Municipality of Murrysville, PA
Westmoreland County
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Table of Contents
Table of Contents
A. 
The Municipality of Murrysville is hereby divided into Zoning Districts as shown on the Zoning District Map, which, together with all explanatory matter thereon, is hereby adopted by reference and declared to be a part of this chapter.[1]
[1]
Editor's Note: A copy of the Zoning Map is on file in the Municipality's offices.
B. 
The Zoning District Map shall be identified by the signature of the President of the Murrysville Council, attested by the Chief Administrator and certified by the Municipal Engineer, and shall bear the seal of the Municipal Engineer under the following words: "This is to certify that this is the Zoning District Map referred to in Article III of this chapter, as amended, of the Municipality of Murrysville, Westmoreland County, Pennsylvania," together with the date of adoption of this chapter.
C. 
All amendments affecting district boundaries shall be noted on the Zoning District Map by the Municipal Engineer, including the date of adoption, and shall be attested to by the Chief Administrator.
D. 
No changes of any nature shall be made in the Zoning District Map or matter shown thereof except in conformity with the procedure set forth in this chapter. Any unauthorized change of whatever kind by any person shall be considered a violation of this chapter and punishable as provided under Article XI of this chapter.
E. 
The Zoning District Map, which shall be located in the Municipal Building, shall be the final authority as to the current zoning status of land and water areas, buildings and other structures in the Municipality.
Where uncertainty exists as to the boundaries of districts as shown on the Zoning District Map, the following rules shall apply:
A. 
District boundaries indicated as appearing to follow the center lines of streets, highways or alleys shall be construed to follow such center lines;
B. 
District boundaries indicated as appearing to follow platted lot lines shall be construed as following such lot lines;
C. 
District boundaries indicated as appearing to follow municipal boundaries shall be construed as following municipal boundaries;
D. 
District boundaries indicated as following railroad lines shall be construed to be midway between the main tracks;
E. 
District boundaries indicated as approximately following the center lines of streams, rivers or other bodies of water shall be construed to follow center lines, and in the event of change in the location of streams, rivers and other bodies of water, shall be construed as moving with the actual body of water and following the center line;
F. 
Distances not specifically indicated on the Zoning District Map shall be determined by the scale of the Map.
A. 
P-L Public Land District. This District in intended to protect publicly owned land where preservation of land and where land uses are designed to benefit the public interest. Schools, park and conservation areas owned and operated by a governmental entity shall be identified and mapped as public land.
B. 
R-R Rural Residential District. This District is intended to protect environmentally sensitive areas and portions of the Municipality that are not otherwise suitable for development at higher densities. Single-family residential uses on large lots where needs for traffic facilities and utilities are low and where it is appropriate to reserve the rural atmosphere of the Municipality are primary considerations.
C. 
R-1 Low Density Residential District. The purpose of this District is to provide for development of residential uses at a relatively low density. It is expected that this area will usually require off-site water and sewerage services, although initial development of single-family homes may not require immediate servicing. The uses would be restricted to single-family homes, except in planned residential developments, and accessory uses appropriate to the principal uses.
D. 
R-2 Medium Density Residential District. The purpose of the Medium Density Residential District is to provide an alternative in the choice of housing areas for those persons who desire a relatively low density of single-family development but do not wish to obtain a minimum of one-acre lot and a verity of housing types in the planned residential development. It is expected that off-site sewer and water services would be required because of the density of development provided.
E. 
R-3 High Density Residential District. The purpose of the High Density Residential District is to recognize the need for an alternative to single-family detached houses as the preferred housing type. The locations and regulations of this District are consistent with the fact that such development requires far more extensive servicing for a given unit of land area and has a greater impact on community facilities, such as streets and highways.
F. 
MU Mixed Use District. The purpose of the Mixed Use District is to provide for the location of small retail, office and residential uses as well as to direct the development of properties located between commercially developed and residentially developed properties. The objective is to encourage the convenient placement of such uses for the benefit of the residents in locations compatible with the type and impact of the use. The intent is to maintain a residential character for properties in the Mixed Use District so that the impact of use is minimal to nearby properties used residentially. Since this is the case, the combination of lots and the use of common accesses and parking areas is encouraged and anticipated.
G. 
B Business District. The purpose of the Business District is to provide areas for the location of commercial and industrial uses in areas of the Municipality where infrastructure can support such uses; to develop and operate these uses in such a manner as to minimize the impact of these uses on that infrastructure and surrounding properties; and to develop and operate these uses consistent with the goals and objectives of the Municipality.
H. 
General Business Overlay. The purpose of the General Business Overlay is to promote and maintain a sustainable mixture of commercial and residential development based on the scale and mixture relative to existing development and access to adequate street infrastructure and major and minor arterials. The options and standards provided in the overlay help to encourage the preservation of adjoining property values and community character.
[Added 8-6-2008 by Ord. No. 771-08]
Any use of land in the P-L Public Land District may be authorized, provided that use is intended to better serve the public and promote the function of the local government. All uses in this District are conditional uses and are subject to procedures and requirements of Article V of this chapter.
This table shows the authorized uses in the R-1, R-2 and R-3 Zoning Districts. The table includes a key to indicate the type of authorized use.
Table of Principal and Accessory Uses
Land Use
Subject To:
R-R
R-1
R-2
R-3
A = Accessory Use
C = Conditional Use
P = Permitted Use
PRD = Planned Residential Development
Accessory building or structure
Article VI
A
A
A
A
Accessory uses
Article VI
A
A
A
A
Agriculture
§ 220-65
P
P
P
P
Agriculture business
A
Animal hospital
P
Animal husbandry
§ 220-65
P
C
C
Apartment building
C
Cemetery
C
C
C
C
Child-care center
C
C
C
C
Church
C
C
C
C
Commercial kennel
C
Concentrated animal operation
C
Construction trailer, temporary
§ 220-64
A
A
A
A
Day-care center
C
C
C
Essential services
P
P
P
P
Essential services building
C
C
C
C
Fence
A
A
A
A
Forestry, major
C
C
C
C
Forestry, minor
P
P
P
P
Fourplex
P
Garden apartment
P
Garden nursery
§ 220-65
P
C
C
Gas and oil extraction
C
C
C
C
Golf course
C
C
Group care facility
C
Home occupation
A
A
A
A
Mineral removal or mining
C
C
C
Mineral removal structure
C
C
C
Mobile home park
C
Multifamily dwelling
P
Municipal facility
C
C
C
C
Nature reserve
P
No-impact home-based business
§ 220-62
A
A
A
A
Noncommercial kennel
A
Nursing home
C
C
Personal care boarding home
C
C
Planned residential development
Article IV
C
C
C
C
Recreation, membership club
C
C
C
Recreation, outdoor commercial
C
C
Residential day care
§ 220-66
A
A
A
A
School, public or private
C
C
C
C
Single family
P
P
P
P
Specialized animal care and raising
§ 220-65
P
C
Sports court
A
A
A
A
Swimming pool
§ 220-53
A
A
A
A
Telecommunications antenna
C
C
C
C
Telecommunications facility building
C
C
C
C
Telecommunications tower
C
C
C
C
Townhouse
P
Transitional dwelling
C
Triplex
P
Two-family
P
P
A. 
Residential Zoning Districts Area and Bulk Regulation Table for Principal Uses.
(1) 
Unless otherwise stated in Article V of this chapter, this table shows the area and bulk regulations in the R-R, R-1, R-2 and R-3 Zoning Districts.
Residential Zoning Districts Area and Bulk Regulation Table for Principal Uses
R-R
R-1
R-2
R-3
Minimum lot area with public sewage and water
1 1/2 acres
1 acre
20,000 square feet
Single-family, 10,900 square feet
Two-family, 7,500 square feet per dwelling unit
Triplex, 7,500 square feet per dwelling unit
Fourplex, 7,500 square feet per dwelling unit
Townhouse, 7,500 square feet per dwelling unit
Garden apartment, 7,500 square feet per dwelling unit
Multifamily dwelling, 7,500 square feet per dwelling unit
Minimum lot area without public sewage and water
2 acres
2 acres
2 acres
Single-family, 2 acres
Two-family, 2 acres per dwelling unit
Triplex, 2 acres per dwelling unit
Fourplex, 2 acres per dwelling unit
Townhouse, 2 acres per dwelling unit
Garden apartment, 2 acres per dwelling unit
Multifamily dwelling, 2 acres per dwelling unit
Minimum lot width at the back of the required front yard
200 feet
150 feet
90 feet
Single-family, 75 feet
Two-family, 110 feet
Triplex, 150 feet
Fourplex, 150 feet
Townhouse, 30 feet per dwelling unit
Garden apartment, 200 feet
Multifamily dwelling, 200 feet
Minimum lot Frontage
120 feet
90 feet
54 feet
Single-family, 45 feet
Two-family, 66 feet
Triplex, 150 feet
Fourplex, 150 feet
Townhouse, 30 feet per dwelling unit,
Garden apartment, 200 feet
Multifamily dwelling, 200 feet
Required front yard
50 feet
50 feet
40 feet
Single-family, 30 feet
Two-family, 30 feet
Triplex, 30 feet
Fourplex, 30 feet
Townhouse, 30 feet
Garden apartment, 50 feet
Multifamily dwelling, 50 feet
Required side yard
2 sides, total 100 feet, neither less than 40 feet
2 sides total 60 feet, neither less than 25 feet
2 sides, total 35 feet, neither less than 15 feet
Single-family: 10 feet each side
Two-family, 15 feet each side
Triplex, 15 feet each side
Fourplex, 15 feet each side
Townhouse, 25 feet each side
Garden apartment, 50 feet each side
Multifamily dwelling, 50 feet each side
Required rear yard
50 feet
50 feet
30 feet
Single-family, 30 feet
Two-family, 30 feet
Triplex, 40 feet
Fourplex, 40 feet
Townhouse, 40 feet
Garden apartment, 50 feet
Multifamily dwelling, 60 feet
Maximum lot coverage
20%
25%
50%
40%
Impervious surface coverage
25%
30%
50%
65%
Maximum building height
40 feet
40 feet
40 feet
Single-family, 40 feet
Two-family, 40 feet
Triplex, 40 feet
Fourplex, 40 feet
Townhouse, 40 feet
Garden apartment, 60 feet
Multifamily dwelling, 60 feet
B. 
Flag lots. Flag lots as defined in this chapter shall be permitted to the extent that design principles detailed in the Subdivision and Land Development Ordinance[1] are satisfied. The minimum lot frontage required shall apply to the width of the body of the lot most nearly paralleling the right-of-way from which it is accessed. The front yard required shall be measured from this line.
[1]
Editor's Note: See Ch. 201, Subdivision and Land Development.
C. 
Unit lots, R-3 District.
[Added 10-4-2006 by Ord. No. 725-06]
(1) 
Unit lots are authorized in the R-3 District in accordance with the standards of this section.
(2) 
Definitions.
(a) 
For purposes of this section, "unit lots" shall be defined as a lot or parcel bearing a dwelling unit that is part of a townhouse, two-family dwelling, triplex, or fourplex where the location of a party wall comprises one or more of the lot lines.
(b) 
For purposes of this section, "site area" shall be defined as the entire tract of land subject to the initial subdivision or land development approvals required by Chapter 201, Subdivision and Land Development, for the purposes of townhouse, two-family dwelling, triplex, or fourplex unit construction.
(3) 
The overall land area required per dwelling unit, lot coverage, and impervious surface coverage of the site area on which the units are located shall comply with § 220-14A, as applied to the R-3 District.
(4) 
Units lots shall provide for the following minimum standards:
(a) 
Minimum unit lot size: 2,000 square feet.
(b) 
Front yard setback: 30 feet.
(c) 
Side yard setback for the principal structure shall be zero feet at any line that lies on a party wall. Otherwise, the side yard setback enforced in § 220-14A shall prevail.
(d) 
Required minimum unit lot width shall equal the width of the unit at the back of the required thirty-foot front yard and the required frontage shall equal 60% of the minimum unit lot width at the required front yard line.
(e) 
Accessory structures shall be set back from all lot lines in accordance with § 220-15.
(f) 
Maximum lot coverage: 60%.
(g) 
Maximum impervious surface coverage: 80%.
(5) 
Units lots shall be controlled by a homeowner's association charged with the management of any common areas proposed.
A. 
Accessory structures less than 500 square feet in area may be located no closer than five feet from the property line. All accessory structures more than 500 square feet in area shall comply with the yard requirements in the following table.
Area and Bulk Regulations for Accessory Structures
Front Yard
Side Yard
Rear Yard
Building Height
R-R
No accessory use or building authorized in the front yard
20 feet
20 feet
30 feet
R-1
No accessory use or building authorized in the front yard
20 feet
15 feet
15 feet
R-2
No accessory use or building authorized in the front yard
10 feet
10 feet
15 feet
R-3
No accessory use or building authorized in the front yard
5 feet
10 feet
15 feet
B. 
Where the principal structure is situated behind the required front yard setback line of the respective district, the term "front yard," as applied to the above table, shall include the area of the lot from a line parallel to the principal structure to the front yard setback line in addition to the required front yard.
A. 
This table shows the authorized uses in the MU and B Zoning Districts. The table includes a key to indicate the type of authorized use.
[Amended 12-21-2011 by Ord. No. 846-11; 5-3-2017 by Ord. No. 930-15]
Nonresidential Zoning Districts Land Use Authorization Table
Land Uses
Subject to:
MU
B
A= Accessory Use
C=Conditional Use
P=Permitted Use
SE=Use by Special Exception
Accessory uses
A
A
Adult business
C
Adult day care
C
P
Airports and heliports
C
Animal hospital
C
P
Automobile service station
C
Bar or tavern
P
Business or professional office, large
P
Business or professional office, small
P
P
Business services
P
P
Car wash
C
Church
C
P
Comparable uses not specifically listed
C
C
Construction trailer, temporary
§ 220-71
C
P
Contracting business
C
P
Contractor's yard
C
Day-care center
C
P
Drive-through facility
§ 220-56
C
P
Drug and alcohol treatment
C
Entertainment facilities
C
Equipment storage yard
C
Essential service buildings
C
C
Essential services
P
P
Financial institution
P
Flea market
C
Food processing
P
Forestry, major and minor
P
P
Funeral homes and mortuaries
C
P
Garage, public
P
Garden nursery
P
Gas station/convenience store
C
Grocery store
P
Group homes
C
C
Health care facility
P
Heavy manufacturing
C
High technology industries
P
Hospital
C
Hotel
C
P
Industrial park
C
Junkyard
C
Kennel, commercial
C
Light manufacturing
P
Major excavation
C
Manufacturing
P
Membership clubs
P
Mineral removal or mining
C
C
Mini-warehouse/self-storage
C
Mixed-use structure
P
P
Mixed-use development
C
Multifamily dwelling
P
Municipal facilities
P
Natural gas compressor station
C
Natural gas processing plant
C
No-impact home-based business
§ 220-62
A
A
Nursing home
P
Oil and gas extraction
C
C
Parking lot
C
Personal care home
P
Personal services
P
P
Recreation, indoor commercial
C
P
Recreation, membership club
C
P
Recreation, outdoor commercial
C
Research and development
C
P
Residential day care
§ 220-66
C
P
Restaurants
P
Retail business, large
P
Retail business, small
C
P
Sale and storage of building materials
P
School, commercial
C
P
School, public and private
C
P
Single family dwelling
P
Supply yard
P
Telecommunications antenna
C
C
Telecommunications facility building
C
C
Telecommunications tower
C
C
Temporary use or structure
§ 220-64
C
P
Therapeutic massage establishment
C
P
Transitional dwelling
C
Transportation dispatch office
P
Transportation terminals
P
Truck and heavy equipment sales/service
P
Two-family dwelling
P
Vehicle rental, sales and service
P
Vehicle repair garage
P
Warehousing and distribution
P
Waste disposal/storage/treatment
C
Wholesale business
P
Planned mixed-use development
C
B. 
Business District performance standards. The following performance standards shall apply to all construction of principal and accessory structures within the B Zoning District. Development resulting in less than forty-percent total impervious surface coverage or new buildings or building additions resulting in less than 1,000 square feet of additional lot coverage shall be considered de minimis and are exempt from the following provisions. The preceding exemptions shall consider the entirety of development proposed in both preliminary and final land development as required and defined in Chapter 201, Subdivision and Land Development, and to all imminent development (any development for which an application for further subdivision or land development on the site is submitted within 18 months of tentative approval) related thereto.
[Added 8-6-2008 by Ord. No. 771-08]
(1) 
The site shall incorporate environmentally sensitive areas sufficient to act as nonstructural best management practices through the arrangement of infrastructure, parking, access, and general site design in a manner that minimizes disturbance of said areas.
(2) 
Disturbance of steep slopes as regulated by the supplemental standards[1] of this chapter and grading resulting in slopes at 3:1 or greater finished grade shall be subject to the following: the planting of a revegetation plan prepared by a professional landscape architect or forester acceptable to the Municipality. The plan may include high- and low-level plantings and grasses, the composition and mixture of which shall serve to meet to maximize long-term stability of the slope, enhancement or integration with stormwater best management practices, and the sustainability of the mix of species planted.
[1]
Editor's Note: See Art. VI, Supplemental Regulations, § 220-35, Steep slopes.
(3) 
Parking lot design and building placement. General site design and grading shall employ terracing where feasible, in order to minimize disturbance where the total site bears 30 or more parking spaces. Feasibility shall be determined by the Municipal Engineer in consideration of geology, ability to meet building code requirements, and stormwater best management practices.
(4) 
Building design standards. All nonresidential structures shall meet the standards of § 220-67.1, except that offsets or vertical breaks in facade shall occur once every 100 feet for structures exceeding 12,000 square feet of gross floor area. Variations in architectural styles or modifications of the standards required may be approved upon finding that the modifications meet the general objectives cited herein.
(5) 
Pedestrian circulation. Pedestrian circulation via a network of sidewalks and crosswalks shall provide for safe pedestrian access between establishments and structures.
(6) 
Parking lots.
(a) 
Central parking areas are encouraged to provide parking and access to multiple establishments and shall be required in a manner that meets the objectives of this section. Such areas shall be designed in conformance with the standards of Article VII, Parking Regulations, with modifications that permit the consolidation of required landscape islands for stormwater infiltration purposes, screening of displays from existing public streets and developments, and the general objectives of this chapter.
(b) 
Parking lots exceeding 10% of the required minimum parking for the establishments served shall provide any additional parking and access drives serving such parking as a porous paving approved by the Municipal Engineer in a manner that facilities infiltration commensurate with recognized stormwater best management practices.
(7) 
Boulevard. Where multiple structures or parking lots are proposed and the total square footage of all establishments exceeds 100,000 square feet, access from the public street to internal parking shall be provided by a boulevard with a central island of at least 12 feet in width. The island shall be planted with street trees, with one high-level planting once every 50 feet. Variations shall be considered and may be approved by Council where a mix of native plantings serves to sustain stormwater management functions or the preservation of adjoining wetlands.
(8) 
Street trees. Street trees shall be provided along boulevards, access roads, and the perimeters of parking lots as required in § 220-51C of this chapter.
(9) 
Access and circulation.
(a) 
Connections to and between existing street networks shall be provided where the impact of development on adjoining intersections and street networks necessitates said connection to optimize the level of service for both intersections and streets or where the Official Map expressly shows a connection.
(b) 
Otherwise, access shall be limited and designed to contain traffic generated by the development.
(c) 
Frontage streets as access drives shall be encouraged in lieu of multiple curb cuts within the development itself. Also, easements to adjoining properties may be required to further reduce curb cuts on major and minor arterials where such properties may redevelop in a manner requiring land development approval and consideration of access points.
(10) 
Lighting and signage. Lighting and signage shall form a cohesive theme that applies a defined sense of place to the development as a specific destination.
(11) 
All landscaping requirements as set forth in § 220-51, Landscaping and buffering, shall apply to any development, provided that additional landscaping requirements of this section may be credited to the requirements of the aforesaid section, excepting boulevard trees.
This table shows the area and bulk regulations in the MU and B Zoning Districts, which are subject to the modifications specified in § 220-31AA, Old William Penn Highway setback reduction.
Nonresidential Zoning Districts Area and Bulk Regulations
MU
B
Minimum lot area
10,000 square feet
35,000 square feet
Minimum lot width
75 feet
200 feet
Minimum front yard
25 feet
50 feet
Minimum side yard
10 feet
20 feet
Minimum rear yard
20 feet
40 feet; abutting an R District, 75 feet
Building height
40 feet
65 feet
Maximum lot coverage
60%
75%
Impervious surface coverage
80%
80%
Maximum building size
[Added 12-21-2011 by Ord. No. 846-11]
10,000 gross square feet
Front Yard
Side Yard
Rear Yard
Building Height
MU
No accessory use or building authorized in the front yard
No accessory use or building authorized in the required side yard
20 feet
20 feet
B
No accessory use or building authorized in the front yard
No accessory use or building authorized in the required side yard
35 feet
25 feet
[Added 8-6-2008 by Ord. No. 771-08]
A. 
Objectives. The developments authorized in the General Business Overlay aim to provide for the following objectives, which shall form the basis of the design standards outlined herein as well as the findings made by Council in the requirement of design standards and consideration of the application as a whole.
(1) 
Provide for the integration of new commercial development into areas of existing development in a manner that enhances the district, property values, access, traffic flow through the minimization of curb cuts on major and minor arterials, and availability of services in said district balanced with those objectives relating to comparatively larger-scale development.
(2) 
Encourage the perpetual preservation of environmentally sensitive areas through the development of lands by incorporating such lands as development focal points, open space, and nonstructural stormwater best management practices.
(3) 
Incorporate parking areas as an asset integrated with open space by providing pedestrian connections with landscaped areas, vegetated infiltration areas, and complementary greenspace.
(4) 
Provide for the protection of adjoining residential neighborhoods, adjoining commercial properties, through buffering and creative building design standards that are commensurate with established business and residential districts.
B. 
The boundaries of the General Business Overlay (GBO) shall be delineated on the Zoning Map. Areas within the GBO shall be authorized for the following uses, notwithstanding that which is authorized in the respective underlying zoning districts and those bulk regulations related thereto:
(1) 
Planned residential development subject to Article IV, Planned Residential Development, developed in accordance with R-2 standards with a minimum site area of 10 contiguous acres (on B-zoned tracts).
(2) 
Mixed-use planned residential development subject to Article IVA.
(3) 
Planned commercial center, subject to the standards of § 220-31BB.