Projects that require a zoning permit are:

• New Structures
• Additions
• Garages (attached and detached)
• Pole Barn
• Decks/Porches
• Swimming Pools (permanent)
• Storage Sheds (over 120 sq. ft. or a 2^nd shed on property)
• Accessory Structures (over 120 sq. ft.)
• Pre-fabricated structures
• Mobile Homes
• Structure Relocations
• Structural Changes
• Non-Residential Renovations
• Signs
• Demolitions

Non-Residential Electrical, Mechanical, and Plumbing

Property owners are responsible for securing a permit through Pennsylvania Department of Environmental     Services for any earth/land disturbance of 1 acre or more.  Disturbance includes construction of residence, driveway/access road, yard installation (clearing & grubbing), out buildings, pool, barn, pond, etc.  For additional information refer to DEP Fact Sheet located under Regulations.  Contact Erie County Conservation District at 814-825-6403.

PROPERTIES WITH CREEK / STREAM

Properties that have a creek/stream located on them must follow a certain set of criteria for construction projects.  Proposed structures must be a minimum of 50 ft. from the creeks/stream’s center of bank.

If your project consists of working in the creek or stream (i.e. stabilize the bank or constructing a bridge), a permit is required through Pennsylvania Department of Environmental Services.  Contact Erie County Conservation District at 814-825-6403.

PROPERTIES LOCATED ON LAKE BLUFF

Properties that are located on the lake bluff must follow a high standard of criteria in order to maintain the stability of the bluff and protect your assets.  Any proposed construction projects requiring a zoning permit must follow the setbacks for that particular use.

Structures must be a minimum of (see below) from the lake bluff. The setbacks are the minimum requirements, however, with bluff erosion that occurs yearly it is strongly recommended to be farther away from the bluff as possible.  The minimum setbacks for structures are:

• Residential – 50 ft.
• Commercial –  75 ft.
• Industrial – 100 ft.

If proposed project is not able to conform to the required setback due to an existing structure already in the hazard area or a hardship on the property, please refer to Lake Bluff Setback Ordinance as there are additional steps that may apply to your project or contact the Zoning Administrator for more information.

PROPERTIES ON CORNER LOTS

Corner lots must adhere to a minimum side yard setback of 20 ft. from the side abutting the second road/street.  No structures shall be placed within this setback due to traffic sight at intersections.

Example of Clear Site Triangle

PROPERTIES WITH DRAINAGE EASEMENTS

No structure or vegetation shall be placed in a drainage easement.  The easement is part of the stormwater management facility that was approved by the township engineer.  In order for the stormwater facility to continue to work properly the easement shall have nothing placed or altered to it.  If you are unsure if your property has an easement contact the zoning office.

• If you are unsure if your property is in a flood zone.

• You are in a flood zone and have a construction project. The floodplain regulations will be reviewed with you for you to determine if your project will be feasible.  If your project appears near the flood zone and it cannot be determined if its in the floodzone, you will be required to submit a survey of your property, so a determination can be made. If project is determined to be in the flood zone, a Base Elevation Certificate is required to be submitted to with your flood zone zoning permit application.

• If you would like to appeal FEMA’s determination of your property. You will need to file a Letter of Map Amendment (LOMA) with FEMA.