The R2 - General Residence District is composed
of certain medium-density residential areas of the city, representing
a compatible mixture of single-unit and multiple-unit dwellings, plus
certain open areas where similar residential development appears likely
to occur. The regulations for this district are designed to stabilize
and protect the essential characteristics of the district, to promote
and encourage a suitable environment for family life and, except as
noted below for large developments, to prohibit all activities of
a commercial nature except those having also some aspects of residential
use, such as home offices of doctors or ministers, funeral homes,
membership clubs, rooming houses and tourist homes, controlled by
specific limitations governing the size and extent of such semicommercial
activities. To these ends, development is limited to a medium concentration,
and permitted uses are typically single- and two-unit dwellings, row
dwellings and low-rise apartments, providing homes for the residents
in a variety of dwelling types, plus certain additional uses such
as schools, parks, churches, hospitals and certain public facilities
which serve the residents of the district. However, high-rise apartments,
with corresponding proportions of open space, also may be developed
under prescribed standards of density and open space; and service
commercial facilities for very large residential developments may
be permitted in special instances, with controls assigned to protect
residential amenities.
In this district, the land and structures may
be used, and structures may be erected, altered, enlarged and maintained,
for the following uses only:
B.
Two-family dwelling.
C.
Multiple-family dwelling, except a row dwelling exceeding
six dwelling units in length.
D.
Conditional uses, as prescribed in Article XVIII, including those permitted in the R1 District, § 265-12E, and:
(2)
Mobile homes shall be permitted only in mobile home
parks. Mobile home parks shall be permitted as conditional uses in
the R2 District.
[Added 5-12-1986 by Ord. No. 1286; amended 11-9-2020 by Ord. No. 2113]
(a)
(b)
Landscaping. Mobile home parks shall be attractively
and suitably landscaped. Development plans shall include provisions
for screening along all property lines, including public rights-of-way.
Such screening shall be a minimum of three feet in height when placed
and shall be of a type to reach a minimum of five feet in three years.
F.
Tea parlor. Subject to the following criteria, the Planning Director may issue permits required by Article XX to allow the permitted use of tea parlor:
[Added 10-11-2004 by Ord. No. 1897;
amended 9-14-2015 by Ord. No. 2057; 11-9-2020 by Ord. No. 2113]
(1)
The structure shall be located in a contributing building
in a nationally recognized historic district.
(2)
The structure shall be preserved in or restored to
its original style and architecture.
(3)
There shall be one off-street parking space for every
250 square feet of living space.
(4)
One freestanding sign, maximum size 18 inches by 24
inches, shall be permitted for each tea parlor location. Said sign
shall be constructed of a double-faced panel and hung on a colonial
post. The post shall not exceed 72 inches in total height (24 inches
in ground and 48 inches above ground).
G.
Student homes.
[Added 7-7-2008 by Ord. No. 1971]
(1)
No more than one building on a lot may be used as
a student home. No more than one dwelling in a two-family dwelling
may be used as a student home. Up to 50% of dwelling units or a maximum
of four dwelling units per building may be student homes based on
availability of off-street parking.
(2)
All existing and new student homes must be registered
annually with Planning and Development. Issuance of registration for
student homes shall not exceed one year and shall be based on the
period of August 1 to July 31. All student home registrations shall
expire on July 31. Student homes must pass a code compliance inspection
by the Code Enforcement Department prior to being registered and occupied.
[Amended 9-14-2015 by Ord. No. 2057; 11-9-2020 by Ord. No. 2113]
(3)
No student home shall be closer than 500 feet to another
student home. The distance requirement is measured from the closest
property corner of a potential student home utilizing air measurements
(GIS) equal to or more than 500 feet. Student homes under the following
circumstances shall be exempt from the 500-foot requirement:
[Amended 7-12-2021 by Ord. No. 2123]
(a)
Student homes located in the Downtown District, as shown on
the City of Greensburg Downtown District Map (Attachment 3 of this
chapter).
(b)
Student homes that comply with the following requirements. Failure
to maintain compliance will result in loss of registration and will
prohibit the structure from being a student home until the structure
regains compliance.
[1]
The property and structures located thereon are otherwise in
compliance with the Zoning Code or are a lawful preexisting nonconforming
use.
[2]
All required parking shall be on site.
[3]
The property must be managed by a professional property management
company located within 15 air miles of the subject property. The property
owner must provide the City with the management company's phone number
(must be accessible 24 hours per day, seven days per week), email
address, mailing address and point of contact.
[4]
The property cannot have more than two active Property Maintenance
Code violations.
[5]
All tenants who are convicted of a misdemeanor or higher, or
who enter into Accelerated Rehabilitative Disposition proceedings
as a result of being charged with a misdemeanor or higher, which resulted
from conduct occurring on the property of the student home shall be
immediately subject to eviction of proceedings by the property owner
or their designee, pursuant to the provisions of the Landlord Tenant
Act of 1951, as amended.[1] The provisions of this subsection shall be part of the
property owner's leases with tenants as a basis for eviction.
[1]
Editor's Note: See 68 P.S. § 250.101 et seq.
[6]
The structure must have a minimum of 20 dwelling units.
[7]
The structure cannot be used as a fraternity or sorority house
or other similar use.
[8]
Residency cannot be limited to students.
H.
Short-term
rental. The commencement of short-term rental activity of a dwelling
unit shall be considered a change in use of the property, and the
short-term rental shall be permitted only upon the issuance of a zoning
permit, and provided it will meet the following standards:
[Added 7-12-2021 by Ord. No. 2121]
(1)
Occupancy of a short-term rental shall be limited to no more than
two persons per bedroom plus four additional persons, or a maximum
of 14 occupants, whichever is less.
(2)
The maximum number of day guests allowed at any one time, in addition
to the occupants, shall be 50% for the maximum permitted occupancy
of the short-term rental.
(3)
Outdoor parking for occupants and day guests shall be limited to
available parking areas on the short-term rental property. In no event
shall parking for short-term rental tenants include spaces in any
public street right-of-way or on any lawns or vegetated areas. A maximum
of one car per bedroom is permitted for any short-term rental unit.
(4)
A short-term rental property shall not have any outside appearance
indicating a change of use from the surrounding residential uses.
(5)
Neither short-term rental occupants nor guests shall engage in disorderly
conduct or disturb the peace and quiet of any nearby neighborhood
or person by loud, unusual or excessive noise, by tumultuous or offensive
conduct, public indecency, threatening, traducing, quarreling, challenging
to fight, or fighting, or creating a dangerous or physically offensive
condition.
(6)
The property owner must designate a local property representative
who shall be available 24 hours per day, seven days per week, for
the purpose of a) responding within one hour to complaints regarding
the condition, operation, or conduct of occupants of the short-term
rental; and b) taking remedial action to resolve any such complaints.
The name, address, and telephone contact number of the property owner
and the local property representative shall be provided to and kept
on file at the Township.
(7)
Overnight occupancy of recreational vehicles, camper trailers, and
tents at the property where the short-term rental is located shall
not be allowed. Outdoor overnight sleeping of occupants or guests
of the short-term rental is prohibited.
(8)
A short-term rental may not be used for a purpose other than or not
incidental to its use for overnight lodging. This restriction includes
using the rental for a wedding, banquet, reception, bachelor or bachelorette
party, concert, fund-raiser, sponsored event, or any similar group
activity.
(9)
No outdoor advertising signs related to the rental dwelling shall
be allowed on the site.
(10)
The property owner shall maintain on file at the Township an
up-to-date certificate of insurance documenting that the dwelling
is insured as a short-term or vacation rental.
(11)
By operating a short-term rental property, the property owner
agrees to release, hold harmless and indemnify the City for all injury,
damage, harm, judgment, claim or liability in relation to the property
owner's use of the property as a short-term rental.
(12)
All short-term rentals shall have a clearly visible and legible
notice posted within the dwelling unit on or adjacent to the front
door containing the following information:
(a)
The name of the local property representative and a telephone
number at which that party can be reached on a twenty-four-hour basis.
(b)
The 911 address of the property.
(c)
The maximum number of occupants permitted to stay in the dwelling
unit and the maximum number of day guests permitted at any one time.
(d)
The maximum number of all vehicles allowed to be on the property
and the requirement that all guest parking must be parked in the available
parking areas on the property and not in or along any private, community
or public street right-of-way or on any lawn or vegetated area on
the property.
(e)
The trash pickup day and notification that trash and refuse
shall not be left or stored on the exterior of the property.
(13)
All short-term rentals shall be equipped with the following:
(a)
Smoke detectors in each bedroom.
(b)
Smoke and carbon monoxide detectors outside each bedroom in
common hallways.
(c)
Smoke and carbon monoxide detectors on each floor.
(d)
GFI outlets for outlets located within six feet of a water source.
(e)
Aluminum or metal exhaust from the dryer.
(f)
Fire extinguisher in the kitchen, near the furnace, and in the
garage, conspicuously located.
(g)
Stairs (indoor and outdoor) in good condition.
(h)
Swimming pools, hot tubs and spas must meet the barrier requirements
as indicated in the Pennsylvania Uniform Construction Code.
The maximum heights of structures in this district shall be as specified in Article XI.
Each lot in this district shall comply with the area requirements as specified in Article XII.
