Districts designated for residential use are limited to dwellings and the uses normally associated with residential neighborhoods. Planned residential developments (Article VIII) may be permitted as special exceptions, which may include ancillary commercial facilities integrated into the neighborhood design. The specific purposes of each of the residential districts are as follows:
A.
R-1 Low-Density Residential District is designated for single-family
detached residential structures in developments of relatively low
density.
B.
R-2 Medium-Density Residential District is designated for single
detached and two-family residential structures in developments of
low to moderate density.
C.
R-3 High-Density Residential District is designated for valuable
centrally located property or property where good access and existing
sewer and water facilities warrant possible higher density of population.
Provides for single-family detached dwellings as well as multifamily
units.
A.
R-1, R-2 and R-3 Districts.
(6)
Nursery stocking, without sales or advertising of sales on premises.
(8)
Tree growing and harvesting, without sales or advertising of sales on the premises. Indiscriminate harvesting not permitted within 40 feet of adjacent property owners. However, harvesting permitted with consent of adjacent owners; provided, that all requirements of Chapter 270, Timber Harvesting, are complied with.[2]
(See also Article XVIII.)
B.
A.
R-1 Areas. Each lot in the R-1 District shall comply with the following minimum requirements (see §§ 300-129 through 300-137), except as otherwise provided. (See § 300-128.)
B.
R-1 Heights. The maximum heights of structures, except as otherwise provided (see Article XV), shall be:
C.
D.
R-2 Height. The maximum height of structures, except as otherwise provided (Article XV), in the R-2 District shall be:
E.
R-3 Areas. Each lot in the R-3 District shall comply with the following minimum requirements (see § 300-129), except as otherwise provided (see § 300-128):
(2)
(4)
Courts.
(a)
Every court shall have between two opposite facing walls thereof
a horizontal dimension 60 feet or more.
(5)
Lot area per dwelling.
(a)
One-family dwelling: 7,500 square feet, 10,000 square feet,
where either public water or sewerage is absent, and 20,000 square
feet where both are absent.
(b)
Two-family dwelling: 3,750 square feet each unit and 5,000 square
feet and 10,000 square feet, as above.
(c)
Townhouse or row dwelling: 4,000 square feet per unit, and where
public water or sewerage is absent, 8,000 square feet for the first
two units and 4,000 square feet for the additional units; where both
are absent, 10,000 square feet.
(See also Article XVIII.) The following pertain to Residential Districts:
A.
Cemeteries are permitted in Residential Districts only to preserve
a "burying ground" or expand an existing cemetery. Aboveground headstones
may be permitted in existing cemeteries, up to four feet in height.
B.
Dormitories, fraternity houses and sorority houses shall be located
upon a lot facing a street or public right-of-way across from the
school or college to which they are related or upon a lot adjacent
to the property of such school or college or upon a lot adjacent to
an existing dormitory, fraternity house, sorority house in R-3 Districts
as a special exceptions.
C.
Site location requirements.
(1)
Funeral homes. C-3 Districts only, when not adjacent or across the
street from R-1 or R-2.
(2)
Hospitals. R-3, when adjacent to other R-3 lands or C.
(3)
Nursing homes and child-care facilities. R-3 only; and also R-1 and
R-2 when site is adjacent to or across street from R-3 or C.
(4)
Rooming houses and/or boarding houses. R-3 and also R-1 or R-2 when
site is adjacent to R-3 or C.
(5)
Membership club not serving intoxicating beverages. R-3 or C when
adjacent to other R-3 or C uses. Membership clubs may be permitted
to serve intoxicating beverages only when located across from or adjacent
to C or M Districts.
D.
The following conditions are applicable to the aforementioned uses:
(2)
There shall be provided a lot area of not less than 20,000 square
feet for funeral homes, rooming and/or boarding houses, and one acre
plus 300 square feet for each inpatient or reposing room facility.
(3)
Dormitory facilities for doctors and nurses may be included; provided, in addition to the requirement of Subsection D(2) hereof, the lot area in relation to the number of sleeping rooms or persons to be housed in such facility meets a unit density commensurate with that permitted on surrounding properties.[1]
(4)
The use meets one-family dwelling height, yard and width requirements.
(See also Article XVI.) Personal and professional services in an R-3 District shall be located upon lots adjacent to or immediately across a street or public right-of-way from a C District or upon lots adjoining a legally permitted use other than a one- or two-family dwelling. A motel, hotel or tourist court, with accessory uses and structures incident thereto, may be permitted, provided:
A.
Each building shall be on a section of ground of not less than 2,000
square feet in area for each living or sleeping unit in a one-story
tourist court, or of not less than 750 square feet in area for each
living or sleeping unit in a two-story tourist court designated on
the plan as a building area.
C.
The building or buildings on the lot shall be no closer than 50 feet
to any lot line which is not a street line, or 100 feet to a street
line.
D.
Each living or sleeping unit shall have at least 150 square feet
of floor area.
E.
There may be accessory uses and structures incident to the tourist court operation, including common dining facilities and swimming pools, tennis courts and similar recreational uses. (See § 300-98B.)
F.
Each sleeping unit shall have one approved ionization-type smoke detector sensing visible and invisible particles of combustion. Such detector shall work on electric and battery power and have the capacity to be connected to both sources of power simultaneously. Such detector shall be installed in a manner and location approved by the authority having jurisdiction. When actuated, the detector shall provide an alarm suitable to warn the occupants. (See Chapter 165, Fire Prevention, Article I, Smoke Detectors.)
G.
Uses permitted under this provision shall be operated or maintained
only under the same ownership and on the same zoning lot as the principal
use.
(See also § 300-164.)
A.
R-2 Districts. C-1 retail and personal service business may be permitted
as an accessory use to multifamily dwellings in R-2 Districts, provided:
(1)
The Zoning Hearing Board shall determine that the proposed retail
and/or service business is reasonably necessary for the convenience
of residents of the neighborhood in which such uses are to be located.
(2)
All business uses permitted under the provisions of this section
shall be located within a building the principal use of which is residential.
The total floor area which may be used for business purposes shall
not exceed 1/3 of the total ground floor area of the building in which
it is located.
(3)
The residential neighborhood in which the proposed business use is
accessory shall be comprised of at least 150 dwelling units.
(4)
Off-street parking spaces shall be required to accommodate the maximum
number of potential customers or clients at any one time.
B.
R-3 Districts. C-1 retail and personal service businesses may be
permitted as an accessory use to apartment dwellings in R-3 Multifamily
Residence Districts, provided:
(1)
The Board shall determine that the proposed retail and/or service
business is reasonably necessary for the convenience of residents
of the building or development in which such uses are to be located.
(2)
All business uses permitted under the provisions of this section
shall be located within a building, the principal use of which is
residential.
(3)
The total floor area which may be used for business purposes shall
not exceed 1/3 of the ground floor area of the building in which it
is located.
(4)
The residential building or development to which the proposed business use is accessory shall contain at least 50 dwelling units. A business use permitted under the provisions of this section shall be operated or maintained under the same ownership, or by lessees or concessionaires thereof, and on the same zoning lot as the principal use. (See Articles XIII and XIV.)
(See also Article XVI and § 300-164.) In R-3 Districts, a mobile home, whether the wheels are attached or not, shall be permitted only in mobile home parks as herein defined. Mobile home parks may be permitted in R-3 Districts, provided:
A.
The site shall be located on or near a main traffic artery, and direct
vehicular access shall be provided by means of an abutting improved
public street or an improved and permanently maintained private street
which is protected by a permanent easement. Provision shall be made
for a visual buffer between the site and abutting public rights-of-way.
B.
Each new mobile home park shall provide facilities and accommodations
for no fewer than 50 mobile homes on a minimum of 10 acres for such
park.
C.
The use shall be for occupancy by families for extended tenure 60 days or longer and shall not include facilities designed for transient occupancy. Shorter tenures may be considered in Conservancy Districts. (See § 300-164.)
D.
For each mobile home, a section of ground of not less than 5,000
square feet in area (double units, 6,000 square feet in area), shall
be allocated or designated on the plan as the location for only two
automobiles and one mobile home.
E.
In addition to the requirement of Subsection D hereof, there shall be an overall site requirement of 10% per mobile home lot size for community facilities including play space, utility rooms, additional parking and access roads.
F.
For purposes of practical placement and removal, and retention of
the mobile home on its section of ground in a stable condition and
in a satisfactory relationship to its surroundings, each location
for a mobile home shall provide a stand not less than 14 feet by 70
feet with a longitudinal gradient not more than 5% and with adequate
crown or cross gradient for surface drainage. Such a stand shall be
at an elevation, distance and angle in relation to the access street
and driveway that placement and removal of the mobile home are practical
by means of a car, conveyor truck or other customary moving equipment.
G.
The site, including mobile home stands, patios, buildings and all
site improvements, shall be harmoniously and efficiently organized
in relation to topography, to the shape of plot, to the shape, size
and position of buildings and with full regard to use and appearance.
Site planning shall provide for safe, comfortable, efficient and sanitary
use by the occupants under all weather conditions, and shall provide
services appropriate to the needs of the occupants. Full advantage
shall be taken of favorable views, existing trees and other desirable
site features; adequate protection shall be provided against any undesirable
off-site views or any adverse influence from adjoining streets or
areas.
H.
Unless as specifically noted otherwise and in addition to this chapter,
the rules and regulations of the Westmoreland County Mobile Home Park
Subdivision Regulations shall be followed as an additional requirement
of this section.
(See also Article XVI.) A public or private nonprofit child care facility, nursery school, kindergarten, elementary or secondary school or institution of higher learning may be permitted in residential districts, provided that:
A.
The height of principal buildings shall not exceed 2 1/2 stories
or 35 feet.
C.
Building coverage shall not exceed 20% of the total lot area.
D.
Fences or planted buffer strips shall be provided, as determined
by the Planning Commission to be necessary for safety purposes or
to minimize possible adverse influences upon adjacent or abutting
properties.
E.
Sufficient off-street space for loading and unloading students from
private autos or school buses shall be provided.
F.
Active recreation space, accessory to the principal use, may be located
partially within a rear yard, but not within a required side or front
yard.
G.
Adequate off-street parking [see § 300-28C(8)].
In R-1 Zone where both public water and sewer is available, the required minimum seventy-foot width for interior lots (corner lots may be reduced to 85 feet) for single-family homes may be reduced to 65 feet, providing the following special conditions are met [see § 300-32A(5)]:
A.
The minimum site area for a developer seeking reduced lot width shall
be 12 acres.
B.
The plan shall be submitted for review to the Planning Commission
for conformance with all other applicable provisions of this chapter.
C.
The lot area requirement remains the same as required for R-1 developments.
D.
Option. The lot area may be reduced to 8,500 square feet, providing
an equal amount of open space is dedicated for common open space.
The open space may be dedicated to the community or to an association
of the homeowners living in the plan for park and recreation use or
as a permanent landscape frame.