Chapter 27 Zoning - North York

1 27-1 Chapter 27 ZoningPart 1 Administration of this Chapter and Community Development Objectives and Certificates Procedure for Permits and Uses Not Regulated , Violations and Penalties to this Chapter Amendments Officer Hearing Board Actions and Variances Hearings and Decisions to Court Public Utility Exemptions Borough and Municipal Authority Exemption Exception Use Process Use ProcessPart 2 Definitions Interpretation DefinedPart 3 Districts, Permitted Uses and Yard Requirements of Districts and Purposes of District Regulations Map Boundaries and Buffers Across Municipal Boundaries of Permitted Uses by District Requirements in Each DistrictPart 4 Additional Requirements for Specific Uses Requirements for Specific Principal Uses27-2 Requirements for Accessory UsesPart 5 Environmental Protection Control and Hazards to Public Safety Areas ("Floodplain")

2 And Dust of Light and GlarePart 6 Off-Street Parking and Loading Number of Parking Spaces Regulations for Off-Street Parking Standards for Off-Street ParkingPart 7 Signs Signs Signs Not Requiring Permits , Wall and Window Signs or Outdated Signs of Sign of Signs Functioning as Signs Signs of Signs and Major Types of Signs Signs (Including Billboards)Part 8 General Regulations Required onto Improved Streets; Number of Uses or Buildings;Minimum Size of Dwellings Exceptions Lot and Yard Requirements, Sight Distance and Buffer Yards Screening and Location 27-101 Zoning 27-10227-3 Part 1 Administration of this Zoning Ordinance shall apply throughout the Borough of North York.

3 Anyactivity regulated by this Chapter shall only occur in such a way that conforms with theregulations of this Chapter . See (Ord. 12/18/2003, 101) and Community Development Chapter is hereby adopted in accordance with the following purposes, whichshall serve as Community Development Objectives, in addition the purposes providedfor each district in The requirements and purposes of the Pennsylvania MunicipalitiesPlanning Code, as amended, including but not limited to 604 and 605, 53 10604 and 10605, or their successor section(s).B. The goals and objectives of the North York Comprehensive Plan and theCounty Comprehensive The following additional objectives:(1) Protect existing residential neighborhoods.

4 (2) Promote innovative residential design that encourage the creation ofa sense of community for undeveloped parcels.(3) Provide diverse housing opportunities, including housing that isaffordable.(4) Encourage adaptive reuse and infill development.(5) Protect sensitive and important natural features from indiscriminatedevelopment.(6) Stimulate economic development and revitalization by attractingcommercial uses (such as retail, service and specialty stores) to appropriateareas.(7) Provide opportunities for home occupations of limited intensity.(8) Promote the preservation of historic resources.(9) Coordinate future land and roadway functions to maximize safe andefficient use of major roads.

5 (10) Coordinate road improvements with planned roadway functions,design standards and planned land uses.(11) Assure that future development provides for access designs andplanned locations that minimize traffic congestion and safety needed improvements to be completed by developers.(12) Promote alternative means of transportation, such as pedestrianmovement bicycles, public transit and carpooling. 27-102 Borough of North York 27-10327-4(13) Seek to minimize the need for Zoning variances for routine improve-ments.(Ord. 12/18/2003, 102) and Any of the following activities or any other activity regulated by thisChapter shall only be carried out in conformity with this Chapter .

6 (1) Erection, construction, movement, alteration, razing demolitionremoval, placement or extension of a structure, building or sign.(2) Change of the type of use or expansion of the use of a structure or areaof land.(3) Creation of a lot or alteration of lot lines.(4) Creation of a new Permit. A Zoning permit indicates that a Zoning applicationcomplies with this Chapter to the best knowledge of the applicable Borough staff.(1) A Zoning permit is required to be issued prior to the start of any of thefollowing activities:(a) Erection, construction movement, placement, razing demolition,removal, alteration or expansion of a structure, building or sign.(b) Change of the type of use or expansion of the use of a structure orarea of land.

7 (c) Creation of a new use.(d) Demolition of a building.(e) Alteration of a building that is required to have a Zoning permitunder 27-309 of this Chapter .(2) The Borough may, at its option, issue combined or separate buildingpermits and Zoning permits and/or may utilize a single or separate applicationfor the of Use and Occupancy.(1) The Borough staff may permit the Zoning permit application to serveas the application for the certificate of use and occupancy.(2) The certificate of use and occupancy shall only be issued by theBorough staff if the Zoning Officer determines that the use, construction oractivity complies with this Chapter , to the best knowledge of the ZoningOfficer.

8 The Borough may also withhold issuance of the Certificate until thereis compliance with other Borough ordinances.(3) The applicant shall keep a copy of the certificate of use and occupancyavailable for inspection.(4) Upon the request of an applicant, the Zoning Officer may issue atemporary certificate of use and occupancy. Such temporary certificate maypermit an activity to occur in all or part of a structure before the entire work 27-103 Zoning 27-10327-5covered by the permit has been completed.(a) However, such temporary certificate shall only be issued if theapplicant proves to the Zoning Officer that the activity or occupancy canoccur safely without endangering public health or safety.

9 (b) The temporary certificate shall establish in writing a maximumtime period under which it is valid. A 6-month maximum time period shallapply if not otherwise specified.(c) Failure to receive a permanent certificate of use and occupancywith such time period shall be a violation of this Chapter .(d) The temporary certificate may be conditioned upon compliancewith certain specific requirements within certain time periods.(e) See also of by Right Uses. The Zoning Officer shall issue a permit under thisChapter in response to an application for a use that is "permitted by right if itmeets all of the requirements of this Exception Use or Application Requiring a Variance. A permit underthis Chapter or a use requiring a special exception or variance shall be issued bythe Zoning Officer only in response to a written approval by the Zoning HearingBoard following a All applications for a Zoning permit or a decision by the ZoningHearing Board shall be made in writing on a form provided by the Borough.

10 Suchcompleted application, with required fees, shall be submitted to a designatedBorough Plan. The applicant shall submit a minimum of two copies of a siteplan with the application if the application involves a new principal building,expansion of a principal building or addition of three or more parking spaces. Thesite plan shall be drawn to scale and show the following:(1) Locations, dimensions and uses of existing and proposed structures,parking and loading areas, and locations of existing and proposed uses of areasof land, with existing features clearly distinguished from proposed features.(2) Notes showing the dimensions of all buildings from lot lines and streetrights-of-way.