Sayre City Zoning Code

Lot area shall be determined on the basis of building size, yard requirements, parking and access requirements, water and wastewater requirements and other applicable standards of this chapter.

A buffer yard and screen planting of no less than 10 feet in depth shall be established along rear and side lot lines in accordance with § 173-93.

Off-street parking shall be provided in accordance with Article XVI herein. Off-street parking facilities shall provide a minimum of two handicapped parking spaces or 5% of the required parking spaces, whichever is greater.

The facility shall be conducted and operated in compliance with all Pennsylvania Department of Public Welfare licensing/registration requirements and any other local, state or federal regulations.

Satellite dish antennas. Satellite dish antennas shall be permitted as accessory structures in accordance with the provisions of Subsection A(3)(b)[5] herein.

Other radio and television antennas. Other radio and television antennas, subject to licensing and/or regulation by the Federal Communications Commission, shall be permitted as accessory structures, provided that:

The apartment will be a complete and separate housekeeping unit that can be isolated from the original unit.

Only one apartment will be created within a single-family detached dwelling unit.

The owner(s) of the residence in which the accessory unit is created shall occupy at least one of the dwelling units on the premises, except for bona fide temporary absences.

The accessory apartment shall be designed so that, to the degree feasible, the appearance of the building remains that of a single-family detached dwelling. In general, any new entrances shall be located on the side or in the rear of the building, and any additions shall not increase the square footage of the original structure by more than 10%.

The design and size of the apartment conforms to all applicable state and Borough standards/codes, including but not limited to Pennsylvania Department of Labor and Industry regulations.

Additions or alterations carried out in the last three years prior to application that add more than the permissible 10% to the previous floor area of the existing single-family detached dwelling shall not be considered in determining whether there is adequate space to install an accessory apartment.

The accessory apartment shall be no more than 30% of the structure's total floor area nor greater than 800 square feet.

A minimum of 300 square feet of floor area shall be required.

At least three off-street parking spaces are available for use by the owner-occupant and tenant.

The proposed conversion shall conform to the regulations for the district in which it is located. The minimum habitable floor area of such converted dwelling unit shall be provided in accordance with § 173-99 herein.

There is no exterior evidence of change in the building except as required by state or local building or housing codes or regulations.[1]

Fire escapes, where required, shall be in the rear of the building and shall not be located on any wall facing a street.

Off-street parking shall be provided in accordance with the provisions of Article XVI.

The plans for the conversion of said building shall be submitted to the Sayre Borough Zoning Officer for review and approval.

There shall be not more than 12 dwelling units per building.

No garden apartment building shall be in excess of two stories in height.

Lot area per dwelling unit shall not be less than the area required by the applicable district regulations when served by both public water and sanitary sewers.

All applicable provisions of this chapter.

Lot area shall be determined on the basis of building size, yard requirements, parking and access requirements, water and wastewater requirements and other applicable standards.

Accommodations shall be limited to no more than five guest rooms for rent.

Not more than 10 guests may be accommodated at any one time.

Meals for compensation shall be provided only to boarding home guests. No cooking facilities shall be provided or permitted in the individual guest rooms.

Guest rooms shall contain a minimum of 250 square feet of habitable floor area per person.

Off-street parking shall be provided in accordance with Article XVI herein.

Lot coverage shall not be greater than that required within the respective district.

The lot width at the front building setback line shall be based on the building size and yard requirements, but in no case shall it be less than 100 feet in width.

Each lot shall have yards not less than the following depths or widths:

A buffer yard/screen planting of no less than 10 feet in depth shall be maintained along all property lines and shall be placed in accordance with § 173-93 contained herein.

Off-street parking shall be provided in accordance with Article XVI herein.

Intent. The intent of the cluster-type development is to permit a procedure for development which will:

Specifications. A cluster subdivision/land development shall meet the following minimum specifications:

A minimum lot area of 20,000 square feet shall be provided in addition to the lot area required for other uses located on the same property. However, in no case shall the lot be less than the minimum lot area permitted in the district in which it is located and in no case shall the yards be less than the minimum yard requirements permitted in the district in which it is located.

A buffer yard/screen planting shall be provided in accordance with § 173-6 herein.

Greenhouse heating plants as or within accessory structures may be located to the side or rear of any main building, but not in the required side or rear yard, provided that the heating plant is not hazardous to others and does not create noise, dirt or heat flows of objectionable amounts or intensities.

A greenhouse operated for noncommercial purposes shall be considered as an accessory structure and shall comply with all applicable district provisions.

Curbs and sidewalks shall be required for all new construction and shall be installed in accordance with the Bradford County Subdivision and Land Development Ordinance, as amended, and in accordance with the Sayre Sidewalk Ordinance[2] and, more specifically, built according to the specifications set forth in said ordinances.

The property owners shall install a concrete sidewalk. Said sidewalk area shall not be paved with amicite or blacktop. More specifically in the area where the driveway crosses the sidewalk area to the property, said area shall have a concrete sidewalk and shall not be covered with amicite or blacktop.

Operators are responsible for compliance with all Pennsylvania Department of Public Welfare licensing/registration requirements and any other local, state or federal regulations.

Outdoor play area shall be limited to the rear yard and be surrounded by a safety fence or natural barrier.

Outside play shall be limited to the hours between 8:00 a.m. and 7:00 p.m.

In a residential district, no day-care center shall be located within 500 feet of another day-care center or group day-care facility.

Off-street parking shall be provided in accordance with Article XVI herein.

Lot area, width and yard regulations shall be in compliance with applicable district requirements for single-family detached dwellings.

Off-street parking shall be provided in accordance with Article XVI herein.

All other applicable provisions of this chapter.

Lot area shall be determined on the basis of building size, yard requirements, parking and access requirements, water and wastewater requirements and other applicable standards.

A minimum of 100 square feet of usable outdoor play space and 40 square feet of usable indoor space must be provided for each child present at the facility, including resident children.

Outside play shall be limited to the rear yard between the hours 8:00 a.m. and 7:00 p.m.

A buffer yard of no less than 10 feet in depth shall be established along rear side lot lines in accordance with § 173-93 herein. Said buffer yard shall be provided in addition to required side and rear yards and shall not be included in determining usable outdoor play area.

Operators are responsible for compliance with all Pennsylvania Department of Public Welfare licensing/registration requirements and any other local, state or federal regulations.

Off-street parking shall be provided in accordance with Article XVI herein.

Where permitted, farm-related occupations shall include the following accessory uses when operated on a farm and where the farm uses continue to operate:

All related occupations shall comply with the following requirements:

The lot area shall be determined on the basis of building size, yard requirements, water and wastewater requirements, parking and access requirements and other applicable standards.

Minimum front, side and rear yard setbacks shall be 25 feet.

A buffer yard/screen planting of no less than 10 feet in depth shall be maintained along rear and side lot lines abutting a residential use.

Off-street parking shall be provided in accordance with Article XVI herein.

Lot area shall be determined on the basis of building size, yard requirements, parking and access requirements, water and wastewater requirements and other applicable standards.

The minimum front, side and rear yard setbacks shall be no less than 25 feet.

Off-street parking shall be provided in accordance with Article XVI herein.

All other applicable provisions of this chapter.

The "home occupation" shall be carried on completely within the dwelling unit or accessory building.

Not more than one person other than the occupants of the dwelling unit(s) shall be employed.

Not more than 25% of the floor area of the dwelling unit shall be devoted to a home occupation.

Articles sold or offered for sale shall be limited to those produced on the premises, for food served as part of a bed-and-breakfast establishment, or for a licensed distributorship conducted by the resident.

There shall be no exterior display or sign (except as permitted in the regulation of signs in this chapter), no exterior storage of materials, and no other exterior indication of the "home occupation" or variation of the residential character of the main building.

No offensive noise, vibration, smoke or other particulate matter, heat, humidity, glare or other objectionable effects shall be produced.

A "home occupation" may include, but is not limited to, art studios; dressmaking or millinery; barbershop; beauty parlor; teaching, music or dance instruction limited to a single pupil at a time; real estate or insurance office; the professional office of a dentist, physician, lawyer, engineer, planner, accountant or architect; bed-and-breakfast establishments; or any other activities of a similar nature.

A "home occupation" shall, under no circumstances, be interpreted to include a commercial stable or a kennel.

Off-street parking shall be provided in accordance with the provisions of Article XVI herein.

Bed-and-breakfast establishments as a "home occupation" shall meet the following additional requirements:

Indoor amusement facilities shall be located at least 1,000 feet from school buildings and school playgrounds.

The facility, if accessory to a principal use, shall be located in a separate room, separated from other uses on the premises and from pedestrian circulation to and from such other uses.

Readily visible signs shall be installed, with their location, size and text shown in plans submitted to the Planning Commission, stating that the use of machines by persons under 16 years of age shall be prohibited during normal school hours and, where the consumption of alcohol is permitted, that the use of such amusements by persons under the age of 21 is prohibited at all times.

Off-street parking shall be provided in accordance with Article XVI herein.

Junk/salvage shall be stored in piles not exceeding eight feet in height and shall be arranged so as to permit easy access for fire-fighting purposes.

All operations shall be screened from all rights-of-way and adjoining properties by a buffer yard and screen planting of no less than 20 feet in depth established along the perimeter lot line in accordance with applicable district regulations and § 173-93 herein.

No open burning shall be permitted.

Operations shall be conducted in compliance with the performance standards of § 173-89 and other applicable standards established herein.

All junkyards shall meet the licensing and screening requirements of Pennsylvania Act 4 of Special Session Number 3 of 1966,[3] prohibiting junk from being located within 1,000 feet from the right-of-way of any interstates or primary roads (roads conveying traffic from one municipality to another). All other yards shall be provided in accordance with the regulations of the district in which the facility is located.

All junkyards shall be licensed by the Commonwealth of Pennsylvania.

All kennels shall be licensed by the Commonwealth of Pennsylvania.

All buildings in which animals are housed and all runs shall be located at least 200 feet from all lot lines. Buildings shall be adequately soundproofed so that sounds generated within the buildings cannot be perceived at the lot line.

Outdoor runs may be provided if screening is provided in accordance with § 173-93 herein. No animal shall be permitted to use the outdoor runs from 8:00 p.m. to 8:00 a.m.

The building shall be occupied and used only by persons licensed to practice the healing arts in the Commonwealth of Pennsylvania and their staffs.

The lot area shall be determined on the basis of building size, yard requirements, parking and access requirements, water and wastewater requirements and other applicable standards.

The minimum front, side and rear yard setbacks shall be no less than 25 feet.

Lot width shall be determined by the size of the building and setbacks.

A buffer yard/screen planting shall be provided in accordance with § 173-93 herein.

Off-street parking shall be provided in accordance with Article XVI herein.

A manufactured/mobile home park shall be developed and approved in accordance with regulations as set forth in the Bradford County Subdivision and Land Development Ordinance as amended.

Minimum tract size shall be not less than five acres.

Manufactured/mobile home lots shall be not less than 65 feet wide, measured at the minimum required setback line, nor less than 7,200 square feet in area per manufactured/mobile home unit, exclusive of streets and other public areas.

Minimum building setback line from the cartway line of a private street shall be 20 feet.

The minimum spacing between manufactured/mobile home units, including attached accessory structures, shall be no less than 20 feet. On a corner lot, the side yard abutting the street shall have a width equal to the depth of the front yard required and shall be subject to all front-yard requirements of this chapter.

The minimum rear yard for each lot shall be 10 feet.

Detached accessory structures shall be located on the lot no closer than five feet to a manufactured/mobile home and shall comply with the required front, side and rear setback lines.

Manufactured/mobile home units shall not be located closer than 25 feet from the park/subdivision property lines to the sides and rear not adjacent to a street. Units adjacent to public streets shall not be located closer than 35 feet to the right-of-way line and shall contain a buffer yard in accordance with § 173-93 herein.

Lots shall be served by both community or public water supply and sanitary sewerage collection systems.

Off-street parking and loading spaces shall be provided in accordance with Article XVI herein.

Not less than 10% of the total land area shall be provided for usable open space. Such space shall be so located as to be free of traffic hazards and should, where the topography permits, be centrally located and easily accessible to all park residents. Open space areas shall be developed and maintained in accordance with § 173-88A(33) herein.

Such open space shall be maintained with a durable vegetative cover that is capable of preventing soil erosion and the emanation of dust during dry weather.

Off-street parking and loading spaces shall be provided for the motel/hotel, in addition to other accessory facilities developed as part of the motel/hotel premises, in accordance with Article XVI herein.

Every unit shall be provided with complete bathroom facilities.

The minimum front, side and rear yard setbacks shall be no less than 25 feet.

Interior yards between structures shall be provided in accordance with § 173-92 herein.

Municipal waste landfills shall be constructed, licensed and operated in accordance with the Bradford County Solid Waste Plan and all applicable commonwealth laws and regulations.

Operations shall be conducted in compliance with performance standards of § 173-89 and other applicable standards established herein.

All activities shall be buffered and screened from adjoining properties and public rights-of-way in accordance with § 173-93 herein.

The facility shall be constructed and operated in accordance with applicable commonwealth laws and regulations.

The minimum lot area and lot width shall be determined by building size, yards and off-street parking requirements, and water and wastewater requirements, but in case shall the lot area be less than 10,000 square feet plus 500 square feet for each patient over eight in number.

The minimum front, side and rear yard setbacks shall be no less than 25 feet.

Where required, open space areas shall be developed to complement and enhance the man-made environment. In the selection of the location of such area, consideration shall be given to the preservation of natural and man-made features which will enhance the attractiveness and value of the remainder of the property to be subdivided or developed, including floodplains, streams and ponds, slopes equal to or greater than 15%, natural permanent vegetation, historical amenities and other community assets.

The area shall be so located and designed that it is easily accessible to all residents, including handicapped. Safe and easy access to common open space areas shall be provided either by adjoining road frontage, easements and/or paths.

Whenever possible, common open space areas shall be designed as a continuous system of usable area, which are interspersed among groupings of residential buildings; provided, however, that in those instances in which the total minimum required open space is less than two acres in size, such areas shall be located in one parcel.

Such areas specifically designed for open space shall be fully usable and suitable for that purpose and shall be set aside by deed restriction.

Access ways to the site shall be of a sufficient width so that maintenance equipment shall have reasonable convenient access to such areas. In all instances, such open space areas shall be maintained in a careful and prudent manner.

The Borough may, at any time and from time to time, accept the dedication of land or any interest therein for public use and maintenance, but the Borough need not require, as a condition of the approval of a development, that land proposed to be set aside for common open space be dedicated or made available to public use.

The landowner shall provide for and establish an organization for the ownership and maintenance of the common open space and such organization shall not be dissolved nor shall it dispose of the common open space by sale or otherwise (except to an organization conceived and established to own and maintain the common open space) without first offering to dedicate same to the public.

In the event that the organization established to own and maintain common open space, or any successor organization, shall at any time after establishment of the development fail to maintain the common open space in reasonable order and condition in accordance with the development plan, the Borough may serve written notice upon such organization and upon the residents of the development setting forth the manner in which the organization has failed to maintain the common open space in reasonable condition. The notice shall include a demand that such deficiencies of maintenance be corrected within 30 days thereof. The notice shall also state the date and place of a hearing thereon, which shall be held within 14 days of the notice. At such hearing the Borough may modify the terms of the original notice as to the deficiencies and may give an extension of time within which they shall be corrected. If the deficiencies set forth in the original notice or in the modification thereof are not corrected within 30 days or any extension thereof, the Borough, in order to preserve the taxable values of the property within the development and to prevent the common open space from becoming a public nuisance, may enter upon the common open space and maintain the same for a period of one year. Such maintenance by the Borough shall not constitute a taking of the common open space, nor vest in the public any rights to use the same. Before expiration of the year, the Borough shall, upon its initiative or upon the request of the organization theretofore responsible for the maintenance of the common open space, call a public hearing upon notice to such organization, or to the residents of the development, to be held by Sayre Borough Council or Planning Commission, at which hearing such organization or the residents of the development shall show cause why such maintenance by the Borough shall not, at the option of the Borough, continue for a succeeding year. If the Sayre Borough Council or Planning Commission determines that such organization is not ready and able to maintain the common open space in a reasonable condition, the Borough may, at its discretion, continue to maintain the common open space during the next succeeding year and, subject to a similar hearing and determination, in each year thereafter. The decision of the Sayre Borough Council or Planning Commission shall be subject to appeal to the court in the same manner, and within the same time limitation, as provided for by this chapter.

The cost of such maintenance by the Borough shall be assessed ratably against the properties within the development that have a right of enjoyment of the common open space, and shall become a lien on such properties. The Borough, at the time of entering upon the common open space for the purpose of maintenance, shall file a notice of lien in the office of the Prothonotary of the Court of Common Pleas of Bradford County, Pennsylvania, upon the properties affected by the lien within the development.

The facility shall be constructed, licensed and operated in accordance with applicable commonwealth laws and regulations.

Lot area shall be determined on the basis of building size, yard requirements, parking and access requirements and other applicable standards.

No more than two persons at a time shall reside in any room designated for overnight visits.

The minimum front, side and rear yard setbacks shall be not less than 25 feet.

A buffer yard of no less than 10 feet in width shall be established along rear and side yards abutting residential uses.

Off-street parking shall be provided in accordance with Article XVI herein.

Dwellings in the General Manufacturing District other than that provided for within the General Manufacturing District.

Primary living and sleeping quarters of dwelling units shall not be permitted in cellars.

The following uses are prohibited in all districts throughout the Borough:

The keeping of any animals customarily kept on farms, such as, but not limited to, horses, pigs, cows, chickens, ducks, sheep, goats, geese, turkeys and donkeys, whether kept for animal husbandry or pets.

Front yards shall be provided in accordance with the regulations of the district in which the facility is located. Side and rear yards shall be a minimum of 10 feet.

Height restrictions shall be required by the district regulations.

Unhoused equipment shall be enclosed within a chain link fence six feet in height topped with barbed wire.

When equipment is totally enclosed within a building, no fence or screen planting shall be required, and the yards shall be maintained in accordance with the district in which the facility is located.

The external design of the building shall be in conformity with the buildings in the district.

All facilities shall be operated and licensed in accordance with Pennsylvania Department of Environmental Resources rules and regulations.

All operations shall be screened from all rights-of-way and adjoining properties by a buffer yard and screen planting of no less than 10 feet in depth established along lot lines in accordance with § 173-93 herein.

The site shall be maintained free of litter and other undesirable materials and cleaned of loose debris daily.

Outside storage of materials shall be in sturdy containers or enclosures which are covered, secured and maintained in good condition. Storage containers for flammable material shall be constructed of nonflammable material. Outside storage, excluding truck trailers, shall not be visible above the height of the screen planting.

Front, side and rear yards shall be provided in accordance with the regulations of the district in which the facility is located.

Off-street loading spaces or berths shall be provided on site for three vehicles or the anticipated peak customer load, whichever is greater, to circulate and to deposit recyclable materials, except where the Zoning Hearing Board determines that allowing less loading facilities is compatible with surrounding lots and public safety. All loading spaces and berths shall be designated in accordance with Article XVI herein.

Power-driven processing, including aluminum foil and can compacting, bailing, plastic shredding or other light processing activities necessary for efficient temporary storage and shipment of material may be permitted in accordance with the performance standards of § 173-89 and other applicable standards established herein.

Containers provided for after-hours donations of recyclable materials shall be located at least 50 feet from any property zoned, occupied or planned for residential use; be of sturdy, rustproof construction; have sufficient capacity to accommodate materials collected; be secure from unauthorized entry or removal of materials; and be clearly marked to identify the type of materials that may be deposited within them.

Storage areas shall have hardened, stabilized surfaces with outdoor areas constructed to prevent accumulation of stormwater runoff.

Storage areas shall be located such that collection vehicles will not obstruct the public street or otherwise violate Borough regulations while parked for collection of refuse and shall be provided with accessways facilitating ready deposit and collection of refuse.

Storage areas shall be of sufficient size to accommodate the container capacity required to store the refuse accumulation between collections but shall not be less than 4 x 8 feet in size or of other dimensions providing an approved equal space.

A map showing slope intervals of 8% to 15%, 15% to 25% and over 25% shall be submitted.

Slopes exceeding:

Calculating average slope:

The pool is intended, and is to be used, solely for the enjoyment of the occupants of the principal use of the property on which it is located, including guests.

It may not be located, including any walks or paved areas or accessory structures adjacent thereto, closer than five feet to any property line, nor shall it be nearer to any street line upon which the residence abuts than the existing setback line of the residence. In no case shall it be any closer than 20 feet to any street line.

All permanent swimming pools now existing or hereafter constructed, installed, established or maintained shall be enclosed by a permanent fence of durable material at least four feet but not more than six feet in height, with the exception of atrium houses, and shall be so constructed as not to have openings, mesh or gaps larger than four square inches in any direction. If a picket fence is erected or maintained, the horizontal dimension shall not exceed four inches. All gates used in conjunction with the fence shall meet the same specifications as to the fence itself and shall be equipped with approved locking devices and shall be locked at all times when the swimming pool is not in use.

A dwelling unit, excluding atrium dwellings, or an accessory building may be used as part of such enclosure. However, height requirements for a fence shall not apply to the building.

The provisions regulating fencing shall not apply to pools having sides extending four feet above grade, provided that the stairs or other means of access to the pool are removed or locked in such a position as to make it readily unaccessible when not in use.

All materials used in the construction of pools shall be waterproof and so designed and constructed as to facilitate emptying and cleaning and shall be maintained and operating in such a manner as to be clean and sanitary at all times.

Water may not be discharged from a swimming pool unless discharged so as not to flow onto adjacent properties or rights-of-way.

Enclosed indoor pools must comply with applicable regulations pertaining to accessory structures.

Outdoor lighting, if any, shall be shielded and/or reflected away from adjoining properties so that no beam of light, only diffused or reflected light, enters adjoining properties.

The swimming pool shall comply with the BOCA Code requirements, as amended.[4]

No more than six units shall be attached.

All other applicable provisions of this chapter.

No terminal or part thereof shall be located within 200 feet of a wetland or within 300 feet of a residential use or district.

Access to a public street shall be provided by a public industrial service road or a major collector. No direct point of access shall be provided from an arterial road and/or Route 220 or Route 17. Point of access shall be designed in accordance with the Bradford County Subdivision and Land Development Ordinance.

The layout of improvements must be such so as to provide for convenient forward movement of vehicles leaving and entering the site.

A minimum area of 1,320 square feet of surface, not including maneuvering area, shall be provided per loading berth.

Buffer yard/screen plantings shall be required in accordance with § 173-93 herein.

All parking, loading, maneuvering and storage areas shall be paved and site drainage provided in accordance with design and improvement standards of the Bradford County Subdivision and Land Development Ordinance.

Uses of the same general character as the uses permitted by right or special exception in the district shall be allowed if determined by the Zoning Hearing Board that the impact of the use on the environment and adjacent streets and properties is equal to or less than any use specifically listed in the district.

Such use shall comply with all applicable area and bulk regulations and other applicable standards for comparable uses specifically listed in the district.

All repair and paint work shall be performed within an enclosed building.

Buffer yard/screen plantings shall be provided in accordance with § 173-93 herein.

Vehicles being stored for future repair may remain on the lot no longer than 60 days from the date of arrival.

No equipment above ground for the service of motor vehicles shall be closer than 25 feet to any side or rear property line.

Canopies shall be located no less than 10 feet from the right-of-way line.

Fuel pumps shall be located at least 25 feet from any right-of-way or 50 feet from the street center line, whichever is greater.

Vehicles being stored for future repair may remain on the lot no longer than 60 days from the date of arrival.

The width of any entrance driveway leading from the public street to such service station or other drive-in use shall not exceed 30 feet at its intersection with the curbline or edge of pavement.

No two driveways leading from a public street to such service or other drive-in use shall be within 15 feet of each other at their intersection with the curb or street line.

Parking and vehicle access shall be so arranged that there will be no need for the motorists to back over sidewalks or into streets.

On interior lots with a width of 80 feet or more, two side yards shall be provided as required by the district regulations.

On corner lots with a width of 80 feet or more, two side yards shall be provided. The exterior side yard may be reduced by the number of feet by which the lot width is less than the district requires, but may not be reduced to less than that required for the interior side yard. The interior side yard shall be provided as required by the district regulations.

On lots less than 80 feet but not less than 50 feet in width, two side yards shall be provided, each equaling 20% of the lot width.

Buildings and/or structures accessory to a residential use shall be located within the side or rear yard of the principal building or structure no less than five feet to any rear or side lot line. Where such side or rear yard is along an alley, the accessory building shall be located not less than five feet from the alley. Private garages with entrances fronting an alley shall be located no closer than 10 feet to the alley.

On a corner lot in any Residential District, an accessory building shall not be erected within the minimum building setback line of the exterior side lot line (street line); provided, however, that when the main buildings exist on both the corner lot and the lot abutting the rear of the corner lot, an accessory building may be erected at the average distance from the street line, established by the existing main buildings.

Buildings and/or structures accessory to a nonresidential use shall not be located within the required front yard and shall be located no closer than 15 feet to any lot line.

No side yard setback shall be required where two garages are designed to abut in semidetached dwellings.

Poplars, all varieties.

Willows, all varieties.

White or Silver Maple (Acer Saccharinum).

Aspen, all varieties.

Common Black Locust.

Where the original historic facade remains largely intact, it should be repaired and restored, replacing only the missing features;

Where original historic elements have been covered by later, modern installations, the original facade should be uncovered and restored, if possible.

Where the original facade elements have been completely removed, or are beyond repair, the new storefront facade should be designed as much as possible to complement and blend with surrounding facade designs.

A facade design should employ a limited palette of complimentary colors, which if possible do not clash with the schemes of adjacent buildings. Extremely bold color schemes should be avoided.

The frame elements should remain visible and not be obscured by other facade elements, such as signage, awnings, or other additions.

The frame elements should be consistent throughout, although individual components of the frame may be of different materials. For example, the columns may be of brick, while the parapet could be of wood or masonry.

A facade should be designed to emphasize the frame's vertical elements, to highlight the identity of individual stores. Horizontal emphasis, which obscures the divisions among storefronts, should be avoided.

In a multistory building, some type of cornice or other substantial architectural element would have been employed to set off the storefront from the upper floor facade.

The existing cast concrete parapets are an important historical feature, and should be preserved, if feasible.

Cast concrete parapets can be cleaned and restored with the natural color, or sealed and stained with a palette of compatible colors.

Each principal business sign should fit within the applicable signband, if one exists, and not protrude over or cover the basic frame elements.

If possible, individual signs should be of similar construction, design, and color.

All signs must meet the requirements in the Borough Code.

If possible, awnings should be located in the area between the signband or cornice and the top of the entryway door. Awnings should not cover elements of the building frame or other significant architectural features.

Awnings should be of a substantial fabric, such as Sunbrella, resistant to fading, and should be uniform in color and pattern for each storefront within an individual building.

Awnings must conform to the requirements of the Borough Code. An awning may include a commercial message in the valance, provided appropriate size of lettering is used based on the size of awning. A commercial logo is allowed in the face of an awning dormer.

Awnings may be fixed or retractable.

Interior lit awnings are not permitted; however, lighting beneath the awning, which solely illuminates the sidewalk, is permitted.

A dormer, if employed on a fixed awning, should be located over the entryway, if possible.

During the 19th century, most storefronts had bases of wood panel construction, regardless of whether the frame of the building was wood, brick, or masonry. While a wood panel restoration is often the most historically appropriate, wood construction is also relatively high maintenance compared to some other construction materials. Building owners or proprietors undertaking restoration should be cognizant of the ongoing maintenance requirement.

Base panels should utilize a material which is historically and aesthetically compatible with the frame of the facade. Victorian storefronts look best with brick or wood panel bases, while Art Deco and other classic contemporary designs will look best with pigmented structural glass (often used on the original), tile, granite, or similar material.

When wood panel construction is employed, wood should be exterior grade, properly sealed, and primed and painted with good quality exterior grade paint, one coat of primer, and two finish coats, or stained and sealed with multiple coats of an exterior grade clear finish of polyurethane or spar varnish.

Trim moldings of soft pine, intended for interior use, should not be used in exterior facade applications, as the wood will not maintain a durable finish when exposed to weathering.

The design, construction and color of the base panels should be uniform throughout a multi-unit facade.

Base panels should be flush or slightly recessed six inches to 12 inches within the building frame, and should not be more than 30 inches in height or an appropriate height based on the size of the building.

Display windows. The display windows are the most important feature of the storefront. An inviting display window encourages window-shopping, provides a view of the inside of the store, and allows daylight to enter the store interior. The display window visually connects the business with the street.

Upper story windows. Upper story windows cannot be boarded up and must remain glass windows. If a building of facade is remodeled, the windows must be reinstalled in upper story windows.

Entryways and doors should comply with Handicap Accessibility requirements mandated by the Commonwealth of Pennsylvania and the requirements of the Americans with Disabilities Act, where feasible. The entryway slope must be a minimum one in 12 grade, and thresholds must not exceed 1/2 inch in height. Doors must be a minimum of 36 inches in width, with a clearance of 18 inches on the pull side.

Doors must pull out. Door hardware must be of a type approved by the Borough Code.

A recessed entry should be maintained if possible. The floor of the entry should use a material compatible with the storefront design, which resists expansion and contraction, is impervious to water penetration, and offers adequate traction.

Avoid the installation of a solid entry door. Entry doors should have at least 50% of the surface glazed, and should be compatible in design with the overall facade.

Only one principal sign is allowed per business.

Signage should be installed in the facade signband, or other architecturally appropriate location, and must not cover important architectural features of the facade.

The total area of the storefront signage must not exceed 600 square feet.

Window signs must not exceed one square foot for each linear foot, not to exceed 600 square feet of the total area signage.

Window signs, awning lettering and projecting signs are not included in the calculation of total permitted sign area.

In general, signs must be appropriate for surrounding adjacent properties.