Manor City Zoning Code
PART 4
TABLES OF USES AND REQUIREMENTS FOR ACCESSORY USES
§ 27-401 Permitted Uses.
[Added by Ord. No. 605-25-02, 4/9/2025]
Uses Listed. The authorized uses and dimensional requirements for each district are shown on the Use Table and Yard, Area and Bulk Requirements Table attached to this chapter. Uses not specifically authorized in a district shall be prohibited in that district.
§ 27-402 Standards and Requirements for Certain Common Accessory Uses and Structures.
[Added by Ord. No. 605-25-02, 4/9/2025]
The following provisions shall apply to those more common accessory uses and structures identified hereafter:
1.
Temporary Trailers. Temporary structures and trailers used in conjunction with construction work may be permitted only during the period that the construction work is in progress. Temporary trailers or structures accessory to the construction of commercial facilities shall be issued permits and must comply with the Pennsylvania Uniform Construction Code.[1]
[1]
Editor's Note: See 34 Pa. Code Chapters 401 - 405.
2.
Use of Mobile Home as Temporary Residence. The use of a mobile or manufactured home as a residence during the period of construction of a permanent dwelling shall only be authorized through a request for a special exception filed with the Zoning Hearing Board. The request for a special exception may be granted by the Zoning Hearing Board when it finds:
A.
That the mobile or manufactured home is located on the same lot upon which the permanent dwelling is being constructed;
B.
The placement of the mobile home does not interfere with required setbacks in the zoning district;
C.
That the placement of the mobile home does not interfere with any site distance requirements or create a visual impairment for adjoining property owners;
D.
The mobile home has adequate sewage and water facilities;
E.
The mobile home proposed to be used is of sound construction and suitable for occupancy throughout the period of construction;
F.
The use of the mobile home as a residence shall not continue more than 12 months from the date a building permit is issued; and
G.
The placement of the mobile home shall not adversely affect the health, safety or well-being of adjoining property owners.
3.
Securing and Removal of Mobile Homes from Site. Any mobile home used as a temporary dwelling must be secured to the satisfaction of the Borough to prevent movement. Any mobile home used as a temporary residence must be removed from the site within 30 days of the receipt of an occupancy permit for the permanent dwelling. Under no circumstances shall any mobile home be used as a secondary dwelling after the occupancy permit for the permanent dwelling is issued. In the event construction of the dwelling is not completed within 12 months of the date a building permit is issued, the applicant must request an extension of time to continue using the mobile home as a temporary dwelling from the Zoning Hearing Board.
4.
Private Outdoor Swimming Pools.
A.
A single private outdoor swimming pool is permitted as an accessory use to a residential structure, provided that such swimming pool is for the private use of the residents of the residential structure or their guests. Such pool may not be located within the required rear or side yards of the district in which the pool is to be located; provided, however, that any walk, fence, slide, deck or accessory pool appurtenances surrounding the edge of the water may extend not more than three feet into any required side or rear yard.
B.
At a minimum, all in-ground pools shall be surrounded and enclosed by a four-foot-high fence structurally suitable to prevent direct access to the water in the pool. Such fence shall not have openings, holes or gaps larger than four inches in width or, if larger than four inches in width, no larger than four inches in length except for doors or gates; provided, that if a picket fence is erected or maintained, the horizontal dimensions shall not exceed four inches. The walls of a dwelling house or accessory building may be used as a part of the fence.
C.
Fences shall be constructed of weather-resistant materials and shall be assembled or fabricated with sufficient rigidity to prevent any substantial alteration or deformation of the lawful openings, holes or gaps. Fences surrounding in-ground pools shall be anchored using concrete pilings installed below the frost line.
D.
All gates or doors opening through such enclosure shall be equipped with a self-closing and self-latching device designed to keep, and capable of keeping, such door or gate securely closed at all times when not in actual use; provided, however, that the door of any dwelling occupied by human beings which forms any part of the enclosure hereinabove required need not be so equipped.
E.
The sides of a pool constructed above ground level shall be considered to meet the requirements for a fence preventing direct access to the pool, provided that such side of the pool is at least four feet high, and that any stairs, steps or ladders used to reach the water surface of the pool are removable or capable of being folded up or secured in a way which would prevent their use when the pool is not in operation by the residents of the property or their guests. Sides of above-ground pools that are less than four feet above ground level shall be fenced in accordance with this section.
F.
A privacy fence may be constructed to surround and enclose a pool constructed above the ground level; provided, however, that the height of any such fence shall not be greater than four and one-half feet, measured from the top of the side of the pool to the top of the fence.
G.
The fencing provisions of this section shall not be limited to or affected by the general fencing requirements set forth herein; provided, however, that fencing existing on the perimeter of a property may be substituted to comply with the fencing requirements of this section where its proximity to the pool satisfies the purpose and intent of the fencing requirements contained in this section.
H.
For purposes of this section, a "swimming pool" shall mean any above-ground, below-ground, temporary or collapsible structure more than two feet in height, and/or capable of holding more than 5,000 gallons of water for swimming, play or other recreational purposes. A "structure" less than two feet in height and/or capable of holding less than 5,000 gallons of water shall not be a "swimming pool" for purposes of this section.
5.
Locations of Utility Sheds. Utility sheds not exceeding 300 square feet in size may be located within a required side or rear property setback but shall not be placed closer than five feet to the rear or side property line. No development permit is required for the construction of such a utility shed.
A.
No utility shed of any size shall be located within any area designated as common open space or within a buffer zone indicated on a recorded plan.
B.
No more than one utility shed of any size may be constructed on a property. Any request for the construction of more than one utility shed shall be made as a special exception request to the Zoning Hearing Board.
C.
No mobile home, travel trailer, trailer, commercial truck bed or other similar vehicle may be converted or used as a utility shed or storage shed on any property in the Borough.
6.
No-Impact Home-Based Business. A no-impact home-based business shall be permitted in all residential zones as an accessory use permitted by right, provided that such permission shall not supersede any deed restriction, covenant or agreement restricting the use of land nor any master deed, by-law or other document applicable to a common interest ownership community. Any business or commercial activity seeking to operate as a "no-impact home-based business" must satisfy the following requirements:
A.
The business activity shall be compatible with the residential use of the property and surrounding residential uses.
B.
The business shall employ no employees other than family members residing in the dwelling.
C.
There shall be no display or sale of retail goods and no stockpiling of inventory of a substantial nature.
D.
There shall be no outside appearance of a business use, including, but not limited to, parking, signs or lights.
E.
The business activity may not use any equipment or process which creates noise, vibration, glare, fumes, odors or electrical interference, including interference with radio or television reception, which is detectable in the neighborhood.
F.
The business activity may not generate any solid waste or sewage discharge in volume or type which is not normally associated with residential use in the neighborhood.
G.
The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.
H.
The business may not involve any illegal activity.
7.
Private Garages. Private garages may be detached, attached or integrated into a residentially occupied structure on a property occupied for residential purposes. Such garage shall be constructed subject to the following requirements:
A.
A private garage may be constructed as a permitted accessory use to a residential dwelling, subject to the following limitations:
B.
If a private garage is proposed to be constructed having a square footage in excess of that permitted in a zoning district, the applicant may seek a variance from the Zoning Hearing Board for such construction. In the event that more than one private garage is desired to be built, the total square footage of all of the garages may not exceed the permissible area proscribed for the zoning classification in which it is located. If the square footage of all of the garages exceeds the maximum size permitted, the applicant may seek a variance from the Zoning Hearing Board for such construction.
8.
Use of Trailers for Storage. No mobile home, travel trailer, trailer, commercial truck bed or other similar vehicle may be converted or used for the storage or warehousing of materials or equipment as an accessory to commercial use on any property in the Borough. No mobile home, travel trailer, trailer, commercial truck bed or other similar vehicle may be converted or used for the storage or warehousing of materials or equipment as an accessory to any residential use on any property in the Borough.
9.
Fences. A fence may be erected in any required side or rear yard on properties in residential use; provided:
A.
Such fence is located at least two feet from the property line, unless an abutting property owner consents in writing to placement on the common property line;
B.
Such fence is erected with its finished side facing the neighboring property;
C.
Such fence does not exceed six feet in height;
D.
Such fence is constructed at grade level and not upon a mound, hill, fill or other artificial elevation;
E.
Such fence is of durable construction and installed in a workmanlike manner consistent within industry standards;
F.
Such fence in a required front yard does not exceed four feet in height, is at least 75% see-through, and is at least two feet from the property line, but the fence has to provide clear sight distance to be determined at the discretion of the Zoning Officer. Such fence from required side yard which extends from the front building to the front property line does not exceed four feet in height, is at least 75% see-through and is at least two feet from the property line.
G.
A chain-link fence not more than 10 feet in height may be erected in any required yard for schools, playgrounds or parks. Such fence shall be located at least two feet from the property line unless an abutting property owner consents in writing to placement on their common property line;
H.
A chain-link fence no more than 10 feet high may be erected in any required yard on property in industrial or commercial use. A solid fence no more than 10 feet high may be erected in a required yard on properties in commercial or industrial use. Such fence shall be located at least two feet from the property line unless an abutting property owner consents in writing to placement on their common property line;
I.
No fence shall be constructed without first making an application for and receiving a permit from the Borough;
J.
Electric or electrified fences shall not be permitted on properties in residential use and shall only be permitted for the confinement of farm animals for agricultural purposes or uses. This does not preclude underground electrical fences for domesticated animals;
K.
Fences, screen and walls must be erected in a safe manner to protect persons or animals and assure that they are not subject to danger or harm. No spikes, nails or other sharply pointed instruments of any kind or description shall be permitted to extend from, or be attached to, the wall or fence. Barbed or razor wire shall not be permitted expect in special circumstances required for security purposes such as towers, municipal facilities, and public utilities, or as approved by the Zoning Officer.
10.
Residential Accessory Structures in the A-1 and C-1 Zones. On lots less than 60,000 square feet used entirely for residential purposes in any A-1 or C-1 Zoning Districts, accessory structures may be located not closer than 15 feet from any rear or side lot line. In the event that a residence on lots less than 60,000 square feet used entirely for residential purposes in any A-1 or C-1 Zoning District is located within the required front yard, an accessory structure may be constructed along a line running parallel to the front building line of the residence; provided, however, that such accessory structure shall not be closer than 25 feet from the edge of the hard surface of any paved roadway.
11.
Kennels and Runs. No kennel, run, pen or other structure intended for use as a shelter for common domestic pets shall be permitted as an accessory use or structure within any residential district. Where property in a residential district is used principally for agricultural purposes, a structure, run or pen intended for use as a shelter for other than common domestic pets shall be permitted as an accessory use, subject to the provisions of this chapter.