Zelienople Butler County
City Zoning Code
City Zoning Code
ARTICLE VII
Dimensional Requirements, Bulk Standards, and Supplementary Regulations
§ 280-701 Dimensional requirements.
The following standards relate to lot areas, dimensions and yard and height requirements as set forth in Article VI of this chapter and apply to all buildings and structures erected, constructed or moved.
A.
Notwithstanding heights otherwise authorized by this chapter, chimneys, cooling towers, elevator bulkheads, fire towers, monuments, stacks, stage towers, or scenery lofts, tanks, water towers, ornamental towers, and spires, radio towers, or necessary mechanical appurtenances, and decorative elements utilized to screen such appurtenances, may be erected to a height above the height limitations of the district but not to exceed 15 feet over such limitation as measured from the point at which the maximum height is measured.
B.
Mechanical equipment placed on the roof of a building shall be obscured from the public view through an opaque fence or decorative elements extending from the roof.
C.
Unit lots. Unit lots, where authorized, shall be in accordance with the standards of this section.
(1)
(2) UNIT LOTS
The overall land area required per dwelling unit, lot coverage, and impervious surface coverage of the site area on which the units are located shall comply with those as applied to the zoning district in which each is located.
A lot or parcel bearing a dwelling unit that is part of a townhouse or duplex, or building housing a nonresidential principal use where the location of a party wall dividing units or buildings comprises one or more of the lot lines.
(3)
Residential unit lots shall provide for the following minimum standards:
(a)
Minimum unit lot size: 2,000 square feet.
(b)
Front yard setback: same as underlying district.
(c)
Side yard setback for the principal structure shall be zero feet at any line that lies on a party wall. Otherwise, the side yard setback enforced in the underlying district shall prevail.
(d)
Required minimum unit lot width shall equal the width of the unit at the back of the required thirty-foot front yard and the required frontage shall equal 60% of the minimum unit lot width at the required front yard line.
(e)
Accessory structures shall be set back from all lot lines in accordance with those otherwise applicable.
(f)
Maximum lot coverage: 60% or 100% for nonresidential principal uses.
(g)
Maximum impervious surface coverage: 80% or 100% for nonresidential principal uses.
D.
Lighting standards.
(1)
No lighting on a parcel bearing a residential use shall exceed one footcandle at any point on the property.
(2)
Unless part of a unified development complex or center, all footcandles projected onto a property line shall be reduced to zero.
(3)
Maximum height of pole lighting for nonresidential principal uses in the C-3 and I Districts shall be 20 feet, and 15 feet in all other districts and uses.
(4)
Maximum height luminary mounting for nonresidential principal uses in the C-3 and I Districts shall be 16 feet, and 12 feet in all other districts and uses.
(5)
Lighting shall bear a cutoff angle of at least 60° unless projecting lighting onto a sign where, in such case, no projection of lighting beyond the sign shall occur.
(6)
No lighting shall produce glare.
(7)
Nonresidential uses in R-1, R-2, R-3, and R-4/C-2 Districts shall not exceed 0.2 footcandles at any point on the property when the business of sporting is not in operation.
(8)
The following minimum footcandles shall be provided for nonresidential uses and multifamily buildings that bear parking lots with more than 10 spaces.
Table 701-1 | ||
|---|---|---|
Maintained Footcandles | ||
Activity Type | Maintained Footcandles | |
Parking and pedestrian area | 0.6 minimum | |
Property security only | 0.2 minimum | |
Parking and pedestrian area | 1.0 average in C-3 District | |
(9)
Uniformity ratio. Average illumination levels cited above shall not exceed four times the minimum level.
(10)
An applicant may apply for a modification of any standard of this section excepting height, glare, and cutoff standards as a conditional use and shall demonstrate that such is the minimum modification to provide for security and impact to surrounding properties and glare.
E.
Commercial vehicles.
(1)
No commercial vehicle or combination of vehicles for the operation of which state law requires a commercial driver's license or CDL shall be parked, stored or maintained on any street, road, or right-of-way within any zoning district of the Borough of Zelienople. Such vehicles shall not be permitted on properties within any R District, unless within an authorized commercial establishment which bears a loading space used for deliveries where the vehicle is only on the property at such times.
(2)
Motor homes and recreational trailers, as defined in the Pennsylvania Vehicle Code, and boats shall not be parked nor stored or maintained on any street, road, or right-of-way within any zoning district of the Borough of Zelienople.
§ 280-702 Dimensional requirements for single-family and nonresidential uses.
A.
Rear yard depth: in computing the depth of a rear yard, where such yard abuts an alley, 1/2 of the alley width may be included as a portion of the rear yard.
B.
Accessory building location: accessory buildings which are not part of a principal structure shall be erected so as to conform with all of the dimensional and yard requirements specified for the district in which it is located. Accessory structures that cover less than 600 square feet of a lot and bear a maximum height of 14 feet and swimming pools may encroach into half or 50% of the required rear yard. Additionally, sheds that cover 144 square feet or less may locate within five feet of any side or rear lot line excepting the front yard and any such lot line that adjoins a street.
C.
Every part of a required yard shall be open to the sky, unobstructed, except for accessory buildings that are otherwise authorized to encroach further, and except for the ordinary projections of skylights, sills, belt courses, cornices, and ornamental features projecting not to exceed 12 inches. This requirement shall not prevent the construction of structures such as fences and parking lots, driveways, and access drives as otherwise authorized in this chapter.
D.
Projections: open, or lattice-enclosed, fire escapes, fireproof outside stairways, and balconies opening upon fire towers projecting into a yard not more than four feet six inches, and the ordinary projections of chimneys and flues may be permitted.
E.
Porches and terraces: an open unenclosed porch not more than one story in height or paved terrace may project into the required front yard for a distance not exceeding 10 feet. An enclosed vestibule containing not more than 40 square feet may project into the required front yard for a distance not to exceed five feet.
F.
Platforms, etc.: terraces, uncovered porches, patios, platforms, and ornamental features that do not extend more than three feet above the floor level of the first (ground) story may project into a required yard provided these projections be distant at least two feet from the adjacent side lot line.
G.
Setbacks in developed areas: in single-family dwelling districts R-1, R-2, R-3, C-2/R-4 or the C-1 Central Business District Overlay, when 75% of the frontage of a block on both sides of the street between two intersecting streets, or between an intersecting street and a cul-de-sac, has been developed with main buildings and accessory buildings with front and side yards less than required by the zoning district in which said property is situated, then the front and side yard requirement for any main buildings or accessory buildings in said block may be the average front and side yards of all parcels that are included in the block.
H.
Corridor or buffer: a site situated in any commercial district (C-1 Central Business, R-4/C-2 Mixed Use, C-3 Heavy,) or a site authorized as a conditional use within an R-2 or R-3 District, which is utilized for principal nonresidential purposes, shall have a corridor or buffer of at least 10 feet in width established and maintained along all portions that abut, parallel, or which are in any manner adjacent to or bordering any residential district, whether or not separated by a street or similar right-of-way. This corridor shall be developed with plant materials in a manner that will provide continual year-long screening of all residential areas from nonresidential uses and activities and shall be so screened as to provide a six-foot buffer at plant maturity which may include up to three feet of mounding. Said requirements shall not apply along the front lot line unless parking is provided in the front yard.
(1)
These provisions shall also apply to the industrial districts except that a corridor of 20 feet shall be maintained. These provisions shall not apply where the dividing line between zoning districts is a railroad right-of-way of 80 feet or more in width.
J.
Fences: fences shall conform to the following requirements:
(1)
Fences, walls, plant materials or similar enclosures are permitted up to the property line. In no case shall such structures and/or materials be placed beyond the lot line or in any public right-of-way.
(2)
In residential districts, rear yard fences and any portion of side yard fences that extend from the front building line to the rear lot line may be erected up to the property line of a lot, to a height not in excess of six feet above the adjacent ground level. Solid fences may be permitted.
(3)
In residential districts, front yard fences and any portion of side yard fences that extend from the front building line to the front lot line may be erected up to the property line of a lot to a height not in excess of four feet above the adjacent ground level, provided that the ratio of the solid portion of the fence to the open portion shall not exceed one to one.
(4)
In commercial and industrial districts, fences or similar enclosure walls not exceeding six feet in height are permitted up to the property line of any lot.
(5)
Where determined by the Zoning Hearing Board to be necessary in conjunction with any use permitted as a special exception, such required fences or enclosures may exceed the height limits of this section.
K.
Minimum site distance requirements. On any corner lot, no wall, fence, or other structure shall be erected or altered, and no hedge, tree, shrub or other growth shall be maintained that may cause danger to traffic on a street by obscuring the view. At a minimum, no such structure or vegetation shall be constructed or maintained greater than three feet in height within a clear sight triangle of any intersection of 25 feet, measured along the right-of-way lines of the intersecting streets.
§ 280-703 Bulk use regulations.
A.
Accessory uses shall include but not be limited to the following. Where a certain threshold is established, any access of said threshold shall constitute a principal use subject to express authorization in a respective district.
(1)
In R Residential Zones or uses and VR (all classes).
[Amended 9-26-2022 by Ord. No. 883-22]
(a)
Children's playhouse, garden house, private (noncommercial) greenhouse;
(b)
Garage, shed or building for domestic storage;
(c)
Storage of camping trailers, boats and similar equipment, which are owned or leased, for the use of the residents of the premises for noncommercial purposes notwithstanding the standards of § 280-701E, Commercial vehicles.
(d)
A maximum of two stalls of a private garage may be used for rental purposes, provided said areas are utilized for storage of passenger vehicles or trucks not exceeding a three quarter-ton capacity.
(e)
Care of up to three children who are not relatives of the occupant (For purposes of these requirements, "relative" shall be deemed to be a child, stepchild, grandchild, brother, sister, half-brother, half-sister, aunt, uncle, niece, nephew, stepbrother or stepsister.)
(f)
Housing of up to five of any one type of domestic pet, wherein a number in excess shall constitute a kennel for purposes of this chapter.
(g)
Within the R-2 District, administrative and professional offices housed in a building separate from the quasiresidential and residential facilities which said offices serve provided that the building is located on the same premises of the principal use or uses, that the building adhere to the same setbacks and height requirements of a principal structure in the R-2 District, and that the majority of floor area is used exclusively to serve facilities on the same premises.
(2)
In C Commercial and I Industrial Zones or uses, including R-4/C-2 (all classes).
(a)
Storage of merchandise and goods normally carried in stock in conjunction with retail or wholesale business use, on the same parcel or lot of ground provided that such storage shall not occur in the front yard with the exception of 10% of a parking or paved area that may be utilized for the display of products sold in conjunction with the establishment. Storage of merchandise, however, beyond the aforesaid exception shall not be permitted outside of a completely enclosed building in the R-4/C-2 District.
(3)
In I Industrial Zones, storage of goods used in, or produced by, manufacturing activities, on the same parcel or lot of ground shall be permitted except within the required front yard.
(4)
In all zones, off-street motor vehicle parking areas, loading and unloading areas shall be permitted subject to any limitations otherwise imposed by this chapter.
B.
No-impact home-based businesses shall be permitted as an accessory use to any residential dwelling unit.
C.
Home occupations shall be permitted as an accessory use by special exception as per Article XV of this chapter for single-family, duplex, and townhouse units and shall not be authorized within multifamily dwelling units.
D.
All dwelling units as authorized in this chapter as single-family, duplex, townhouse and multifamily shall be occupied by only one family in each dwelling unit.
E.
Forestry shall be a permitted use in all districts and shall not include clear cutting of trees.
F.
Gas wells and mineral extraction as permitted and regulated by the Department of Environmental Protection shall be permitted in all districts and shall not require a zoning permit.
G.
Lighting shall be subject to and meet the following general standards:
(1)
Proposed lighting and existing lighting on sites on which land development or subdivision are proposed and/or approved and constructed shall not constitute nuisance lighting as defined in this chapter, shall not be permitted, and shall be abated as per notification of the Zoning Officer.
(2)
The photometrics and specifications of existing and proposed major lighting improvements shall be indicated on photometric plans submitted with subdivision or land development applications. Lighting and future lighting on the site shall be subject to any reasonable conditions imposed and accepted with the associated subdivision or land development. The remaining standards set forth in this section shall be effective for all lighting installed after the adoption of this chapter, including replacement of existing lighting fixtures. Where minor lighting improvements are proposed, the developer shall submit plans to the Zoning Officer for approval in accordance with the standards of this section.
(3)
All outdoor lighting shall be aimed, located, designed, fitted and maintained so as not to create glare, light pollution and light trespass.
(4)
Lighted signs advertising individual business and combinations of businesses (as in a shopping center) on the same site as the sign may remain on until 15 minutes after closing of the business or combination of businesses and then shall be extinguished.
(5)
Entrance signs to residential developments and to business parks or shopping centers may remain on throughout the night for identification purposes for emergency vehicles.
(6)
Vegetation screens shall not be employed to serve as the primary means for controlling glare. Rather, glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and fixture placement.
(7)
Externally illuminated signs shall be lighted by fixtures mounted at the top of the sign and aimed downward and shall be designed, fitted and aimed so as not to project their output beyond the sign intended to be illuminated.
(8)
Except as otherwise permitted in this section, fixtures meeting Illuminating Engineering Society of North America (IESNA) full-cutoff criteria shall not be mounted in excess of 20 feet above finished grade. Fixtures not meeting IESNA full-cutoff criteria shall not be mounted in excess of 10 feet above grade except as specifically approved by the Borough Council.
(9)
Fixtures used for architectural lighting, e.g., facade, fountain, feature and landscape lighting, shall be designed, fitted and aimed so as not to project their output beyond the objects intended to be illuminated.
H.
Standards applied to subdivision and land developments.
(1)
Lighting within subdivisions and land developments as defined by the Zelienople Borough Subdivision and Land Development Ordinance[1] as well as developments approved in accordance with conditional uses set forth within this chapter shall comply with the following specifications and standards. Applicants shall demonstrate compliance with said standards and the general standards set forth in § 280-701D prior to final approval of such plans. However, nothing in this section shall be construed to require street lighting in residential subdivision plans comprised of single-family detached housing lots.
(2)
When a proposed land development plan is an expansion of an existing land development, where buildings and/or parking have been legally constructed on the same site, lighting standards shall apply to those buildings, additions, and amenities proposed as well as to any area of the existing plan impacted by the proposed expansion(s). Nothing in this section shall be deemed to require the demolition and replacement of existing lighting which has been legally installed and maintained, provided that replacement of light poles and fixtures as proposed or undertaken by the applicant concurrently with or within one year of the land development application filing shall meet the standards of this chapter.
(3)
Illumination levels.
(a)
Lighting shall not exceed the recommended intensities set forth in the current recommended practices of the Illuminating Engineering Society of North America (IESNA) as contained in the IESNA Lighting Handbook, latest edition, or as noted below, whichever is less.
(b)
Lighting requirements in the specific zoning districts shall be as follows:
[Amended 9-26-2022 by Ord. No. 883-22]
Zoning District | Maximum maintained footcandles | Maximum maintained footcandles adjoining residential lot | Maximum maintained footcandles when business is not in use |
|---|---|---|---|
R-1 Single Family Residential | 1.0 | 0.1 | 0.2 |
R-2 General Residential | 1.0 | 0.1 | 0.2 |
R-3 Urban Residential | 1.0 | 0.1 | 0.2 |
R-4/C-2 Mixed Use | 1.0 | 0.1 | 0.2 |
VR Village Residential | 1.0 | 0.1 | 0.2 |
C-1 Central Business, TND | 3.0 | 0.1 | 3.0 |
C-1 Central Business Overlay | 3.0 | 0.1 | 3.0 |
C-3 Heavy Commercial | 5.0 | 0.1 | 3.0 |
I Industrial District | 5.0 | 0.1 | 3.0 |
(c)
An applicant may apply for a modification of any standard of this section excepting height, glare and cutoff standards, as a conditional use and shall demonstrate compliance with the standards of § 280-701D(3).
(d)
Street lighting fixtures in traditional neighborhood developments, and residential land developments and mobile home parks shall be placed at the following locations:
[Amended 11-25-2019 by Ord. No. 868-19; 4-26-2021 by Ord. No. 877-21]
(4)
Recreational lighting. When facilities for outdoor recreational activities such as, but not limited to, baseball, tennis, football or miniature golf are specifically authorized within this chapter:
(a)
Except as otherwise authorized, sporting events shall be timed so that all area lighting in the sports facility, except as required for safe spectator exit, is extinguished by 11:00 p.m.
(b)
Mounting heights. Maximum mounting heights for outdoor recreational lighting shall be generally in accordance with the following:
Sport Mounting Height (feet) | |||
|---|---|---|---|
Basketball | 20 | ||
Football and other field sports | 50 | ||
Organized baseball and softball: | |||
<300-foot radius (home to outfield wall) | 60 | ||
300-foot radius or more | 70 | ||
Miniature golf | 20 | ||
Tennis | 30 | ||
(c)
Unless a period of outdoor lighting extending throughout the night for safety or security purposes, lighting shall be controlled by automatic switching devices, such as time clocks or combination motion detectors and photocells, to permit extinguishing lighting between 11:00 p.m. and dawn.
(d)
Plan submission. Required lighting plans required by this chapter shall include:
(e)
Layout of the proposed fixture locations.
(f)
For installations of up to four fixtures, an ISO footcandle plot of the individual fixtures.
(g)
Where more than four fixtures are used, a point-by-point plot using a ten-foot-by-ten-foot illuminance grid. This shall include a statistical summary of typical areas and include minimum, average and maximum values and uniformity ratios that demonstrate compliance with the intensities and uniformities set forth in this section.
(h)
Description of the equipment, including fixture catalog cuts, photometrics, glare-reduction devices, lamps, control devices, mounting heights and mounting methods proposed.
(5)
When requested by the Borough Council, applicant shall submit a visual impact plan that demonstrates appropriate steps have been taken to mitigate on-site and off-site glare.
(6)
Post-approval alterations to lighting plans or intended substitutions for approved lighting equipment shall be submitted to the Borough for review and approval.
(7)
Lighting modification conditional use. The approval of security or flood lighting which exceeds the footcandles authorized in a particular use or district or those standards as set forth in § 280-701D(2), excepting height, glare and cutoff standards, may be granted by the Borough Council upon submission of a conditional use application by the applicant in accordance with the following criteria in addition to those set forth in § 280-1001:
(a)
Floodlights and spotlights shall be installed or aimed that they do not project their output into the windows of neighboring residences, adjacent uses, directly skyward or onto a roadway.
(b)
All-night safety or security lighting shall be permitted, but the light-intensity levels shall not exceed 25% of the levels normally permitted for the use by this section.
(c)
The nature and/or historic functioning of a particular establishment type shall be demonstrated to require greater security for the safety of employees and patrons and/or security of merchandise, products, or other items integral to the establishment's functionality and stored on-site.
(d)
The departure from the footcandle maximums otherwise required shall be the minimum required for security related purposes.