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§ 156.061 ADAPTIVE RE-USE OF HISTORIC BUILDINGS.
   (A)   This section shall apply only to former public buildings (including, but not limited to, schools, churches, former commercial buildings).
   (B)   Structures which meet the criteria outlined in this section may be reused for the following purposes by conditional use:
      (1)   Day care facilities of all types;
      (2)   Personal care homes;
      (3)   Professional office;
      (4)   Hospitals and medical clinics for humans;
      (5)   Civic or cultural building;
      (6)   Studio of an artist or musician;
      (7)   Personal service business limited to an exercise facility or gymnasium; and
      (8)   Barber or beauty salon.
   (C)   Any expansion of a structure being approved as an adaptive re-use shall meet all applicable yard and coverage standards.
   (D)   All parking standards of this chapter shall be met.
   (E)   To protect the scale of neighborhoods and integrity of historic structures, no building expansions shall result in a total gross floor area of greater than 7,000 square feet.
   (F)   Design standards for alteration or expansion.
      (1)   The applicant may choose to employ the Secretary of the Interior’s Standards for Historic Preservation in undertaking any alteration, in which case, evidence of compliance shall be furnished.
      (2)   Otherwise, the following design standard shall apply to any expansion, replacement or exterior alteration.
         (a)   The original building footprint or a smaller area is adhered to for all yard lines. The principal entrance shall be located on the same street frontage as the original building.
         (b)   Buildings shall generally relate in scale and design features to the surrounding buildings and the previous building on site.
         (c)   Long monotonous uninterrupted walls or roof planes shall be avoided.
         (d)   Window arrangement shall be architecturally compatible with the style, materials, colors and details of the building. Windows shall be vertically proportioned whenever possible. Upper-story windows shall be vertically aligned with the location of windows and doors on the ground level.
         (e)   Blank, windowless walls are discouraged. Where the construction of a blank wall is necessitated by local building codes, the wall should be articulated by the provision of blank window openings trimmed with frames, sills and lintels, or, if the building is occupied by a commercial use, by using recessed or projecting display window cases. Intensive landscaping may also be appropriate in certain cases.
         (f)   All entrances to a building shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, overhangs, railings, balustrades and others, where appropriate. Any such element utilized shall be architecturally compatible with the style, materials, colors and details of the building as a whole, as shall the doors.
         (g)   Any design manual adopted by the borough shall be adhered to.
(1980 Code, Ch. 28, Part 4, § 28-407) (Ord. 1419, passed 9-16-2013, § 407) Penalty, see § 156.999
§ 156.062 PERSONAL CARE HOMES.
   (A)   The purpose of this conditional use standard is to ensure that personal care homes retain a setting consistent with a neighborhood’s residential character and density and do not adversely impact other uses.
   (B)   Consequently, it is essential to maintain an exterior appearance that is in harmony with surrounding residences.
      (1)   There shall be no sign or exterior display beyond the name of the home or its use.
      (2)   At least one additional on-lot parking space shall be provided for each two guests.
      (3)   No home in the R-2 District may admit more than 25 residents, unless located at least 100 feet from any lot containing a single-family dwelling.
      (4)   Required local, county and/or state certifications shall be presented to the Council. Especially included are to be applicable permits from the Pennsylvania Departments of Welfare and Labor and Industry.
(1980 Code, Ch. 28, Part 4, § 28-408) (Ord. 1419, passed 9-16-2013, § 401) Penalty, see § 156.999
§ 156.063 CONVERSION OF SINGLE-FAMILY DWELLINGS INTO APARTMENTS.
   (A)   The purpose of this conditional use is to allow for the conversion of existing single-family homes into multiple-family units.
   (B)   To be allowed to convert from a single-family into a multiple-family unit, the following criteria must be met.
      (1)   No single-family dwelling proposed for conversion to apartments shall have a lot size of less than that required for a conforming single-family dwelling in the district.
      (2)   Off-street parking shall be provided at a ratio of one and one-half spaces for every single bedroom or efficiency apartment and two spaces for every apartment of two bedrooms.
      (3)   No parking area, except for a residential driveway of no greater than 28 feet in width, may be developed in any area between the principal street and the front of the dwelling. All parking areas shall be in the rear of the dwelling. Parking shall be arranged so that no vehicle shall be parked in a manner that would block a required parking space from access to a public street.
      (4)   All units must have separate kitchen and bathroom facilities as well as living/sleeping spaces.
      (5)   Each unit shall have a minimum size of 600 square feet exclusive of common spaces.
      (6)   All required parking shall be accommodated on-lot. No parking in the front yard area shall be permitted.
      (7)   Conversion shall be limited to three dwelling units or less.
      (8)   Each dwelling unit shall have separate utility service connections and meters (as applicable) for natural gas, water, sewer and electric.
(1980 Code, Ch. 28, Part 4, § 28-409) (Ord. 1419, passed 9-16-2013, § 401) Penalty, see § 156.999
§ 156.064 MOBILE HOME PARKS.
   (A)   Mobile home parks are also subject to the borough Subdivision and Land Development Ordinance (Chapter 156).
   (B)   Conditional use approval shall precede approval of a plat under that chapter and all standards below and any reasonable additional conditions and safeguards shall be a part of plat approval.
      (1)   No land area of less than five contiguous acres shall be developed as a mobile home park.
      (2)   Mobile homes shall be arranged so that there is at least 20 feet between each mobile home, a common driveway, other mobile homes and any other structure within the park.
      (3)   No mobile home shall be located within 50 feet of any property line or public right-of-way line.
(1980 Code, Ch. 28, Part 4, § 28-410) (Ord. 1419, passed 9-16-2013, § 410) Penalty, see § 156.999
§ 156.065 BED AND BREAKFAST.
   Such uses are intended to provide overnight or short-term accommodations for transient guests in a homelike atmosphere. They must meet the following regulations:
   (A)   No signs in excess of six square feet shall be allowed. Only one such sign shall be permitted.
   (B)   No modifications to the external appearance of the building (except fire escapes) which would alter its residential character, shall be permitted. No expansions or alterations shall be permitted which would increase the number of rooms available for lease from that within the existing dwelling.
   (C)   The owner shall either reside upon the lot, or have an onsite employee/manager readily available at all times when there are guests, unless the applicant submits a written plan to ensure the safety and security of guests, and prevent disruptions to the neighborhood by guests. Any alternative plan shall be subject to approval by the borough, and may be rejected if it does not provide for the safety of guests and maintaining the quiet residential character of the neighborhood.
   (D)   An emergency responder rapid access entry box (commonly called a Knox Box) shall be provided for fire department access. Specifications for the box shall meet fire department standards.
   (E)   No event or gathering shall be permitted which involves outdoor amplified entertainment though use of any speaker system or sound amplification device.
   (F)   No more than two transient guests (as defined) are permitted for each guest room, unless specifically permitted through a UCC occupancy permit.
   (G)   One off-street parking space for each guest room shall be required.
(1980 Code, Ch. 28, Part 4, § 28-411) (Ord. 1419, passed 9-16-2013, § 411; Ord. 1462, passed 7-15-19) Penalty, see § 156.999
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