(Ordinances on this page are provided as a convenience. They are not official copies. An official copy of any
ordinance can be obtained through the township secretary at 814-288-1400 or supers@contwpsupers.us)

Conemaugh Township Zoning Ordinance

ARTICLE IV - MAXIMUM HEIGHT LIMITS

REWRITTEN AS AMENDED BY ORDINANCES 413, 414, 423, 442, 443, 555, 557, 560, 569, 569A, 582, 583, 593, AND 594, AND AS ACCEPTED BY THE PLANNING COMMISSION ON SEPTEMBER 12, 1995 AND THE SUPERVISORS ON SEPTEMBER 14, 1995.

 

401.01 A BASEMENT has less than one-half its height below grade; a CELLAR has more than one-half its height below grade. If a basement is subdivided and used for dwelling purposes, it is counted as a story; a cellar is not counted nor can it be used as a dwelling place.

401.02 GRADE is the average level of the finished surface of the ground for buildings more than five (5) feet from a street line. For buildings closer than five (5) feet to a street, the grade is sidewalk elevation at the center of the building. If there is no sidewalk, the Township Engineer shall establish the grade of sidewalk location.

401.03 The HEIGHT OF A BUILDING is the vertical distance from the grade to

* (a) the highest point on a flat roof,
* (b) the deck line of a mansard roof, or
* (c) the mean height between eaves and ridge for gable, hip and gambrel roofs.

401.04 A STORY is the part of a building other than a basement or cellar from one floor to the next floor above or to the ceiling above if there is no floor above. A HALF STORY is space under a sloping roof, all of which space must be at least three feet high but not more than sixty (60) percent of that which floor area may be finished off for use. If sixty (60) percent or more of a story is finished off, it shall be counted as a full story.

401.05 A TERRACE is a level and defined area, usually raised, either paved or planted; forming part of a garden or building setting.

 

402 EXCEPT AS PROVIDED IN SECTION 403, BUILDINGS SHALL NO EXCEED THE FOLLOWING HEIGHT LIMITS:

402.01 In the "RR", "R-1", "R-3", "PRD" and "C-N" Districts, the height of a residence may be thirty-five (35) feet, and not to exceed three (3) stories, and a non-residence may be fifty (50) feet and not exceed five (5) stories.

402.02 In the "R-2" Residential District, the height of a residence may be thirty-five (35) feet and not to exceed three (3) stories and multi-family residence may be sixty (60) feet and not to exceed five (5) stories.

402.03 There shall be no height limit in the "C-T" , "I-L" and "I-H" Districts; provided where a lot in three districts is adjacent to a lot in a Residential District, the building shall be set back from a lot line one foot for each seven feet of building height, in addition to the yard requirement of that district. The developer should be aware that a height above sixty (60) feet will be at the owner's risk due to the limitations of the local fire departments.

402.04 In any Residential District, the Rural Residential District or in a Light Commercial District, the height limitation for churches, cathedrals, temples, hospitals, sanitariums, schools, or educational institutions may be increased to sixty (60) feet, but not to exceed five (5) stories, provided that the width of each side yard required for the district in which the building is located, be increased so as to provide that the building be set back one foot for each four feet of height, in addition to the yard requirement of that district.

402.05 Those parts of existing buildings that violate height regulations may be repaired and remodeled but may not be reconstructed or structurally altered unless made to conform to these requirements.

 

403 THE AFOREMENTIONED HEIGHT LIMITS MAY BE EXCEEDED IN THE FOLLOWING INSTANCES:

403.01 Chimneys, church steeples, cooling towers, elevator bulkheads, fire towers, monuments, stacks, tanks, water towers, ornamental towers, spires, wireless towers, grain elevators, or necessary mechanical appurtenances are exempt from height regulations.
The developer shall be aware that the height increase will be at the owner's risk due to the limitations of the local fire departments.

403.02In any Residential District where terraces exist, the height of a building may be increased above the height limitations of the District a distance equal to the height of the terrace, provided that the depth of front yard is not less than the height of the terrace.