[Amended 11-14-2017 by Ord. No. 2017-5]
The R-2 General Residential District is established
to provide for a mix of single and multifamily residential dwelling
units, together with compatible nonresidential activities in areas
of the municipality that are appropriate for blending of land uses
commensurate with existing development patterns and intercommunity
access facilities.
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Use Permitted by Right
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Duplex housing
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Municipal uses
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Single-family residential
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Conditional Use
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Adult daily living center
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Adult daily living home facility
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Bed-and-breakfast/tourist homes
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Funeral homes
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Home occupation
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Institutional facility
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Multifamily housing
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Offices - business and professional
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Specialized animal raising
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Special Exception
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Churches, educational facility
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Conversion apartments
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Day care - center
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Day care - family
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Group residential facility
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Accessory Use
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Garden sheds - shelters
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Home garden, including temporary roadside sales
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Private garages
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Private swimming pools
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Other uses customary to principal use
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The following conditional uses may be authorized
by the Township Supervisors pursuant to the standards and criteria
specified herewith:
A.
Bed-and-breakfast/tourist home.
(1)
All rooms and related facilities provided for transient
guests shall be normal integral components of the principal dwelling
unit. The owner of the facility must reside therein.
(2)
No facilities, such as cooking accommodations or similar
amenities, other than those provided for the normal use of the principal
dwelling unit, shall be provided for transient guests.
(3)
No more than three guest sleeping rooms shall be available
or utilized concurrently for transient guests in any facility.
(4)
The size of each individual guest sleeping room utilized
for transient guests shall be a minimum of 100 square feet.
(5)
Maximum occupancy shall not exceed eight guests.
(6)
Service of meals shall be limited to overnight transient
guests.
(7)
Off-street parking spaces, as specified in Article XII of this chapter, shall be provided to the rear of the front building line and shall not be sited within any required front yard setback areas.
(9)
Only normal residential yard and structure lighting
appropriate for residential purposes shall be permitted.
(10)
As part of the conditional use application process,
the Chief of the Township Fire Department, or the designated agent
thereof, shall inspect the premises to evaluate access and structural
layout. No certificate of occupancy shall be issued prior to an inspection
by such authority. The owner shall make the premises available for
reinspection by Township authorities at any reasonable time.
(11)
Only members of the family in residence at the
premises shall be engaged in the conduct of the bed-and-breakfast
establishment.
(12)
Overnight guests shall not occupy the facility
for more than three consecutive nights in a thirty-day period.
B.
Multifamily housing, to include apartments, garden
apartments or row houses. (Townhouses)
(1)
Minimum lot size for a multifamily dwelling in an
R-2 District shall meet the following minimum standards:
(a)
With public or PA-DEP approved private central
sewage disposal system: 32,000 square feet for first dwelling unit,
15,000 square feet for second dwelling unit, and 10,000 square feet
for each additional dwelling unit.
(b)
With on-lot sewage disposal: Two acres for first
dwelling unit and 1.5 acres for each additional dwelling unit.
(c)
All lots shall have a minimum width at the building
line of 150 feet. The building line shall be a minimum of 35 feet
from the street right-of-way.
(2)
The following design standards shall apply:
(a)
No row house (townhouse) shall exceed three
stories in height.
(b)
No row house (townhouse) structure shall contain
more than four dwelling units.
(c)
No row house (townhouse) structure shall be
more than 120 feet in length.
(d)
No apartment structure shall exceed three stories
in height.
(e)
At least 3 1/2 off-street parking spaces
shall be provided for each dwelling unit and such space shall be within
150 feet of any commonly used entranceway for such dwelling units.
(f)
Buildings shall be so designed as to avoid monotonous
patterns of construction, or repetitive spaces of modules between
buildings.
(g)
No structure shall be erected within 25 feet
of another structure.
(3)
Municipal sewage facilities shall be utilized where
available. The developer shall provide an approved (PA-DEP) sanitary
sewage disposal system of sufficient size and design to adequately
serve the maximum designed capacity of the proposed residential units
in the development in the absence of an approved municipal sewage
system.
(4)
Municipal water shall be utilized where available.
An approved (PA-DEP) water system shall be provided to serve the maximum
designed capacity of the proposed residential units in the absence
of public water supply.
(5)
All multifamily dwelling unit development shall be
subject to preliminary site plan review and approval in accordance
with the following application requirements. Overall development plans
showing:
(a)
Kind, location, occupancy capacity of structures
and uses;
(b)
General floor plan of building;
(c)
Location and identification of open space, streets
and all other means for pedestrian and vehicular circulation, parks,
recreational areas and other non-building sites;
(d)
Provisions for automobile parking and loading;
(e)
General landscape plan;
(f)
General location and nature of public and private
utilities and community facilities and services;
(g)
Plan for collection and drainage of storm water.
C.
Institutional facility.
(1)
The application shall include and be supported by
documents, maps, plans and other materials that contain the following
information and such other related data as may be specified by the
Township Planning Commission and/or Supervisors:
(a)
Name and address of the owner and/or applicant
and a statement that the applicant, if not the owner, has the permission
of the owner to make application and act as agent for the owner.
(b)
Legal description, street address, and other
identifying data concerning the site.
(c)
A description of the precise nature of the proposed
use and its operating characteristics, and measures proposed to make
the use compatible with other properties in the vicinity. This data
shall include a complete description of proposed supervision procedures
and policies.
(d)
A dossier on the organization and all principals
involved in any manner with the control, establishment and operation
of the facility for which the application is being made, including
organizational structure, financial status, experience, qualifications,
references and any pertinent documentation deemed necessary by Township
Officials to evaluate the application.
(e)
A site plan showing proposed development of
the site, including topography, building locations, parking, traffic
circulation, usable open space, landscaped area, and utilities and
drainage features.
(f)
Preliminary building plans and elevations sufficient
to indicate the dimensions, general appearance, scale, and interior
plan of all buildings.
(g)
Such additional material as may be prescribed
or that the applicant may submit pertinent to the application and
to the findings prerequisite to the issuance of a conditional use
permit.
(2)
All uses in conjunction with a conditional use permit
issued by the Township Supervisors pursuant to this section shall
comply with the following:
(a)
Compliance with any and all local, state, county
and federal laws and regulations relating to the approval, development
and operation of the facility.
(b)
The correction within the time specified of
any violation by the facility owner or operator of any local, county,
state or federal law, regulation, rule or enforcement order or any
condition to any permit, license, or authorization of authority issued
in connection with the facility.
(3)
The applicant shall obtain, as required, from each
appropriate local, county, state and federal regulatory agency or
authority, a permit issued in accordance with all applicable regulations
for the proposed use. In the event any required permits have not been
issued at the time Township zoning approval is requested, the zoning
approval shall be expressly conditioned on the grant of necessary
permits. At the time of making application to such local, county,
federal or state authorities, the applicant shall file with the Township
Secretary, a copy of each state or federal application with supporting
documentation for the proposed use.
(4)
All facilities shall be served by public water facilities
as provided by the Municipal Water Authority of Aliquippa consistent
with all rules and regulations thereof.
(5)
In the absence of public sanitary sewerage facilities,
a central private sewage disposal processing plant shall be established
to serve all planned site requirements. Plans for said facility shall
be approved by the Pennsylvania Department of Environmental Protection
prior to conditional use approval under the terms of this chapter.
D.
Funeral home.
(1)
Parking and cortege formation in conjunction with
funeral home operations shall be accommodated on site.
(2)
Ingress and egress of traffic shall be coordinated
with local traffic movements and volumes in a manner that will preclude
safety hazards.
(3)
Advertisement and location signing shall be limited
to one sign not exceeding 12 square feet in area.
(4)
On-site activity shall be screened from abutting properties
with aesthetically acceptable fencing or dense evergreen plant materials
providing a continuous opaque visual barrier.
E.
Office, business and professional.
(1)
Uses shall be limited to the following purposes and
activities:
(a)
Medical, dental and related professional services.
(b)
Architectural, engineering, legal and related
professional services.
(c)
Financial, real estate and similar business
services.
(d)
Business services and sales offices that do
not involve on site handling, stocking or transfer of merchandise.
(2)
The following express standards and criteria shall
be established and maintained as conditions requisite to the authorization
and continuation of conditional uses:
(a)
All design, architectural features, materials,
landscaping and associated treatments shall be developed and maintained
compatible with adjacent residential uses in R-2 and adjacent R-1
Residential Districts.
(b)
Provisions for all vehicular ingress and egress
in conjunction with the site shall be approved by Township officials.
(c)
On-site parking shall be provided for all anticipated
residents, staff personnel, and patrons or visitors. The total estimated
amount of parking area required shall be documented by the developer
and subject to the recommendation of the Planning Commission.
(d)
Sign and lighting requirements applicable to
the R-2 District shall apply to all conditional uses in this district.
(e)
All state and municipal code requirements shall
be met consistent with the primary use of the site and associated
structures.
G.
Specialized animal raising, subject to the standards and criteria of Article VI, § 185-136E, of this chapter, except that the requirement of Subsection (5) of that section shall require a minimum distance of 100 feet from property lines in the R-2 General Residential District.
The following special exceptions may be authorized
by the Zoning Hearing Board, pursuant to the standards and criteria
specified herewith:
A.
Group residential facility.
(1)
The services shall be provided in a family environment
as opposed to an institutional structure or setting.
(2)
The group residential facility shall not include business
or professional offices (other than incidental offices), business
activities, fraternal or social clubs, hospitals, clinics or other
such activities.
(3)
The number of residents in any single group residential
facility shall be limited to no more than 10 persons, including client
residents, staff and family of staff. Clients shall be limited to
no more than eight ambulatory persons.
(4)
Supervision shall be provided by responsible and appropriately
qualified adults on duty, on the premises on a twenty-four-hour-a-day
basis. A minimum of one such adult shall be in residence at the facility
and on duty at all times.
(5)
Lot, yard, and all other dimensional requirements
of the zoning district in which the facility is located shall be met.
Each lot shall include a minimum of 1,600 square feet of exterior
open space which is maintained and suitable for passive and/or active
recreational use.
(6)
In addition to normal residential parking requirements,
parking facilities shall be provided at the rate of one off-street
space for every two resident clients.
(7)
A group residential facility shall be located not
less than 1,200 lineal feet from any other group residential facility.
(8)
A group residential facility shall comply with the
then current editions of the BOCA National Fire Prevention Code and
the BOCA National Building Code and with the Pennsylvania Fire and
Panic Act and regulations promulgated pursuant to that Act.
(9)
Sanitary facilities, consisting of a sink, water closet,
and tub or shower shall be provided at a ratio of one each for every
four inhabitants of the facility.
(10)
A dining area shall be provided which is of
sufficient size to accommodate all clients and residents at a single
seating.
(11)
A minimum of 72 square feet of contiguous sleeping
and personal area shall be provided for each client. Said area, for
purposes of this requirement, shall be computed exclusive of common
use areas such as circulation areas, storage areas, dining areas,
kitchen and food preparation areas, game rooms and related recreation
or instruction areas and other common use spaces.
(12)
A license or certification shall be obtained
from the Commonwealth of Pennsylvania, Department of Labor and Industry,
Department of Public Welfare and any other state or county agency
having jurisdiction, prior to the issuance of a certificate of occupancy.
In the event that an appropriate licensing or certifying agency does
not exist, the applicant shall demonstrate to the Township Supervisors
that the proposal for establishing such a facility satisfies a demonstrated
need and will be conducted in a responsible manner without detriment
to surrounding properties.
(13)
The sponsor shall file annually with the Township
Secretary and the Zoning Officer, information certifying that the
facility continues to adequately meet the conditions of the original
approval. Changes of sponsorship or of any conditions of original
approval shall constitute a new use and the full conditional use procedure
for obtaining a new use shall be exercised.
(14)
In considering a request for establishment of
a group residential facility under the provisions for conditional
uses in the Township, The Planning Commission may recommend, and the
Township Supervisors may attach, any reasonable conditions and safeguards
beyond those expressed in this chapter and other applicable codes
duly enacted.
(15)
Documentation shall be submitted which certifies
approval of sewage disposal provisions by the Sewage Enforcement Officer,
and certification shall be provided from competent sources that adequate
water supply is available.
