Old Lycoming Township
City Zoning Code
City Zoning Code
PART 5
SUPPLEMENTARY LOT REGULATIONS
§ 27-501 Purpose.
[Ord. 168, 8/11/1992, § 500]
The provisions of this Part represent standards and regulations that shall be applied to all uses in addition to those established for the applicable zoning district. These regulations are to be used either in common within all zoning districts or are to be applied to specific situations as stated herein.
§ 27-502 Lot Requirements.
[Ord. 168, 8/11/1992, § 501; as amended by Ord. 213, 1/29/2004, Art. 5; and by Ord. 240, 8/12/2009, Art. 6]
1.
No yard or lot existing at the time of passage of this chapter shall be reduced in dimension or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this chapter shall meet at least the minimum requirements established by this chapter.
2.
No part of a yard, or other open space, or off-street parking area or loading space required in connection with any building for the purpose of complying with this chapter shall be included as part of a yard, open space or off-street parking or loading space similarly required for any other building. (See also § 27-505.1.)
3.
Every principal building hereinafter erected shall be located on a lot as defined. There shall not be more than one principal residential building and its accessory structures on one lot, except in the case of multi-family housing developments, mobile home parks, or other approved land developments. A second residential dwelling unit may however be permitted to be located above a private garage in the R-A, R-S, and R-U Zoning Districts; provided, that this dwelling unit remains secondary to the principal residential building on the lot and meets the gross floor area requirements set forth in § 27-403.D. Such use may be authorized as a permitted accessory use in the R-A Zone, but shall require conditional use approval when located in an R-S or R-U Zone.
4.
The minimum lot width of any lot shall be measured along the minimum building setback line as required for that district. Lots located on cul-de-sac turnarounds or curves in the road or lots of unusual shape may have lot widths of less than those required provided that the average of the front and back lot line is equal to or greater than the required lot width. In no case however, shall the front lot line have a width of less than 50 feet.
5.
No dwelling shall hereafter be erected or altered unless there is direct access to it through an open space on the same lot. Such open space shall be at least 20 feet in width and shall extend to a public or private street with an all weather surface.
6.
No portion of a lot included in a street right-of-way shall be included in calculating the lot's area.
7.
No lot shall be reduced so that its area or the dimension of its yard space is smaller than herein required.
§ 27-503 Yard Requirements.
[Ord. 168, 8/11/1992, § 502; as amended by Ord. 175, 7/20/1994, §§ 18, 19, 21; by Ord. 223, 10/25/2006, Art. 3; by Ord. 231, 10/14/2008; by Ord. 240, 8/12/2009, Art. 6; by Ord. 265, 5/14/2013, Art. 4; and by Ord. 271, 11/10/2015, Art. 4]
1.
Projections.
A.
Chimneys, flues, cornices, eaves, gutters, steps, or bay windows may project into any required yard, but not more than 24 inches.
B.
Covered porches, patios, decks and attached carports, whether enclosed or unenclosed, shall be considered part of the main building and shall not project into any required yard.
C.
Driveways, walks, ramps for handicapped accessibility, and off-street parking areas may project into required yards not more than one-half of the required dimension, but in no case shall be located closer than three feet to any property or street right-of-way line.
2.
Front Yards.
A.
Front yard setbacks shall be in accordance with the requirements of the district regulations and shall be measured from the edge of the adjoining street right-of-way line or from the front property line where the lot does not front along a street.
B.
Accessory buildings or structures shall not be erected in any required front yard, except as provided otherwise in Subsection 1 above and in other Sections of this chapter.
C.
When an unimproved lot is situated between two improved lots, each having a principal building which extends into the required front yard, the front yard of such unimproved lot may be the same depth as the average of the two adjacent improved lots.
D.
When the setback of existing buildings is greater than the minimum provided in the district regulations, the required setback of a building hereafter erected shall be the same as or greater than the average setback of existing buildings in the same block, on the same side of the street. When the setback of existing buildings is less than the minimum provided in the district regulations, the required setback of a building hereafter erected shall be the same as the average setback of existing buildings in the same block, on the same side of the street.
E.
Where an addition is proposed for an existing principal single-family residential building which extends into the required front yard, the addition may be authorized by the Zoning Officer so long as: (1) the addition extends no further into the required front yard than the existing structure; (2) it is no closer than 15 feet to the edge of the adjoining street right-of-way (or front property line where the lot has no road frontage); (3) it does not obstruct the clear sight triangle of an intersection; and (4) it does not extend the building's gross floor area by more than 25%. (See also § 27-901.D for additional provisions regarding the extension or enlargement of nonconforming buildings or structures.)
F.
Signs may be erected within a required front yard in accordance with the requirements contained in Part 7.
G.
Trees or shrubs placed in a front yard shall be planted so that at maturity such trees shall be no closer to a street right-of-way or property line than three feet. Such plantings shall also meet the clear sight triangle requirements established in § 27-505.3.
3.
Side Yards.
A.
On a corner lot, the side yard abutting the street shall have a width equal to the required front yard depth for the district in which the lot lies. The remaining two yards shall constitute a side yard and a rear yard.
B.
Where an addition is proposed for an existing principal single-family residential building which extends into the required side yard, the addition may be authorized by the Zoning Officer so long as: (1) the addition extends no further into the required side yard than the existing structure; (2) it does not obstruct the clear sight triangle of an intersection; (3) it is no closer than 10 feet to any property line, nor closer than 20 feet to the edge of the right-of-way of any adjoining alley; and (4) it does not extend the building's gross floor area by more than 25%. (See also § 27-901.D for additional provisions regarding the extension or enlargement of nonconforming buildings or structures.)
C.
Accessory buildings or structures shall not be erected in any required side yard, except as may be provided otherwise in Subsection 1 above and in other Sections of this chapter.
D.
Signs may be erected within a required side yard in accordance with the requirements listed in Part 7.
4.
Rear Yards.
A.
Accessory buildings or structures may be constructed within a required rear yard, provided that:
B.
Where a rear yard abuts an alley, no principal or accessory structure shall be erected closer than 20 feet from the edge of the right-of-way of said alley, except fences, which shall be setback at least 10 feet from the edge of the alley right-of-way.
C.
Where an addition is proposed for an existing principal single-family residential building which extends into the required rear yard, the addition may be authorized by the Zoning Officer so long as: (1) the addition extends no further into the required rear yard than the existing structure; (2) it does not obstruct the clear sight triangle of an intersection; (3) it is no closer than 15 feet to any property line, nor closer than 20 feet to the edge of the right-of-way of any adjoining alley; and (4) it does not extend the building's gross floor area by more than 25%. (See also § 27-901.D for additional provisions regarding the extension or enlargement of nonconforming buildings or structures.)
D.
Signs may be erected within a required rear yard in accordance with the requirements listed in Part 7.
E.
Trees or shrubs placed in a rear yard shall be planted so that at maturity such trees shall be no closer to a street right-of-way or property line than three feet. Such plantings shall also meet the clear sight triangle requirements established in § 27-505.3.
F.
When a lot is bounded in the front and in the rear by a street with a fifty foot or larger right-of-way width, the setback requirements for principal and accessory structures shall be the same in the rear as those required for the front yard.
§ 27-504 Height Regulations.
[Ord. 168, 8/11/1992, § 503; as amended by Ord. 231, 10/14/2008; and by Ord. 240, 8/12/2009, Art. 6]
1.
Height regulations shall not apply to spires, belfries, cupolas, penthouses (not used for human occupancy), nor to chimneys, ventilators, skylights, water tanks, utility poles or towers, television antennae, solar collectors and related equipment, and ornamental or necessary mechanical appurtenances normally associated with homes, churches and similar establishments.
2.
Agricultural or industrial structures such as barns, silos, grain elevators, water storage or cooling tanks, discharge stacks, or similar types of structures generally erected to heights exceeding the maximum limits established in Part 3, "District Regulations," for the zones in which they may be located, may exceed the designated height regulations, provided that such structures are erected only to such height as is necessary to accomplish the intended purpose.
§ 27-505 General Lot Regulations.
[Ord. 168, 8/11/1992, § 504; as amended by Ord. 175, 7/20/1994, §§ 17, 20, 22; by Ord. 189, 2/10/1998, § 8; by Ord. 213, 1/29/2004, Arts. 5 and 13; by Ord. 231, 10/14/2008; and by Ord. 271, 11/10/2015, Art. 4]
1.
Two or More Principal Uses in Same Building. Unless otherwise provided herein, when two or more principal uses occupy the same building (not including home occupations as defined in § 27-426), sufficient parking spaces, lot area, open space, etc., shall be provided so that the standards pertaining to each use will be met in full.
2.
Fences and Walls.
A.
Fences.
(1)
Fences six feet or less in height may be erected within any zoning district in the Township and within any required yard subject to the following requirements:
(a)
Chain link or other fencing that is more than 50% open shall be located no less than six inches from the property line.
(b)
Solid fences or decorative walls shall be located no less than two feet from a property line, except where written mutual consent between adjoining property owners is provided to the Township, in which case the fence or wall may be placed on the property line.
(2)
No fence exceeding six feet in height shall be erected within any yard required by this chapter, except that security fencing may be permitted up to 10 feet in height for commercial or industrial uses.
(3)
In no case shall any fence or wall be erected or located which would cause danger to traffic on a public or private street or road by obscuring a driver's view or which does not comply with the clear sight triangle requirements set forth in Subsection 3 below. All fences shall be set back at least 10 feet from the edge of any adjoining alley and no fence shall be over 30 inches in height when located along a lot's frontage, except split rail or similar types of "open" fencing.
(4)
All fences shall be maintained in good condition and shall not be allowed to become dilapidated. Fences having only one finished side shall be installed so that the finished side faces out and away from the subject property All fence support members shall be on the inside of the fence, including vertical posts and reinforcing horizontal or diagonal members.
B.
Walls.
(1)
Retaining walls shall be setback 1.1 times their height from all property lines and from the edge of any adjoining street, road, or alley right-of-way, except where written mutual consent between adjoining property owners is provided to the Township, in which case the retaining wall may be placed on the property line.
(2)
For the purposes of this chapter, retaining walls less than 12 inches in height shall be considered landscaping, and will not require a zoning permit. Retaining walls exceeding 12 inches in height shall be considered a structure, and as such, will required a zoning permit. Any retaining wall with six or more feet of exposed height shall be designed by a professional engineer.
(3)
Decorative walls less than four feet in height shall not require a zoning permit. All such walls four or more feet in height shall however require a zoning permit.
3.
Obstructions to Vision at Street or Driveway Intersections. On a corner lot or at a driveway intersection, no obstruction or planting higher than 30 inches or lower than 10 feet above road grade shall be permitted within the clear sight triangle of the intersection. A clear sight triangle shall be defined as that area of unobstructed vision at street intersections formed by lines of sight between points 75 feet from the intersection of the street center lines.
4.
Maximum Building Coverage. The percentage of land covered by principal and accessory buildings or structures on each lot shall not be greater than is permitted in Part 3, "District Regulations," for the district in which the lot is located.
5.
Erosion and Sedimentation Control. All erosion and sedimentation control requirements set forth in the Old Lycoming Township Subdivision and Land Development Ordinance [Chapter 22] or 25 Pa. Code, Chapter 102, "Erosion Control," shall be met to the satisfaction of the Township Zoning Officer before the issuance of a zoning permit.
6.
Drainage and Stormwater Management. All drainage and stormwater management requirements set forth in the Old Lycoming Township Stormwater Management Ordinance [Chapter 26) shall be met to the satisfaction of the Zoning Officer before a zoning permit is issued.
7.
Overhead Electric Utility Setbacks. In all districts, principal structures shall be setback a minimum of 20 feet from overhead electric utility lines with the exception of service lines to a building or house.
§ 27-506 Buffer Yards.
[Ord. 168, 8/11/1992, § 505; as amended by Ord. 265, 5/14/2013, Art. 4; and by Ord. 271, 11/10/2015, Art. 4]
1.
Where a nonresidential use abuts a residential district or residential use, a buffer yard of at least 25 feet shall be required along the common lot line. The buffer yard shall be a part of the nonresidential installation and shall be maintained by that property owner.
2.
Where a nonresidential use located within a residential district abuts a public street, a buffer yard of at least 25 feet shall be required adjacent to the street. The buffer yard shall be a part of the nonresidential installation and shall be maintained by that property owner.
3.
Where a nonresidential use abuts a stream, drainage channel, or wetland area, a buffer yard of at least 25 feet shall be required. The yard shall be measured from the nearest edge of the stream, channel or wetland.
4.
Buffer yards required for residential uses shall be not less than 15 feet in width, unless provided otherwise in Part 4, "Supplementary Use Regulations," of this chapter.
5.
All buffer yards shall be planted and maintained with vegetative material such as grass, sod, shrubs, or other evergreens. Where screening in the form of plantings or fencing is required in addition to a buffer yard, the required screening may be installed within the required buffer yard in accordance with the screening requirements set forth in § 27-507 and/or the fence requirements set forth in § 27-505.2.
6.
A buffer yard may be considered as part of the required yard space.
7.
No structure, storage of materials or parking of vehicles shall be permitted in a buffer yard.
8.
Access drives, as well as utilities, may cross buffer yards.
§ 27-507 Screening.
[Ord. 168, 8/11/1992, § 506; as amended by Ord. 231, 10/14/2008; and by Ord. 240, 8/12/2009, Art. 6]
1.
Where required, screening may be accomplished through the use of any one or a combination of the following methods. All screening shall provide a shield or barrier to potentially objectionable noise, glare and/or visibility between adjacent properties.
A.
Screen Plantings.
(1)
Screen plantings shall be provided as set forth in Part 4, "Supplementary Use Regulations," or where determined appropriate by the Township Planning Commission and Supervisors as part of their review of an applicant's land development plan.
(2)
Plant or vegetative materials used in screen plantings, including shrubs or evergreens, shall be of such species as will provide a complete visual screen six feet in height and be of such density as is necessary to achieve the intended purpose. (See list of prohibited species below.) Where deemed appropriate to protect property values and/or a neighborhood environment, the Township Planning Commission and Supervisors (as part of their review of an applicant's land development plan), may require a row of trees be planted, not more than 40 feet on center, to provide a visual screen of greater height.
(3)
Screen plantings shall be maintained permanently by the lot owner, and any plant material that does not live shall be replaced within one year.
(4)
All such plantings shall be placed so that at maturity, they will be no closer than three feet to any street or property line.
(5)
Screen plantings shall be broken only at points of vehicular or pedestrian access or utility easements. In accordance with the requirements of § 27-505.3 of this chapter, a clear sight triangle shall be maintained at all street intersections.
(6)
Where a commercial or industrial use abuts a residential use or residential district, all required screen plantings shall extend the entire length of the common boundary.
(7)
Trees, shrubs and other plantings used for screening shall be non-deciduous, Pennsylvania-native varieties or species. The following species of trees shall not be used:
B.
Fences or Walls.
(1)
In lieu of, or in addition to, screen plantings as set forth above, the Township Planning Commission and Supervisors may consider (as part of their review of an applicant's land development plan), the use of a fence or wall as an acceptable screen.
(2)
Fences or walls used to provide required screening shall be a minimum of six feet in height and shall be of such type as is necessary to achieve the intended purpose, except that fences used for screening of industrial and/or commercial uses may be up to 10 feet in height.
(3)
Fences or walls used to provide required screening shall meet the requirements set forth in § 27-505.2 of this chapter.
(4)
Any fence or wall used to provide required screening shall be maintained in a structurally sound condition by the property owner.
C.
Berms or Other Landforms.
(1)
In lieu of, or in addition to, screen plantings as set forth above, the Township Planning Commission and Supervisors may consider (as part of their review of an applicant's land development plan), the use of an earthen berm or other existing or proposed landform as an acceptable screen.
(2)
Berms or landforms used to provide required screening shall be of such height and of such type as is necessary to achieve the intended purpose.
(3)
Any berm or landform used to provide required screening shall be maintained in satisfactory condition by the property owner, and may not be altered except for routine maintenance.