Media City Zoning Code

ARTICLE B

Hybrid Form-Based Code

§ 311.B-1 Intent.

The following hybrid form-based code is intended to institute a mixture of form-based and euclidean (traditional) zoning in the residential districts that will:

(1)

Promote the construction and renovation of housing that protects and enhances the high-quality character of the community.

(2)

Ensure that when new housing is built, it will be of a size and character consistent with existing housing in the community.

(3)

Promote the production of housing that is affordable to those making at or below the area median income.

(4)

Promote the maintenance of the rich variety of housing types and historic homes that contribute to Media's unique community character.

(5)

Allow for the expansion of existing homes while limiting the potential for widespread demolition of homes to construct larger, more expensive housing.

(6)

Permit the construction of a variety of housing types that are consistent with the character of the community.

(7)

Ensure that residential buildings include several unifying features that allow the Borough to support a variety of housing typologies while maintaining a high-quality public realm.

(8)

Ensure that when various building components (such as porches, porticos, bay windows, and dormers) are constructed, they are useful to their building occupants and contribute to a high-quality public realm.

(9)

Promote the creation of high-quality open spaces, where appropriate.

(10)

Promote the planting of street trees and high-quality, landscaped yards that include new trees and vegetation.

(11)

Protect and promote the Borough's multi-modal transportation network, especially its walkable street system.

(12)

Reduce the negative impact of parking on the public realm while ensuring sufficient supply of parking to meet the needs of residents.

§ 311.B-2 Background.

The standards of this zoning ordinance were developed after extensive community engagement that included stakeholder meetings, informational presentations, public workshops, surveys, and public hearings.

§ 311.B-3 About this Hybrid Form-Based Code.

This zoning ordinance is, in many ways, no different than a traditional Euclidean zoning ordinance with a few exceptions:

(1)

This ordinance includes a building forms section,[1] which is not typically included in Euclidean ordinances. This section includes specific standards for different building typologies based on the specific impacts those typologies will have on the surrounding community.

[1]

Editor's Note: See Article B-VIII, Building Forms.

(2)

Uses are permitted based on whether or not they occupy a permitted building form. Thus a permitted use must meet two criteria: it must be permitted in the zone and be permitted within the building form. All permitted uses are permitted in at least one building form.

(3)

Many of the bulk and area standards (such as setbacks) that are traditionally regulated by zone are regulated in the building forms section of this article.

(4)

This article includes standards for setbacks and lot coverage that are dependent on the width of the lot and the size of the lot, respectively. These "dynamic standards" ensure that housing on lots of different sizes within the same zone are treated equitably.

§ 311.B-4 How to use this Code.

The following page provides a step by step guide to navigating the Hybrid Form-Based Code. The guide identifies the common topics and/or standards and where they can be found in the Code.

Projects are likely subject to standards in other articles of the Zoning Ordnance not specifically regulated in the Hybrid Form-Based Code. The following table identifies where such standards can be found:

Topic/Standard	Location
Sidewalks and curb	Article E-I. Supplemental Regulations
Fences and walls	Article E-I. Supplemental Regulations
Lighting	Article E-I. Supplemental Regulations
Refuse	Article E-I. Supplemental Regulations
Satellite antennas	Article E-I. Supplemental Regulations
Conversions	Article E-I. Supplemental Regulations
Driveways on existing developed residential properties	Article E-I. Supplemental Regulations
Parking ratios	Article E-III. Parking Regulations
Signs	Article E-IV. Signs

How to Use this Ordinance
	Topic/Standard	Location
STEP 1: Consult the Zoning Map Find your property on the Zoning Map and determine which zone it is in. The Zoning Map is available as an appendix to this document and in the Borough offices.	Which zone controls a property	Zoning Map
STEP 2: Review standards for the appropriate zoning district Each district includes a list of permitted uses, permitted building forms, coverage ratios, and permitted building height. District standards are covered in Article B-III through Article B-VII. Accessory dwelling units are permitted by zone and have additional regulations in two other sections.	Permitted/Prohibited Uses	Zoning District (Articles B-III through B-VII)
	Permitted Building Forms	Zoning District (Articles B-III through B-VII)
	Accessory Uses (except accessory dwelling units)	Zoning District (Articles B-III through B-VII)
	Accessory Dwelling Units	Accessory Dwelling Units (Article B-XV)
	Accessory Dwelling Units	Building Form - ADU External (Articles B-VIII - § 311.B-58)
	Coverage Ratios	Zoning District (Articles B-III through B-VII)
STEP 3: Review the standards for the appropriate building form Each building form has its own setback and layout standards. Using the definitions in Article B-VIII, identify the building form that most closely matches your type and follow the regulations for that type.	Permitted Building Height	Zoning District (Articles B-II through B-VII)
	Setbacks	Building Form (Article B-VIII)
	Building Regulations (e.g. width, depth, etc.)	Building Form (Article B-VIII)
	Required, Permitted, and Prohibited Building Components Elements and Roofs	Building Form (Article B-VIII)
STEP 4: Review additional standards applicable to all projects There are several sections that apply to all applications using the Hybrid Form-Based Code. Consult these standards to understand what will be required of your project.	Parking Design and Location Standards	Parking Location and Design (Article B-IX)
	Parking Ratios	See Article E-III - Parking Regulations
	Standards for Stoops, Porches, Bay Windows, etc.	Building Components (Article B-IX)
	Building Design	Design Guidelines (Article B-XI)
	Building Design	Design Standards (Articles B-XII)
	Open Space Design	Open Space Standards (Article B-XIII)
	Landscaping Standards	Open Space Standards (Article B-XIV)

§ 311.B-5 Applicability.

The following standards and measurements shall apply to the hybrid form-based code sections of this Zoning Ordinance, including the R-1, R-2, R-3, R-4, and Office Districts.

§ 311.B-6 Figures and photos.

Figures and photos are intended to help illustrate the intent and requirements of the text. In the case of a conflict between the text of this chapter and any figure or photos, the text governs.

§ 311.B-7 Primary streets and front lot lines.

Where a property sits on a corner, the primary street shall be the street that is the longest of the two streets and the secondary street shall be the shorter of the two.

Corner lots have two front lot lines and two side lot lines with no rear lot line.

§ 311.B-8 Lot width.

Lot width shall be the horizontal distance between the side lot lines measured at right angles to the lot depth at the building line. It shall be measured as the length of the front lot line of a lot, except as follows:

(1)

For a flag lot, only the 'pole' or 'post' portion of the lot is used to measure lot width. Flag lots are strongly discouraged.

Figure 1. Lot width, irregular shape

(2)

For irregular shaped lots with non-parallel side lot lines, the lot width shall be measured at the build-to line, as illustrated in Figure 1. Lot width, irregular shape. Where no build-to line can be established, 20 feet from the front lot line shall be used to establish lot width.

§ 311.B-9 Lot depth.

Lot depth is measured distance between the midpoint of the primary front lot line and the midpoint of the rear lot line or to the most distant point on any other lot line where there is no rear lot line.

§ 311.B-10 Building height.

Building height shall be the lesser of the vertical distance measured from the average level of the ground as provided by the BOCA building regulations surrounding the structure or from the average level of the ground at the center line(s) of the public street(s) abutting the property, to the highest point of the roof for flat roofs and to the ridge for gable, hip and gambrel roofs. In the event the property is on a corner, the lesser vertical distance is measured at the center line of each street to the same highest point.

Figure 2. Building Height on Slope > 5%

For properties built on a slope greater than 5%, the height of the building shall step down, following the slope of the land as illustrated in Figure 2. Building Height on Slope > 5%. Height will be determined in a maximum of twelve-foot intervals.

Chimneys, spires, towers, mechanical penthouses, tanks, antennas and similar projections of the building not intended for human occupancy shall not be included in calculating the height.

When calculating the percentage of buildings on the same side of the street for the purposes of determining whether an exception to the twenty-eight-foot height requirement is permitted, the applicant shall divide the number of homes that exceed 28 feet by the total number of homes. They shall round down to the nearest whole number and exclude empty lots and the subject property from the calculation. For example, if three of seven homes exceed 28 feet, then 42.857% would be calculated as 42%.

§ 311.B-11 Setbacks.

Subject to the limitations set forth in Article E-I Supplemental Regulations, setback calculations shall exclude building components such as porches, stoops, and bay windows as well as any encroachment such as overhanging eaves, gutters, cornices, and steps.

§ 311.B-12 Build-to line.

Figure 3. Build-to Line Calculation

Property	Setback
A	10 feet
G	10 feet
B	15 feet
D	15 feet
F	15 feet
E	20 feet
H	20 feet

Figure 4. Build-to Line, Corner

The build-to line is equal to the median of all setbacks along the same side of the street. Where an even number of lots exist on the same side of the street, add the two middles and divide by two. See Figure 3. Build-to Line Calculation.

If the subject lot is a corner lot, the property shall have two build-to lines. See Figure 4. Build-to Line, Corner.

Applicants may elect to use the setback of an adjacent property as the build-to line if it is further from curb than the build-to line.

If there are two or fewer buildings on the same side of the street, the following setbacks shall be used:

Zone	Setback
R-1	25 feet
R-2	20 feet
R-3	15 feet
R-4	15 feet
Office	15 feet

§ 311.B-13 Build-to line occupancy.

Figure 5. Build-to Line Occupancy Calculation

The build-to line occupancy shall mean the line to which a percentage of a building's front facade must be constructed. It is calculated by measuring the width of the facade that occupies the build-to line and dividing it by the total width of the building that is visible to the build-to line. See Figure 5. Build-to Line Occupancy Calculation.

(1)

The width shall exclude building components and encroachments.

(2)

Attached parking that faces the build-to line shall be excluded from all calculations and must comply with the parking setback standards established elsewhere in the ordinance.

Buildings are permitted to be set back one foot on the interior side of the build-to line to address site specific issues without having to seek relief so long as no portion of the building, including any encroachment or building component, would extend beyond the property line.

§ 311.B-14 Building placement.

The facade of a principal building must be built at or in front of any maximum front setback for each story of a building. The facade of upper stories may not project forward of the facade of the ground story except through the use of building components.

§ 311.B-15 Building separation.

A principal building must be separated from any other principal building on the same lot or on an abutting lot by the building separation distance specified for each building form.

Building separation is measured from the face of the exterior walls of a principal or accessory building, excluding a party wall.

Building components, such as bay windows, are not exempt from the separation requirement.

The structural walls of window wells are exempt for separation requirement so long as they do not extend more than one foot above grade.

§ 311.B-16 Parking setback.

On principal streets, parking setbacks shall be measured from the build-to line.

On all other streets, parking setbacks shall be measured from the lot line.

The parking setback shall never be less than the build-to line setback.

§ 311.B-17 Light and air shed.

Figure 6. Light and Air Shed Diagram

The light and air shed is measured from the base of a principal dwelling unit and extends vertically along the facade of the building, excluding building components or encroachments as illustrated in Figure 6. Light and Air Shed Diagram. A 45° light and air shed includes all areas within the space created when a line is extended 45° off the building facade.

§ 311.B-18 Facade exposure.

Figure 7. Facade Exposure

The facade exposure ratio is measured as ratio of the sum of the proposed setback (PS) on the applicant's property and the required setback (RS) of the adjacent property to the length of the side facade (SF). The length of the side facade shall be measured perpendicular to the front property line, as illustrated in Figure 7. Facade Exposure.

(PS + RS): SF (e.g. 2:1)

§ 311.B-19 Minimum lot size.

For the purpose of lot subdivision or lot consolidation, the minimum lot size for any lot covered under the Hybrid Form-Based Code shall be calculated as follows:

The size of all steep slopes (SS), wetlands (W), and other areas (OA) that are prohibited from development by ordinance, law, deed restriction, or other means shall be totaled and subtracted from the total lot area (TLA). This shall be the total developable area (TDA), as illustrated in the following formula:

TLA - (SS + W + OA) = TDA

Example: 100,000 square feet of total lot area (TLA) minus 17,000 square feet of steep slopes (SS), wetlands (W) and other areas (OA) equals 83,000 of total developable area.

The median surrounding lot size (MSLS) shall be calculated for all lots that are

(1)

Within 200 feet of any parcel line of the subject property.

(2)

Not the subject property.

(3)

Within the same zone as the subject property or properties. Where no other properties within 200 feet are within the same zone as the subject property, the calculation shall include all properties within 200 feet.

The total developable area (TDA) shall be divided by the median surrounding lot size (MSLS) and rounded down to the nearest whole number to determine the maximum number of lots (MNL) which may be created by subdivision and/or lot consolidation as illustrated in the following formula:

TDA/MSLS = MNL

Example: 83,000 square feet of total developable area divided by 10,000 square feet median surrounding lot size equals 8.3 lots which may be subdivided (rounded to 8).

Each resulting lot shall comply with the minimum average lot size (MALS).

§ 311.B-20 Legislative intent.

The purpose of this article is to protect, maintain and preserve the existing low density residential development in the district; to provide for adequate open space between houses to ensure a desirable living environment; to support a walkable urban environment; to promote community amongst neighbors; and to permit continued development consistent with existing housing types and lot sizes.

§ 311.B-21 By right uses and special exceptions.

Building forms and uses are permitted or prohibited together. Any use or building form not specifically permitted in the Table of Permitted Uses and Special Exceptions is prohibited.

Table of Permitted Uses and Special Exceptions.

Permitted Uses and Special Exceptions
Key:		permitted			special exception (type 1)			special exception (type 2)		X	explicitly prohibited		—	not applicable
		Building Form
Use		Detached House	Semi-Detached House	Attached House	ADU, External	TwoPlex	Courtyard Building	Flats, Micro	Flats, Small	Flats, Medium	Flats, Medium-Large	Flats, Large	Residential Multi-Plex	Flex
Residential
(1)	One unit			X	X	X	X	X	X	X	X	X
(2)	Two units		X	X	X	X	X	X	X	X	X	X	—
(3)	Three to four units	X	X	X	X	X	X		X	X	X	X	—
(4)	Five to 19 units	X	X	X	X	X	X			X	X	X	—
(5)	Twenty to 50 units	X	X	X	X	X	X			X	X	X	—
(6)	Accessory unit		X	X		X	X	X	X	X	X	X	—	X
Nonresidential
(7)	Community residence facility		X	X	X	X	X	X	X	X	X	X	—
(8)	Church or other places of worship*	X	X	X	X	X	X	X	X	X	X	X	—
(9)	Municipal or public use	X	X	X	X	X	X	X	X	X	X	X	—
(10)	Passive recreation	X	X	X	X	X	X	X	X	X	X	X	—
NOTES: * Including rectory or parish house.

Special exception criteria.

(1)

All special exceptions are subject to the provisions of Article F-III, Zoning Hearing Board as well as any specific conditions listed in this section.

(2)

Uses identified as Special Exceptions (Type 2) in Table of Permitted Uses and Special Exceptions are permitted only if they meet the following criteria:

(a)

The structure was in existence prior to April 6, 2023.

(b)

The property was being used for the special exception purpose prior to April 6, 2023.

(c)

The property has not been abandoned for any period since April 6, 2023.

(d)

The application meets all standards established in Article B-VIII, Building Forms and elsewhere in this chapter.

§ 311.B-22 Permitted accessory uses.

Off-street parking space or private garage.

Utility/tool shed and similar accessory structure.

Private swimming pool and other recreational use.

Fence, when erected and maintained subject to the requirements of Article E-I, Supplemental Regulations.

Any accessory use on the same lot with and customarily incidental to any of the uses permitted above and not detrimental to the neighborhood.

Accessory work units for the use of no-impact home-based businesses that do not measure more than 20 feet in any horizontal direction and which are subject to all provisions of § 311.E-6.

No-impact home-based business or commercial activity administered or conducted as an accessory use that is clearly secondary to the use as a residential dwelling and must satisfy the following requirements:

(1)

The business activity shall involve no customer, client or patient traffic, whether vehicular or pedestrian, pickup, delivery or removal functions to or from the premises in excess of those normally associated with residential use.

(2)

The business activity shall be compatible with the residential use of the property and surrounding residential uses.

(3)

The business shall have no on-site employees other than people residing in the dwelling.

(4)

There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.

(5)

There shall be no outside appearance of a business use, including, but not limited to parking, signs, lights, or storage.

(6)

The business activity may not use any equipment or process that creates noise, vibration, glare, fumes, odors, or electrical or electrical interference, including interference with radio or television reception, that is detectable in the surrounding area.

(7)

The business activity may not generate any solid waste or sewage discharge in volume or type that is not normally associated with residential use.

(8)

The business activity including but not limited to storage of inventory shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.

(9)

The business may not involve any illegal activity.

§ 311.B-23 Lot standards.

Building forms and lots are permitted or prohibited together. Any lot or building form not specifically permitted in the Table of Permitted Lots and Building Forms is prohibited. A building form must also be permitted with a use in the Table of Permitted Uses and Special Exceptions to be permitted. Subdivision and consolidation of lots within this zone are subject to § 311.B-19, Minimum lot size.

Table of Permitted Lots and Building Forms.

Permitted Lots and Building Forms
Lot Width in Feet			Key:			permitted		X	prohibited
		Min.	—	30	40	50	60	70	80
		Max.	29	39	49	59	69	79	+
	Minimum Lot Depth (Feet)		110	110	110	110	110	110	110
(1)	Detached house
(2)	Semi-detached house
(3)	Attached house		X	X	X	X	X	X	X
(4)	Accessory dwelling unit, external
(5)	Two plex		X	X	X	X	X	X	X
(6)	Courtyard building		X	X	X	X	X	X	X
(7)	Flats, micro		X	X	X	X
(8)	Flats, small		X	X	X	X	X
(9)	Flex		X	X	X	X	X	X	X

§ 311.B-24 Lot coverage ratios.

Lot coverage ratios shall be determined based on the subject property's lot size as identified in the following table.

Table of Coverage Ratios.

Coverage Ratios
Lot Size in Square Feet		Min.	0	2,250	3,750	5,250	6,750	8,250	9,750	11,250	12,750	14,250	15,750
Lot Size in Square Feet		Max.	2,249	3,749	5,249	6,749	8,249	9,749	11,249	12,749	14,249	15,749	+
(1)	Building coverage, principal structure		35%	30%	30%	23%	19%	16%	14%	13%	12%	11%	10%
(2)	Building coverage, accessory structures		12%	11%	10%	10%	9%	8%	8%	7%	6%	6%	5%
(3)	Impervious coverage, nonbuilding		20%	27%	20%	17%	14%	12%	11%	10%	9%	8%	8%
(4)	Impervious coverage, total		55%	69%	60%	50%	42%	36%	33%	30%	27%	25%	23%

§ 311.B-25 Setbacks and building standards.

Setbacks and building standards shall meet the standards established for the appropriate building form as prescribed in Article B-VIII, Building Forms.

§ 311.B-26 Building height.

No building shall have a height exceeding 28 feet or a maximum of 2 1/2 stories above grade, whichever is the lesser, unless otherwise stipulated in this section.

A building may have a height of up to 35 feet with a maximum of three stories above grade, if the zoning officer determines that one of the following conditions is met:

(1)

The building exceeded 28 feet before April 6, 2023.

(2)

At least 50% of the buildings on the same side of the primary street exceeded 30 feet, calculated in accordance with § 311.B-10, Building height.

(3)

No portion of the building falls within a 30% light and air shed (see § 311.B-103, Landscaping) as measured from the base of any principal use on adjacent properties where the adjacent property's principal building height is 28 feet or less.

(4)

The roofline has a minimum roof pitch of 5:12 and a maximum roof pitch of 12:12.

§ 311.B-27 Legislative intent.

The purpose of this article is to protect, maintain and preserve the existing low-medium density residential development in the district; to provide for adequate open spaces between dwellings to ensure a desirable living environment; and to permit continued development with a variety of uses, including two-unit dwellings.

§ 311.B-28 By right uses and special exceptions.

Building forms and uses are permitted or prohibited together. Any use or building form not specifically permitted in the Table of Permitted Uses and Special Exceptions is prohibited.

Table of Permitted Uses and Special Exceptions.

Permitted Uses and Special Exceptions
Key:		permitted			special exception (type 1)			special exception (type 2)		X	explicitly prohibited		—	not applicable
		Building Form
Use		Detached House	Semi-Detached House	Attached House	ADU, External	TwoPlex	Courtyard Building	Flats, Micro	Flats, Small	Flats, Medium	Flats, Medium-Large	Flats, Large	Residential Multi-Plex	Flex
Residential
(1)	One unit				X	X	X	X	X	X	X	X
(2)	Two units			X	X	X	X	X	X	X	X	X	—
(3)	Three to four units	X	X	X	X	X	X		X	X	X	X	—
(4)	Five to 19 units	X	X	X	X	X	X			X	X	X	—
(5)	Twenty to 50 units	X	X	X	X	X	X			X	X	X	—
(6)	Accessory unit					X	X	X	X	X	X	X	—	X
Nonresidential
(7)	Community residence facility		X	X	X	X	X	X	X	X	X	X	—
(8)	Church or other places of worship*	X	X	X	X	X	X	X	X	X	X	X	—
(9)	Municipal or public use	X	X	X	X	X	X	X	X	X	X	X	—
(10)	Passive recreation	X	X	X	X	X	X	X	X	X	X	X	—
NOTES: * Including rectory or parish house.

Special exception criteria.

(1)

All special exceptions are subject to the provisions of Article F-III, Zoning Hearing Board as well as any specific conditions listed in this section.

(2)

Uses identified as special exceptions (Type 2) in Table of Permitted Uses and Special Exceptions are permitted only if they meet the following criteria:

(a)

The structure was in existence prior to April 6, 2023.

(b)

The property was being used for the special exception purpose prior to April 6, 2023.

(c)

The property has not been abandoned for any period since April 6, 2023.

(d)

The application meets all standards established in Article B-VIII, Building Forms and elsewhere in this chapter.

§ 311.B-29 Permitted accessory uses.

All accessory uses permitted in the R-1 Residential District.

§ 311.B-30 Lot standards.

Table of Permitted Lots and Building Forms.

Permitted Lots and Building Forms
Key:			permitted		P?	permitted on some lots (see form standards)		X	prohibited
Lot Width in Feet		Min.	—	30	40	50	60	70	80
Lot Width in Feet		Max.	29	39	49	59	69	79	+
	Minimum Lot Depth (Feet)		100	100	100	100	100	100	100
(1)	Detached house
(2)	Semi-detached house
(3)	Attached house		X	X	X	X	X	X	X
(4)	Accessory dwelling unit, external
(5)	Two plex		X	X	X	X	X	X	X
(6)	Courtyard building		X	X	X	X	X	X	X
(7)	Flats, micro		X	X	X	X
(8)	Flats, small		X	X	X	X	X
(9)	Residential multi-plex		X	X	X	X	X	X	P?
(10)	Flex		X	X	X	X	X	X	X

§ 311.B-31 Lot coverage ratios.

Lot coverage ratios shall be determined based on the subject property's lot size as identified in the following table.

Table of Coverage Ratios.

Coverage Ratios
Lot Size in Square Feet		Min.	0	2,200	3,300	4,400	5,500	6,600	7,700	8,800
Lot Size in Square Feet		Max.	1,549	3,299	4,399	5,499	6,599	7,699	8,799	+
(1)	Building coverage, principal structure		45%	35%	28%	23%	20%	18%	16%	18%
(2)	Building coverage, accessory structures		40%	19%	13%	11%	10%	9%	8%	7%
(3)	Impervious coverage, nonbuilding		20%	13%	24%	23%	20%	18%	16%	15%
(4)	Impervious coverage, total		65%	65%	65%	55%	50%	45%	40%	40%

§ 311.B-32 Setbacks and building standards.

Setbacks and building standards shall meet the standards established for the appropriate building form as prescribed in Article B-VIII, Building Forms.

§ 311.B-33 Building height.

No building shall have a height exceeding 28 feet or a maximum of 2 1/2 stories above grade, whichever is the lesser, unless otherwise stipulated in this section.

A building may have a height of up to 35 feet with a maximum of three stories above grade, if the Zoning Officer determines that one of the following conditions is met:

(1)

The building exceeded 28 feet before April 6, 2023.

(2)

At least 50% of the buildings on the same side of the primary street exceeded 30 feet, calculated in accordance with § 311.B-10, Building height.

(3)

No portion of the building falls within a 30% light and air shed (see § 311.B-17, Light and air shed) as measured from the base of any principal use on adjacent properties where the adjacent property's principal building height is 28 feet or less.

(4)

The roofline has a minimum roof pitch of 5:12 and a maximum roof pitch of 12:12.

§ 311.B-34 Legislative intent.

The purpose of this article is to protect, maintain and preserve the existing medium density development in the district; to provide for adequate standards and open spaces to assure that proposed development will produce a desirable living environment and not create excessive traffic; and to provide for continued development with a variety of uses, including townhouse, two-unit, and multi-unit dwellings not to exceed six units.

§ 311.B-35 By right uses and special exceptions.

Building forms and uses are permitted or prohibited together. Any use or building form not specifically permitted in the Table of Permitted Uses and Special Exceptions is prohibited.

Table of Permitted Uses and Special Exceptions.

Permitted Uses and Special Exceptions
Key:		permitted			special exception (type 1)			special exception (type 2)		X	explicitly prohibited		—	not applicable
		Building Form
Use		Detached House	Semi-Detached House	Attached House	ADU, External	TwoPlex	Courtyard Building	Flats, Micro	Flats, Small	Flats, Medium	Flats, Medium-Large	Flats, Large	Residential Multi-Plex	Flex
Residential
(1)	One unit				X	X	X	X	X	X	X	X
(2)	Two units				X	X	X	X	X	X	X	X
(3)	Three to six units	X	X	X	X					X	X	X	—
(4)	Seven to 19 units	X	X	X	X	X	X	X			X	X	—
(5)	Twenty or more units	X	X	X	X	X	X	X			X	X	—
(6)	Accessory unit					X	X	X	X	X	X	X	—	X
Nonresidential
(7)	Community residence facility		X	X	X	X	X	X	X	X	X	X	—
(8)	Church or other place of worship*	X	X	X	X	X	X	X	X	X	X	X	—
(9)	School, day-care center or similar use	X	X	X	X	X	X	X	X	X	X	X	—
NOTES: * Including rectory or parish house.

Special exception criteria.

(1)

All special exceptions are subject to the provisions of Article F-III, Zoning Hearing Board as well as any specific conditions listed in this section.

(2)

Uses identified as special exceptions (Type 2) in Table of Permitted Uses and Special Exceptions are permitted only if they meet the following criteria:

(a)

The structure was in existence prior to April 6, 2023.

(b)

The property was being used for the special exception purpose prior to April 6, 2023.

(c)

The property has not been abandoned for any period since April 6, 2023.

(d)

The application meets all standards established in Article B-VIII, Building Forms and elsewhere in this ordinance.

§ 311.B-36 Permitted accessory uses.

All accessory uses permitted in the R-1 Residential District.

Laundry, contained within the building, for the exclusive use of the residents of an apartment house.

Recreational facilities, for the exclusive use of the residents of an apartment building or their guests.

Refuse collection center for multi-unit buildings, that shall be accessible to a public street and screened from public view by a wall, fence or hedge.

Any accessory use on the same lot with and customarily incidental to any of the uses permitted above and not detrimental to the neighborhood.

§ 311.B-37 Lot standards.

Table of Permitted Lots and Building Forms.

Permitted Lots and Building Forms
Key:			permitted		P?	permitted on some lots (see form standards)		X	prohibited
Lot Width in Feet		Min.	—	20	30	40	50	60	70	100
Lot Width in Feet		Max.	19	29	39	49	59	69	99	+
	Minimum Lot Depth (Feet)		100	100	100	100	100	120	120	120
(1)	Detached house							X	X	X
(2)	Semi-detached house							X	X	X
(3)	Attached house							X	X	X
(4)	Accessory dwelling unit, external							X	X	X
(5)	Two plex		X	X	X	X	X
(6)	Courtyard building		X	X	X	X	X	X	P?
(7)	Flats, micro		X	X	X
(8)	Flats, small		X	X	X	X	X	X
(9)	Residential multi-plex		X	X	X	X	X	X	X	P?
(10)	Flex		X	X	X	X	X

§ 311.B-38 Lot coverage ratios.

Lot coverage ratios shall be determined based on the subject property's lot size as identified in the following table.

Table of Coverage Ratios.

Coverage Ratios
Lot Size in Square Feet		Min.	0	2,000	3,000	4,000	5,000	8,500	12,000
Lot Size in Square Feet		Max.	1,999	2,999	3,999	4,999	8,499	11,999	+
(1)	Building coverage, principal structure		55%	55%	40%	30%	20%	35%	20%
(2)	Building coverage, accessory structures		20%	14%	12%	10%	10%	7%	5%
(3)	Impervious coverage, nonbuilding		30%	30%	30%	25%	20%	23%	18%
(4)	Impervious coverage, total		80%	80%	80%	65%	50%	65%	43%

§ 311.B-39 Setbacks and building standards.

Setbacks and building standards shall meet the standards established for the appropriate building form as prescribed in Article B-VIII, Building Forms.

§ 311.B-40 Building height.

No building shall have a height exceeding 28 feet or a maximum of 2 1/2 stories above grade, whichever is the lesser, unless otherwise stipulated in this section.

A building may have a height of up to 35 feet with a maximum of three stories above grade, if the Zoning Officer determines that one of the following conditions is met:

(1)

The building exceeded 28 feet before April 6, 2023.

(2)

At least 50% of the buildings on the same side of the primary street exceeded 30 feet, calculated in accordance with § 311.B-10, Building height.

(3)

(4)

The roofline has a minimum roof pitch of 5:12 and a maximum roof pitch of 12:12.

§ 311.B-41 Legislative intent.

The purpose of this article is to protect, maintain and preserve the existing medium-high density residential development in the district; to provide for adequate standards and open spaces to assure that proposed development will produce a desirable living environment and not create excessive traffic; and to provide for continued development with a variety of uses, including townhouses and multi-unit dwellings.

§ 311.B-42 By right uses and special exceptions.

Building forms and uses are permitted or prohibited together. Any use or building form not specifically permitted in the Table of Permitted Uses and Special Exceptions is prohibited.

Table of Permitted Uses and Special Exceptions.

Permitted Uses and Special Exceptions
Key:		permitted			special exception (type 1)			special exception (type 2)		X	explicitly prohibited		—	not applicable
		Building Form
Use		Detached House	Semi-Detached House	Attached House	ADU, External	TwoPlex	Courtyard Building	Flats, Micro	Flats, Small	Flats, Medium	Flats, Medium-Large	Flats, Large	Residential Multi-Plex	Flex
Residential
(1)	One unit				X	X	X	X	X	X	X	X
(2)	Two units				X		X	X	X	X	X	X
(3)	Three to six units	X	X	X	X					X	X	X
(4)	Seven to 19 units	X	X	X	X	X	X	X			X	X
(5)	Twenty or more units	X	X	X	X	X	X	X				X
(6)	Accessory unit					X	X	X	X	X	X	X	—	X
Nonresidential
(7)	Community residence facility		X	X	X	X	X	X	X	X	X	X	—
(8)	Church or other place of worship*	X	X	X	X	X	X	X	X	X	X	X	—
(9)	School, day-care center or similar use	X	X	X	X	X	X	X	X	X	X	X	—
NOTES: * Including rectory or parish house.

Special exception criteria.

(1)

All special exceptions are subject to the provisions of Article F-III, Zoning Hearing Board as well as any specific conditions listed in this section.

(2)

Uses identified as special exceptions (Type 2) in Table of Permitted Uses and Special Exceptions are permitted only if they meet the following criteria:

(a)

The structure was in existence prior to April 6, 2023.

(b)

The property was being used for the special exception purpose prior to April 6, 2023.

(c)

The property has not been abandoned for any period since April 6, 2023.

(d)

The application meets all standards established in Article B-VIII, Building Forms and elsewhere in this chapter.

§ 311.B-43 Permitted accessory uses.

All the accessory uses as provided in § 311.B-36 in the R-3 Residential District.

§ 311.B-44 Lot standards.

Table of Permitted Lots and Building Forms.

Permitted Lots and Building Forms
Key:			permitted	P?	permitted on some lots (see form standards)	X	prohibited
Lot Width in Feet		Min.	—	20	30	40	60	100
Lot Width in Feet		Max.	19	30	39	59	99	+
	Minimum Lot Depth (Feet)		110	110	110	110	110	110
(1)	Detached house						X	X
(2)	Semi-detached house						X	X
(3)	Attached house						X	X
(4)	Accessory dwelling unit, external						X	X
(5)	Two plex		X	X	X
(6)	Courtyard building		X	X	X	X	X	P?
(7)	Flats, micro		X	X	X
(8)	Flats, small		X	X	X	X	X
(9)	Flats, medium		X	X	X	X	X
(10)	Residential multi-plex		X	X	X	X	X	P?
(11)	Flex		X	X	X	X	X

§ 311.B-45 Lot coverage ratios.

Lot coverage ratios shall be determined based on the subject property's lot size as identified in the following table.

Table of Coverage Ratios.

Coverage Ratios
Lot Size in Square Feet		Min.	0	2,000	3,000	4,000	6,000	10,000
Lot Size in Square Feet		Max.	1,999	2,999	3,999	5,999	9,999	+
(1)	Building coverage, principal structure		55%	55%	40%	30%	20%	35%
(2)	Building coverage, accessory structures		20%	14%	12%	10%	10%	7%
(3)	Impervious coverage, nonbuilding		30%	30%	30%	25%	20%	23%
(4)	Impervious coverage, total		80%	80%	80%	65%	50%	65%

§ 311.B-46 Setbacks and building standards.

Setbacks and building standards shall meet the standards established for the appropriate building form as prescribed in Article B-VIII, Building Forms.

§ 311.B-47 Bulk standards.

Building height.

(1)

No building shall have a height exceeding 35 feet with a maximum of three stories above grade.

§ 311.B-48 Legislative intent.

§ 311.B-49 By right uses and special exceptions.

Building forms and uses are permitted or prohibited together. Any use or building form not specifically permitted in the Table of Permitted Uses and Special Exceptions is prohibited.

Table of Permitted Uses and Special Exceptions.

Permitted Uses and Special Exceptions
Key:		permitted			special exception (type 1)			special exception (type 2)		X	explicitly prohibited		—	not applicable
		Building Form
Use		Detached House	Semi-Detached House	Attached House	ADU, External	TwoPlex	Courtyard Building	Flats, Micro	Flats, Small	Flats, Medium	Flats, Medium-Large	Flats, Large	Residential Multi-Plex	Flex
Residential
(1)	One unit				X	X	X	X	X	X	X	X
(2)	Two units				X	X	X			X	X	X
(3)	Three to six units	X	X	X	X	X	X			X	X	X	—
(4)	Seven to 19 units	X	X	X	X	X	X	X	X	X	X	X	—	X
(5)	Twenty or more units	X	X	X	X	X	X	X	X	X	X	X	—	X
(6)	Accessory unit				X	X	X	X	X	X	X	X	—	X
Nonresidential
(7)	Office				X	X	X	X	X	X	X	X	—
(8)	Mixed use				X	X	X			X	X	X		X
(9)	Municipal use	X	X	X	X	X	X	X	X	X	X	X	—	X
(10)	Bed-and-breakfasts				X	X	X		P?	X	X	X
(11)	Club or lodge	X	X	X	X	X	X	X	X	X	X	X	—
(12)	Public parking garage	X	X	X	X	X	X	X	X	X	X	X	—
(13)	Community day-care centers				X	X	X	X	X	X	X	X
(14)	School, day-care center or similar use	X	X	X	X	X	X	X	X	X	X	X	—
NOTES: * Including rectory or parish house.

Additional requirements for uses by right.

(1)

Bed-and-breakfasts shall contain no more than four bedroom units, with at least one off-street parking space per bedroom unit plus one additional off-street parking space for the owner/manager of such bed-and-breakfast establishment on the same parcel.

(2)

Bed-and-breakfast establishments shall have no more than one sign, that shall be a wall or monument sign with an area not to exceed the respective limitations set forth in Article E-IV, Sign Regulations. Such sign shall be composed of stone, brick, wood or metal and not vinyl. Such sign shall not be internally lit.

Special exception criteria.

(1)

Uses identified as special exceptions (Type 1) in Table of Permitted Uses and Special Exceptions are permitted only if they meet the following criteria:

(a)

The structure was in existence prior to April 6, 2023.

(b)

The property was being used for the special exception purpose prior to April 6, 2023.

(c)

The property has not been abandoned for any period since April 6, 2023.

(d)

The application meets all standards established in Article B-VIII, Building Forms and elsewhere in this chapter.

(2)

Uses identified as special exceptions (Type 2) in Table of Permitted Uses and Special Exceptions are permitted only if they meet the following criteria:

(a)

The applicant has all applicable licenses and approvals from the Commonwealth of Pennsylvania Department of Public Welfare and any other agencies having jurisdiction over day-care centers.

(b)

A fence of not less than four feet in height shall be placed around all outdoor play areas.

(c)

Each facility shall provide for the discharge and pickup of children on a driveway, approved parking area or directly in front of the entrance to the facility, and such area shall be free from traffic hazards to children. The drop-off area should be designed in such a way that pedestrians do not cross vehicular traffic lanes in any parking area or driveway.

(d)

Signage shall comply with all regulations otherwise applicable in the Office District.

(e)

All pedestrian pathways shall be adequately lit for safety and security.

§ 311.B-50 Permitted accessory uses.

Cafeteria and recreational facilities for employers.

Storage within a completely enclosed structure in conjunction with a permitted use.

Parking.

Any accessory use on the same lot with and customarily incidental to any of the uses permitted above and consistent with the immediate surrounding area.

§ 311.B-51 Conversions.

Conversions are permitted in accordance with § 311.E-18, Conversions.

§ 311.B-52 Lot standards.

Table of Permitted Lots and Building Forms.

Permitted Lots and Building Forms
Key:				permitted			X	prohibited
Lot Width in Feet		Min.	—	20	30	40	60	100
Lot Width in Feet		Max.	19	30	39	59	99	+
	Minimum Lot Depth (Feet)		110	110	110	110	110	110
(1)	Detached house						X	X
(2)	Semi-detached house						X	X
(3)	Attached house						X	X
(4)	Flats, micro		X	X	X
(5)	Flats, small		X	X	X	X	X
(6)	Residential multi-plex		X	X	X	X	X
(7)	Flex		X	X	X	X	X

§ 311.B-53 Lot coverage ratios.

Lot coverage ratios shall be determined based on the subject property's lot size as identified in the following table.

Table of Coverage Ratios.

Coverage Ratios
Square footage of lot		Min.	—	2,200	3,300	4,400	5,500	6,600	7,700
Square footage of lot		Max.	2,199	3,299	4,399	5,499	6,599	7,699	—
(1)	Building coverage, principal structure		90%	85%	75%	50%	50%	50%	50%
(2)	Impervious coverage, total		100%	100%	100%	95%	90%	85%	80%

§ 311.B-54 Setbacks and building standards.

Setbacks and building standards shall meet the standards established for the appropriate building form as prescribed in Article B-VIII, Building Forms.

§ 311.B-55 Bulk standards.

Building height.

(1)

No building shall have a height exceeding 35 feet with a maximum of three stories above grade unless otherwise stipulated in this section.

§ 311.B-56 Building forms.

Legislative intent.

(1)

This section sets forth the standards applicable to the development of each building form. These standards supplement the standards for each zone that the building forms are allowed within. These standards are intended to ensure development reinforces and enhances Media's community character and promote the health, safety, and welfare of the community.

(2)

All uses permitted in a zone are not permitted in all building forms. To determine which building forms and uses are permitted together, see the appropriate zone standards.

Applicability.

(1)

The requirements of this section shall apply to all proposed development with the R-1, R-2, R-3, R-4, and Office Zones and shall be considered in combination with the standards for the applicable zone.

(2)

Building forms are defined using the definition and accompanying images (Section A in each form). The applicable building form shall be selected using the definition. The accompanying images provide context for the definition. Where the two conflict, the written language shall take precedent. The form standards shall not be used to define the building form.

(3)

The names of the building form shall not limit uses within a building form. For example, a detached house may be permitted to have non-residential uses within it, such as a restaurant or office.

(4)

Where more than one definition may apply, the less intensive building form that is permitted in the zoning district shall be used.

General.

(1)

Building forms are comprised of the main massing of a building and various additional building components and roofs.

(2)

The main massing is the primary and the most important portion defining a building form. The main massing of each building form is regulated using dimensional standards that differ for each type.

(3)

Building components are accessory elements attached to the main massing that increase the buildings usefulness. Each building component has dimensional standards that must be met.

(4)

Building components provide an important means for achieving variety and individuality in design and are permitted as indicated for each building form.

§ 311.B-57 Detached house.

Definition. A building designed as a residence having no party wall in common with an adjacent building and having yard areas on all four sides. Detached houses may contain up to two units if permitted within the zone.

Required, permitted, and prohibited building components elements and roofs. All buildings covered by this section shall include the required building components unless less than 50% of the properties on the same side of the street lack the specified building element. All building components are permitted on facades that face rear-yards and facades not visible from a public right-of-way.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

Layout Standards
Lot Width		Min.	0	20	30	40	50	60	70	80
Lot Width		Max.	19	29	39	49	59	69	79	+
Side Setbacks
(1)	Individual		1 feet	1 feet	1 feet	3 feet	5 feet	6 feet	6 feet	10 feet
(2)	Total		5 feet	6 feet	8 feet	13 feet	18 feet	20 feet	20 feet	26 feet
Rear Setback
(3)	R1 and R2 Zones		20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet
(4)	R3 and R4 Zones		15 feet	15 feet	15 feet	15 feet	15 feet	15 feet	15 feet	15 feet
Parking Setbacks
(5)	Parking setback		20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet
Building Regulations
(6)	Width, maximum		—	—	30 feet	35 feet	40 feet	45 feet	50 feet	60 feet
(7)	Depth, maximum		75 feet	75 feet	75 feet	75 feet	75 feet	75 feet	75 feet	75 feet
(8)	Build-to line occupancy, minimum		90%	90%	90%	75%	65%	60%	55%	45%
(9)	Build-to line occupancy, maximum		100%	100%	100%	100%	90%	80%	75%	70%

§ 311.B-58 Semi-detached house.

Definition. A building designed as a residence having one party wall in common with an adjacent building, having yard areas on three sides, and having separate entrances for each structure. Semi-detached houses may contain up to two units if permitted within the zone. Individual setback standards apply to existing homes that occupy their own lot. Project standards apply to all new construction and properties where site features are under shared ownership or control.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

Layout Standards
			Individual				Projects
Lot Width in Feet		Min.	0	20	30	40	50	60	70	80
Lot Width in Feet		Max.	19	29	39	49	59	69	79	+
Side Setbacks
(1)	Unattached side, individual		2 feet	5 feet	10 feet	15 feet	2 feet	5 feet	7 feet	7 feet
(1)	Unattached side, total		2 feet	5 feet	10 feet	15 feet	12 feet	17 feet	20 feet	20 feet
Rear Setback
(2)	R2 Zone		20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet
(3)	R3 and R4 Zones		15 feet	15 feet	15 feet	15 feet	15 feet	15 feet	15 feet	15 feet
Parking Setbacks
(4)	Parking setback		20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet
Building Regulations
(5)	Width, maximum		—	—	25 feet	25 feet	40 feet	50 feet	50 feet	50 feet
(6)	Depth, maximum		75 feet	75 feet	75 feet	75 feet	75 feet	75 feet	75 feet	75 feet
(7)	Build-to line occupancy, minimum		90%	90%	90%	90%	80%	80%	75%	75%
(8)	Build-to line occupancy, maximum		100%	100%	100%	100%	100%	100%	100%	100%

§ 311.B-59 Attached house.

Definition. An attached house, also called a townhouse, is a series of adjoining one-unit dwelling units each of which is structurally independent of the corresponding wall of the adjoining unit and separated from the adjacent dwelling unit by a wall that meets the International Building Code requirements. Attached houses have an unobstructed front and rear wall to be used for access, light and ventilation. A variation on the townhouse is the stacked townhouse, with two similarly sized one-unit dwelling units integrated into the footprint of a townhouse.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Individual		Projects
Lot Standards		Min.	Max	Min.	Max
(1)	Width	—	—	120 feet	—
(2)	Depth	—	—	125 feet	—
Setbacks
(3)	Unattached side	10 feet	—	10 feet	—
(4)	Rear	20 feet	—	20 feet	—
(5)	Parking	20 feet	—	20 feet	—
Building Regulations
(6)	Width	12 feet	25 feet	18 feet	25 feet
(7)	Depth	—	50 feet	—	50 feet
(8)	Building separation	0 feet/10 feet	—	0 feet/10 feet	—
Primary Principal Structures
(9)	Row width	—	—	54 feet	—
(10)	Building separation	—	—	10 feet	—
(11)	Build-to line occupancy	80%	—	40%	—
Secondary Principal Structures
(12)	Row width	—	—		200 feet
(13)	Building separation	—	—	10 feet

Individual versus project standards. Individual setback standards apply to homes that occupy their own lot. Project standards apply to all new construction and properties where site features are under shared ownership or control.

Primary principal structures, projects.

(1)

Rows must include at least three units except on secondary street where one twin is permitted.

(2)

Within an attached row, end units must occupy the build-to line.

(3)

Units that are set back shall be set back at least one foot and no more than five feet.

(4)

All units shall be set back a uniform amount.

Secondary principal structures, projects.

(1)

Any lot with even one secondary principal structure shall have a minimum lot depth of 150 feet.

(2)

Secondary principal structures are only permitted behind primary principal structures.

(3)

Secondary principal structures shall be set back from all side and rear yards in an amount equal to the height of the secondary principal structure or 20 feet, whichever is larger.

§ 311.B-60 Accessory dwelling unit, external.

Definition. An accessory dwelling unit, external (ADU - external) is an accessory dwelling unit that is attached to or detached from the principal primary structure. External ADUs may be located below or above another accessory use, including a garage or storage shed, so long as they are not a principal structure.

Required, permitted, and prohibited building components elements and roofs.

All buildings covered by this section shall include the required elements in this section.

Building Component
(1)	Balcony, front		X
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Setbacks
(1)	Setback from build-to line	5 feet	—
Building Regulations
(2)	Width, maximum	20 feet	—
(3)	Depth, maximum	20 feet
(4)	Building separation	0 feet/8 feet
(5)	Total square footage	—	800

Design standards.

(1)

All accessory dwelling units are subject to Article B-XV, Accessory Dwelling Units.

(2)

ADUs shall comply with all setback standards of the primary principal structure on site unless the ADU is part of a parking garage, in which case it shall comply with the parking setback standards.

(3)

ADUs are exempt from rear yard setback requirements when the rear yard abuts an alleyway.

(4)

ADUs shall have side and rear yard setback a distance equal to 1/2 the height of the building.

(5)

ADUs may not exceed the gross floor area of the primary principal structure.

(6)

If an ADU is proposed on a lot with an existing detached or semi-detached accessory structure that does not meet one or more of the setback or lot coverage standards in this chapter, it is exempt from the standard(s) it does not meet. Alterations that would expand non-conformance voids the exemption.

§ 311.B-61 Twoplex.

Definition. Two primary structures designed as residences that occupy the same lot where one structure is located at the front of the lot and the other at the rear of the lot. Yards and parking may be shared. Where more than two units are permitted on site, twoplex may include semi-detached houses.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	60 feet	—
(2)	Depth	120 feet	—
Setbacks
(3)	Side, individual	10 feet	—
(4)	Side, total	20 feet	—
(5)	Rear	15 feet
(6)	Parking	20 feet	—
Building Regulations
(7)	Width	20 feet	35 feet
(8)	Depth	—	50 feet
(9)	Building separation	20 feet	—
(10)	Build-to line occupancy	80%	100%

Design standards.

(1)

The secondary principal structure shall be a minimum of 15% smaller in terms of gross square footage than the primary principal structure.

(2)

The larger of the two structures shall be located at the front of the lot.

(3)

The rear yard setback shall be equal to the minimum setback identified in the Layout Standards Table or the height of the secondary principal structure, whichever is greater.

Exceptions.

(1)

Twoplexes are permitted 12% additional principal structure building coverage and overall impervious coverage than identified in the zone. No additional accessory structure or non-building coverage is permitted.

(2)

Twoplexes that exceed the impervious coverage ratios established in the zone are required to meet the enhanced landscaping standards identified in § 311.B-105, Enhanced landscaping standards.

§ 311.B-62 Courtyard building.

Definition. A detached structure, or combination of detached structures, with a combined building footprint of less than 7,500 square feet oriented around a central open space (courtyard). Units exit directly to the courtyard. The courtyard serves as a shared yard for all units.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	85 feet	—
(2)	Depth	120 feet	—
Setbacks
(3)	Side, individual	10 feet	—
(4)	Side, total	20 feet	—
(5)	Rear	15 feet
(6)	Parking	20 feet	—
Building Regulations
(7)	Width	70 feet	120 feet
(8)	Depth	—	80 feet
(9)	Wing width	—	30 feet
(10)	Building separation	10 feet	15 feet
(11)	Build-to line occupancy	30%	80%
Courtyard
(12)	Courtyard width	25 feet	—
(13)	Courtyard depth	25 feet

Design standards.

(1)

The courtyard shall function as a shared common space accessible to all building tenants.

(2)

The courtyard shall be enclosed by buildings on a minimum of two sides.

(3)

The courtyard shall be open to the primary street.

(4)

The courtyard may be enclosed by a wall or fence that has a minimum of 70% transparency.

(5)

The courtyard may not contain accessory structures.

(6)

Pools, decks, seating, outdoor cooking spaces, and accessory uses customary to backyards are permitted in the courtyard that is enclosed on three sides by a building and that has access restricted through a fence or wall.

(7)

The courtyard shall have a minimum of 60% pervious coverage. Impervious coverage in the courtyard counts towards the total site impervious coverage.

(8)

The courtyard may be located above grade but shall not be more than 12 feet above the lowest point of the ground floor's finish floor elevation.

§ 311.B-63 Flats, micro.

Definition. A detached or semi-detached structure containing three or more units where the principal structure footprint is less than or equal to 3,500 square feet. Units share a principal entryway from the street.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	100 feet	—
(2)	Depth	120 feet	—
(3)	Lot size (square feet)	12,500	—
Setbacks
(4)	Side	12 feet	—
(5)	Rear	20 feet	—
(6)	Parking	20 feet	—
Building Regulations
(7)	Width	35 feet	75 feet
(8)	Depth	35 feet	100 feet
(9)	Build-to line occupancy	80%	100%

Design standards.

(1)

Where permitted, micro flats are exempt from principal building impervious coverages up to 35% and up to 30% of non-building impervious coverage subject to § 311.B-105, Enhanced landscaping standards. Corresponding increases in total impervious coverages are permitted.

§ 311.B-64 Flats, small.

Definition. A detached structure containing at least three units where the principal structure footprint is more than 3,500 square feet but less than or equal to 7,500 square feet. Units share a principal entryway from the street.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop		X
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	125 feet	—
(2)	Depth	120 feet	—
(3)	Lot size (square feet)	20,000	—
Setbacks
(4)	Side	15 feet	—
(5)	Rear	20 feet	—
(6)	Parking	20 feet	—
Building Regulations
(7)	Width	50 feet	180 feet
(8)	Depth	35 feet	120 feet
(9)	Build-to line occupancy*	50 feet/60%	75 feet/75%
* Requirement shall be the greater of the linear measurement or the percentage of front facade

Design standards.

(1)

Where permitted, small flats are exempt from principal building impervious coverages up to 30% and up to 40% of non-building impervious coverage subject to § 311.B-105, Enhanced landscaping standards. Corresponding increases in total impervious coverages are permitted.

(2)

The maximum the front facade may be set back from the build-to line is 10 feet unless a programmed open space is being provided in between the facade and the build-to line.

(3)

The first 20 feet of each edge of the front facade shall occupy the build-to line, as illustrated.

§ 311.B-65 Flats, medium.

Definition. A detached structure containing at least five units where the principal structure footprint is more than 7,500 square feet but less than or equal to 15,000 square feet. Units share a principal entryway from the street.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop		X
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	150 feet	—
(2)	Depth	120 feet	—
(3)	Lot size (square feet)	30,000	—
Setbacks
(4)	Side	24 feet	—
(5)	Rear	20 feet	—
(6)	Parking	20 feet	—
Building Regulations
(7)	Width	75 feet	220 feet
(8)	Depth	—	50 feet
(9)	Build-to line occupancy*	50 feet/60%	75 feet/80%
* Requirement shall be the greater of the linear measurement or the percentage of front facade

Design standards.

(1)

Where permitted, medium flats are exempt from principal building impervious coverages up to 30% and up to 40% of non-building impervious coverage subject to § 311.B-105, Enhanced landscaping standards. Corresponding increases in total impervious coverages are permitted.

(2)

The maximum the front facade may be setback from the build-to line is 10 feet unless a programmed open space is being provided in the between the facade and the build-to line.

(3)

The first 20 feet of each edge of the front facade shall occupy the build-to line, as illustrated.

§ 311.B-66 Flats, medium-large.

Definition. A detached structure containing at least five units where the principal structure footprint is more than 15,000 square feet but less than or equal to 30,000 square feet. Units share a principal entryway from the street.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop		X
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	200 feet	—
(2)	Depth	200 feet	—
(3)	Lot size (square feet)	50,000	—
Setbacks
(4)	Side	35 feet	—
(5)	Rear	40 feet	—
(6)	Parking	30 feet	—
Building Regulations
(7)	Width	100 feet	250 feet
(8)	Depth	60 feet	120 feet
(9)	Build-to line occupancy*	70 feet/60%	150 feet/75%
Open Space
(10)	Programmed open space per unit	75 square feet	—
* Requirement shall be the greater of the linear measurement or the percentage of front facade

Design standards.

(1)

Where permitted, medium flats are exempt from principal building impervious coverages up to 35% and up to 30% of non-building impervious coverage subject to § 311.B-105, Enhanced landscaping standards. Corresponding increases in total impervious coverages are permitted.

(2)

The maximum the front facade may be set back from the build-to line is 10 feet unless a programmed open space is being provided in the between the facade and the build-to line.

(3)

The first 20 feet of each edge of the front facade shall occupy the build-to line, as illustrated.

(4)

Programmed open space may occur on rooftops.

§ 311.B-67 Flats, large.

Definition. A detached structure containing at least five units where the principal structure footprint is more than 30,000 square feet. Units share an entryway(s) from the street. Units share a principal entryway from the street.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop		X
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	250 feet	—
(2)	Depth	200 feet	—
(3)	Lot size (square feet)	70,000	—
Setbacks
(4)	Side	40 feet	—
(5)	Rear	40 feet	—
(6)	Parking	30 feet	—
Building Regulations
(7)	Width	250 feet	400 feet
(8)	Depth	70 feet	200 feet
(9)	Build-to line occupancy*	130 feet/60%	180 feet/60%
Open Space
(10)	Programmed open space per unit	150 square feet	—
* Requirement shall be the greater of the linear measurement or the percentage of front facade

Design standards.

(1)

Where permitted, large flats are exempt from principal building impervious coverages up to 35% and up to 30% of non-building impervious coverage subject to § 311.B-105, Enhanced landscaping standards. Corresponding increases in total impervious coverages are permitted.

(2)

The maximum the front facade may be setback from the build-to line is 10 feet unless a programmed open space is being provided in the between the facade and the build-to line.

(3)

The first 20 feet of each edge of the front facade shall occupy the build-to line, as illustrated.

(4)

Structured parking shall not be counted towards the principal structure footprint where:

(a)

At least 75% of the area above the structure parking is programmed communal space accessible to all building residents;

(b)

At least one tree is planted on site for every 300 square feet of parking structure. Such trees shall be in addition to any other plantings required in this ordinance.

(5)

Programmed open space may occur on rooftops.

§ 311.B-68 Residential multi-plex.

Definition. A combination of permitted building forms on a single lot that may include detached house, semi-detached house, attached house, or flats, micro.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	120 feet	—
(2)	Depth	120 feet	—
Setbacks
(3)	Side	15 feet	—
(4)	Rear	20 feet	—
(5)	Parking	20 feet	—
Building Standards
(6)	Building separation	10 feet	—

Standards.

(1)

All building forms in a multi-plex must be permitted in the zone. The residential multi-plex standards may not be substituted for the project standards of any given building form.

(2)

Buildings shall adhere to the standards within their respective building form standards. Buildings shall be exempt from side and rear yard setback requirements where such yards are internal to the lot.

(3)

The lot standards and setback standards in this section shall apply to all buildings taken as a whole.

(4)

The total residential density shall not exceed the permitted density should the applicant have submitted an approved application consistent with the Subdivision and Land Development Ordinance (SALDO) and the Zoning Ordinance.

(5)

Any unit that fronts onto a rear or side yard shall be required to have a minimum setback equal to or greater than the height of the building or the minimum rear yard setback established in this section, whichever is greater.

(6)

Parking for all buildings shall be accessible through a single shared driveway.

(7)

A shared driveway shall only be permitted on a primary street only if there is no possibility of it being located on the side street or through an alley way.

§ 311.B-69 Flex.

Definition. A building designed or used as a residence that does not meet the definition of any other form in the chapter.

Layout standards. Should the Zoning Officer determine that a proposed building does not conform with any of the forms in this section, the following minimum standards shall apply. Any standard identified in this section shall supersede the standards in the zone.

		R-1	R-2	R-3	R-4	Office
Lot Standards
(1)	Width	60 inches	45 feet	40 feet	40 feet	30 feet
(2)	Lot area	6,600	4,950	4,000	4,000	3,150
Setbacks
(3)	Side, individual	10 feet	8 feet	10 feet	10 feet	5 feet
(4)	Side, total	25 feet	20 feet	20 feet	20 feet	10 feet
Coverage Ratios
(5)	Building coverage	30%	30%	30%	30%	30%
(6)	Lot coverage	30%	30%	30%	30%	30%

Required, permitted, and prohibited building components elements and roofs. All buildings covered by this section shall include the below required elements unless less than 50% of the properties on the same side of the street lack the specified building element.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

§ 311.B-70 Legislative intent.

The purpose of this article is to ensure that the design and location of parking in residential areas supports and reinforces multi-modal options for all residents and visitors. The standards will ensure that parking is provided in safe and convenient locations while maintaining a high-quality pedestrian street network.

§ 311.B-71 Applicability.

The requirements of this section apply to the R-1, R-2, R-3, R-4, and Office Zones.

The requirements in this section supplement Article E-III, Parking Regulations. Where the two conflict, this section shall take precedent.

§ 311.B-72 Location.

Where properties are serviced by an alley, parking shall be provided behind the principal structure.

Where no alley is accessible, all parking shall be located to the side or behind the principal structure in accordance with the standards of this section.

The design of any lot or structure that, in the determination of the Zoning Officer or Borough Engineer, would encourage parking in front yard is prohibited.

§ 311.B-73 Driveways.

Parking access from the primary street shall be permitted only where no alternative access can be provided. This includes but is not limited to the following requirements.

(1)

Parking shall be accessed by an alleyway if an alleyway abuts the property.

(2)

Corner buildings without alley frontage shall provide parking access from the secondary street.

(3)

Applicants shall make a good faith effort to obtain cross easements that would allow for the shared use of adjacent driveways. Where applicants are not able to obtain a cross easement, they shall submit a notarized letter attesting to the efforts made to obtain the cross easements and the reasons why such easements were not obtainable.

Driveways providing access to buildings shall be set back a minimum of three feet from the side lot line, unless:

(1)

The lot is less than 30 feet wide; or

(2)

The driveway is shared by buildings on two adjacent lots, on the common side lot line, and is subject to a cross easement.

Driveways and parking areas shall be designed to limit the size and number of curb cuts.

Figure 9. Planted Driveway

Where a driveway will cause stormwater to drain towards the street, runoff will be mitigated through the use of pervious paving, the inclusion of a planted strip between paved sections of the driveway (see Figure 9. Planted Driveway), or equivalent solution deemed appropriate by the Borough Engineer.

§ 311.B-74 Shared driveways.

Where more than one building or unit is being proposed, only a single driveway and curb cut is permitted unless the Borough Engineer determines that more than one curb cut is necessary to ensure a safer environment for pedestrians, bicyclists, and/or drivers.

Where shared driveways are required, cross easements shall be established to ensure continued access to all buildings or units.

§ 311.B-75 Garages.

Parking garages, whether attached or detached, shall be setback according to the parking setback standards for each building form.

Where no parking setback is established, parking shall be setback a minimum 20 feet from the Build-to Line or a minimum of 20 feet from the lot line, whichever is greater.

Residential garages are exempt from rear or side yard setbacks where the rear or side yard abuts an alleyway.

§ 311.B-76 Surface parking.

Figure 8. Parking Screening

Where a surface parking lot of six or more spaces exists, the following screening standards shall apply.

Where the parking lot abuts a residential use:

(1)

One of the following screening standards shall be met:

(a)

A continuous row of plants at least five feet tall, measured at planting, shall be provided between the surface parking lot or surface parking area and the residential use; or

(b)

An ornamental fence shall be constructed at least five feet tall and placed between the parking and adjacent property within five feet of the lot line. The fence shall be planted with ornamental plantings at the base facing the street. Chain-link and barbed wire are prohibited as fencing material.

(2)

The screening shall be designed to provide 75% opacity on a year-round basis beginning at planting along the full required height and length of the screening buffer.

Where the parking lot is located along a street:

Figure 10. Parking Screening

(1)

A landscaped area shall be installed along the entire length of the perimeter of the surface parking lot that is located along a street frontage to screen the view of the parking area from the street. See Figure 10. Parking Screening for examples of permitted and prohibited screenings.

(2)

The landscaped area shall be at least equal to 50% of the required setback, but in no case less than five feet deep.

(3)

Trees must be provided within the required landscaped area at a rate of at least one tree per 20 feet of linear frontage. Such trees may be placed at regular or irregular intervals.

(4)

Shrubs shall be planted at an interval of at least three shrubs per 25 feet of linear frontage and must have a mature height of at least two feet.

(5)

Plants shall be used abundantly in areas not covered by shrubs and trees. No more than 30% of the landscaped area may be covered in a combination of grass, lawn, or mulch.

(6)

Where a five-foot wide perimeter landscape area is not feasible based on existing site or topography constraints, a decorative masonry wall or ornamental fence at least three feet but no more than four feet in height may be installed. The decorative wall or ornamental fence may be installed on a berm if the combined height of berm and wall is at least three feet in height but not more than five feet.

(7)

Decorative masonry wall may be constructed of brick, stone, decorative block wall, or concrete block with stucco finish, but shall not be constructed of uncolored or painted concrete masonry unit.

§ 311.B-77 Ground floor parking.

Ground floor parking occurs at grade and is integrated into the building.

Front facade treatment.

(1)

All ground floor parking shall be setback a minimum of 20 feet from the front facade.

(2)

Habitable building space - including units, lobbies, recreation rooms, and the like - must occupy the space between ground floor parking and the front facade of a building.

Side, street-facing facade treatment.

(1)

All ground floor parking shall be separated from secondary streets by a wall that screens parking.

(2)

Blank walls that extend for more than 20 feet are prohibited. Fenestration that mimics the pattern of windows on the rest of the building is encouraged.

(3)

A landscaped visual screen area at least five feet wide shall be placed along the base of any street facing side facade with ground floor parking. At least three shrubs will be planted every 10 feet of linear frontage and must have a mature height of at least two feet. Trees must be provided within the required landscaped area at a rate of at least one tree per 20 feet of linear frontage. Plants shall be used abundantly in areas not covered by shrubs. No more than 20% of the landscaped area may be covered in a combination of grass or lawn. See Figure 10. Parking Screening for examples of permitted and prohibited screenings.

(4)

Where less than five feet of space is available, there shall be a decorative masonry wall. See Figure 11. Decorative Walls for examples of quality decorative walls.

Figure 11. Decorative Walls

§ 311.B-78 Entry canopy.

An entry canopy is a wall-mounted structure that provides shade and weather protection over the entrance of a building.

Dimensional standards.

		Min.	Max.
(1)	Projection	—	3 feet
(2)	Clearance	—	8 feet
(3)	Setback encroachment, front	—	100%
(4)	Setback encroachment, side and back	—	0%

Design standards.

(1)

The width of an entry canopy must be equal to or greater than the width of the doorway surround, trim, or exterior casing it is mounted above.

§ 311.B-79 Stoop.

A stoop is a set of stairs with a landing that provides access to the entrance of a building.

Dimensional standards.

		Min.	Max.
(1)	Landing width	4 feet	—
(2)	Landing depth	4 feet	—
(3)	Setback encroachment, front	—	100%
(4)	Setback encroachment, side and back	—	0%

Design standards.

(1)

Stairs may be built perpendicular or parallel to the building facade, but must lead directly to ground level or an abutting sidewalk.

(2)

Stairs may encroach into an abutting sidewalk so long as a) there is less than four feet of setback and b) at least five feet of sidewalk clearance from any curb or fixed object is provided in all directions.

§ 311.B-80 Portico.

A portico is a raised platform with a roof supported by columns, piers, or posts and set of stairs with a landing that provides access to the entrance of a building.

Dimensional standards.

		Min	Max
(1)	Landing width	4 feet	—
(2)	Landing depth	4 feet	—
(3)	Clearance	8 feet	—
(4)	Setback encroachment, front	—	100%
(5)	Setback encroachment, side and back	—	0%

Design standards.

(1)

Stairs may be built perpendicular or parallel to the building facade, but must lead directly to ground level or an abutting sidewalk.

(2)

Stairs and canopy may encroach into an abutting sidewalk so long as a) there is less than four feet of setback and b) at least five feet of sidewalk clearance from any curb or fixed object is provided in all directions.

§ 311.B-81 Recessed entryways.

A entryway where the door is recessed from the front facade.

Dimensional standards.

		Min	Max
(1)	Depth	—	6 in.

Design standards.

(1)

The entryway shall be designed to maximize visibility and avoid opportunities where people or objects can be hidden within the entryway and not easily viewed by people entering the structure.

§ 311.B-82 Porch.

A wide, raised platform with a roof supported by columns, piers, or posts that includes an area for seating.

Dimensional standards.

		Min	Max
(1)	Width* (feet/percent of facade)	12 feet/75%	—
(2)	Depth	8 feet	10 feet
(3)	Clearance	8 feet	—
(4)	Furniture area, percent of porch area porch area = (1) x (2)	60%	—
(5)	Setback encroachment, front	—	80%
(6)	Setback encroachment, side and back	—	0%

Design standards.

(1)

Porch railings must permit visual supervision of the public realm through the posts and rails.

(2)

A porch may be screened provided that the percentage of window area to wall area is 70% or greater.

(3)

Permanent enclosure to create year-round living space is not permitted. Enclosure of portions of a porch shall meet the engaged porch standards.

§ 311.B-83 Engaged porch.

An engaged porch is a porch attached to a building at two sides, one to the facade and the other to a mud room or entry foyer.

Dimensional standards.

		Min	Max.
(1)	Width* (feet/percent of facade)	12 feet/75%	—
(2)	Depth	6 feet	—
(3)	Clearance	8 feet	—
(4)	Furniture area, percent of porch area porch area = (1) x (2)	30%	—
(5)	Enclosed width (5) / (1)	—	35%
(6)	Transparency, percent of side area side area = (3) x (5) or side area = (2) x (3)	55%
(7)	Setback encroachment, front		80%
(8)	Setback encroachment, side and back		0%

Design standards.

(1)

Permanent enclosure of a porch to create year-round living space is not permitted.

(2)

Engaged porches are only permitted at the first story of a building.

§ 311.B-84 Bay window.

A bay window is an assembly of windows projecting from a building to provide additional habitable space, increased light, and articulation to an exterior wall.

Dimensional standards.

		Min	Max
(1)	Width	—	12 feet
(2)	Depth	—	6 feet
(3)	Side angle	—	60°
(4)	Bay-to-facade ratio (1) : (D)	—	1:2
(5)	Height	1 story	Building height

Design standards.

(1)

Bay windows must include windows on all exposed sides.

(2)

Bay windows shall include a base

(A)

, window segment

(B)

and crown

(C)

that is architecturally consistent with the design of the building.

(3)

Bay windows that project over a public right-of-way must have at least 18 feet of clearance or meet the International Building Code requirements, whichever is greater.

(4)

Bay windows may be integrated into other components such as portico and porches.

§ 311.B-85 Balcony.

A platform that projects from the wall into the front yard and is surrounded by a railing or wall. It may include recessed components.

Dimensional standards.

		Min	Max
(1)	Width	9 feet	—
(2)	Projection depth	4 feet	8 feet
(3)	Clearance	10 feet	—

Design standards.

(1)

Balconies may be recessed, projecting, a combination of the two, or terraced as part of the roof of a permitted building component so long as they meet the above standards.

(2)

Balconies are only permitted on upper stories.

(3)

Balconies may not be enclosed and must be unroofed unless it is recessed into the envelope of the building or component to which it is attached.

(4)

When built on top of a porch, gallery, portico, or arcade, the balcony may extend to the boundaries of the component below.

§ 311.B-86 Dormers and shed dormers.

A window space that includes a gable, hip, arched roof, or shed roof that projects perpendicularly from a pitched roof below, to the habitable space of a half-story.

Dimensional standards.

		Min	Max
(1)	Width (1) / (A)		80%
(2)	Side offset	3 feet	—
(3)	Eave offset	1 feet	—
(4)	Front offset	2 feet	—
(5)	Roof slope	4:12 (18.4°)	—
(6)	Front transparency	35%	—

Design standards.

(1)

The face wall of a dormer window may not project beyond the exterior wall of the building and may not interrupt the eave of the roof.

(2)

Multiple dormers are permitted but a) must be equally spaced along the length of the eave and b) must have spacing between dormers at least equal to the average width of each of the dormers.

§ 311.B-87 Encroachment standards.

Setback encroachments. The following shall apply to all buildings.

(1)

Building components may encroach into required setback as indicated elsewhere in this chapter but may not cross any property line.

(2)

Cornices, belt courses, sills, pilasters and other architectural features may encroach up to two feet into a required setback, provided that at least two feet is maintained from the vertical plane of any side lot line.

(3)

Chimneys and flues may encroach up to four feet into a required setback, provided that at least two feet is maintained from the vertical plane of any lot line.

(4)

Building eaves and roof overhangs may encroach into a required setback, provided that at least two feet is maintained from the vertical plane of any lot line.

(5)

Mechanical equipment associated with residential uses, such as an HVAC unit, is not permitted in front yard of any lot, but may encroach into a required side or rear setback, provided that it is setback according to the table below or the distance provided in the manufacturer's specifications, whichever is greater.

Sound Rating (Decibels)	Min
20 or less	5 feet
21 - 50	7 feet
51 - 60	15 feet
61 - 70	20 feet
70+	25 feet

(6)

Exterior walls are permitted to encroach into front, side, and rear setbacks up to eight inches only for the purpose of adding insulating sheathing to the exterior wall assembly, provided that at least two feet is maintained from the vertical plane of any side lot line.

(7)

Minor structures accessory to utilities, such as hydrants, manholes, water meters, or gas meters, may fully encroach into a required front, side, or rear setback.

(8)

Transformers and other cabinet structures may fully encroach into a required rear setback.

(9)

Trellises or other structures attached to a building for the sole purpose of growing vines or other vegetation may encroach into a required setback provided that at least two feet is maintained from the vertical plane of any side lot line.

§ 311.B-88 Purpose.

Media Borough has a rich architectural history. New development and renovations are encouraged to contribute to and build on that history. The following section has two components: design guidelines and standards. Design guidelines provide guidance on how projects may build off established character in the areas. No application may be denied zoning approval for failing to follow these guidelines. However, applications that deviate from the zoning ordinance in the R-1, R-2, R-3, R-4, and Office District may minimize the impact of the proposed project on the community by complying with these regulations.

§ 311.B-89 Applicability.

The standards in this section apply to all development in the R-1, R-2, R-3, R-3, and Office District.

§ 311.B-90 Guidelines.

Guidelines established.

(1)

Size of new housing to be substantially consistent with housing in the surrounding area.

(2)

Create high-quality open spaces, where appropriate.

(3)

Plant street trees and on-site trees to maintain or expand the tree cover in order to reduce localized heat islands, expand the tree canopy, and manage stormwater. Wherever possible, preserve existing trees, especially heritage trees. Provide a plan for the creation of high-quality, landscaped yards, especially on yards that are visible from the street.

(4)

Use architectural styles that are regionally appropriate. Avoid introducing styles - such as Pueblo Revival - that are disconnected to the history and place of the community.

(5)

Use architectural details to establish and define a building's character and to visually unify the building with the neighborhood.

(6)

Design the placement and scale of architectural details to be compatible with the building and the surrounding area.

(7)

Ensure that the type, finish, and quality of a building's materials is compatible with those used in the surrounding areas. Cover and finish all exposed wall with quality materials that are compatible with the front facade and adjacent buildings.

(8)

Size and locate windows so that they are consistent with the existing buildings in the neighborhood. Make window material compatible with those found on surrounding buildings, especially on facades visible from the street. The size of the window trim area should be proportional to the window glazing area.

(9)

Avoid replicating historic styles with materials that are inappropriate to the style. Likewise, avoid altering a building in such a way that implies an inappropriate historic period. For example, adding Victorian style gingerbread to a Spanish Revival house would be inappropriate.

(10)

Building components.

(a)

Avoid artificial or faux building components that are used simply for decoration and serve no clear purpose.

(b)

Design the length, height and depth to be compatible with those on surrounding buildings, especially when designing bay windows.

(11)

Roofs.

(a)

Treat the type, shape, pitch, texture and color of the roof and the roofline as an integral part of the design of a building. Ensure it is architecturally consistent with the styles, materials, colors and details of the building.

(b)

Vary roofline heights as appropriate within the architectural style in order to provide architectural interest and variety to the massing of the building.

(c)

Sensitively locate and screen rooftop features - such as parapets, dormers, windscreens and solar collection devices - so they do not dominate the appearance of a building.

(d)

Within a block, the collection of roofs create a "roof line," which is the profile of the buildings against the sky. When designing a project, match the types of rooflines found on surrounding buildings unless there is strong reason to deviate. For example, if most buildings have front gables, adding a building with a flat roof may not be consistent with the neighborhood pattern.

§ 311.B-91 Purpose.

The design standards are requirements and applicants may be denied approval for failure to meet them. They are intended to allow for a diversity of housing to be built in Media while requiring a limited number of essential form qualities to protect and promote community cohesion, quality of life of residents, community character, and property values.

§ 311.B-92 Applicability.

The standards in this section apply to all development in the R-1, R-2, R-3, R-3, and Office District.

§ 311.B-93 Facade composition, small residential.

The following standards shall apply to the following forms: detached house, semi-detached house, twoplex, and micro flats.

Standards.

(1)

All applicable forms shall have a pattern of windows, porches, and building components that is consistent with one of the patterns identified in Figure 12. Facade Composition Patterns (Type 1); or

Figure 12. Facade Composition Patterns (Type 1)

(2)

Have a consistent and identifiable rhythm of windows, doors, and building components that aligns with a regionally established architectural style.

Figure 14. Garage Width

(3)

As illustrated in Figure 14. Garage Width, garage widths shall not exceed 1/3 the width of the primary facade or 20 feet, whichever is smaller.

(4)

Street facing facades shall have a minimum transparency of 25%.

Deviations from § 311.B-93B. are permitted where:

(1)

The deviations would be consistent with the character of at least two other buildings on the same street; or

(2)

Where unique site conditions necessitate an alternative approach.

§ 311.B-94 Facade composition, multi-unit.

The following standards shall apply to the following forms: attached house, courtyard building, flex, and all flat forms (except micro flat).

Standards.

Figure 13. Facade Composition Patterns (Type 2)

(1)

All applicable buildings shall establish a rhythm of bays - consisting of windows, doors, materials, and building components - that is consistent with those identified in Figure 13. Facade Composition Patterns (Type 2).

(2)

Primary bays (as indicated in A in Figure 13. Facade Composition Patterns (Type 2) shall not exceed 50 feet in width. Secondary bays shall not exceed 25 feet in width.

A= Primary Bay

B= Secondary Bay

(3)

The shape and massing of buildings shall utilize building height, story-height, building width and bay width to establish consistency with buildings on the same side of the street.

(4)

Street facing facades shall have a minimum transparency of 25%.

(5)

Building mechanical equipment located on building roofs, sites, or other locations shall not be visible from the street.

(6)

For Attached House forms, each dwelling unit shall be distinguished from adjacent dwelling units through the use of different exterior material and variation in setback or through a unified design of porches and bays.

§ 311.B-95 Entrances.

Entrances shall be oriented to the primary street.

§ 311.B-96 Side facades.

The design of the side facade shall match the materiality and detail of design of front facade, where the side facade:

(1)

Is adjacent to a public right of way.

(2)

Where the ratio of setback to side facade is greater than 1:2 (a ratio of setback to side facade of 1:1 or 2:1 would be greater than 1:2) as calculated using § 311.B-18. Facade exposure. A registered architect may provide documentation demonstrating that a property is exempt from this standard.

§ 311.B-97 Secondary principal dwelling structure (SPDS) and accessory dwelling units (ADUs).

SPDS shall meet the same design standards of principal dwelling structures.

SPDS and ADUs shall be located so as to reduce the impact on the sun exposure of adjacent properties.

SPDSs shall be oriented towards the primary street upon which the structure is sited. On corner lots, the SPDU shall orient towards the secondary street.

§ 311.B-98 Windows.

Figure 15. Windows

Building facades visible from a public street shall employ techniques to recess windows at least two inches from the facade or project the trim at least one inch, as illustrated in Figure 15. Windows, unless a different approach would be compatible with the overall style of the primary building. For example, a modern building may use flush trim windows as illustrated in Figure 16. Window Exceptions.

Figure 16. Window Exceptions

On street facing facades, windows on the same story shall have the same sill height.

§ 311.B-99 Materials.

Building facade exterior materials, including architectural trim and cladding, shall be of high quality and durable, including but not limited to: stone, brick, wood shingles or clapboard, and wood trim but shall not be vinyl siding.

§ 311.B-100 Roof pitch.

Where flat roofs are prohibited, roofs will have a pitch of at least 5:12 and no more than 12:12.

Low sloped roofs are prohibited.

§ 311.B-101 Flat roofs.

Flat roofs are permitted where at least one of the following conditions is met:

(1)

An property that abuts a side yard has a flat roof.

(2)

More than 30% of the properties on the same side of the street have a flat roof.

§ 311.B-102 Programmed open space.

Purpose and intent. The intent of this article is to provide reasonable standards and procedures for the creation of programmed open spaces that will improve living, working and natural environments. These standards shall not infringe upon the Borough's ability to maintain, program, alter, or otherwise control open spaces that are Borough owned.

Applicability. This section shall apply in any case where this chapter requires programmed open space in the R-1, R-2, R-3, R-4, or Office Districts.

Standards.

(1)

The programmed open space shall be designed to support activity that is customarily associated with the principal use on site. Where such space is open to the public, the space shall be designed to support activity that is customarily associated with the area where it is located. For example, open spaces in residential areas shall not be designed to support commercial activity.

(2)

A plan for the programmed open space area shall be prepared by a registered landscape architect and submitted as part of the site plan approval.

(3)

The purpose of the space shall be communicated through the landscape materials. The placement of permanent amenities - that may include but is not limited to benches, water features, playground equipment, active recreational facilities, and the like - shall also communicate the purpose and intent of the space.

(4)

No more than 50% of a programmed open space shall be hardscape materials.

(5)

If the programmed open space is intended to be used in the evening, it shall be well lit.

(a)

Lighting facilities shall be provided for the safety and convenience of the uses or patrons.

(b)

Lighting fixtures shall be provided and arranged, aimed, and installed in a manner so as not project their output onto or into adjacent properties, skyward, or onto a public roadway and to protect the street and neighboring properties from excessive glare and hazardous interference of any kind.

(c)

Lighting of predominantly horizontal surfaces shall be aimed straight down and have uplight component no greater than 1%.

(6)

Where programmed open space is open to the general public, well-displayed signage shall clearly indicate that the public may use the space.

(7)

Where programmed open space includes spaces for active recreation, such spaces shall be set back a minimum of 20 feet from all adjacent residential properties.

(8)

Buffers, screens, and other required landscaping elements may count towards the programmed open space requirements if they meet all other standards in this section.

§ 311.B-103 Landscaping.

All residential forms shall have a robust planting area adjacent to all facades that face a street. The planting areas shall meet the following standards:

(1)

Depth.

(a)

Facades with 50 feet or less along a street shall have a bed depth of five feet.

(b)

Facades with more than 50 feet along a street shall have a bed depth of 10 feet.

(c)

Where the yard depth is less than the minimum bed depth, the bed may be equal to the yard depth minus one foot.

(2)

Plantings shall be selected in a manner that is appropriate to the climate, location, and degree of sun that they will receive, based on the orientation of the facade.

(3)

All plantings shall be drought tolerant and non-invasive species. Native species shall constitute at least 70% of all plantings.

(4)

A mixture of deciduous and evergreen shrubs shall be used to ensure year round coverage.

§ 311.B-104 Buffers.

All residential forms shall have a planted visual screen, five feet high, along property lines adjacent to nonresidential districts.

§ 311.B-105 Enhanced landscaping standards.

Where a project is permitted to exceed the impervious coverage requirements established in zone standards, at least one tree measuring 3 1/2 inches DBH shall be planted on-site for each 300 square feet of additional impervious coverage, rounded up. For example, if 500 square feet of additional impervious coverage is needed, then two trees shall be planted. This shall be in addition to any trees otherwise required.

§ 311.B-106 Trees.

Application requirements. The location, diameter at breast height (DBH), and species of all existing trees shall be included in a landscape and tree plan.

Removal of heritage trees.

(1)

Heritage trees may not be removed from any property as part of the development or redevelopment of a site unless one of the following conditions has been met:

(a)

A certified arborist has determined that the tree is dead, damaged, diseased, or a threat to public health or safety.

(b)

The Borough Engineer has determined that the tree interferes with the provision of public services or constitutes a hazard to traffic, bicyclists, or pedestrians.

(c)

The applicant obtains a special exception approval.

(2)

Special exception approval. The Zoning Board shall grant a special exception to remove a heritage tree if the applicant has meet all the following requirements to the satisfaction of the Zoning Board:

(a)

The proposed development cannot be practically redesigned to protect the heritage tree or redesigning the proposed development would pose a such a high burden on the applicant that it would render the property undevelopable for the proposed use.

(b)

The applicant will remove the fewest number of trees necessary to develop the property.

(c)

The applicant replaces the removed heritage tree in accordance with 311.B-106D, tree replacement requirements, below.

Street trees.

(1)

Street trees are required along all existing or proposed public streets within the public realm of a subdivision or site plan, and are in addition to other required plantings.

(2)

The planting of street trees are required for:

(a)

New construction.

(b)

When the size of the building, as measured in total square footage, is expanded by 10% or more.

(c)

When there is a change of use that would increase the number of residential units on site, excluding the addition of an accessory dwelling unit.

(3)

Unless otherwise required by the Shade Tree Commission, street trees shall be provided in accordance with the standards in the Subdivision and Land Development Ordinance § 257-41C irrespective of whether a subdivision application is filed and street trees shall meet the following requirements:

(a)

No tree that grows taller than 35 feet shall be planted under high voltage lines.

(b)

Street tree plantings shall be substantially uniform in size and shape and shall have straight trunks.

(c)

Replacement trees shall ensure that a sufficient variety of trees are planted in the area to protect against the impacts of diseases and promote biodiversity.

(d)

Within sight triangles, a tree may be permitted only with the site-specific approval of the Township Engineer.

(e)

Street trees shall be planted so as not to interfere with the installation, safe use, and maintenance of sidewalks, roadways, and utilities.

(f)

Street trees shall have infiltrative tree pits when installed along impervious surfaces, such as sidewalks.

(4)

Street tree requirements may be waived by the Zoning Hearing Board where existing preserved vegetation is considered sufficient to meet the above requirements and is reasonably assured of continued survival.

Tree replacement requirements.

(1)

All healthy trees on the lot of 2.5 in. DBH or larger that are removed, damaged, or destroyed because of development activities shall be replaced on the same lot or an abutting lot in accordance with the following standards:

(a)

All trees proposed for removal and all proposed replacement trees shall be indicated on the site plan.

(b)

The total caliper of all replacement trees shall be no less than the total caliper of all trees removed from the lot. Each replacement tree shall not be less than 2.5 inches DBH at planting.

(c)

If the replacement trees are proposed on an abutting lot and such lot is not under the same ownership as the principal lot, a written agreement between the record owners shall be submitted to the Zoning Officer along with the application.

(2)

Exemptions. Trees removed under the following conditions are exempt from the replacement requirements of Subsection D(1) above if:

(a)

As determined by a certified arborist, the tree is dead, irrevocably damaged, or diseased.

(b)

As determined by a certified arborist, the tree is an invasive species in the region and its removal would benefit the ecology of Borough.

(c)

As determined by a certified engineer, the tree substantially contributes to the erosion of soil or impedes proper diversion of surface waters.

(d)

Federal, state or Borough laws or superseding this ordinance require tree removal.

(e)

As determined by a certified arborist or engineer, the tree poses potential danger to life or property. Danger to life or property shall not be interpreted to include any property which is proposed for development.

(f)

The tree needs to be removed to accomplish a public purpose and no practical alternative exists. Public purpose shall include road widening, installation or repair of utility lines, or the like.

§ 311.B-107 Purpose and intent.

The intent of this article is to provide reasonable standards to allow accessory dwelling units that will assist older homeowners in maintaining their independence; provide space for multigenerational housing; increase the supply of a more affordable type of housing not requiring government subsidies; and help older homeowners, single parents, young home buyers, and renters seeking a wider range of homes.

§ 311.B-108 Applicability.

This section shall apply to the R-1, R-2, R-3, R-4, or Office Districts.

§ 311.B-109 Superseding.

In instances where this section conflicts with any section of the Zoning Ordinance, this section shall take precedent.

§ 311.B-110 Definitions.

For clarification, see the definitions for "accessory dwelling unit (ADU)," "living area," and "short-term rental" in § 311.A-13, Definition of terms.

§ 311.B-111 Permitted uses.

ADUs may be used for:

(1)

Single-household occupancy.

(2)

External ADUs may be used for no-impact home-based business or commercial activity administered or conducted as an accessory use that is clearly secondary to the primary residential building if it meets all requirements established for such accessory uses in the underlying zone.

§ 311.B-112 Prohibited uses.

Any use not explicitly permitted in ADUs is prohibited. The following uses are explicitly prohibited:

(1)

Subleasing or subletting of units for short-term rental is prohibited if such use is not permitted in the underlying zone.

(2)

Personal service shops.

(3)

Professional or business offices or studios that do not meet the standards of no-impact home-based businesses.

(4)

Churches or places of worship.

§ 311.B-113 Impervious coverage.

Accessory dwelling units are exempt from lot coverage ratios established in the zone so long as they meet the standards established in Article B-VIII - Building Forms, where applicable.

§ 311.B-114 Height.

Semi-attached or detached ADUs, including those integrated into a garage or other space, shall be subject to the following height requirements.

(1)

ADUs may have a height of up to 22 feet where the slope of the roof meets or exceeds 14° (3:12 rise:run).

(2)

ADUs may have a height up to 20 feet for roofs that have less than 14° (3:12 rise:run).

(3)

Decks or any habitable rooftop elements are prohibited on ADUs.

§ 311.B-115 Access.

Accessory dwelling units shall have an entrance separate from the principal dwelling's main entrance that:

(1)

Exits onto a public right-of-way; or

(2)

Has a clear, unobstructed, and paved pathway at least four feet wide to a public right-of-way, which may be within a side or rear yard.

Where ADUs are accessed through a yard, there shall be a clear means of ingress and egress to ADUs through fences, walls, hedges, and the like.

ADUs shall not be designed in a manner that would require the occupant to go through the living area of another unit.

§ 311.B-116 Parking.

The addition of an ADU shall not require any additional off-street parking.

§ 311.B-117 Subdivision.

A lot may not be subdivided to separate an ADU from its primary principal structure.

Media City Zoning Code

ARTICLE B

Hybrid Form-Based Code

§ 311.B-1 Intent.

The following hybrid form-based code is intended to institute a mixture of form-based and euclidean (traditional) zoning in the residential districts that will:

(1)

Promote the construction and renovation of housing that protects and enhances the high-quality character of the community.

(2)

Ensure that when new housing is built, it will be of a size and character consistent with existing housing in the community.

(3)

Promote the production of housing that is affordable to those making at or below the area median income.

(4)

Promote the maintenance of the rich variety of housing types and historic homes that contribute to Media's unique community character.

(5)

Allow for the expansion of existing homes while limiting the potential for widespread demolition of homes to construct larger, more expensive housing.

(6)

Permit the construction of a variety of housing types that are consistent with the character of the community.

(7)

Ensure that residential buildings include several unifying features that allow the Borough to support a variety of housing typologies while maintaining a high-quality public realm.

(8)

(9)

Promote the creation of high-quality open spaces, where appropriate.

(10)

Promote the planting of street trees and high-quality, landscaped yards that include new trees and vegetation.

(11)

Protect and promote the Borough's multi-modal transportation network, especially its walkable street system.

(12)

Reduce the negative impact of parking on the public realm while ensuring sufficient supply of parking to meet the needs of residents.

§ 311.B-2 Background.

§ 311.B-3 About this Hybrid Form-Based Code.

This zoning ordinance is, in many ways, no different than a traditional Euclidean zoning ordinance with a few exceptions:

(1)

[1]

Editor's Note: See Article B-VIII, Building Forms.

(2)

(3)

Many of the bulk and area standards (such as setbacks) that are traditionally regulated by zone are regulated in the building forms section of this article.

(4)

§ 311.B-4 How to use this Code.

The following page provides a step by step guide to navigating the Hybrid Form-Based Code. The guide identifies the common topics and/or standards and where they can be found in the Code.

Topic/Standard	Location
Sidewalks and curb	Article E-I. Supplemental Regulations
Fences and walls	Article E-I. Supplemental Regulations
Lighting	Article E-I. Supplemental Regulations
Refuse	Article E-I. Supplemental Regulations
Satellite antennas	Article E-I. Supplemental Regulations
Conversions	Article E-I. Supplemental Regulations
Driveways on existing developed residential properties	Article E-I. Supplemental Regulations
Parking ratios	Article E-III. Parking Regulations
Signs	Article E-IV. Signs

How to Use this Ordinance
	Topic/Standard	Location
STEP 1: Consult the Zoning Map Find your property on the Zoning Map and determine which zone it is in. The Zoning Map is available as an appendix to this document and in the Borough offices.	Which zone controls a property	Zoning Map
STEP 2: Review standards for the appropriate zoning district Each district includes a list of permitted uses, permitted building forms, coverage ratios, and permitted building height. District standards are covered in Article B-III through Article B-VII. Accessory dwelling units are permitted by zone and have additional regulations in two other sections.	Permitted/Prohibited Uses	Zoning District (Articles B-III through B-VII)
	Permitted Building Forms	Zoning District (Articles B-III through B-VII)
	Accessory Uses (except accessory dwelling units)	Zoning District (Articles B-III through B-VII)
	Accessory Dwelling Units	Accessory Dwelling Units (Article B-XV)
	Accessory Dwelling Units	Building Form - ADU External (Articles B-VIII - § 311.B-58)
	Coverage Ratios	Zoning District (Articles B-III through B-VII)
STEP 3: Review the standards for the appropriate building form Each building form has its own setback and layout standards. Using the definitions in Article B-VIII, identify the building form that most closely matches your type and follow the regulations for that type.	Permitted Building Height	Zoning District (Articles B-II through B-VII)
	Setbacks	Building Form (Article B-VIII)
	Building Regulations (e.g. width, depth, etc.)	Building Form (Article B-VIII)
	Required, Permitted, and Prohibited Building Components Elements and Roofs	Building Form (Article B-VIII)
STEP 4: Review additional standards applicable to all projects There are several sections that apply to all applications using the Hybrid Form-Based Code. Consult these standards to understand what will be required of your project.	Parking Design and Location Standards	Parking Location and Design (Article B-IX)
	Parking Ratios	See Article E-III - Parking Regulations
	Standards for Stoops, Porches, Bay Windows, etc.	Building Components (Article B-IX)
	Building Design	Design Guidelines (Article B-XI)
	Building Design	Design Standards (Articles B-XII)
	Open Space Design	Open Space Standards (Article B-XIII)
	Landscaping Standards	Open Space Standards (Article B-XIV)

§ 311.B-5 Applicability.

The following standards and measurements shall apply to the hybrid form-based code sections of this Zoning Ordinance, including the R-1, R-2, R-3, R-4, and Office Districts.

§ 311.B-6 Figures and photos.

Figures and photos are intended to help illustrate the intent and requirements of the text. In the case of a conflict between the text of this chapter and any figure or photos, the text governs.

§ 311.B-7 Primary streets and front lot lines.

Where a property sits on a corner, the primary street shall be the street that is the longest of the two streets and the secondary street shall be the shorter of the two.

Corner lots have two front lot lines and two side lot lines with no rear lot line.

§ 311.B-8 Lot width.

(1)

For a flag lot, only the 'pole' or 'post' portion of the lot is used to measure lot width. Flag lots are strongly discouraged.

Figure 1. Lot width, irregular shape

(2)

§ 311.B-9 Lot depth.

§ 311.B-10 Building height.

Figure 2. Building Height on Slope > 5%

Chimneys, spires, towers, mechanical penthouses, tanks, antennas and similar projections of the building not intended for human occupancy shall not be included in calculating the height.

§ 311.B-11 Setbacks.

§ 311.B-12 Build-to line.

Figure 3. Build-to Line Calculation

Property	Setback
A	10 feet
G	10 feet
B	15 feet
D	15 feet
F	15 feet
E	20 feet
H	20 feet

Figure 4. Build-to Line, Corner

If the subject lot is a corner lot, the property shall have two build-to lines. See Figure 4. Build-to Line, Corner.

Applicants may elect to use the setback of an adjacent property as the build-to line if it is further from curb than the build-to line.

If there are two or fewer buildings on the same side of the street, the following setbacks shall be used:

Zone	Setback
R-1	25 feet
R-2	20 feet
R-3	15 feet
R-4	15 feet
Office	15 feet

§ 311.B-13 Build-to line occupancy.

Figure 5. Build-to Line Occupancy Calculation

(1)

The width shall exclude building components and encroachments.

(2)

Attached parking that faces the build-to line shall be excluded from all calculations and must comply with the parking setback standards established elsewhere in the ordinance.

§ 311.B-14 Building placement.

§ 311.B-15 Building separation.

A principal building must be separated from any other principal building on the same lot or on an abutting lot by the building separation distance specified for each building form.

Building separation is measured from the face of the exterior walls of a principal or accessory building, excluding a party wall.

Building components, such as bay windows, are not exempt from the separation requirement.

The structural walls of window wells are exempt for separation requirement so long as they do not extend more than one foot above grade.

§ 311.B-16 Parking setback.

On principal streets, parking setbacks shall be measured from the build-to line.

On all other streets, parking setbacks shall be measured from the lot line.

The parking setback shall never be less than the build-to line setback.

§ 311.B-17 Light and air shed.

Figure 6. Light and Air Shed Diagram

§ 311.B-18 Facade exposure.

Figure 7. Facade Exposure

(PS + RS): SF (e.g. 2:1)

§ 311.B-19 Minimum lot size.

For the purpose of lot subdivision or lot consolidation, the minimum lot size for any lot covered under the Hybrid Form-Based Code shall be calculated as follows:

TLA - (SS + W + OA) = TDA

Example: 100,000 square feet of total lot area (TLA) minus 17,000 square feet of steep slopes (SS), wetlands (W) and other areas (OA) equals 83,000 of total developable area.

The median surrounding lot size (MSLS) shall be calculated for all lots that are

(1)

Within 200 feet of any parcel line of the subject property.

(2)

Not the subject property.

(3)

TDA/MSLS = MNL

Example: 83,000 square feet of total developable area divided by 10,000 square feet median surrounding lot size equals 8.3 lots which may be subdivided (rounded to 8).

Each resulting lot shall comply with the minimum average lot size (MALS).

§ 311.B-20 Legislative intent.

§ 311.B-21 By right uses and special exceptions.

Building forms and uses are permitted or prohibited together. Any use or building form not specifically permitted in the Table of Permitted Uses and Special Exceptions is prohibited.

Table of Permitted Uses and Special Exceptions.

Permitted Uses and Special Exceptions
Key:		permitted			special exception (type 1)			special exception (type 2)		X	explicitly prohibited		—	not applicable
		Building Form
Use		Detached House	Semi-Detached House	Attached House	ADU, External	TwoPlex	Courtyard Building	Flats, Micro	Flats, Small	Flats, Medium	Flats, Medium-Large	Flats, Large	Residential Multi-Plex	Flex
Residential
(1)	One unit			X	X	X	X	X	X	X	X	X
(2)	Two units		X	X	X	X	X	X	X	X	X	X	—
(3)	Three to four units	X	X	X	X	X	X		X	X	X	X	—
(4)	Five to 19 units	X	X	X	X	X	X			X	X	X	—
(5)	Twenty to 50 units	X	X	X	X	X	X			X	X	X	—
(6)	Accessory unit		X	X		X	X	X	X	X	X	X	—	X
Nonresidential
(7)	Community residence facility		X	X	X	X	X	X	X	X	X	X	—
(8)	Church or other places of worship*	X	X	X	X	X	X	X	X	X	X	X	—
(9)	Municipal or public use	X	X	X	X	X	X	X	X	X	X	X	—
(10)	Passive recreation	X	X	X	X	X	X	X	X	X	X	X	—
NOTES: * Including rectory or parish house.

Special exception criteria.

(1)

All special exceptions are subject to the provisions of Article F-III, Zoning Hearing Board as well as any specific conditions listed in this section.

(2)

Uses identified as Special Exceptions (Type 2) in Table of Permitted Uses and Special Exceptions are permitted only if they meet the following criteria:

(a)

The structure was in existence prior to April 6, 2023.

(b)

The property was being used for the special exception purpose prior to April 6, 2023.

(c)

The property has not been abandoned for any period since April 6, 2023.

(d)

The application meets all standards established in Article B-VIII, Building Forms and elsewhere in this chapter.

§ 311.B-22 Permitted accessory uses.

Off-street parking space or private garage.

Utility/tool shed and similar accessory structure.

Private swimming pool and other recreational use.

Fence, when erected and maintained subject to the requirements of Article E-I, Supplemental Regulations.

Any accessory use on the same lot with and customarily incidental to any of the uses permitted above and not detrimental to the neighborhood.

Accessory work units for the use of no-impact home-based businesses that do not measure more than 20 feet in any horizontal direction and which are subject to all provisions of § 311.E-6.

(1)

(2)

The business activity shall be compatible with the residential use of the property and surrounding residential uses.

(3)

The business shall have no on-site employees other than people residing in the dwelling.

(4)

There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.

(5)

There shall be no outside appearance of a business use, including, but not limited to parking, signs, lights, or storage.

(6)

(7)

The business activity may not generate any solid waste or sewage discharge in volume or type that is not normally associated with residential use.

(8)

The business activity including but not limited to storage of inventory shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.

(9)

The business may not involve any illegal activity.

§ 311.B-23 Lot standards.

Table of Permitted Lots and Building Forms.

Permitted Lots and Building Forms
Lot Width in Feet			Key:			permitted		X	prohibited
		Min.	—	30	40	50	60	70	80
		Max.	29	39	49	59	69	79	+
	Minimum Lot Depth (Feet)		110	110	110	110	110	110	110
(1)	Detached house
(2)	Semi-detached house
(3)	Attached house		X	X	X	X	X	X	X
(4)	Accessory dwelling unit, external
(5)	Two plex		X	X	X	X	X	X	X
(6)	Courtyard building		X	X	X	X	X	X	X
(7)	Flats, micro		X	X	X	X
(8)	Flats, small		X	X	X	X	X
(9)	Flex		X	X	X	X	X	X	X

§ 311.B-24 Lot coverage ratios.

Lot coverage ratios shall be determined based on the subject property's lot size as identified in the following table.

Table of Coverage Ratios.

Coverage Ratios
Lot Size in Square Feet		Min.	0	2,250	3,750	5,250	6,750	8,250	9,750	11,250	12,750	14,250	15,750
Lot Size in Square Feet		Max.	2,249	3,749	5,249	6,749	8,249	9,749	11,249	12,749	14,249	15,749	+
(1)	Building coverage, principal structure		35%	30%	30%	23%	19%	16%	14%	13%	12%	11%	10%
(2)	Building coverage, accessory structures		12%	11%	10%	10%	9%	8%	8%	7%	6%	6%	5%
(3)	Impervious coverage, nonbuilding		20%	27%	20%	17%	14%	12%	11%	10%	9%	8%	8%
(4)	Impervious coverage, total		55%	69%	60%	50%	42%	36%	33%	30%	27%	25%	23%

§ 311.B-25 Setbacks and building standards.

Setbacks and building standards shall meet the standards established for the appropriate building form as prescribed in Article B-VIII, Building Forms.

§ 311.B-26 Building height.

No building shall have a height exceeding 28 feet or a maximum of 2 1/2 stories above grade, whichever is the lesser, unless otherwise stipulated in this section.

A building may have a height of up to 35 feet with a maximum of three stories above grade, if the zoning officer determines that one of the following conditions is met:

(1)

The building exceeded 28 feet before April 6, 2023.

(2)

At least 50% of the buildings on the same side of the primary street exceeded 30 feet, calculated in accordance with § 311.B-10, Building height.

(3)

(4)

The roofline has a minimum roof pitch of 5:12 and a maximum roof pitch of 12:12.

§ 311.B-27 Legislative intent.

§ 311.B-28 By right uses and special exceptions.

Building forms and uses are permitted or prohibited together. Any use or building form not specifically permitted in the Table of Permitted Uses and Special Exceptions is prohibited.

Table of Permitted Uses and Special Exceptions.

Permitted Uses and Special Exceptions
Key:		permitted			special exception (type 1)			special exception (type 2)		X	explicitly prohibited		—	not applicable
		Building Form
Use		Detached House	Semi-Detached House	Attached House	ADU, External	TwoPlex	Courtyard Building	Flats, Micro	Flats, Small	Flats, Medium	Flats, Medium-Large	Flats, Large	Residential Multi-Plex	Flex
Residential
(1)	One unit				X	X	X	X	X	X	X	X
(2)	Two units			X	X	X	X	X	X	X	X	X	—
(3)	Three to four units	X	X	X	X	X	X		X	X	X	X	—
(4)	Five to 19 units	X	X	X	X	X	X			X	X	X	—
(5)	Twenty to 50 units	X	X	X	X	X	X			X	X	X	—
(6)	Accessory unit					X	X	X	X	X	X	X	—	X
Nonresidential
(7)	Community residence facility		X	X	X	X	X	X	X	X	X	X	—
(8)	Church or other places of worship*	X	X	X	X	X	X	X	X	X	X	X	—
(9)	Municipal or public use	X	X	X	X	X	X	X	X	X	X	X	—
(10)	Passive recreation	X	X	X	X	X	X	X	X	X	X	X	—
NOTES: * Including rectory or parish house.

Special exception criteria.

(1)

All special exceptions are subject to the provisions of Article F-III, Zoning Hearing Board as well as any specific conditions listed in this section.

(2)

Uses identified as special exceptions (Type 2) in Table of Permitted Uses and Special Exceptions are permitted only if they meet the following criteria:

(a)

The structure was in existence prior to April 6, 2023.

(b)

The property was being used for the special exception purpose prior to April 6, 2023.

(c)

The property has not been abandoned for any period since April 6, 2023.

(d)

The application meets all standards established in Article B-VIII, Building Forms and elsewhere in this chapter.

§ 311.B-29 Permitted accessory uses.

All accessory uses permitted in the R-1 Residential District.

§ 311.B-30 Lot standards.

Table of Permitted Lots and Building Forms.

Permitted Lots and Building Forms
Key:			permitted		P?	permitted on some lots (see form standards)		X	prohibited
Lot Width in Feet		Min.	—	30	40	50	60	70	80
Lot Width in Feet		Max.	29	39	49	59	69	79	+
	Minimum Lot Depth (Feet)		100	100	100	100	100	100	100
(1)	Detached house
(2)	Semi-detached house
(3)	Attached house		X	X	X	X	X	X	X
(4)	Accessory dwelling unit, external
(5)	Two plex		X	X	X	X	X	X	X
(6)	Courtyard building		X	X	X	X	X	X	X
(7)	Flats, micro		X	X	X	X
(8)	Flats, small		X	X	X	X	X
(9)	Residential multi-plex		X	X	X	X	X	X	P?
(10)	Flex		X	X	X	X	X	X	X

§ 311.B-31 Lot coverage ratios.

Lot coverage ratios shall be determined based on the subject property's lot size as identified in the following table.

Table of Coverage Ratios.

Coverage Ratios
Lot Size in Square Feet		Min.	0	2,200	3,300	4,400	5,500	6,600	7,700	8,800
Lot Size in Square Feet		Max.	1,549	3,299	4,399	5,499	6,599	7,699	8,799	+
(1)	Building coverage, principal structure		45%	35%	28%	23%	20%	18%	16%	18%
(2)	Building coverage, accessory structures		40%	19%	13%	11%	10%	9%	8%	7%
(3)	Impervious coverage, nonbuilding		20%	13%	24%	23%	20%	18%	16%	15%
(4)	Impervious coverage, total		65%	65%	65%	55%	50%	45%	40%	40%

§ 311.B-32 Setbacks and building standards.

Setbacks and building standards shall meet the standards established for the appropriate building form as prescribed in Article B-VIII, Building Forms.

§ 311.B-33 Building height.

No building shall have a height exceeding 28 feet or a maximum of 2 1/2 stories above grade, whichever is the lesser, unless otherwise stipulated in this section.

A building may have a height of up to 35 feet with a maximum of three stories above grade, if the Zoning Officer determines that one of the following conditions is met:

(1)

The building exceeded 28 feet before April 6, 2023.

(2)

At least 50% of the buildings on the same side of the primary street exceeded 30 feet, calculated in accordance with § 311.B-10, Building height.

(3)

(4)

The roofline has a minimum roof pitch of 5:12 and a maximum roof pitch of 12:12.

§ 311.B-34 Legislative intent.

§ 311.B-35 By right uses and special exceptions.

Building forms and uses are permitted or prohibited together. Any use or building form not specifically permitted in the Table of Permitted Uses and Special Exceptions is prohibited.

Table of Permitted Uses and Special Exceptions.

Permitted Uses and Special Exceptions
Key:		permitted			special exception (type 1)			special exception (type 2)		X	explicitly prohibited		—	not applicable
		Building Form
Use		Detached House	Semi-Detached House	Attached House	ADU, External	TwoPlex	Courtyard Building	Flats, Micro	Flats, Small	Flats, Medium	Flats, Medium-Large	Flats, Large	Residential Multi-Plex	Flex
Residential
(1)	One unit				X	X	X	X	X	X	X	X
(2)	Two units				X	X	X	X	X	X	X	X
(3)	Three to six units	X	X	X	X					X	X	X	—
(4)	Seven to 19 units	X	X	X	X	X	X	X			X	X	—
(5)	Twenty or more units	X	X	X	X	X	X	X			X	X	—
(6)	Accessory unit					X	X	X	X	X	X	X	—	X
Nonresidential
(7)	Community residence facility		X	X	X	X	X	X	X	X	X	X	—
(8)	Church or other place of worship*	X	X	X	X	X	X	X	X	X	X	X	—
(9)	School, day-care center or similar use	X	X	X	X	X	X	X	X	X	X	X	—
NOTES: * Including rectory or parish house.

Special exception criteria.

(1)

All special exceptions are subject to the provisions of Article F-III, Zoning Hearing Board as well as any specific conditions listed in this section.

(2)

Uses identified as special exceptions (Type 2) in Table of Permitted Uses and Special Exceptions are permitted only if they meet the following criteria:

(a)

The structure was in existence prior to April 6, 2023.

(b)

The property was being used for the special exception purpose prior to April 6, 2023.

(c)

The property has not been abandoned for any period since April 6, 2023.

(d)

The application meets all standards established in Article B-VIII, Building Forms and elsewhere in this ordinance.

§ 311.B-36 Permitted accessory uses.

All accessory uses permitted in the R-1 Residential District.

Laundry, contained within the building, for the exclusive use of the residents of an apartment house.

Recreational facilities, for the exclusive use of the residents of an apartment building or their guests.

Refuse collection center for multi-unit buildings, that shall be accessible to a public street and screened from public view by a wall, fence or hedge.

Any accessory use on the same lot with and customarily incidental to any of the uses permitted above and not detrimental to the neighborhood.

§ 311.B-37 Lot standards.

Table of Permitted Lots and Building Forms.

Permitted Lots and Building Forms
Key:			permitted		P?	permitted on some lots (see form standards)		X	prohibited
Lot Width in Feet		Min.	—	20	30	40	50	60	70	100
Lot Width in Feet		Max.	19	29	39	49	59	69	99	+
	Minimum Lot Depth (Feet)		100	100	100	100	100	120	120	120
(1)	Detached house							X	X	X
(2)	Semi-detached house							X	X	X
(3)	Attached house							X	X	X
(4)	Accessory dwelling unit, external							X	X	X
(5)	Two plex		X	X	X	X	X
(6)	Courtyard building		X	X	X	X	X	X	P?
(7)	Flats, micro		X	X	X
(8)	Flats, small		X	X	X	X	X	X
(9)	Residential multi-plex		X	X	X	X	X	X	X	P?
(10)	Flex		X	X	X	X	X

§ 311.B-38 Lot coverage ratios.

Lot coverage ratios shall be determined based on the subject property's lot size as identified in the following table.

Table of Coverage Ratios.

Coverage Ratios
Lot Size in Square Feet		Min.	0	2,000	3,000	4,000	5,000	8,500	12,000
Lot Size in Square Feet		Max.	1,999	2,999	3,999	4,999	8,499	11,999	+
(1)	Building coverage, principal structure		55%	55%	40%	30%	20%	35%	20%
(2)	Building coverage, accessory structures		20%	14%	12%	10%	10%	7%	5%
(3)	Impervious coverage, nonbuilding		30%	30%	30%	25%	20%	23%	18%
(4)	Impervious coverage, total		80%	80%	80%	65%	50%	65%	43%

§ 311.B-39 Setbacks and building standards.

Setbacks and building standards shall meet the standards established for the appropriate building form as prescribed in Article B-VIII, Building Forms.

§ 311.B-40 Building height.

No building shall have a height exceeding 28 feet or a maximum of 2 1/2 stories above grade, whichever is the lesser, unless otherwise stipulated in this section.

A building may have a height of up to 35 feet with a maximum of three stories above grade, if the Zoning Officer determines that one of the following conditions is met:

(1)

The building exceeded 28 feet before April 6, 2023.

(2)

At least 50% of the buildings on the same side of the primary street exceeded 30 feet, calculated in accordance with § 311.B-10, Building height.

(3)

(4)

The roofline has a minimum roof pitch of 5:12 and a maximum roof pitch of 12:12.

§ 311.B-41 Legislative intent.

§ 311.B-42 By right uses and special exceptions.

Building forms and uses are permitted or prohibited together. Any use or building form not specifically permitted in the Table of Permitted Uses and Special Exceptions is prohibited.

Table of Permitted Uses and Special Exceptions.

Permitted Uses and Special Exceptions
Key:		permitted			special exception (type 1)			special exception (type 2)		X	explicitly prohibited		—	not applicable
		Building Form
Use		Detached House	Semi-Detached House	Attached House	ADU, External	TwoPlex	Courtyard Building	Flats, Micro	Flats, Small	Flats, Medium	Flats, Medium-Large	Flats, Large	Residential Multi-Plex	Flex
Residential
(1)	One unit				X	X	X	X	X	X	X	X
(2)	Two units				X		X	X	X	X	X	X
(3)	Three to six units	X	X	X	X					X	X	X
(4)	Seven to 19 units	X	X	X	X	X	X	X			X	X
(5)	Twenty or more units	X	X	X	X	X	X	X				X
(6)	Accessory unit					X	X	X	X	X	X	X	—	X
Nonresidential
(7)	Community residence facility		X	X	X	X	X	X	X	X	X	X	—
(8)	Church or other place of worship*	X	X	X	X	X	X	X	X	X	X	X	—
(9)	School, day-care center or similar use	X	X	X	X	X	X	X	X	X	X	X	—
NOTES: * Including rectory or parish house.

Special exception criteria.

(1)

All special exceptions are subject to the provisions of Article F-III, Zoning Hearing Board as well as any specific conditions listed in this section.

(2)

Uses identified as special exceptions (Type 2) in Table of Permitted Uses and Special Exceptions are permitted only if they meet the following criteria:

(a)

The structure was in existence prior to April 6, 2023.

(b)

The property was being used for the special exception purpose prior to April 6, 2023.

(c)

The property has not been abandoned for any period since April 6, 2023.

(d)

The application meets all standards established in Article B-VIII, Building Forms and elsewhere in this chapter.

§ 311.B-43 Permitted accessory uses.

All the accessory uses as provided in § 311.B-36 in the R-3 Residential District.

§ 311.B-44 Lot standards.

Table of Permitted Lots and Building Forms.

Permitted Lots and Building Forms
Key:			permitted	P?	permitted on some lots (see form standards)	X	prohibited
Lot Width in Feet		Min.	—	20	30	40	60	100
Lot Width in Feet		Max.	19	30	39	59	99	+
	Minimum Lot Depth (Feet)		110	110	110	110	110	110
(1)	Detached house						X	X
(2)	Semi-detached house						X	X
(3)	Attached house						X	X
(4)	Accessory dwelling unit, external						X	X
(5)	Two plex		X	X	X
(6)	Courtyard building		X	X	X	X	X	P?
(7)	Flats, micro		X	X	X
(8)	Flats, small		X	X	X	X	X
(9)	Flats, medium		X	X	X	X	X
(10)	Residential multi-plex		X	X	X	X	X	P?
(11)	Flex		X	X	X	X	X

§ 311.B-45 Lot coverage ratios.

Lot coverage ratios shall be determined based on the subject property's lot size as identified in the following table.

Table of Coverage Ratios.

Coverage Ratios
Lot Size in Square Feet		Min.	0	2,000	3,000	4,000	6,000	10,000
Lot Size in Square Feet		Max.	1,999	2,999	3,999	5,999	9,999	+
(1)	Building coverage, principal structure		55%	55%	40%	30%	20%	35%
(2)	Building coverage, accessory structures		20%	14%	12%	10%	10%	7%
(3)	Impervious coverage, nonbuilding		30%	30%	30%	25%	20%	23%
(4)	Impervious coverage, total		80%	80%	80%	65%	50%	65%

§ 311.B-46 Setbacks and building standards.

Setbacks and building standards shall meet the standards established for the appropriate building form as prescribed in Article B-VIII, Building Forms.

§ 311.B-47 Bulk standards.

Building height.

(1)

No building shall have a height exceeding 35 feet with a maximum of three stories above grade.

§ 311.B-48 Legislative intent.

§ 311.B-49 By right uses and special exceptions.

Building forms and uses are permitted or prohibited together. Any use or building form not specifically permitted in the Table of Permitted Uses and Special Exceptions is prohibited.

Table of Permitted Uses and Special Exceptions.

Permitted Uses and Special Exceptions
Key:		permitted			special exception (type 1)			special exception (type 2)		X	explicitly prohibited		—	not applicable
		Building Form
Use		Detached House	Semi-Detached House	Attached House	ADU, External	TwoPlex	Courtyard Building	Flats, Micro	Flats, Small	Flats, Medium	Flats, Medium-Large	Flats, Large	Residential Multi-Plex	Flex
Residential
(1)	One unit				X	X	X	X	X	X	X	X
(2)	Two units				X	X	X			X	X	X
(3)	Three to six units	X	X	X	X	X	X			X	X	X	—
(4)	Seven to 19 units	X	X	X	X	X	X	X	X	X	X	X	—	X
(5)	Twenty or more units	X	X	X	X	X	X	X	X	X	X	X	—	X
(6)	Accessory unit				X	X	X	X	X	X	X	X	—	X
Nonresidential
(7)	Office				X	X	X	X	X	X	X	X	—
(8)	Mixed use				X	X	X			X	X	X		X
(9)	Municipal use	X	X	X	X	X	X	X	X	X	X	X	—	X
(10)	Bed-and-breakfasts				X	X	X		P?	X	X	X
(11)	Club or lodge	X	X	X	X	X	X	X	X	X	X	X	—
(12)	Public parking garage	X	X	X	X	X	X	X	X	X	X	X	—
(13)	Community day-care centers				X	X	X	X	X	X	X	X
(14)	School, day-care center or similar use	X	X	X	X	X	X	X	X	X	X	X	—
NOTES: * Including rectory or parish house.

Additional requirements for uses by right.

(1)

(2)

Special exception criteria.

(1)

Uses identified as special exceptions (Type 1) in Table of Permitted Uses and Special Exceptions are permitted only if they meet the following criteria:

(a)

The structure was in existence prior to April 6, 2023.

(b)

The property was being used for the special exception purpose prior to April 6, 2023.

(c)

The property has not been abandoned for any period since April 6, 2023.

(d)

The application meets all standards established in Article B-VIII, Building Forms and elsewhere in this chapter.

(2)

Uses identified as special exceptions (Type 2) in Table of Permitted Uses and Special Exceptions are permitted only if they meet the following criteria:

(a)

The applicant has all applicable licenses and approvals from the Commonwealth of Pennsylvania Department of Public Welfare and any other agencies having jurisdiction over day-care centers.

(b)

A fence of not less than four feet in height shall be placed around all outdoor play areas.

(c)

(d)

Signage shall comply with all regulations otherwise applicable in the Office District.

(e)

All pedestrian pathways shall be adequately lit for safety and security.

§ 311.B-50 Permitted accessory uses.

Cafeteria and recreational facilities for employers.

Storage within a completely enclosed structure in conjunction with a permitted use.

Parking.

Any accessory use on the same lot with and customarily incidental to any of the uses permitted above and consistent with the immediate surrounding area.

§ 311.B-51 Conversions.

Conversions are permitted in accordance with § 311.E-18, Conversions.

§ 311.B-52 Lot standards.

Table of Permitted Lots and Building Forms.

Permitted Lots and Building Forms
Key:				permitted			X	prohibited
Lot Width in Feet		Min.	—	20	30	40	60	100
Lot Width in Feet		Max.	19	30	39	59	99	+
	Minimum Lot Depth (Feet)		110	110	110	110	110	110
(1)	Detached house						X	X
(2)	Semi-detached house						X	X
(3)	Attached house						X	X
(4)	Flats, micro		X	X	X
(5)	Flats, small		X	X	X	X	X
(6)	Residential multi-plex		X	X	X	X	X
(7)	Flex		X	X	X	X	X

§ 311.B-53 Lot coverage ratios.

Lot coverage ratios shall be determined based on the subject property's lot size as identified in the following table.

Table of Coverage Ratios.

Coverage Ratios
Square footage of lot		Min.	—	2,200	3,300	4,400	5,500	6,600	7,700
Square footage of lot		Max.	2,199	3,299	4,399	5,499	6,599	7,699	—
(1)	Building coverage, principal structure		90%	85%	75%	50%	50%	50%	50%
(2)	Impervious coverage, total		100%	100%	100%	95%	90%	85%	80%

§ 311.B-54 Setbacks and building standards.

Setbacks and building standards shall meet the standards established for the appropriate building form as prescribed in Article B-VIII, Building Forms.

§ 311.B-55 Bulk standards.

Building height.

(1)

No building shall have a height exceeding 35 feet with a maximum of three stories above grade unless otherwise stipulated in this section.

§ 311.B-56 Building forms.

Legislative intent.

(1)

(2)

All uses permitted in a zone are not permitted in all building forms. To determine which building forms and uses are permitted together, see the appropriate zone standards.

Applicability.

(1)

(2)

(3)

The names of the building form shall not limit uses within a building form. For example, a detached house may be permitted to have non-residential uses within it, such as a restaurant or office.

(4)

Where more than one definition may apply, the less intensive building form that is permitted in the zoning district shall be used.

General.

(1)

Building forms are comprised of the main massing of a building and various additional building components and roofs.

(2)

The main massing is the primary and the most important portion defining a building form. The main massing of each building form is regulated using dimensional standards that differ for each type.

(3)

Building components are accessory elements attached to the main massing that increase the buildings usefulness. Each building component has dimensional standards that must be met.

(4)

Building components provide an important means for achieving variety and individuality in design and are permitted as indicated for each building form.

§ 311.B-57 Detached house.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

Layout Standards
Lot Width		Min.	0	20	30	40	50	60	70	80
Lot Width		Max.	19	29	39	49	59	69	79	+
Side Setbacks
(1)	Individual		1 feet	1 feet	1 feet	3 feet	5 feet	6 feet	6 feet	10 feet
(2)	Total		5 feet	6 feet	8 feet	13 feet	18 feet	20 feet	20 feet	26 feet
Rear Setback
(3)	R1 and R2 Zones		20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet
(4)	R3 and R4 Zones		15 feet	15 feet	15 feet	15 feet	15 feet	15 feet	15 feet	15 feet
Parking Setbacks
(5)	Parking setback		20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet
Building Regulations
(6)	Width, maximum		—	—	30 feet	35 feet	40 feet	45 feet	50 feet	60 feet
(7)	Depth, maximum		75 feet	75 feet	75 feet	75 feet	75 feet	75 feet	75 feet	75 feet
(8)	Build-to line occupancy, minimum		90%	90%	90%	75%	65%	60%	55%	45%
(9)	Build-to line occupancy, maximum		100%	100%	100%	100%	90%	80%	75%	70%

§ 311.B-58 Semi-detached house.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

Layout Standards
			Individual				Projects
Lot Width in Feet		Min.	0	20	30	40	50	60	70	80
Lot Width in Feet		Max.	19	29	39	49	59	69	79	+
Side Setbacks
(1)	Unattached side, individual		2 feet	5 feet	10 feet	15 feet	2 feet	5 feet	7 feet	7 feet
(1)	Unattached side, total		2 feet	5 feet	10 feet	15 feet	12 feet	17 feet	20 feet	20 feet
Rear Setback
(2)	R2 Zone		20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet
(3)	R3 and R4 Zones		15 feet	15 feet	15 feet	15 feet	15 feet	15 feet	15 feet	15 feet
Parking Setbacks
(4)	Parking setback		20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet	20 feet
Building Regulations
(5)	Width, maximum		—	—	25 feet	25 feet	40 feet	50 feet	50 feet	50 feet
(6)	Depth, maximum		75 feet	75 feet	75 feet	75 feet	75 feet	75 feet	75 feet	75 feet
(7)	Build-to line occupancy, minimum		90%	90%	90%	90%	80%	80%	75%	75%
(8)	Build-to line occupancy, maximum		100%	100%	100%	100%	100%	100%	100%	100%

§ 311.B-59 Attached house.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Individual		Projects
Lot Standards		Min.	Max	Min.	Max
(1)	Width	—	—	120 feet	—
(2)	Depth	—	—	125 feet	—
Setbacks
(3)	Unattached side	10 feet	—	10 feet	—
(4)	Rear	20 feet	—	20 feet	—
(5)	Parking	20 feet	—	20 feet	—
Building Regulations
(6)	Width	12 feet	25 feet	18 feet	25 feet
(7)	Depth	—	50 feet	—	50 feet
(8)	Building separation	0 feet/10 feet	—	0 feet/10 feet	—
Primary Principal Structures
(9)	Row width	—	—	54 feet	—
(10)	Building separation	—	—	10 feet	—
(11)	Build-to line occupancy	80%	—	40%	—
Secondary Principal Structures
(12)	Row width	—	—		200 feet
(13)	Building separation	—	—	10 feet

Primary principal structures, projects.

(1)

Rows must include at least three units except on secondary street where one twin is permitted.

(2)

Within an attached row, end units must occupy the build-to line.

(3)

Units that are set back shall be set back at least one foot and no more than five feet.

(4)

All units shall be set back a uniform amount.

Secondary principal structures, projects.

(1)

Any lot with even one secondary principal structure shall have a minimum lot depth of 150 feet.

(2)

Secondary principal structures are only permitted behind primary principal structures.

(3)

Secondary principal structures shall be set back from all side and rear yards in an amount equal to the height of the secondary principal structure or 20 feet, whichever is larger.

§ 311.B-60 Accessory dwelling unit, external.

Required, permitted, and prohibited building components elements and roofs.

All buildings covered by this section shall include the required elements in this section.

Building Component
(1)	Balcony, front		X
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Setbacks
(1)	Setback from build-to line	5 feet	—
Building Regulations
(2)	Width, maximum	20 feet	—
(3)	Depth, maximum	20 feet
(4)	Building separation	0 feet/8 feet
(5)	Total square footage	—	800

Design standards.

(1)

All accessory dwelling units are subject to Article B-XV, Accessory Dwelling Units.

(2)

ADUs shall comply with all setback standards of the primary principal structure on site unless the ADU is part of a parking garage, in which case it shall comply with the parking setback standards.

(3)

ADUs are exempt from rear yard setback requirements when the rear yard abuts an alleyway.

(4)

ADUs shall have side and rear yard setback a distance equal to 1/2 the height of the building.

(5)

ADUs may not exceed the gross floor area of the primary principal structure.

(6)

§ 311.B-61 Twoplex.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	60 feet	—
(2)	Depth	120 feet	—
Setbacks
(3)	Side, individual	10 feet	—
(4)	Side, total	20 feet	—
(5)	Rear	15 feet
(6)	Parking	20 feet	—
Building Regulations
(7)	Width	20 feet	35 feet
(8)	Depth	—	50 feet
(9)	Building separation	20 feet	—
(10)	Build-to line occupancy	80%	100%

Design standards.

(1)

The secondary principal structure shall be a minimum of 15% smaller in terms of gross square footage than the primary principal structure.

(2)

The larger of the two structures shall be located at the front of the lot.

(3)

The rear yard setback shall be equal to the minimum setback identified in the Layout Standards Table or the height of the secondary principal structure, whichever is greater.

Exceptions.

(1)

(2)

Twoplexes that exceed the impervious coverage ratios established in the zone are required to meet the enhanced landscaping standards identified in § 311.B-105, Enhanced landscaping standards.

§ 311.B-62 Courtyard building.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	85 feet	—
(2)	Depth	120 feet	—
Setbacks
(3)	Side, individual	10 feet	—
(4)	Side, total	20 feet	—
(5)	Rear	15 feet
(6)	Parking	20 feet	—
Building Regulations
(7)	Width	70 feet	120 feet
(8)	Depth	—	80 feet
(9)	Wing width	—	30 feet
(10)	Building separation	10 feet	15 feet
(11)	Build-to line occupancy	30%	80%
Courtyard
(12)	Courtyard width	25 feet	—
(13)	Courtyard depth	25 feet

Design standards.

(1)

The courtyard shall function as a shared common space accessible to all building tenants.

(2)

The courtyard shall be enclosed by buildings on a minimum of two sides.

(3)

The courtyard shall be open to the primary street.

(4)

The courtyard may be enclosed by a wall or fence that has a minimum of 70% transparency.

(5)

The courtyard may not contain accessory structures.

(6)

(7)

The courtyard shall have a minimum of 60% pervious coverage. Impervious coverage in the courtyard counts towards the total site impervious coverage.

(8)

The courtyard may be located above grade but shall not be more than 12 feet above the lowest point of the ground floor's finish floor elevation.

§ 311.B-63 Flats, micro.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	100 feet	—
(2)	Depth	120 feet	—
(3)	Lot size (square feet)	12,500	—
Setbacks
(4)	Side	12 feet	—
(5)	Rear	20 feet	—
(6)	Parking	20 feet	—
Building Regulations
(7)	Width	35 feet	75 feet
(8)	Depth	35 feet	100 feet
(9)	Build-to line occupancy	80%	100%

Design standards.

(1)

§ 311.B-64 Flats, small.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop		X
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	125 feet	—
(2)	Depth	120 feet	—
(3)	Lot size (square feet)	20,000	—
Setbacks
(4)	Side	15 feet	—
(5)	Rear	20 feet	—
(6)	Parking	20 feet	—
Building Regulations
(7)	Width	50 feet	180 feet
(8)	Depth	35 feet	120 feet
(9)	Build-to line occupancy*	50 feet/60%	75 feet/75%
* Requirement shall be the greater of the linear measurement or the percentage of front facade

Design standards.

(1)

(2)

The maximum the front facade may be set back from the build-to line is 10 feet unless a programmed open space is being provided in between the facade and the build-to line.

(3)

The first 20 feet of each edge of the front facade shall occupy the build-to line, as illustrated.

§ 311.B-65 Flats, medium.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop		X
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	150 feet	—
(2)	Depth	120 feet	—
(3)	Lot size (square feet)	30,000	—
Setbacks
(4)	Side	24 feet	—
(5)	Rear	20 feet	—
(6)	Parking	20 feet	—
Building Regulations
(7)	Width	75 feet	220 feet
(8)	Depth	—	50 feet
(9)	Build-to line occupancy*	50 feet/60%	75 feet/80%
* Requirement shall be the greater of the linear measurement or the percentage of front facade

Design standards.

(1)

(2)

The maximum the front facade may be setback from the build-to line is 10 feet unless a programmed open space is being provided in the between the facade and the build-to line.

(3)

The first 20 feet of each edge of the front facade shall occupy the build-to line, as illustrated.

§ 311.B-66 Flats, medium-large.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop		X
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	200 feet	—
(2)	Depth	200 feet	—
(3)	Lot size (square feet)	50,000	—
Setbacks
(4)	Side	35 feet	—
(5)	Rear	40 feet	—
(6)	Parking	30 feet	—
Building Regulations
(7)	Width	100 feet	250 feet
(8)	Depth	60 feet	120 feet
(9)	Build-to line occupancy*	70 feet/60%	150 feet/75%
Open Space
(10)	Programmed open space per unit	75 square feet	—
* Requirement shall be the greater of the linear measurement or the percentage of front facade

Design standards.

(1)

(2)

The maximum the front facade may be set back from the build-to line is 10 feet unless a programmed open space is being provided in the between the facade and the build-to line.

(3)

The first 20 feet of each edge of the front facade shall occupy the build-to line, as illustrated.

(4)

Programmed open space may occur on rooftops.

§ 311.B-67 Flats, large.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop		X
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	250 feet	—
(2)	Depth	200 feet	—
(3)	Lot size (square feet)	70,000	—
Setbacks
(4)	Side	40 feet	—
(5)	Rear	40 feet	—
(6)	Parking	30 feet	—
Building Regulations
(7)	Width	250 feet	400 feet
(8)	Depth	70 feet	200 feet
(9)	Build-to line occupancy*	130 feet/60%	180 feet/60%
Open Space
(10)	Programmed open space per unit	150 square feet	—
* Requirement shall be the greater of the linear measurement or the percentage of front facade

Design standards.

(1)

(2)

The maximum the front facade may be setback from the build-to line is 10 feet unless a programmed open space is being provided in the between the facade and the build-to line.

(3)

The first 20 feet of each edge of the front facade shall occupy the build-to line, as illustrated.

(4)

Structured parking shall not be counted towards the principal structure footprint where:

(a)

At least 75% of the area above the structure parking is programmed communal space accessible to all building residents;

(b)

At least one tree is planted on site for every 300 square feet of parking structure. Such trees shall be in addition to any other plantings required in this ordinance.

(5)

Programmed open space may occur on rooftops.

§ 311.B-68 Residential multi-plex.

Definition. A combination of permitted building forms on a single lot that may include detached house, semi-detached house, attached house, or flats, micro.

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

Layout standards.

		Min.	Max.
Lot Standards
(1)	Width	120 feet	—
(2)	Depth	120 feet	—
Setbacks
(3)	Side	15 feet	—
(4)	Rear	20 feet	—
(5)	Parking	20 feet	—
Building Standards
(6)	Building separation	10 feet	—

Standards.

(1)

All building forms in a multi-plex must be permitted in the zone. The residential multi-plex standards may not be substituted for the project standards of any given building form.

(2)

(3)

The lot standards and setback standards in this section shall apply to all buildings taken as a whole.

(4)

(5)

(6)

Parking for all buildings shall be accessible through a single shared driveway.

(7)

A shared driveway shall only be permitted on a primary street only if there is no possibility of it being located on the side street or through an alley way.

§ 311.B-69 Flex.

Definition. A building designed or used as a residence that does not meet the definition of any other form in the chapter.

		R-1	R-2	R-3	R-4	Office
Lot Standards
(1)	Width	60 inches	45 feet	40 feet	40 feet	30 feet
(2)	Lot area	6,600	4,950	4,000	4,000	3,150
Setbacks
(3)	Side, individual	10 feet	8 feet	10 feet	10 feet	5 feet
(4)	Side, total	25 feet	20 feet	20 feet	20 feet	10 feet
Coverage Ratios
(5)	Building coverage	30%	30%	30%	30%	30%
(6)	Lot coverage	30%	30%	30%	30%	30%

Building Component
(1)	Balcony, front
(2)	Bay window
(3)	Dormer
(4)	Entry canopy
(5)	Portico
(6)	Porch
(7)	Porch, engaged
(8)	Stoop
Roof Type
(9)	Clerestory roof
(10)	Gable (all)
(11)	Gambrel
(12)	Hipped (all)
(13)	Hip and valley
(14)	Flat/low sloped
(15)	Mansard
(16)	Shed		X
required	permitted	subject to § 311.B-101	X prohibited

Permitted Zones
This summary does not supersede the Tables of Permitted Uses and Special Exceptions within each zone.

R-1

R-2

R-3

R-4

permitted in zone

not permitted in zone or permitted by special exception only

§ 311.B-70 Legislative intent.

§ 311.B-71 Applicability.

The requirements of this section apply to the R-1, R-2, R-3, R-4, and Office Zones.

The requirements in this section supplement Article E-III, Parking Regulations. Where the two conflict, this section shall take precedent.

§ 311.B-72 Location.

Where properties are serviced by an alley, parking shall be provided behind the principal structure.

Where no alley is accessible, all parking shall be located to the side or behind the principal structure in accordance with the standards of this section.

The design of any lot or structure that, in the determination of the Zoning Officer or Borough Engineer, would encourage parking in front yard is prohibited.

§ 311.B-73 Driveways.

Parking access from the primary street shall be permitted only where no alternative access can be provided. This includes but is not limited to the following requirements.

(1)

Parking shall be accessed by an alleyway if an alleyway abuts the property.

(2)

Corner buildings without alley frontage shall provide parking access from the secondary street.

(3)

Driveways providing access to buildings shall be set back a minimum of three feet from the side lot line, unless:

(1)

The lot is less than 30 feet wide; or

(2)

The driveway is shared by buildings on two adjacent lots, on the common side lot line, and is subject to a cross easement.

Driveways and parking areas shall be designed to limit the size and number of curb cuts.

Figure 9. Planted Driveway

§ 311.B-74 Shared driveways.

Where shared driveways are required, cross easements shall be established to ensure continued access to all buildings or units.

§ 311.B-75 Garages.

Parking garages, whether attached or detached, shall be setback according to the parking setback standards for each building form.

Where no parking setback is established, parking shall be setback a minimum 20 feet from the Build-to Line or a minimum of 20 feet from the lot line, whichever is greater.

Residential garages are exempt from rear or side yard setbacks where the rear or side yard abuts an alleyway.

§ 311.B-76 Surface parking.

Figure 8. Parking Screening

Where a surface parking lot of six or more spaces exists, the following screening standards shall apply.

Where the parking lot abuts a residential use:

(1)

One of the following screening standards shall be met:

(a)

A continuous row of plants at least five feet tall, measured at planting, shall be provided between the surface parking lot or surface parking area and the residential use; or

(b)

(2)

The screening shall be designed to provide 75% opacity on a year-round basis beginning at planting along the full required height and length of the screening buffer.

Where the parking lot is located along a street:

Figure 10. Parking Screening

(1)

(2)

The landscaped area shall be at least equal to 50% of the required setback, but in no case less than five feet deep.

(3)

Trees must be provided within the required landscaped area at a rate of at least one tree per 20 feet of linear frontage. Such trees may be placed at regular or irregular intervals.

(4)

Shrubs shall be planted at an interval of at least three shrubs per 25 feet of linear frontage and must have a mature height of at least two feet.

(5)

Plants shall be used abundantly in areas not covered by shrubs and trees. No more than 30% of the landscaped area may be covered in a combination of grass, lawn, or mulch.

(6)

(7)

Decorative masonry wall may be constructed of brick, stone, decorative block wall, or concrete block with stucco finish, but shall not be constructed of uncolored or painted concrete masonry unit.

§ 311.B-77 Ground floor parking.

Ground floor parking occurs at grade and is integrated into the building.

Front facade treatment.

(1)

All ground floor parking shall be setback a minimum of 20 feet from the front facade.

(2)

Habitable building space - including units, lobbies, recreation rooms, and the like - must occupy the space between ground floor parking and the front facade of a building.

Side, street-facing facade treatment.

(1)

All ground floor parking shall be separated from secondary streets by a wall that screens parking.

(2)

Blank walls that extend for more than 20 feet are prohibited. Fenestration that mimics the pattern of windows on the rest of the building is encouraged.

(3)

(4)

Where less than five feet of space is available, there shall be a decorative masonry wall. See Figure 11. Decorative Walls for examples of quality decorative walls.

Figure 11. Decorative Walls

§ 311.B-78 Entry canopy.

An entry canopy is a wall-mounted structure that provides shade and weather protection over the entrance of a building.

Dimensional standards.

		Min.	Max.
(1)	Projection	—	3 feet
(2)	Clearance	—	8 feet
(3)	Setback encroachment, front	—	100%
(4)	Setback encroachment, side and back	—	0%

Design standards.

(1)

The width of an entry canopy must be equal to or greater than the width of the doorway surround, trim, or exterior casing it is mounted above.

§ 311.B-79 Stoop.

A stoop is a set of stairs with a landing that provides access to the entrance of a building.

Dimensional standards.

		Min.	Max.
(1)	Landing width	4 feet	—
(2)	Landing depth	4 feet	—
(3)	Setback encroachment, front	—	100%
(4)	Setback encroachment, side and back	—	0%

Design standards.

(1)

Stairs may be built perpendicular or parallel to the building facade, but must lead directly to ground level or an abutting sidewalk.

(2)

§ 311.B-80 Portico.

A portico is a raised platform with a roof supported by columns, piers, or posts and set of stairs with a landing that provides access to the entrance of a building.

Dimensional standards.

		Min	Max
(1)	Landing width	4 feet	—
(2)	Landing depth	4 feet	—
(3)	Clearance	8 feet	—
(4)	Setback encroachment, front	—	100%
(5)	Setback encroachment, side and back	—	0%

Design standards.

(1)

Stairs may be built perpendicular or parallel to the building facade, but must lead directly to ground level or an abutting sidewalk.

(2)

§ 311.B-81 Recessed entryways.

A entryway where the door is recessed from the front facade.

Dimensional standards.

		Min	Max
(1)	Depth	—	6 in.

Design standards.

(1)

The entryway shall be designed to maximize visibility and avoid opportunities where people or objects can be hidden within the entryway and not easily viewed by people entering the structure.

§ 311.B-82 Porch.

A wide, raised platform with a roof supported by columns, piers, or posts that includes an area for seating.

Dimensional standards.

		Min	Max
(1)	Width* (feet/percent of facade)	12 feet/75%	—
(2)	Depth	8 feet	10 feet
(3)	Clearance	8 feet	—
(4)	Furniture area, percent of porch area porch area = (1) x (2)	60%	—
(5)	Setback encroachment, front	—	80%
(6)	Setback encroachment, side and back	—	0%

Design standards.

(1)

Porch railings must permit visual supervision of the public realm through the posts and rails.

(2)

A porch may be screened provided that the percentage of window area to wall area is 70% or greater.

(3)

Permanent enclosure to create year-round living space is not permitted. Enclosure of portions of a porch shall meet the engaged porch standards.

§ 311.B-83 Engaged porch.

An engaged porch is a porch attached to a building at two sides, one to the facade and the other to a mud room or entry foyer.

Dimensional standards.

		Min	Max.
(1)	Width* (feet/percent of facade)	12 feet/75%	—
(2)	Depth	6 feet	—
(3)	Clearance	8 feet	—
(4)	Furniture area, percent of porch area porch area = (1) x (2)	30%	—
(5)	Enclosed width (5) / (1)	—	35%
(6)	Transparency, percent of side area side area = (3) x (5) or side area = (2) x (3)	55%
(7)	Setback encroachment, front		80%
(8)	Setback encroachment, side and back		0%

Design standards.

(1)

Permanent enclosure of a porch to create year-round living space is not permitted.

(2)

Engaged porches are only permitted at the first story of a building.

§ 311.B-84 Bay window.

A bay window is an assembly of windows projecting from a building to provide additional habitable space, increased light, and articulation to an exterior wall.

Dimensional standards.

		Min	Max
(1)	Width	—	12 feet
(2)	Depth	—	6 feet
(3)	Side angle	—	60°
(4)	Bay-to-facade ratio (1) : (D)	—	1:2
(5)	Height	1 story	Building height

Design standards.

(1)

Bay windows must include windows on all exposed sides.

(2)

Bay windows shall include a base

(A)

, window segment

(B)

and crown

(C)

that is architecturally consistent with the design of the building.

(3)

Bay windows that project over a public right-of-way must have at least 18 feet of clearance or meet the International Building Code requirements, whichever is greater.

(4)

Bay windows may be integrated into other components such as portico and porches.

§ 311.B-85 Balcony.

A platform that projects from the wall into the front yard and is surrounded by a railing or wall. It may include recessed components.

Dimensional standards.

		Min	Max
(1)	Width	9 feet	—
(2)	Projection depth	4 feet	8 feet
(3)	Clearance	10 feet	—

Design standards.

(1)

Balconies may be recessed, projecting, a combination of the two, or terraced as part of the roof of a permitted building component so long as they meet the above standards.

(2)

Balconies are only permitted on upper stories.

(3)

Balconies may not be enclosed and must be unroofed unless it is recessed into the envelope of the building or component to which it is attached.

(4)

When built on top of a porch, gallery, portico, or arcade, the balcony may extend to the boundaries of the component below.

§ 311.B-86 Dormers and shed dormers.

A window space that includes a gable, hip, arched roof, or shed roof that projects perpendicularly from a pitched roof below, to the habitable space of a half-story.

Dimensional standards.

		Min	Max
(1)	Width (1) / (A)		80%
(2)	Side offset	3 feet	—
(3)	Eave offset	1 feet	—
(4)	Front offset	2 feet	—
(5)	Roof slope	4:12 (18.4°)	—
(6)	Front transparency	35%	—

Design standards.

(1)

The face wall of a dormer window may not project beyond the exterior wall of the building and may not interrupt the eave of the roof.

(2)

Multiple dormers are permitted but a) must be equally spaced along the length of the eave and b) must have spacing between dormers at least equal to the average width of each of the dormers.

§ 311.B-87 Encroachment standards.

Setback encroachments. The following shall apply to all buildings.

(1)

Building components may encroach into required setback as indicated elsewhere in this chapter but may not cross any property line.

(2)

(3)

Chimneys and flues may encroach up to four feet into a required setback, provided that at least two feet is maintained from the vertical plane of any lot line.

(4)

Building eaves and roof overhangs may encroach into a required setback, provided that at least two feet is maintained from the vertical plane of any lot line.

(5)

Sound Rating (Decibels)	Min
20 or less	5 feet
21 - 50	7 feet
51 - 60	15 feet
61 - 70	20 feet
70+	25 feet

(6)

(7)

Minor structures accessory to utilities, such as hydrants, manholes, water meters, or gas meters, may fully encroach into a required front, side, or rear setback.

(8)

Transformers and other cabinet structures may fully encroach into a required rear setback.

(9)

§ 311.B-88 Purpose.

§ 311.B-89 Applicability.

The standards in this section apply to all development in the R-1, R-2, R-3, R-3, and Office District.

§ 311.B-90 Guidelines.

Guidelines established.

(1)

Size of new housing to be substantially consistent with housing in the surrounding area.

(2)

Create high-quality open spaces, where appropriate.

(3)

(4)

Use architectural styles that are regionally appropriate. Avoid introducing styles - such as Pueblo Revival - that are disconnected to the history and place of the community.

(5)

Use architectural details to establish and define a building's character and to visually unify the building with the neighborhood.

(6)

Design the placement and scale of architectural details to be compatible with the building and the surrounding area.

Building components.

Avoid artificial or faux building components that are used simply for decoration and serve no clear purpose.

(b)

Design the length, height and depth to be compatible with those on surrounding buildings, especially when designing bay windows.

(11)

Roofs.

(a)

(b)

Vary roofline heights as appropriate within the architectural style in order to provide architectural interest and variety to the massing of the building.

(c)

Sensitively locate and screen rooftop features - such as parapets, dormers, windscreens and solar collection devices - so they do not dominate the appearance of a building.

(d)

§ 311.B-91 Purpose.

§ 311.B-92 Applicability.

The standards in this section apply to all development in the R-1, R-2, R-3, R-3, and Office District.

§ 311.B-93 Facade composition, small residential.

The following standards shall apply to the following forms: detached house, semi-detached house, twoplex, and micro flats.

Standards.

(1)

All applicable forms shall have a pattern of windows, porches, and building components that is consistent with one of the patterns identified in Figure 12. Facade Composition Patterns (Type 1); or

Figure 12. Facade Composition Patterns (Type 1)

(2)

Have a consistent and identifiable rhythm of windows, doors, and building components that aligns with a regionally established architectural style.

Figure 14. Garage Width

(3)

As illustrated in Figure 14. Garage Width, garage widths shall not exceed 1/3 the width of the primary facade or 20 feet, whichever is smaller.

(4)

Street facing facades shall have a minimum transparency of 25%.

Deviations from § 311.B-93B. are permitted where:

(1)

The deviations would be consistent with the character of at least two other buildings on the same street; or

(2)

Where unique site conditions necessitate an alternative approach.

§ 311.B-94 Facade composition, multi-unit.

The following standards shall apply to the following forms: attached house, courtyard building, flex, and all flat forms (except micro flat).

Standards.

Figure 13. Facade Composition Patterns (Type 2)

(1)

(2)

Primary bays (as indicated in A in Figure 13. Facade Composition Patterns (Type 2) shall not exceed 50 feet in width. Secondary bays shall not exceed 25 feet in width.

A= Primary Bay

B= Secondary Bay

(3)

The shape and massing of buildings shall utilize building height, story-height, building width and bay width to establish consistency with buildings on the same side of the street.

(4)

Street facing facades shall have a minimum transparency of 25%.

(5)

Building mechanical equipment located on building roofs, sites, or other locations shall not be visible from the street.

(6)

§ 311.B-95 Entrances.

Entrances shall be oriented to the primary street.

§ 311.B-96 Side facades.

The design of the side facade shall match the materiality and detail of design of front facade, where the side facade:

(1)

Is adjacent to a public right of way.

(2)

§ 311.B-97 Secondary principal dwelling structure (SPDS) and accessory dwelling units (ADUs).

SPDS shall meet the same design standards of principal dwelling structures.

SPDS and ADUs shall be located so as to reduce the impact on the sun exposure of adjacent properties.

SPDSs shall be oriented towards the primary street upon which the structure is sited. On corner lots, the SPDU shall orient towards the secondary street.

§ 311.B-98 Windows.

Figure 15. Windows

Figure 16. Window Exceptions

On street facing facades, windows on the same story shall have the same sill height.

§ 311.B-99 Materials.

§ 311.B-100 Roof pitch.

Where flat roofs are prohibited, roofs will have a pitch of at least 5:12 and no more than 12:12.

Low sloped roofs are prohibited.

§ 311.B-101 Flat roofs.

Flat roofs are permitted where at least one of the following conditions is met:

(1)

An property that abuts a side yard has a flat roof.

(2)

More than 30% of the properties on the same side of the street have a flat roof.

§ 311.B-102 Programmed open space.

Applicability. This section shall apply in any case where this chapter requires programmed open space in the R-1, R-2, R-3, R-4, or Office Districts.

Standards.

(1)

(2)

A plan for the programmed open space area shall be prepared by a registered landscape architect and submitted as part of the site plan approval.

(3)

(4)

No more than 50% of a programmed open space shall be hardscape materials.

(5)

If the programmed open space is intended to be used in the evening, it shall be well lit.

(a)

Lighting facilities shall be provided for the safety and convenience of the uses or patrons.

(b)

(c)

Lighting of predominantly horizontal surfaces shall be aimed straight down and have uplight component no greater than 1%.

(6)

Where programmed open space is open to the general public, well-displayed signage shall clearly indicate that the public may use the space.

(7)

Where programmed open space includes spaces for active recreation, such spaces shall be set back a minimum of 20 feet from all adjacent residential properties.

(8)

Buffers, screens, and other required landscaping elements may count towards the programmed open space requirements if they meet all other standards in this section.

§ 311.B-103 Landscaping.

All residential forms shall have a robust planting area adjacent to all facades that face a street. The planting areas shall meet the following standards:

(1)

Depth.

(a)

Facades with 50 feet or less along a street shall have a bed depth of five feet.

(b)

Facades with more than 50 feet along a street shall have a bed depth of 10 feet.

(c)

Where the yard depth is less than the minimum bed depth, the bed may be equal to the yard depth minus one foot.

(2)

Plantings shall be selected in a manner that is appropriate to the climate, location, and degree of sun that they will receive, based on the orientation of the facade.

(3)

All plantings shall be drought tolerant and non-invasive species. Native species shall constitute at least 70% of all plantings.

(4)

A mixture of deciduous and evergreen shrubs shall be used to ensure year round coverage.

§ 311.B-104 Buffers.

All residential forms shall have a planted visual screen, five feet high, along property lines adjacent to nonresidential districts.

§ 311.B-105 Enhanced landscaping standards.

§ 311.B-106 Trees.

Application requirements. The location, diameter at breast height (DBH), and species of all existing trees shall be included in a landscape and tree plan.

Removal of heritage trees.

(1)

Heritage trees may not be removed from any property as part of the development or redevelopment of a site unless one of the following conditions has been met:

(a)

A certified arborist has determined that the tree is dead, damaged, diseased, or a threat to public health or safety.

(b)

The Borough Engineer has determined that the tree interferes with the provision of public services or constitutes a hazard to traffic, bicyclists, or pedestrians.

(c)

The applicant obtains a special exception approval.

(2)

(a)

(b)

The applicant will remove the fewest number of trees necessary to develop the property.

(c)

The applicant replaces the removed heritage tree in accordance with 311.B-106D, tree replacement requirements, below.

Street trees.

(1)

Street trees are required along all existing or proposed public streets within the public realm of a subdivision or site plan, and are in addition to other required plantings.

(2)

The planting of street trees are required for:

(a)

New construction.

(b)

When the size of the building, as measured in total square footage, is expanded by 10% or more.

(c)

When there is a change of use that would increase the number of residential units on site, excluding the addition of an accessory dwelling unit.

(3)

(a)

No tree that grows taller than 35 feet shall be planted under high voltage lines.

(b)

Street tree plantings shall be substantially uniform in size and shape and shall have straight trunks.

(c)

Replacement trees shall ensure that a sufficient variety of trees are planted in the area to protect against the impacts of diseases and promote biodiversity.

(d)

Within sight triangles, a tree may be permitted only with the site-specific approval of the Township Engineer.

(e)

Street trees shall be planted so as not to interfere with the installation, safe use, and maintenance of sidewalks, roadways, and utilities.

(f)

Street trees shall have infiltrative tree pits when installed along impervious surfaces, such as sidewalks.

(4)

Tree replacement requirements.

(1)

(a)

All trees proposed for removal and all proposed replacement trees shall be indicated on the site plan.

(b)

The total caliper of all replacement trees shall be no less than the total caliper of all trees removed from the lot. Each replacement tree shall not be less than 2.5 inches DBH at planting.

(c)

(2)

Exemptions. Trees removed under the following conditions are exempt from the replacement requirements of Subsection D(1) above if:

(a)

As determined by a certified arborist, the tree is dead, irrevocably damaged, or diseased.

(b)

As determined by a certified arborist, the tree is an invasive species in the region and its removal would benefit the ecology of Borough.

(c)

As determined by a certified engineer, the tree substantially contributes to the erosion of soil or impedes proper diversion of surface waters.

(d)

Federal, state or Borough laws or superseding this ordinance require tree removal.

(e)

(f)

The tree needs to be removed to accomplish a public purpose and no practical alternative exists. Public purpose shall include road widening, installation or repair of utility lines, or the like.

§ 311.B-107 Purpose and intent.

§ 311.B-108 Applicability.

This section shall apply to the R-1, R-2, R-3, R-4, or Office Districts.

§ 311.B-109 Superseding.

In instances where this section conflicts with any section of the Zoning Ordinance, this section shall take precedent.

§ 311.B-110 Definitions.

For clarification, see the definitions for "accessory dwelling unit (ADU)," "living area," and "short-term rental" in § 311.A-13, Definition of terms.

§ 311.B-111 Permitted uses.

ADUs may be used for:

(1)

Single-household occupancy.

(2)

§ 311.B-112 Prohibited uses.

Any use not explicitly permitted in ADUs is prohibited. The following uses are explicitly prohibited:

(1)

Subleasing or subletting of units for short-term rental is prohibited if such use is not permitted in the underlying zone.

(2)

Personal service shops.

(3)

Professional or business offices or studios that do not meet the standards of no-impact home-based businesses.

(4)

Churches or places of worship.

§ 311.B-113 Impervious coverage.

Accessory dwelling units are exempt from lot coverage ratios established in the zone so long as they meet the standards established in Article B-VIII - Building Forms, where applicable.

§ 311.B-114 Height.

Semi-attached or detached ADUs, including those integrated into a garage or other space, shall be subject to the following height requirements.

(1)

ADUs may have a height of up to 22 feet where the slope of the roof meets or exceeds 14° (3:12 rise:run).

(2)

ADUs may have a height up to 20 feet for roofs that have less than 14° (3:12 rise:run).

(3)

Decks or any habitable rooftop elements are prohibited on ADUs.

§ 311.B-115 Access.

Accessory dwelling units shall have an entrance separate from the principal dwelling's main entrance that:

(1)

Exits onto a public right-of-way; or

(2)

Has a clear, unobstructed, and paved pathway at least four feet wide to a public right-of-way, which may be within a side or rear yard.

Where ADUs are accessed through a yard, there shall be a clear means of ingress and egress to ADUs through fences, walls, hedges, and the like.

ADUs shall not be designed in a manner that would require the occupant to go through the living area of another unit.

§ 311.B-116 Parking.

The addition of an ADU shall not require any additional off-street parking.

§ 311.B-117 Subdivision.

A lot may not be subdivided to separate an ADU from its primary principal structure.