Glen Rock City Zoning Code
PART 4
GENERAL PROVISIONS
§ 27-401 Accessory Uses and Structures.
[Ord. 284 (86-2), 8/14/1986, § 401; as amended by Ord. 411 (2001-2), 11/4/2001, § 1; by Ord. 429 (2004-4), 8/11/2004, § 1; by Ord. No. 521, 5/17/2023]
1.
Attached Structures. A permanent-roofed accessory structure, attached to the principal building, is considered a part of the principal building for all regulatory purposes.
2.
Non-Attached Structures. A permanent-roofed accessory structure, standing apart from the principal structure, is permitted in rear yards but must be at least 10 feet from the principal structure. In no case shall such accessory structure be less than five feet from any lot line. For all other requirements, a non-attached accessory structure is considered a part of the principal building. Any non-attached structure larger than 160 square feet must meet the setback requirements of the particular zone where it is proposed to be located and must have frost-line footers.
3.
Fences and Walls. No fence or wall (except a retaining wall or a wall of a building permitted under the terms of this chapter) shall be erected to a height of more than three feet in a front yard area and more than eight feet in any other yard area in a residential zone or upon any lot used for residential purpose in any other zone. For all other uses in all other zones no fence may exceed eight feet in height in any yard area. Fences may be located up to but not on the lot line.
4.
Solar and Wind Energy Facilities. Solar or wind energy systems either as part of a structure or as an independent structure providing a significant fraction of the electricity, space heating, space cooling or domestic hot water heating for a permitted use in any zone shall be permitted as accessory uses subject to the following constraints:
A.
No solar energy system located on the ground shall exceed a height of eight feet.
B.
The maximum ground coverage of a structure supporting a solar collector shall not exceed 25% of the area of the ground floor of the principal building.
C.
Solar energy systems must be reasonably installed and sited in the most aesthetic and architecturally compatible method possible, whether as a part of a structure or incidental to a structure or group of structures nearby.
5.
Home Occupations and Professions. Subject to the requirements below, the following home occupations and professions may be authorized only in a dwelling unit or an accessory structure in the Village Center Zone: physician, dentist, clergyman, lawyer, engineer, accountant, architect, teacher, artist, licensed insurance or real estate agent, seamstress, barber, beautician, watch/clock repair, gunsmith and similar service occupations and professions.
6.
Regulations for Permitted Home Occupations and Professions.
A.
Employees. No person other than a resident of the dwelling unit may practice the occupation or profession. No more than two persons outside the family may be employed to provide secretarial, clerical or other assistance.
B.
Coverage. Only the ground floor of a dwelling unit and not more than 30% thereof may be devoted to a home occupation or profession.
C.
Appearance. The character or external appearance of the dwelling unit or accessory structure must be that of a dwelling or its accessory structure. No display or products may be shown so as to be visible from outside the dwelling. A name plate not larger than two square feet in area is permitted. It must be illuminated only by indirect lighting.
D.
Parking. Besides the required parking for the dwelling unit, additional parking located in the rear yard is required as follows:
7.
Satellite Dish Antenna. Any accessory structure capable of receiving, for the sole benefit of the principal use, radio or television signals from a transmitter or transmitter relay located in planetary orbit shall be subject to the following constraints:
A.
Such devices shall not be placed within any required setback area only.
B.
Satellite dish antenna must be located in a side or rear yard.
C.
No ground-mounted dish antenna on any residential lot can exceed an overall diameter of 12 feet or an overall height of 15 feet.
D.
Only one antenna is permitted per building lot.
§ 27-402 Setback Modifications.
[Ord. 284 (86-2), 8/14/1986, § 402; as amended by Ord. 336 (92-3), 5/6/1992, § 2; and by Ord. 490 (2017-05), 10/18/2017]
1.
Front Setbacks from Major Thoroughfares. For the purpose of protecting residential use from adverse influences of traffic and for the purpose of protecting major thoroughfares for their traffic functions, building (including residential and nonresidential building) along these thoroughfares must be set back at least 50 feet from the right-of-way line of the thoroughfare. Major thoroughfares are or will be any arterial streets and collector streets specified in the Southern York County (SYC) Region Comprehensive Plan or any other municipal or regional Comprehensive Plan as designated by Borough Council.
2.
Front Setback of Buildings on Built-up Streets. Where at least two adjacent buildings within 100 feet of a property are set back a lesser distance than required, the average of the lesser distances becomes the required minimum front setback for the property.
3.
Sight Distance. Proper sight lines must be maintained at all street intersections. Measured along the center line of the street, there must be a clear sight triangle with sides as follows:
Street | Clear Sight Triangle Side | |
|---|---|---|
Major Thoroughfares | 150 feet | |
Minor Streets | 75 feet |
No building or construction is permitted in this area except as follows: |
4.
Setback on Corner Lots. In the case of corner lots, two front yards shall be provided (the second of which will exist in lieu of one side yard).
5.
Accessory or Appurtenant Structures. The setback regulations do not apply to:
A.
School bus shelters; telephone booths; and cornices, eaves, chimneys, steps, canopies, patios and exist landings which are not over eight inches above grade, and similar extensions of a structure, but not including porches and decks, whether covered or uncovered.
B.
Open fire escapes.
C.
Minor utility structures, articles of ornamentation or decoration.
D.
Fences, retaining walls.
§ 27-403 Height Modifications.
[Ord. 284 (86-2), 8/14/1986, § 403]
1.
The height regulations do not apply to the following projections; provided, that the height of any such projection above its base shall not be greater than the shortest distance measured along a horizontal plane from such base to any lot line:
A.
Structures such as chimneys, standpipes, flagpoles, television antennas or radio towers.
B.
Structures on buildings such as clock towers, cupolas, water tanks, and other mechanical appurtenances, if such structures, at any level, do not cover more than 25% of the roof on which they are located.
C.
Parapet walls or cornices solely for ornamental purposes if not in excess of five feet in height.
§ 27-404 Minimum Habitable Floor Area.
[Ord. 284 (86-2), 8/14/1986, § 404]
§ 27-405 Outdoor Signs.
[Ord. 284 (86-2), 8/14/1986, § 405; as amended by Ord. 336 (92-3), 5/7/1992, § 3]
1.
Signs Permitted and Extent-of-Use.
A.
Drive-in Business. For a drive-in business, business signs are permitted as long as their number does not exceed two per street frontage and their combined area does not exceed 50 square feet per street frontage.
B.
Other Uses. For other uses, one sign is permitted on each street frontage of a lot for each occupancy or purpose and an additional sign for each occupancy or purpose is permitted for every 100 feet of street frontage or major fraction thereof all in accordance with Subsection 5. However, for business signs, any number of signs are permitted as long as their total area does not exceed the maximum under Subsection 5.
C.
All Uses. For all uses, an advertising and a business sign must be at least 60 feet apart, and no sign exceeding 30 square feet in area may be located within 75 feet of a residential zone.
D.
Determination of Size. The size of the sign shall refer to the area of the sign facing, including any border framing or decorative attachments. In the case of open signs made up of letters, figures and designs the space between such letters, figures and designs shall be included.
E.
Type, Location and Size of Sign.
Type of Sign | Where Permitted | Maximum Size | |
|---|---|---|---|
Advertising | VC or CI zone | 300 square feet | |
Apartment development, subdivision | Where use is permitted | 20 square feet | |
Business | Where use is permitted | 50 square feet | |
Directional | Any zone | 6 square feet | |
For sale, for rent, sold and rented | R-1 or R-2 zone VC or CI zone | 6 square feet 30 square feet | |
Home occupation or home profession | Where use is permitted | 2 square feet | |
Identification and information of churches, schools, and other nonprofit institutions | Any zone | 20 square feet | |
Industrial park, shopping center | Where use is permitted | 300 square feet | |
Temporary sign for sale of agricultural and horticulture products and for construction projects | Any zone | 12 square feet | |
Traffic | Any zone | — | |
Trespassing | Any zone | 2 square feet | |
Utility | Any zone | 2 square feet | |
Work signs of builders, painters and other artisans performing work on the premises | Any zone | 6 square feet |
2.
3.
Buntings and Pennants. Buntings and pennants are permitted only to announce the opening of a new business or industry, or in connection with a civic event, and must be removed 15 days after the event.
4.
Projection of Signs. No sign may project:
A.
Over a public sidewalk area.
B.
Over a public highway or street unless specifically authorized by other Borough or state regulations.
C.
More than 25 feet above the ground except for an attached sign which may project 10 feet above the roof of a building providing the sign so placed does not project more than 35 feet above the ground.
5.
Illumination of Signs.
A.
Flashing and intermittent lights are permitted only in VC and CI Zones within the Borough.
B.
A sign may be illuminated only if the lighting is so screened that it is not directed or reflected toward any adjacent residence, or so it does not obstruct the vision of motorists.
C.
Signs which are illuminated in the colors red, green, or amber, either by colored bulbs or tubing, or in high reflection by the use of special preparations such as fluorescent paint or glass, may not be located within a radius of 200 feet of a highway traffic light or similar safety device or from the center.
6.
Temporary Signs.
A.
A temporary sign for the sale of agricultural and horticultural products may be erected for a period not exceeding 60 days.
B.
A temporary sign for a construction project may be erected and maintained for as long as the project is under construction.
C.
A temporary sign such as those advertising activities of churches and nonprofit organizations may be erected for a period not exceeding 60 days.
7.
Construction and Maintenance. Signs must be constructed of durable materials, maintained in good condition, and not allowed to become dilapidated.
8.
Termination of Enterprise. Upon termination or abandonment of a commercial or industrial use, all signs pertaining to the enterprise must be removed.
§ 27-406 Storage of Recreational Vehicles, Trailers and Trucks.
[Ord. 284 (86-2), 8/14/1986, § 406; as amended by Ord. 490 (2017-05), 10/18/2017]
In a residential zone, unregistered vehicles, recreational vehicles and trailers, and trucks with a vehicle rating over 3/4 ton shall not be stored for a period in excess of three days in the area between the street line and the line formed by the front wall of the principal building extended the full width of the lot. On-street parking of recreational vehicles and trailers is prohibited and when parking in the side or rear yards, must be at least three feet from all property lines.
§ 27-407 Sale of Agricultural Products.
[Ord. 284 (86-2), 8/14/1986, § 407]
The sale at retail of agricultural products is permitted in any zone on the property where they were produced.
§ 27-408 Parking.
[Ord. 284 (86-2), 8/14/1986, § 408; as amended by Ord. 336 (92-3), 5/6/1992, § 4]
1.
Size of Parking Spaces. Each parking space shall have an area of at least nine feet by 18 feet or 162 square feet, exclusive of passageways and driveways appurtenant to the space and giving access to it. Where five or more parking spaces are required, the total parking area including passageways and driveways must average 262 square feet per required parking spaces.
2.
Spaces Required. Off-street parking spaces must be provided for each building erected, enlarged or converted to a multifamily or two-family dwelling in accordance with the following schedule:
Type of Use | Minimum of One Parking Space for Each | |
|---|---|---|
Auditorium, church, theater and other such places of public assembly | 3 seats | |
Automobile repair, service station | 400 square feet of gross floor area and ground area devoted to repair and service facilities | |
Bowling alley | one-half lane (i.e., 2 spaces per lane) | |
Clubs, lodges and other similar places | 100 square feet of gross floor area | |
Drive-in business | as required by Zoning Hearing Board | |
Eating establishments | 4 seats | |
Funeral home | 100 square feet of gross floor area | |
Hospital, sanitarium | one-half bed (i.e., 2 spaces per bed) | |
Hotel, motel | guest sleeping room | |
Industrial and heavy commercial establishments | 1 1/2 employees on major shift but at least 1 space for each 5,000 square feet of gross floor area | |
Office building | 300 square feet of gross floor area | |
Other commercial buildings | 400 square feet of gross floor area | |
Other recreational establishments | 100 square feet of gross floor area | |
Residential dwelling | 1/2 dwelling unit (i.e., 2 spaces per dwelling unit) | |
Retail store or shop | 100 square feet of gross floor area | |
Rooming house | bedroom |
3.
Location. The parking area must be on the same or nearby premises. If on nearby premises:
A.
The nearest point of the parking lot shall be not further than the following distances to the nearest point of the property served: 100 feet in the case of a commercial use, 200 feet in the case of a residential use, and 300 feet in the case of an industrial use.
B.
The parking area must remain under control of the owner or operator of the use to which the parking area is appurtenant.
5.
Parking Area Adjacent to Street. For multifamily and nonresidential uses where a parking area or other area open to movement of vehicles abuts the right-of-way of a public street, a pipe railing, post and chain barricade, raised curbs or equally effective devices satisfactory to the Borough must line the public right-of-way except at access points so that parked vehicles will not extend into the street right-of-way.
6.
Paving. For commercial, industrial and multifamily residential uses, all required parking areas shall be paved with concrete or bituminous paving material.
§ 27-409 Loading.
[Ord. 284 (86-2), 8/14/1986, § 409]
1.
Size; Surfacing. The loading space must be not less than 12 feet wide and 50 feet long. It must be surfaced with a bituminous or concrete paving material.
2.
Spaces Required. Off-street loading spaces must be provided for each building erected or enlarged in accordance with the following schedule:
Type of Use | Number of Loading Spaces | |
|---|---|---|
Manufacturing, storage, display or sale of goods, hospitals and sanitaria | 1 space for a gross floor area of 5,000 to 25,000 square feet and 1 additional space for each 10,000 square feet of gross floor area in excess of 25,000 square feet | |
Offices, hotels, theaters or similar uses | 1 space for a gross floor area of from 20,000 to 100,000 square feet and 1 additional space for each 40,000 square feet of gross floor area in excess of 100,000 square feet |
3.
Layout. The loading area must be arranged so that there will be no need for motorists to back over public rights-of-way and must not be located in the front yard area.
§ 27-410 Driveways.
[Ord. 284 (86-2), 8/14/1986, § 410]
1.
Width. Within 10 feet of the street right-of-way, driveways, may not exceed 35 feet in width.
2.
Number. The number of driveways may not exceed two per lot on any one street frontage. The Zoning Hearing Board may grant permission by special exception for additional driveways where required to meet exceptional circumstances and where frontage of unusual length exists.
4.
Sight Distances; Slope, Cuts. A driveway must be located in safe relationship to sight distance and barriers to vision. The drive may not exceed a slope of 10% within 25 feet of the street right-of-way line. Where a drive enters a bank through a cut, unless a retaining wall is used, the shoulders of the cut may not exceed 50% in slope within 25 feet of the point at which the drive intersects the street right-of-way. The height of the bank must not exceed three feet within 10 feet of the street right-of-way line.
5.
Paving. An access drive's approach to a paved street shall be paved with a concrete or bituminous paving material to prevent gravel or other loose material from being carried onto the street. Beginning at the edge of the street roadway, the access drive shall be paved for a minimum distance of 35 feet measured along its center line. The Borough may require a longer paved area if conditions so warrant.
§ 27-411 Screens and Buffers.
[Ord. 284 (86-2), 8/14/1986, § 411]
1.
Where an industrial or commercial use is proposed in an IC or VC Zone and it abuts a residential zone, except for street or alley frontage:
A.
A fence, screen or buffer planting acceptable to the Borough is required to be erected in the Industrial or Village Center Zone to screen from view (in the residential zone) the industrial or commercial use.
B.
The space along the side lot line in the Village Center, and Industrial Zones abutting a residential zone for 20 feet in depth may not be used for commercial or industrial operations. This area must be suitably landscaped and maintained.
§ 27-412 Drainage.
[Ord. 284 (86-2), 8/14/1986, § 412]
2.
Building Restricted Adjacent to Drainage Channels and Watercourses. No building may be erected, structurally altered or relocated:
3.
Drainage Upon Street. In order to prevent improper surface water drainage upon streets, each building erected, structurally altered, or relocated, and its driveways, must be at a grade in satisfactory relationship:
4.
Drainage Upon Adjoining Properties; Slopes. In order to protect adjoining property owners, and to aid in preserving and protecting the natural beauty and character of the landscape, no change in the existing topography of any land may be made which would:
A.
Result in a slope of more than 70% within 20 feet of a property line.
B.
Alter the existing drainage or topography in any way so as to adversely affect adjoining properties.
In no case may any slope exceed the normal angle of slippage of the material involved. All slopes must be protected against erosion. |
5.
Obstruction to Drainage Prohibited. The damming, filling, or otherwise interfering with the natural flow of a surface watercourse is not permitted without approval of the Borough.
§ 27-413 Floodplain Regulations.
[Ord. 284 (86-2), 8/14/1986, § 413]
Any use, activity or development which is proposed in a flood prone area must comply with this chapter and the provisions established in the Floodplain Management Ordinance [Chapter 8].
§ 27-414 Illumination.
[Ord. 284 (86-2), 8/14/1986, § 414]
Where a use involves exterior lighting, the lighting must be so located and shielded that no objectionable illumination or glare is cast upon adjoining properties.
§ 27-415 Demolition.
[Ord. 284 (86-2), 8/14/1986, § 415]
Demolition of any structure must be completed within three months of the issuance of a permit. Completion consists of tearing the structure down to grade, filling any resulting cavity to grade and removing all resulting materials from the lot. A structure may be partly demolished only if a building remains and the demolition of the part is completed as required in the previous sentence. All evidence of the structure which was demolished must be removed from the exterior surfaces of the remaining building.
§ 27-416 Outdoor Swimming Pool Requirements.
[Ord. 284 (86-2), 8/14/1986, § 416; as amended by Ord. 336 (92-3), 5/6/1992, § 5]
Every outdoor swimming pool must conform to all applicable requirements of state law and in addition must be completely surrounded by a fence or wall not less than four feet in height, which shall be so constructed as not to have openings, holes or gaps larger than six inches in any dimension. An above-ground pool with a wall measuring at least four feet in height above ground on all sides is not required to have separate fencing. All gates or doors opening through such enclosure shall be equipped with a self-closing and self-latching device for keeping the gate or door securely closed at all times when not in actual use, except that the door of any dwelling which forms a part of the enclosure need not be so equipped. Farm ponds shall be excluded from the requirements of this section. Non-farm ponds shall meet all fencing requirements. In addition, an outdoor swimming pool must be set back at least 10 feet from all lot lines, and may not be constructed in any yard area in front of the front line of the principal building on the lot.
§ 27-417 Solar and Wind Energy Facilities.
[Ord. 284 (86-2), 8/14/1986, § 417]
1.
Solar Energy Systems. Solar energy systems shall be permitted relief from previously stated limitations to the following extent:
A.
Setbacks.
(1)
Architectural features needed for the operation of active or passive solar energy systems, including but not limited to canopies, eaves, overhangs, detached solar collectors, reflectors, piping and movable insulation may be permitted to extend up to 10 feet into required yard areas when these devices are a functional component of the space heating or domestic hot water system of the principal building lot.
(2)
The rear or side yard setbacks required may be reduced to zero in order to allow the siting of solar energy systems; provided, that:
(a)
No portion of the structure or architectural features project over the property lines.
(b)
Exposure protection between structures is provided according to the specifications of all applicable fire and safety regulations guaranteeing emergency access, light and ventilation.
(c)
The placement of all structures, building materials, and finished wall construction along the lot line does not interfere with traffic along adjacent or intersecting rights-of-way or with the site distance at intersections.
(d)
No other design can be shown to meet the requirements of this chapter and provide the same solar energy utilization.
(e)
Existing solar energy systems will not be substantially impaired by shadowing more than 10% of the collector area between 9:00 a.m. and 3:00 p.m. on a clear winter solstice (December 21) day.
2.
Wind Energy Systems. Wind energy systems shall be permitted relief from previously stated limitation to the following extent:
A.
Setbacks.
(1)
The setbacks from any lot line must be equal to the height of the tower, plus the length of the longest extension of the rotor plus 10 feet.
§ 27-418 Buildings Under Construction.
[Ord. 284 (86-2), 8/14/1986, § 418]
If the construction is completed by one year after the effective date of this chapter, a building, the foundation of which was completed before the effective date, may be constructed without being bound by the requirements of this chapter. In like manner, a building, the foundation of which was completed before an amendment, may be constructed if the construction is completed within one year after the amendment.
§ 27-419 Division of Built On Lots.
[Ord. 284 (86-2), 8/14/1986, § 419]
No lot may be formed from part of a lot occupied by a building unless each newly-created lot will meet all the applicable provisions of this chapter.
§ 27-420 Lots of Record.
[Ord. 284 (86-2), 8/14/1986, § 420]
On a lot held in single and separate ownership on the effective date of this chapter or any amendment thereto, which does not fulfill the regulations for the minimum lot area and/or lot width for the zone in which it is located, a building may be erected, altered and used and the lot may be used for a conforming (permitted) use providing the setback requirements are not less than the minimum specified herein for the zone in which the lot is located.
§ 27-421 Nonconformities.
[Ord. 284 (86-2), 8/14/1986, § 421; as amended by Ord. 336 (92-3), 5/6/1992, § 6]
1.
Continuance.
A.
Except as otherwise provided in § 27-610, the lawful use of land or buildings existing at the date of the adoption of this chapter may be continued, although such use of land or building does not conform to the use regulations specified by this chapter for the zone in which such land or building is located.
2.
Zone Changes. Whenever the boundaries of a zone shall be changed so as to transfer an area from one zone to another zone of a different classification, the foregoing provisions shall also apply to any nonconforming uses or dimensional nonconformities existing therein or created thereby.
3.
Identification and Registration. Nonconforming uses, lots and structures may be identified and registered by the Zoning Officer, together with the reasons why the Zoning Officer identified them as nonconformities.