Saxonburg City Zoning Code
PART 4
ESTABLISHMENT OF DISTRICTS
§ 27-31 Intent.
[Ord. 366, 2/5/1992, Art. IV, § 4.00]
The purpose of this Part is to establish districts wherein compatible uses of land may be located and grouped to create, protect or maintain a living environment for the citizens of the Borough of Saxonburg. Four broad categories of uses are established: agricultural, residential, commercial and industrial. It is the intent of this Part to stabilize and protect the uses contained within these districts by excluding mutually interfering uses and to allow a maximum degree of latitude within the regulations to promote residential harmony, conduct profitable business, or to contribute to the economy of the Borough. It is also the purpose of this classification to make it possible to more efficiently and economically design and install all physical public service facilities in terms of size and capacity to adequately and permanently meet needs resulting from a defined intensity of land use and to provide for the health, safety, morals, prosperity and well-being of the Borough at large.
§ 27-32 Establishment of Districts. [1]
[Ord. 366, 2/5/1992, Art. IV, § 4.01]
The Borough of Saxonburg is hereby divided into six classes of districts within the designations and general purposes listed herein and the specifically permitted uses tabulated in §§ 27-35 through 27-40:
Agricultural A-1 | Primarily an agricultural district providing for agricultural, dairying, farming pasturage, beekeeping, horticulture, floriculture, animal and poultry husbandry |
Single-Family Residential R-1 | Exclusively a single-family residence district with adequate lot areas required and including customary accessory uses |
Multifamily Residential R-2 | Primarily a multifamily residence district with adequate plot areas required and including some single-family residence and the customary accessory and secondary uses |
Central Business Commercial C-1 | Primarily a general commercial district for the conduct of enterprise which depends on proximity to major streets or arterials for trade or transportation |
Convenience Commercial C-2 | Primarily a neighborhood business district for the provision of convenience shopping for a limited residential area and which involves retail enterprises dispensing commodities, providing personal services to the individual |
Manufacturing M | Primarily for manufacturing, processing, fabrication and assembling of products or materials, warehousing and storage, and transportation facilities and rolling stock, marshalling and storage, and regulated with regard to dissemination of atmosphere pollutant, noises vibration, odors and the creation of physical hazards to adjacent uses |
[1]
Editor's Note: See also the Historic Overlay District in Part 4A, added by Ord. 428, 4/2/2008.
§ 27-33 Official Zoning Map.
[Ord. 366, 2/5/1992, Art. IV, § 4.02]
1.
The Borough is hereby divided into zones, or districts, as shown on the Official Zoning Map, which, together with all explanatory matter thereon, is hereby adopted by reference and declared to be a part of this chapter.
2.
The Official Zoning Map shall be identified by the signature of the Mayor and President of Council, attested by the Borough Secretary and Solicitor, and bearing the Seal of the Borough under the following words: "This is to certify that this is the Official Zoning Map referred to in Article I of Ordinance Number 270 of the Borough of Saxonburg, Butler County, Pennsylvania," together with the date of adoption of this chapter.
3.
No changes of any nature shall be made in the Official Zoning Map or matter shown thereon except in conformity with the procedure set forth in this chapter. Any unauthorized change of whatever kind by any person shall be considered a violation of this chapter and punishable as provided under § 27-115 of this chapter.
4.
The Official Zoning Map, which shall be located in the office of the Borough Secretary, shall be the final authority as the current zoning status of land and water areas, buildings, and other structures in the Borough.
§ 27-34 Rules for Interpretation of District Boundaries.
[Ord. 366, 2/5/1992, Art. IV, § 4.03]
Where uncertainty exists as to the boundaries of districts as shown on the Official Zoning Map, the following rules and shall apply:
A.
Boundaries indicated as appearing to follow the center lines of streets, highways, or alleys shall be construed to follow such center lines.
B.
Boundaries indicated as appearing to follow plotted lot lines shall be construed as following such lot lines.
C.
Boundaries indicated as appearing to follow Borough limits shall be construed as following Borough limits.
D.
Boundaries indicated as approximately following the center lines of streams or other bodies of water shall be construed to follow such center lines, and in the event of changes in the location of streams and other bodies of water, shall be construed as moving with the actual body of water and following the center line.
E.
Distances not specifically indicated on the Official Zoning Map shall be determined by the scale of the map.
§ 27-35 A-1 Agricultural District.
[Ord. 366, 2/5/1992, Art. IV, § 4.04]
2.
Permitted Accessory Uses:
B.
Accessory buildings such as tool or garden sheds, private garages and parking areas, subject to § 27-41(2).
C.
Home gardening.
D.
Keeping of domestic pets.
E.
Home office or service.
G.
Swimming pools, accessory to a single-family dwelling, subject to § 27-41(2)(C).
I.
Construction trailers, subject to § 27-41(2)(H).
3.
4.
Conditional Uses. The following uses shall be permitted subject to the general standards and criteria in § 27-52 and the specific standards and criteria of § 27-53 referenced with the use below:
A.
Public, private or commercial recreation, subject to § 27-53(2)(I).
B.
Cemetery, subject to § 27-53(2)(G).
C.
Day-care center or preschool in a church, subject to § 27-53(2)(K).
D.
Home occupation, subject to § 27-53(2)(S).
E.
Hospitals, subject to § 27-53(2)(T).
F.
Nursery landscaping business, subject to § 27-53(2)(AA).
G.
Swimming pools, public or semipublic, subject to § 27-53(2)(FF).
§ 27-36 R-1 Single-Family Residential District.
[Ord. 366, 2/5/1992, Art. IV, § 4.05]
2.
Permitted Accessory Uses:
A.
Accessory buildings such as tool or garden sheds, private garages and parking areas, subject to § 27-41(2).
B.
Home gardening.
C.
Keeping of domestic pets.
D.
Home office or service.
F.
Swimming pools, accessory to a single-family dwelling, subject to § 27-41(2)(C).
H.
Construction trailers, subject to § 27-41(2)(H).
3.
Uses by Special Exception. The following uses shall be permitted subject to the general standards and criteria in § 27-52 and the specific standards and criteria of § 27-53 referenced with the use below:
A.
Municipal buildings, subject to § 27-53(2)(Z).
B.
Public utility installation, subject to § 27-53(2)(DD).
C.
Temporary buildings or structures, other than construction trailers, subject to § 27-53(2)(GG).
D.
Churches, subject to § 27-53(2)(H).
E.
Greenhouse, private and noncommercial, subject to § 27-53(2)(P).
4.
Conditional Uses. The following uses shall be permitted subject to the general standards and criteria in § 27-52 and the specific standards and criteria of § 27-53 referenced with the use below:
A.
Private and public recreation, subject to § 27-53(2)(I).
B.
Cemeteries, subject to § 27-53(1)(G).
C.
Day-care center or preschool in a church, subject to § 27-53(2)(K).
D.
Home occupation, subject to § 27-53(2)(S).
E.
Hospitals, subject to § 27-53(2)(T).
F.
Nursery or landscaping business, subject to § 27-53(2)(AA).
G.
Swimming pools, public or semipublic, subject to § 27-53(2)(FF).
§ 27-37 R-2 Multifamily Residential District.
[Ord. 366, 2/5/1992, Art. IV, § 4.06]
2.
Permitted Accessory Uses: all accessory uses permitted in the R-1 Residential District.
3.
Uses by Special Exception. The following uses shall be permitted subject to the general standards and criteria in § 27-52 and the specific standards and criteria of § 27-53 referenced with the use below:
A.
Municipal buildings, police and fire stations, subject to § 27-53(2)(Z).
B.
Funeral homes, subject to § 27-53(2)(N).
C.
Golf courses and country clubs, subject to § 27-53(2)(0).
D.
Group care facility, personal care boarding home or transitional dwelling, subject to § 27-53(2)(Q).
E.
Retirement community, subject to § 27-53(2)(EE).
F.
Private clubs, subject to § 27-53(2)(CC).
G.
Medical and dental clinics, subject to § 27-53(2)(W).
H.
Public utility installation, subject to § 27-53(2)(DD).
I.
Temporary buildings or structures, other than construction trailers, subject to § 27-53(2)(GG).
J.
Churches, subject to § 27-53(2)(H).
K.
Greenhouses, private and noncommercial, subject to § 27-53(2)(P).
4.
Conditional Uses. The following uses shall be permitted subject to the general standards and criteria in § 27-52 and the specific standards and criteria of § 27-53 referenced with the use below:
A.
Mobile home parks, subject to § 27-53(2)(Y).
B.
Cemeteries, subject to § 27-53(2)(G).
C.
Public or private recreation, subject to § 27-53(2)(I).
D.
Swimming pools, public or semipublic, subject to § 27-53(2)(FF).
E.
Day-care center, subject to § 27-53(2)(K).
F.
Home occupation, subject to § 27-53(2)(S).
G.
Hospitals, subject to § 27-53(2)(T).
H.
Nursing homes, subject to § 27-53(2)(BB).
§ 27-38 C-1 Central Business District.
[Ord. 366, 2/5/1992, Art. IV, § 4.07; as amended by Ord. 402, 4/5/2000, § 1; and by Ord. 416, 1/5/2004, § 2]
1.
Permitted Principal Uses:
A.
Garden apartments and townhouses.
B.
Banks, professional and business offices and studios.
C.
Private clubs.
D.
Restaurants.
E.
Funeral homes.
F.
Hotels and motels.
G.
Medical and dental clinics.
H.
Animal hospitals.
I.
Personal services.
J.
Business services.
K.
Printing establishments.
L.
Municipal buildings, police and fire stations.
M.
Retail businesses.
N.
Alcohol beverage distributors and packaged retail sales.
O.
Libraries, museums, art galleries and other public buildings.
P.
Single-family dwelling in existing structures originally constructed for single-family occupancy.
Q.
Reception hall.
2.
3.
Uses by Special Exception. The following uses shall be permitted subject to the general standards and criteria in § 27-52 and the specific standards and criteria of § 27-53 referenced with the use below:
A.
Public utility installation, subject to § 27-53(2)(DD).
B.
Temporary buildings or structures, other than construction trailers, subject to § 27-53(2)(GG).
C.
Wholesale sales in conjunction with retail business, subject to § 27-53(2)(LL).
D.
Group care facility, personal care boarding home or transitional dwelling, subject to § 27-53(2)(Q).
E.
Apartment in combination with office or retail business, subject to § 27-53(2)(A).
F.
Comparable uses not specifically listed, subject to § 27-53(2)(J).
4.
Conditional Uses. The following uses shall be permitted subject to the general standards and criteria in § 27-52 and the specific standards and criteria of § 27-53 referenced with the use below:
A.
Drive-in facilities and drive-in theaters, subject to § 27-53(2)(L) and § 27-53(2)(M).
B.
Automobile service stations, subject to § 27-53(2)(D).
C.
Automobile repair garages, subject to § 27-53(2)(C).
D.
Public, private and commercial recreation, subject to § 27-53(2)(I).
E.
Swimming pools, public and private, subject to § 27-53(2)(FF).
F.
Churches, subject to § 27-53(2)(H).
G.
Day-care center, subject to § 27-53(2)(K).
H.
A mixed use with a single-family dwelling and retail business on the same lot, provided the single-family dwelling is the principal residence of the owner/operator of the retail business.
§ 27-39 C-2 Convenience Commercial District.
[Ord. 366, 2/5/1992, Art. IV, § 4.08; as amended by Ord. 416, 1/5/2004, § 2]
1.
Permitted Principal Uses:
A.
Banks, offices and studios.
B.
Personal services.
C.
Business services.
D.
Dry cleaning self-service and laundry self-service and pick-up stations.
E.
Restaurants.
F.
Drugstores, food stores, dairy stores, meat and fish stores, and bakery shops.
G.
Hardware, appliances, electrical items sales, furniture and home furnishings sales.
H.
Automobile service stations.
I.
New and used vehicle sales.
J.
Medical and dental clinics.
K.
Alcohol beverage distributors and packaged retail sales.
L.
Single-family, two-family or multifamily dwellings which are the only principal use on the lot.
M.
Reception hall.
2.
Permitted Accessory Use. All accessory uses permitted in the C-1 Central Business District.
3.
Uses by Special Exception. The following uses shall be permitted subject to the general standards and criteria in § 27-52 and the specific standards and criteria of § 27-53 referenced with the use below:
A.
Public utility installation, subject to § 27-53(2)(DD).
B.
Temporary buildings or structures, other than construction trailers, subject to § 27-53(2)(GG).
C.
Group care facility, personal care boarding home or transitional dwelling, subject to § 27-53(2)(Q).
D.
Wholesale sales in conjunction with retail business, subject to § 27-53(2)(LL).
E.
Apartment in combination with office or retail business, subject to § 27-53(2)(A).
4.
Conditional Uses. The following uses shall be permitted subject to the general standards and criteria in § 27-52 and the specific standards and criteria of § 27-53 referenced with the use below:
A.
Drive-in facilities, subject to § 27-53(2)(L) and § 27-53(L)(M).
B.
Automobile repair garage, subject to § 27-53(2)(C).
C.
Indoor amusement, subject to § 27-53(2)(U).
D.
Theaters, subject to § 27-53(2)(U).
E.
Public, private and commercial recreation, subject to § 27-53(2)(I).
F.
Swimming pools, public and private, subject to § 27-53(2)(FF).
G.
Churches, subject to § 27-(53)(2)(H).
H.
Day-care centers, subject to § 27-53(2)(K).
I.
A mixed use with a single-family dwelling and retail business on the same lot, provided the single-family dwelling is the principal residence of the owner/operator of the retail business.
§ 27-40 M Manufacturing District.
[Ord. 366, 2/5/1992, Art. IV, § 4.09]
In the M Manufacturing District, only the following uses shall be permitted:
1.
Permitted Principal Uses:
A.
The processing, cleaning, servicing, testing, repair or storage of material, goods or products of these types: beverages, confections, cream, all food products (exclusive of meat and fish packing), ceramics, clothing, plastics, electrical goods, furniture, hardware, tools, dies, patterns, scientific instruments, jewelry, time pieces, optical goods, musical instruments, toys, cosmetics, drugs and of products from the following previously prepared materials: wood, glass, textiles, cork, leather, bone, horn, shell, fur, feathers, hair, rubber, paper, metal; conducted entirely within a completely enclosed building.
B.
Contractor's yard.
C.
Industrial offices.
D.
Bottling works, cold storage, locker service.
E.
Research laboratories.
F.
Supply yards (but not including junkyards).
G.
Warehousing, storage and packaging.
H.
Wholesale business.
I.
Shops for custom work, including printing and publishing, and repair shops.
J.
Automobile service stations, repair garages, and new and used vehicle sales.
K.
Hotels and motels.
L.
Public utility service and storage yards.
M.
Radio and television broadcasting and other telecommunications towers.
N.
Truck terminals, truck repair shops, truck hauling and storage yards.
O.
Animal hospitals.
2.
Accessory Uses:
3.
Uses by Special Exception. The following uses shall be permitted subject to the general standards and criteria in § 27-52 and the specific standards and criteria of § 27-53 referenced with the use below:
§ 27-41 Bulk and Dimensional Regulations. [1]
[Ord. 366, 2/5/1992, Art. IV, § 4.10; as amended by Ord. 402, 4/5/2000, § 2]
The following bulk and dimensional requirements are established for each of the zoning districts established by this chapter in consideration of the public health, safety and general welfare of the citizenry of the Borough of Saxonburg.
1.
Table of Bulk and Dimensional Requirements. Table 41-A on the following page[2] summarizes the bulk and dimensional requirements applicable to principal and accessory structures in each of the zoning districts. Table 41-A is not complete in every detail and must be used in concert with the other applicable requirements of Parts 4, 5, 6 and 7 of this chapter for specific uses.
[2]
Editor's Note: The Bulk and Dimensional Regulations can be found at the end of this chapter.
2.
Special Yard Requirements. The information shown on the foregoing Table in § 27-41(1) is further supplemented and modified by the following regulations.
A.
Permitted Projections into Required Yards.
(1)
Typical architectural features including, but not limited to, bay windows, window sills, cornices, eaves, and chimneys, shall be permitted to project into required yards no more than 18 inches.
(2)
Decks and unenclosed porches without enclosed foundations and without roofs shall be permitted to project into the required front and side yards no more than three feet and into the required rear yard no more than 10 feet.
(3)
Steps and fire escapes shall be permitted to project into required yards no more than 36 inches.
B.
Yards on Corner Lots, Through Lots and Reverse-Frontage Lots.
(1)
In the case of through lots, unless the prevailing front yard pattern on adjoining lots indicates otherwise, front yards shall be provided on all frontages. Where one of the front yards that would normally be required on a through lot exceeds the nonconforming front yards on immediately adjoining lots, the required front yard may be reduced to the least nonconforming front yard on adjoining lots, but, in no case, shall the front yard be reduced to less than 35 feet from the center line of the street.
(2)
In the case of through lots, side yards shall extend from the rear line of the two front yards required.
(3)
In the case of corner lots, a front yard of the required depth shall be provided along both street frontages.
(4)
In the case of corner lots with more than two frontages, the Zoning Officer shall determine the front yard requirements, subject to the following limitations:
(5)
In the case of corner lots and corner lots with reversed frontage, there will be no rear yard required, and the remaining yards shall be side yards.
(6)
In the case of reverse-frontage lots, front yards of the required depth shall be provided on both street frontages.
(7)
In the case of through lots and reverse-frontage corner lots, there will be no rear yard.
C.
Swimming Pools. Pools shall be located on the same lot with the principal building and shall be completely surrounded by a fence no less than four feet and no more than six feet high with a self-latching gate. The walls of the principal building on the lot may serve as part of the enclosure. If the pool is above ground and is completely surrounded by a deck to which is attached a rail, the top of which is at least five feet above ground level and no opening between the deck and rail exceeds six inches in width, no separate fence will be required. The self-latching gate shall be controlled from within or by detachable key from the outside.
D.
Satellite Dish Antennas.
(1)
Only one satellite dish antenna shall be permitted on a residential lot. In R classified districts, no such antenna shall be located on the roof of any building. In all districts, satellite dish antennas shall not be permitted in front yards.
(2)
In R classified districts, the maximum diameter of any satellite dish antenna installed on any lot shall be 12 feet. In districts other than R classified districts, the maximum diameter of any satellite dish antenna installed on any lot or on any roof or above any building shall not exceed 20 feet. The maximum height of any freestanding satellite dish antenna shall be 15 feet in any R district and shall be 20 feet in any other district.
(3)
In all districts, no part of any satellite dish antenna shall be located closer than 20 feet to any property line.
E.
All Other Antennas Licensed by the FCC.
(1)
Evidence of compliance with the manufacturer's recommended installation procedures and/or good engineering practices based on wind surface calculations shall be submitted to the Zoning Officer.
(2)
All antenna structures, whether freestanding, guyed or attached to a building, shall be securely anchored in a fixed location and qualified evidence that the proposed structure will withstand wind and other loads in accordance with the requirements of the Borough Building Code.
(3)
All antennas shall be located and constructed so that in the event of collapse, the unsupported portion of the structure will not fall onto a building located on an adjacent property.
(4)
In R classified districts, no such antenna structures and its associated supports shall be located in a front yard.
(5)
In R classified districts, the height of such antenna structures shall not exceed 75 feet.
(6)
The antenna and its associated supports such as guy wires shall be clearly marked so as to be visible at all times and shall be fenced unless the entire yard area is fenced. Associated support and guy wires shall not be closer than five feet to any side or rear property line.
F.
Fences.
(1)
In any residential district, a fence or screening wall, no more than six feet in height, may be erected in any required side or rear yard, provided the fence or wall does not extend closer to any street than the front building setback as defined by this chapter.
(2)
In any residential district, a fence which is at least 50% open or a decorative wall no more than 3 1/2 feet in height may be erected in any front yard, provided the fence or decorative wall does not completely enclose the front yard.
(3)
On farms in the agricultural district, customary farm fencing shall be permitted to be erected without a permit. For dwellings in the agricultural district, a wall or fence no more than six feet in height may be erected in any yard and a permit shall be required.
(4)
In any commercial or manufacturing district, a fence or wall, not exceeding 10 feet in height, may be erected in any required side or rear yard, provided the fence or wall does not extend any closer to the street than the front building setback, as defined by this chapter.
(5)
For schools, playgrounds or parks, a fence or wall not exceeding 10 feet in height may be erected in any required yard.
(6)
The location of any fence, hedge, wall or other obstruction shall comply with the provisions of the Pennsylvania Motor Vehicle Code regarding visibility on streets and intersections.
G.
Canopies and Similar Structures. Canopies and similar permanent free-standing roofed structures without walls shall be permitted to cover outdoor seasonal display and sales areas or fuel dispensing areas accessory to authorized uses in the C Commercial and M Industrial, Districts, provided that:
(1)
Such structure shall not be attached to the principal building;
(2)
Such structure shall be located at least 10 feet from any property line or street right-of-way;
(3)
Such structure shall not be enclosed; and
(4)
Such structure shall be removed immediately, once the principal use or the use of the accessory structure is discontinued.
H.
Construction Trailers.
(1)
All construction trailers shall be located at least 10 feet from any lot line, at least 50 feet from any construction entrance and at least 50 feet from the foundation of any structure which is under construction.
(2)
The permit for a construction trailer shall be valid only for a period of six months but may be renewed by the Zoning Officer for an additional six months if the construction to which it is related is still underway.
(3)
The permit for a construction trailer shall only be issued during the time that a valid building permit is in effect for the construction to which it is related.
(4)
Any suspension or revocation of the building permit shall result in the suspension or revocation of the permit for the construction trailer.
(5)
All construction trailers shall be removed from the site immediately upon completion of the construction or sale or lease of property to which they are related.
I.
Storage Tanks.
(1)
The installation and maintenance of the storage tank shall comply with all applicable regulations of the Pennsylvania Department of Environmental Resources (DER) and the Fire Marshal.
(2)
The owner of the tank shall notify the Emergency Management Coordinator regarding the contents of the storage tank. If the contents of the tank are changed, the owner shall refile a report with the Emergency Management Coordinator.
(3)
If the tank is located above the ground, the tank shall be labeled to indicate the contents of the tank and the tank shall be fenced and the fencing shall be secured within a locked gate.
J.
All Other Accessory Structures.
(1)
Except as otherwise authorized by this section, the maximum height of all accessory structures shall be 15 feet.
(2)
Except as otherwise authorized by this section, accessory structures shall not be permitted in the required front yard and shall be located at least 10 feet from the side lot line and at least five feet from the rear lot line. All accessory structures shall be located at least 10 feet from any principal building. Any accessory structure connected to the principal building by contiguous walls, breezeways or similar connections shall be considered part of the principal structure.
(3)
All accessory buildings shall be included in the calculation of maximum permitted lot coverage.
(4)
Only one accessory storage structure shall be permitted on a lot in the R-1 and R-2 Districts and the maximum gross floor area of such structure shall not exceed 200 square feet or 1% of the of the total lot area, whichever is greater.
(5)
Accessory structures shall not be constructed on a lot until the construction of the principal building has been actually commenced and an accessory building shall not be used for dwelling purposes.
[1]
Editor's Note: The Bulk and Dimensional Regulations can be found at the end of this chapter.
§ 27-42 On-Site Sale of Farm Products.
[Ord. 366, 2/5/1992, Art. IV, § 4.11]
1.
Sale of farm products shall be limited to the site on which they are grown or produced and products sold shall be limited to products grown or produced on the premises.
2.
Seasonal roadside stands shall be located no closer than 10 feet to any street right-of-way or property line and shall be removed at the end of the growing season.
3.
Permanent roadside stands shall be located at least 50 feet from any street right-of-way and at least 25 feet from any other property line.
4.
Temporary off-street parking shall be provided for seasonal roadside stands in accordance with the requirements of § 27-62 of this chapter; however, temporary parking areas shall not be required to be paved as required by that section.
5.
Off-street parking for permanent roadside stands shall be provided in accordance with the requirements of § 27-62 of this chapter and shall be improved as required by that section.
6.
Adequate ingress and egress shall be provided from the off-street parking area and the parking area shall be of sufficient size that cars shall not stand or park on any street or berm.
7.
Signs shall be regulated by § 27-64(5)(D) of this chapter.