located within 15 feet from a point where two front property lines intersect, shall not exceed a height of 30 inches above the top of the curb. Seventy percent of the fence, hedge or enclosure's area shall be open to be considered "see-through."
(c)
Chain-link fences to protect utility substations, pump houses, reservoirs may be increased in height to allow additional safety and security.
(d)
All dumpsters in the C, R, or W districts must be screened from view on a minimum of three sides.
205.11.
A roof eave or overhang of a roof shall not project more than 12 inches into required yard spaces. For larger overhangs, the building shall be set back accordingly.
205.12.
Not more than one house trailer, travel trailer, recreational vehicle, camper trailer, utility trailer, boat trailer, or boat may be stored in any R District, provided that it shall be stored at least three feet from the property line and behind the principal structure. At no time shall any item listed above be used as living quarters except in properly zoned RV/mobile home parks.
205.13.
Not more than one truck (pickup, panel delivery, flat bed or panel delivery) used for commercial purposes may be stored or parked on a lot in any R and W-R district, provided it is required for the occupant to travel to and from work. Vehicles not permitted under this section include but are not limited to the following: dump trucks, bucket trucks, buses, tow trucks, tractor trailers, garbage and/or scrap hauling trucks or any other equipment or vehicles normally associated with the construction industry. Nonconforming commercial uses within the R District are exempt from this regulation.
205.14.
Minimum distance between any street property line and any garage doors facing same shall be 20 feet with a clear, unobstructed clear sight area extending five feet on either side of the driveway at the street property line and five feet deep.
205.15.
In R-3 and W-R districts each side yard shall be increased by three feet per story above the second story.
205.16.
Maximum lot coverage by buildings as indicated in Section 205 shall not include ground floor roofless decks, swimming pools, and roofless walkways, but shall be required to meet setback requirements.
205.17.
Existing nonconforming principal buildings, whose use is conforming to the zone in which it is located, may be expanded where the addition infringes into setback areas, only to the extent that the existing principal structure currently infringes into such areas exclusive of bay windows, chimneys, etc. This only applies to additions of two stories or under.
205.18.
Rear additions to principal buildings may protrude behind the front line of an existing detached accessory structure, provided that the side and rear yard setbacks for the addition are met and a minimum of six feet is maintained between the addition and the detached accessory structure.
205.19.
Existing open porches may be enclosed where the enclosure will project into the required front yard and/or side yard space, provided that the structure was built prior to the enactment of this Ordinance, there are other open porches extending into the front yard an equal distance within the same block frontage. "In addition, front porches/balconies may be replaced if the porch/balcony infringes into side and front yard setback areas, provided that the new porch size and location is within the existing porch's area."
205.20.
In C-3 Districts, no building may be set back in any degree from the front property line, exclusive of the public right-of-way. The Central Commercial District shall promote and maintain the high-density urbanized commercial patterns that are fundamental to downtown areas and to insure a feeling of large-scale development with properties utilized to their fullest. Any existing structure in this district shall be permitted an addition or alteration to the front of the structure even if that addition does not extend to the right-of-way. This exception does not include side additions which continue the existing front yard setback.
205.21.
In the C-4 Zoning District, structures which are proposed for residential use only shall be allowed a variable setback of zero- to fifteen-foot setback.
205.22.
Hospitals located in RLB Districts shall meet height requirements set forth in R-3 Zoning Districts.
§ 206 Industrial Park (IP) District regulations.
[Ord. No. 80-2005, passed 12-28-2005, as amended through Ord. No. 15-2023, passed 4-19-2023]
206.1.
Purpose - Industrial Park.
(a)
The Industrial Park (IP) Districts are created as an area to be developed exclusively for industrial activity but with more restrictions than an industrial designation. These districts encourage the use of industrial park development. Such development treats a large expanse of land as an industrial subdivision by planning, construction, servicing and maintaining it in a manner that will make resourceful use of the land, increase the compatibility and attractiveness of these uses to each other, and protect the City's advantage in attracting industry. All requirements in this Ordinance shall govern for the Industrial Park designation except where specific exceptions or additions are provided.
(b)
The intent and purposes of the City of Erie in creating this district are as follows:
(1)
To encourage the establishment of industries which are compatible with one another.
(2)
To establish standards for the height and size of buildings, the areas and dimensions of yards and open spaces.
(3)
To provide development and operational standards for yards, structures and equipment that will minimize traffic congestion, noise, glare, air pollution, fire and safety hazards and insure adequate drainage.
(4)
To provide standards for off-street automobile parking and storage and loading facilities adequate in area, design, arrangement and development to properly serve the users for which such facilities are intended and sufficient to preclude the need for on-street parking or storage of automobiles and trucks.
(5)
To provide standards for the location and illumination of signs and advertising devices so as to minimize glare and distraction to motorists and neighboring residential districts.
(6)
To prohibit commercial uses except as such uses are purely accessory and incidental to the industrial uses they are intended to serve.
(7)
To prohibit industrial uses which, because of potential emission of dust, ash, smoke, noise, fumes, gas, odors or vibrations, are or may be inconsistent with the intent and purposes of this section.
(8)
To establish standards for environmental development including landscaping and requirement of open areas that will tend to result in healthful and productive working conditions.
(9)
To prohibit residences or any structures intended for living purposes.
206.2.
Permitted uses - Industrial Park.
(a)
Only those industrial, industrial, compounding, processing, packaging or treatment uses and processes from the following listing are permitted when and if they do not represent a health or safety hazard to the community through air, water, and noise pollution including the production or emission of dust, smoke, refuse matter, toxic or noxious odors, explosives, gas and fumes, excessive noise or similar substances and conditions.
(b)
No use shall be permitted in a Light Industrial Park District which shall have noise levels sustained or periodic of 60 decibels (dbA) or greater or unsustained nonperiodic noise levels of 80 decibels (dbA) or greater as measured at any property line and residential district line.
(c)
Principal use:
(1)
Wholesale warehousing and storage.
(2)
Highway freight, transportation and warehousing.
(3)
Transportation terminals.
(4)
Distributing plants, beverages, bottling and/or distribution.
(5)
The industrial, compounding, processing/packaging, treatment and distribution of such products as bakery goods, candy, cosmetics, pharmaceuticals, toiletries, food and kindred products.
(6)
Laboratories devoted to research, design, experimentation, processing and fabrication incidental thereto.
(7)
Utility operations (electric and gas company operations, sewer and water authorities).
(8)
Radio and television facilities and operations, telephone exchange and transformer stations.
(9)
Carpenter, electrical, plumbing, welding, heating or sheet metal shop, furniture upholstering shop, laundry and clothes-cleaning establishments, printing shop or publishing plant.
(10)
Building material supplies, but not including stone crushing or concrete mixing.
(11)
Assembly, industrial, compounding, processing, packaging or treatment uses or processes which produce or emit dust, smoke or toxic or noxious odors, gases, fumes and noise levels which are in conformance with Environmental Protection Agency and Pennsylvania Department of Environmental Resources standards.
(12)
Office buildings and buildings used for research and development (R&D) facilities.
(13)
Temporary outdoor storage of commodities for transshipment.
(14)
Essential services and utility substations.
(15)
Training facilities or schools which complement any permitted use.
(16)
Printing and publishing facilities.
(17)
Plastics manufacturing.
(18)
Agri-business.
(19)
Urban solar farms (Section 305.47).
206.3.
Accessory uses - Industrial Park. The following special uses shall be permitted in an Industrial Park District, providing the buildings and accessory buildings and uses comply with off-street parking requirements:
(a)
Cafeterias or restaurants specifically designed and intended for use by those employees and management of permitted uses in the Industrial Park District.
(b)
Indoor recreational facilities, auditoriums, meeting rooms, or other buildings primarily intended for the mutual use of the permitted uses located within the district, for meetings, programs, displays, recreation and other such uses as the users of the district may deem necessary. These facilities shall be prohibited for use by organizations, clubs and fraternities not specifically a part of the users of the district.
(c)
Outdoor recreational facilities designed and intended for use by employees and management of those permitted uses within the district. These facilities and associated uses shall comply with all requirements of this section in respect to front yard, side yard, and rear yard clearances. These facilities, if lighted, must be shielded away from any thoroughfares and residential districts.
(d)
All heliports shall be licensed by the Pennsylvania Department of Transportation, Bureau of Aviation, and shall meet minimum requirements specified by the Federal Aviation Administration or other governing agency.
206.6.
Prohibited uses - Industrial Park.
(a)
All those uses not specifically stated as permitted uses in an Industrial Park District are prohibited.
206.7.
Minimum lot area and lot width - Industrial Park.
(a)
All buildings or structures permitted in the Industrial Park District shall be located on a lot having a minimum area of 40,000 square feet and a minimum frontage on a public thoroughfare of 100 feet. Lots fronting a cul-de-sac shall provide the 100 feet frontage at the required building line land areas dedicated to essential services and utility substations shall be excluded from this requirement.
206.8.
Yards required - Industrial Park.
(a)
Front yards. There shall be a front yard of not less than 25 feet, measured from the street right-of-way. Such yards shall be appropriately landscaped and maintained as per Section 206.15(d) of this Ordinance.
(b)
Side yards. Each side yard shall have a width of not less than 10 feet. Such yards shall be appropriately landscaped and maintained as per Section 206.15(d) of this Ordinance. For lots abutting any residential district, as defined in this Zoning Ordinance, there shall be a side yard clearance for the side abutting the residential district of not less than 50 feet. The 50 feet abutting the residential district shall be appropriately landscaped and maintained as per Section 206.15(d) of this Ordinance. Such space shall remain open and unoccupied by any principal or accessory building use.
(c)
Rear yards. There shall be a rear yard of not less than 15 feet. Such yards shall be appropriately landscaped and maintained as per Section 206.15(d) of this Ordinance. For those lots with rear lot lines abutting any residential district, there shall be a rear yard of not less than 50 feet. The 50 feet abutting the residential district shall be appropriately landscaped and maintained as per Section 206.15(d) of this Ordinance. Such space shall remain open and unoccupied by any principal or accessory building or use.
206.9.
Building height limits - Industrial Park.
(a)
Except as provided in Section 206.9(b) following, no building or structure shall exceed a height of 50 feet.
(b)
Other structures. Chimneys, water tanks, storage and fuel tanks, communication towers and antennas, ventilators and other similar structures, whether or not accessory to building or appurtenant thereto, may be erected to a height exceeding 50 feet, provided they are in compliance with the applicable federal regulations relative to objects affecting navigable air space and the City of Erie Airport Zoning Ordinance.[1]
[1]
Editor's Note: The Airport Zoning Ordinance is on file in the City offices.
206.10.
Percentage of lot coverage - Industrial Park. Not more than 60% of the lot area shall be covered by any main and accessory building.
206.11.
Off-street parking - Industrial Park. Space for off-street parking of employees, customers and visitors shall be required in the following manner and in accordance with other sections of this Zoning Ordinance governing off-street parking. There shall be no on-street parking permitted in an Industrial Park under this zoning classification.
(a)
Off-street parking space shall herein be interpreted to be an accessory use and shall conform to all requirements as to side yard and rear yard clearances and shall provide one parking space for every 500 square feet of floor area or as required elsewhere by this Ordinance.
(b)
All parking spaces provided in the district shall be located on the same property with the permitted use it is intended to serve and conform to the landscaping requirements described in Section 206.15(d) of this Ordinance.
(c)
Sufficient parking spaces for employees, customers and visitors shall be provided. Visitor-only parking shall be permitted to the front of the building and in all cases there shall be at least 25 feet from the front line of parking lot to the street right-of-way. Parking to the front of the building shall not exceed 10% of all the required spaces except for lots along "main thoroughfares" where this restriction shall not apply. All parking shall conform to Section 206.8, Yard requirements, of this Ordinance.
(d)
Space shall be provided for the parking of freight and delivery trucks during any time in which the off-street loading facilities prescribed in the Ordinance are insufficient to handle all such trucks waiting to use said facilities.
(e)
All off-street parking areas shall be graded to drain to a City storm sewer wherever available. Where storm sewers are not available, the owner shall provide other feasible means of draining the lot, subject to the approval of the City Engineer.
206.12.
Off-street loading/unloading and storage - Industrial Park. Space for off-street loading/unloading and storage shall be required in the following manner and in accordance with other sections of the Ordinance governing loading requirements:
(a)
Off-street loading/unloading and storage space shall herein be interpreted to be an accessory use and shall conform to all requirements as to front, side and rear yard clearances as specified in this Zoning Ordinance.
(b)
All loading/unloading and storage space shall be located on the same property with the permitted use it is intended to serve.
(c)
All open areas used for storage of any type shall be enclosed by a solid wall or fence. All such solid walls or fences shall be a minimum of seven and a maximum of 15 feet in height and in no case shall storage of materials be permitted to exceed the height of the fence. Storage shall be limited to materials in accordance with the standards of the Pennsylvania Department of Environmental Resources, the Environmental Protection Agency and State Fire Marshal regulations.
(d)
In no case shall storage spaces or loading/unloading facilities be permitted in front of any main building.
(e)
All loading/unloading facilities shall be located a minimum of 100 feet from any residential district boundary if operated between the hours of 6:00 p.m. and 7:00 a.m.
(f)
Sufficient area shall be provided for loading/unloading and storage of motor vehicles used in the conduct of the commercial or industrial activity.
(g)
All off-street loading/unloading and storage areas shall be graded to a City storm sewer wherever available. Where storm sewers are not available, the owner shall provide other feasible means of draining the area, subject to the approval of the City Engineer.
206.13.
Signs and lighting requirements - Industrial Park.
(a)
Signs.
(1)
Only identification signs identifying the name and commercial of the persons or firms occupying the premises and directional signs necessary for proper automobile and truck delivery traffic shall be permitted. Advertising signs, billboards, or other signs are prohibited. No freestanding sign shall be larger than 60 square feet. No sign mounted flush to the wall shall be larger than 100 square feet. Identification signs shall generally be placed upon the outside walls of the buildings, but shall not extend above the line of the roof meeting the wall. However, identification signs may be placed in the front yard setback area when they are constructed and designed to be a part of a landscaping element. All other signs in the front yard setback area, signs painted on exterior faces of buildings or on roofs or fences, flashing or moving signs are prohibited. Signs shall not be placed or externally illuminated in a manner which casts glare or is otherwise detrimental to neighboring occupancies or to the safe movement of traffic.
(2)
No sign shall be located within 50 feet of any intersection unless affixed to a building and not extending more than three feet beyond the same.
(3)
No sign shall be erected or maintained in any yard which will in any way obstruct a view of any street intersection or otherwise create a traffic hazard.
(4)
Sign permits shall be required for any exterior signs.
(5)
Industrial Park identification signs shall be exempt from these requirements.
(b)
Glare and lights standards.
(1)
Lighting, including spotlights, floodlights, electrical reflectors and other means of illumination for signs, structures, landscaping, parking areas, loading and unloading areas and the like shall be focused, directed, and so arranged as to prevent glare or direct illumination on streets adjoining property lines, or any residential or agricultural district lines unless required to illuminate a hazard.
206.14.
Streets - Industrial Park. All streets in any Industrial Park District must be public streets and shall meet the following standards:
(a)
All streets shall have a minimum right-of-way width of 60 feet.
(c)
Sidewalks will only be required along main thoroughfares abutting on or passing through Industrial Park Districts. Sidewalks will only be required on one side of main thoroughfares. All intersections shall have a minimum curb radius of 35 feet.
206.15.
Supplemental conditions - Industrial Park.
(a)
Vibration standards. Permitted uses shall not be permitted to provide vibration in excess of these standards.
(1)
Requirements. Every use shall be so operated that ground vibration inherently and recurrently generated is not perceptible without instruments.
(2)
Method of measurement. Any vibration recurrently generated that is perceptible to the normal senses, without instruments, is prohibited.
(3)
Locational requirement. Vibration shall be determined along the property line of the property on which the use is located.
(b)
Storm drainage standards. Storm drainage facilities in streets shall be designed to accommodate a twenty-five-year storm. No stormwater pipes smaller than 15 inches in diameter shall be permitted. All cross pipes used in streets shall be reinforced concrete pipe - Class IV or PVC SDR 35 or equivalent. Parallel pipes may be concrete or coated corrugated galvanized steel pipe, Type B. For lots greater in size than 2 1/2 acres, stormwater discharge rate after development for storm frequencies of five, 10 and 25 years shall not exceed predevelopment discharge rates.
(c)
Solid waste and refuse standards. The disposal of solid waste and refuse must be in conformance with the requirements of the Pennsylvania Department of Environmental Resources. All refuse containers shall be kept in rear of the principal building and shall be surrounded by fencing on three sides for screening purposes.
(d)
Landscaping standards. The following standards shall be adhered to:
(1)
The landscaping requirements described in Section 206.8 of this Ordinance shall be located on the street side of all walls, barriers, fences and other screening.
(2)
All areas not paved shall be screened by landscaping from public view with shrubs or trees and be properly sodded or seeded. All earthen areas shall be protected from erosion.
(3)
Landscaped yard areas may include the use of flagpoles, screens, terraces, fountains, pools and other water arrangements, and various types of trees and shrubs. All trees, plants and shrubs shall be varieties that are adaptable to the local soil and climate condition and which blend with existing natural growth and shall be compatible with adjacent landscaped areas, in the opinion of a qualified landscape architect or horticulturist.
A.
One street tree (maple, oak, honeylocust, etc.) shall be in place or planted for each 50 feet of property abutting a public right-of-way. Trees shall be in place or planted adjacent to or in the right-of-way (depending on the location of utility easements).
B.
One small flowering tree (dogwood, crabapple, hawthorn, etc.) or tall deciduous tree (maple, oak, honeylocust, etc.) shall be in place or planted for each 100 feet of building perimeter. These trees shall be located in the landscaped areas of the site.
C.
One small flowering or tall deciduous tree shall be in place or planted for each 12 parking spaces. These trees shall be planted adjacent to the parking areas.
D.
The use of shrubs, additional trees (evergreen, deciduous and small flowering), annuals, perennials, spring flowering bulbs, and ground covers shall be at the owner's option.
F.
The owner is encouraged to keep as many of the existing trees on the site as possible.
G.
The owner may elect to treat portions of the site as natural landscaping; by encouraging the growth of native plants. Plants which can become a nuisance (Japanese honeysuckle, multiflora rose, autumn olive, etc.) shall not be planted or maintained on the site unless a part of designated wetlands.
(4)
All landscaped areas shall be perpetually maintained and in good condition at all times.
(5)
Landscaping devices shall not obscure the sight distances in a manner that may create a traffic hazard nor should they obstruct fire access under Section 206.15(f), Fire protection.
(e)
Utility standards.
(1)
Electrical and telephone service may be brought into the park overhead but shall be brought underground into the individual sites and to the buildings from the nearest available source with the exception of rail-served buildings where overhead service may be permitted. The purchaser or lessee will be responsible for the cost of such underground service. Pad-mounted electrical transformers or pad-mounted accessories shall be located and screened so as to prevent viewing from any public street or adjacent property.
(2)
Any Industrial Park District developer shall provide an adequate water supply for both industrial and fire protection use by service from the City of Erie. The water supply and system shall be constructed in conformance with the specifications and requirements of the supplier.
(f)
Fire protection standards.
(1)
All permitted uses must conform to the Fire Prevention Code currently in effect in the City of Erie.
(g)
Erosion and sedimentation control. Prior to any earthmoving activities, developer shall prepare an erosion and sedimentation control plan which shall meet the standards of Chapter 102 (Erosion Control) of Title 25 Rules and Regulations of the Pennsylvania Department of Environmental Resources[3] and shall be reviewed and found adequate by the Erie County Conservation District.
(h)
Any property within an Industrial Park District that abuts Presque Isle Bay between the center line of Cranberry Street and the center line of East Avenue shall meet the public access requirements as set forth in Article 3, Section 306, of the City of Erie Zoning Ordinance. The public access shall be considered a required conditional use and shall be approved by City Council after recommendation by the City Planning Commission and a public hearing as set forth in the PA Municipalities Planning Code, Act 170 of 1988.[4]
[4]
Editor's Note: See 53 P.S. § 10101 et seq.