Stonycreek Township
City Zoning Code
City Zoning Code
ARTICLE IV
General Regulations
§ 155-10 Conformance and permits.
No building, structure, use or land shall, after the effective date of this chapter, except for existing nonconforming uses, be used or occupied and no building or part thereof shall be erected, moved or altered unless in conformity with the regulations herein specified for the district in which it is located, and then only after applying for and securing all permits and licenses required by all laws and ordinances.
§ 155-11 Construction or alteration.
No building or use shall hereafter be erected or altered to exceed the height to accommodate or house a greater number of families, to occupy a greater percentage of lot area or to have a narrower or smaller rear yard, side yard or front yard than is herein specified for the district in which the building is located.
§ 155-12 Yards.
No part of a yard or other open space about any building required for the purpose of complying with the provisions of this chapter shall be included as a part of a yard or open space similarly required for another building.
§ 155-13 Substandard dwellings.
No structure shall be used or occupied as a dwelling if such structure is in need of such major structural repairs as to render it unsafe or unsanitary or if the premises do not have connection with the municipal sewer system or alternative sanitary sewage facilities approved by the local public health authorities jurisdiction.
A.
Items which may be considered to render a structure unsafe or unsanitary shall include but not be limited to:
(1)
Lack of water supply or storage capabilities where the property is inhabited by persons or animals.
(2)
Lack of heating arrangements where the property is to be used for human habitation during winter months, except for hunting camps.
(3)
Lack of adequate properly functioning sewage facilities on a property intended for human habitation.
(4)
Lack of structural or shell integrity, i.e., holes in walls or roof or windows missing.
(5)
Any item otherwise substantially out of conformance with provisions of this chapter.
B.
Upon identification of such situation by the Zoning Officer, notice shall be given as provided for in § 155-52. If arrangements for compliance are not made within 30 days or compliance completed within 90 days, unless a greater time period is provided for elsewhere, the Township may demolish the structures and/or regrade the property to approximate original contour and assess the costs of demolition against the property as a municipal lien.
§ 155-14 Uses requiring site plan and/or site plan approval.
A.
All uses of property for one- and two-family dwellings. The application for a permit shall be accompanied by a site plan at an appropriate scale to indicate the following:
(1)
The size and shape of the property, including property line dimensions, corners, easements, rights-of-way and names of adjacent properties.
(2)
The size, shape, height, area and location of all principal and accessory buildings. Dimensions from all buildings to adjacent property lines shall be indicated.
B.
Use of property other than one- and two-family dwellings. In addition to the above requirements, uses of all property other than one- and two-family dwellings in R-1, R-2, R-3 and C Districts shall, in addition to conforming to any and all regulations pertaining thereto that are specifically set forth in this chapter, shall include a plot plan, a site plan and/or other drawings as required and approved by the Zoning Officer. In addition, all public or semipublic buildings, all community unit plans and special exceptions shall be in accordance with a plot plan, site plan or other drawings approved by the Planning Commission and Zoning Hearing Board, as is necessary in cases where exceptions are granted. The plot plan, site plan and/or other drawings shall show, in addition to any specific requirements set forth in the district regulations herein, the following:
(1)
The location of principal and accessory buildings.
(2)
Traffic circulation features within the site.
(3)
The location of vehicular access onto the site.
(4)
The height and bulk of structures.
(5)
The provision of off-street parking and loading facilities.
(6)
The provision of open space.
(7)
The landscaping, paving, fencing, walls and signs on the site.
C.
In considering any plan hereunder, the Planning Commission will endeavor to assure safety and convenience of traffic movement, harmonious and beneficial relationship of buildings and uses on the site as well as to contiguous properties and overall development in a manner not detrimental to the public at large before giving a recommendation to the Zoning Hearing Board.
§ 155-15 Public utility lines.
An easement for the transportation, distribution and control of water, gas, electricity, oil, steam, telegraph, cable television and telephone required to be located on a lot shall not be held to reduce yard dimension for other buildings on a lot.
§ 155-16 Lots of record not meeting lot area requirements.
A one-family dwelling may be erected or altered upon a lot on an approved plan of record, which lot has insufficient area and dimensions to meet the lot area and setback requirements, provided that said lot, on the effective date of this chapter, was held under separate ownership from adjoining lots and is presently held under separate ownership from the adjoining lots, under the following regulations: the side yard setback line shall be reduced from 15 feet on a lot 60 feet wide at the rate of 1/2 foot for each foot of width said lot is less than 60 feet in width, to a minimum internal setback line of five feet on any lot and a minimum side yard setback line of 10 feet abutting a street.
§ 155-17 Fences and enclosure walls.
A.
An open fence or wall with a ratio of solid portion to open portion not exceeding two to one (2:1) may be built to a height of six feet along or within the property line, provided that said fence or wall does not obstruct the field of vision for vehicular street traffic.
B.
A solid fence or wall not exceeding a height of six feet must comply with the setback requirements for an accessory building.
C.
Decorative fences not exceeding a height of two feet and retaining walls shall be excluded from the foregoing requirements and shall not require the issuance of a building permit.
§ 155-18 Smoke alarms.
All structures hereinafter erected and all structures which are occupied or continue to be occupied by any person within the Township shall be equipped with at least one operable smoke alarm.