Forest Hills City Zoning Code
PART 3
DISTRICT REGULATIONS
§ 27-301 Zoning District Map.
[Ord. 907, 5/16/2007, § 301]
1.
The boundaries of the various zoning districts are hereby established on the map entitled "Official Zoning District Map" on file in the office(s) of the Zoning Officer and the Borough Manager. This map with all explanatory matter thereon is hereby made a part of this chapter. The Official Zoning District Map shall be dated and shall carry the signature of the President of Borough Council and the Borough Secretary certifying that it is the true map adopted by the Council, and the map shall be sealed with the official Borough Seal. All amendments shall be identified on the map and similarly certified.
2.
The boundaries between districts are, unless otherwise indicated, either the center line of the streets or such lines extended, or parallel lines thereto, or property lines, or other physical boundaries and delineations. Where streets, property lines, or other physical boundaries and delineations are not applicable, boundaries shall be determined by scale shown on the Official Zoning District Map.
3.
Where physical or cultural features existing on the ground are at variance with those shown on the Official Zoning District Map or in other circumstances not specifically covered above, the Zoning Hearing Board shall interpret the district boundaries. Where uncertainty exits as to the boundaries of zoning districts as shown on the Official Zoning District Map, the following rules shall apply:
A.
Boundaries indicated as following the center lines of streets, highways, or alleys shall be construed to follow such center lines.
B.
Boundaries indicated as following platted lot lines shall be construed as following such lot lines.
C.
Boundaries indicated as following municipal limits shall be construed as following municipal limits.
D.
Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks.
E.
Boundaries indicated as following the center lines of streams, rivers, or other bodies of water shall be construed to following center lines, and in the event of change in the location of streams, rivers, and other bodies of water, shall be construed as moving with the actual body of water and following the center line.
F.
Distances not specifically indicated on the Official Zoning District Map shall be determined by the scale of the map.
4.
In the event that a street, alley, or other way shown on the Official Zoning District Map is vacated, the property formerly in said street right-of-way shall be included within the zoning district of the adjoining property of either side of said vacated street or way. Where said street forms a zoning district boundary, the new district boundary shall be the new property line created by the former center line of said vacated street.
§ 27-302 Zoning Districts.
[Ord. 907, 5/16/2007, § 302]
1.
The Borough is divided into the zoning districts set forth by this chapter and as shown by the zoning district boundaries on the Official Zoning District Map. The zoning districts are:
[Amended by Ord. No. 1073, 8/15/2018]
R-1 | Residential, Single-Family | |
R-2 | Residential, Low Density | |
R-3 | Residential, Medium Density | |
S-1 | Special | |
S-2 | Special | |
S-3 | Special | |
B-1 | Business | |
TCO | Town Center Overlay District | |
MXO | Mixed Use Overlay District | |
CO | Conservation Overlay District |
2.
Purpose of S Districts. The "S" District regulations are intended to provide a framework for residentially compatible uses and forms of development in consideration of their proximity to residential districts in the Borough. Applicable regulations and review procedures established are intended to mitigate the negative potential impacts on the adjacent residential neighborhoods while promoting the development of functional and attractive urban areas. The subdistricts in the S-category are distinguished by their relative fit with character of surrounding residential neighborhoods and with certain topographic influences. The districts may be characterized as follows:
A.
S-1 District. This district, due to its proximity to residential areas, is intended for uses and development that are most compatible with "residential" character in terms of their height, scale, traffic generation, and amenities. Where located along major traffic corridors, it is intended that they reinforce, rather than diminish a sense of the surrounding neighborhoods.
B.
S-2 District. This district is seen as transitional between the S-1 Districts and the more commercialized areas of the Borough such as the B-1 and Overlay Districts. Due to topographic separation from residential areas, but proximity to existing commercial and institutional uses, properties in this district are seen as mixed-use areas able to sustain more intense uses and densities.
C.
S-3 District. This district is seen as providing opportunities for residentially compatible uses and developments that offer the opportunity for higher densities and scales in return for a higher level of amenities and standards of protection and preservation of the natural environment, wherever possible.
§ 27-303 District Regulations.
[Ord. 907, 5/16/2007, § 303]
1.
The following regulations shall apply in all zoning districts:
A.
In all residential zoning districts, any use not specifically listed as a permitted, conditional, or accessory use for the zoning district shall not be permitted in that zoning district.
B.
In all nonresidential zoning districts, any use not specifically listed as a permitted, conditional, or accessory use for the zoning district shall not be permitted in that zoning district, except the same may be permitted in the B-1 Business District as a conditional use in accordance with the applicable express standards and criteria for "All Other Uses Not Specially Listed as Permitted or Conditional Use in Any Zoning District" as specified in § 27-905, Subsection 1KK, of this chapter.
C.
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.
D.
In all residential zoning districts, when a single-family dwelling or two-family dwelling is proposed, only one principal structure shall be permitted on a lot.
E.
In all zoning districts where authorized by this chapter, two or more multi-family dwellings may occupy the same lot; two or more nonresidential buildings may occupy the same lot; and two or more authorized nonresidential uses may occupy the same building, provided, in all cases, that all applicable requirements for each of the structures or uses can be met on the lot.
F.
In all zoning districts, all accessory structures shall be located on the same lot with the principal structure to which they are accessory.
G.
Where one parcel of property is divided into two or more different zoning district classifications, each portion of the property shall be used independently in its respective zoning district classification and, for the purposes of applying the regulations of this chapter, each portion shall be treated as a separate and distinct parcel.
§ 27-304 Permitted and Conditional Uses.
[Ord. 907, 5/16/2007, § 304; as amended by Ord. No. 1073, 8/15/2018]
Permitted and conditional uses are listed in Table 27-1 in this Part. Permitted and conditional uses in the TCO Town Center Overlay District are listed in Part 4. Permitted and conditional uses in the MXO Mixed Use Overlay District are listed in Part 5. Permitted and conditional uses in the CO Conservation Overlay District are listed in Part 15.
§ 27-305 Area and Bulk Regulations.
[Ord. 907, 5/16/2007, § 305; as amended by Ord. No. 1073, 8/15/2018]
Area and bulk regulations are listed in Table 27-2 in this Part. Area and bulk regulations in the TCO Town Center Overlay District are listed in Part 4. Area and bulk regulations in the MXO Mixed Use Overlay District are listed in Part 5. Area and bulk regulations in the CO Conservation Overlay District are listed in Part 15.
§ 27-306 Height Regulations.
[Ord. 907, 5/16/2007, § 306; as amended by Ord. 1023, 3/21/2012, § 46; and by Ord. 1041; 9/18/2013, § 2]
1.
No structures in the Borough shall exceed 35 feet in height in residential districts. Structures in other zoning districts may exceed 35 feet in height above ground level if a special exception is granted by the Borough Zoning Hearing Board, provided the following regulations are met:
A.
All front, side and rear yard setbacks shall increase by one foot for each additional foot of height up to 60 feet.