For the purposes of carrying out the provisions of this chapter,
Sewickley Borough is divided into a series of zoning district and
antennas, which are shown by the zoning district boundaries on Map
1 of 4 of the Official Zoning Map.[1]
[1]
Editor's Note: The Official Zoning Map, Maps 1 through 4, is included as an attachment to this chapter.
In order to maintain the Borough's established historic integrity
within all zoning districts, all proposed development, whether new,
infill, adaptive reuse or redevelopment, shall maintain compatible
building orientation, building form, parking, massing location, and
pedestrian connectivity. The general intent of each zoning district
is outlined below:
A.
Single-Family Residential (R-1). This district is intended to protect,
preserve and enhance the character and lifestyle of the existing larger-lot(s),
low-density single-family neighborhoods.
B.
Single-Family Residential (R-1A). This district is intended to protect,
preserve and enhance the existing character and lifestyle of moderate-density
single-family residential development.
C.
Multifamily Residential (R-2). This district is intended to protect,
preserve and enhance the existing higher-density housing opportunities
available by allowing small lot development and multifamily dwellings.
D.
General Commercial (C-1). This district is intended to protect, preserve
and enhance the character and vibrancy of the community's business
environment for small-scale enterprises and consumer services.
E.
Highway Commercial (C-2). This district is intended to protect, preserve
and enhance the existing larger business establishments located along
Ohio River Boulevard that support the broader needs of surrounding
communities as well as the residents of the Borough of Sewickley.
F.
Institutional (Inst.). This district is intended to accommodate civic-oriented
uses and a limited range of privately owned and operated services
and facilities necessary to serve the Borough.
G.
Industrial (I). This district is intended to accommodate land uses
for research and development, light manufacturing and limited commercial
uses, including those which require substantial amount(s) of open
air storage.
H.
Open Space (OS). This district is intended to accommodate public
activities, outdoor recreation and/or the preservation of open space.
I.
Ohio River Boulevard Mixed Use (OMU). This district is intended to
accommodate integrated development/redevelopment of land for various
nonresidential and residential land uses that are consistent with
the existing character of the overall Ohio River Boulevard corridor
within the Borough.
J.
Floodplain Overlay (FPO). This antennas is intended to encourage
the utilization of appropriate construction practices in order to
prevent or minimize flood damage in the future.
L.
Natural Resource Protection Overlay (NRP). This antennas is intended
to mitigate potential hazards, prevent potential impacts on the region's
water and stream quality and protect private property from potential
damages that may occur due to the uncontrolled development of lands
with sensitive natural resources.
A.
No building, structure or lot shall be constructed, improved or used
for any purpose or in any manner other than for a permitted use in
the zoning district in which such building, structure or lot is located.
B.
In addition to the basic zoning requirements defined by Article IV of this chapter, all uses by special exception shall conform to all applicable requirements and provisions defined by Article VII of this chapter. All conditional uses shall conform to all applicable requirements and provisions defined by Article VIII of this chapter.
C.
To promote the continuing retention of the Borough's established
urban form and character as well as to encourage sustainable development
and resource conservation, a landowner and/or developer shall demonstrate
the following as part of any proposed land use activity, lot improvement
and/or building improvement.
No building, structure or land within any zoning district may
be used, and no building or structure may be erected, constructed,
reconstructed or altered on or after the effective date of this chapter
unless intended or designed to be used for any uses enumerated in
Table 1.[1]
A.
The letter "P" denotes a permitted principal use by right, subject
to the requirements specified by this chapter. The Borough's permitted
use procedure is described on Application Diagram A found on record
in the Sewickley Borough Municipal Building Administrative Office.
[1]
Editor's Note: Table 1 is included as an attachment to this chapter.
See Table 2 attached to this chapter.[1]
[1]
Editor's Note: Table 2 is included as an attachment to this chapter.
A.
The Borough seeks to:
(1)
Create compatibility in the urban form and character for uses
and buildings in relationship to existing development for:
(a)
Infill development;
(b)
Redevelopment;
(c)
Building replacement;
(d)
Building additions;
(e)
Adaptive reuse; and to
(f)
Preserve and protect the integrity of buildings or other structures
and the streetscape;
(g)
Reduce conflict and prevent blighting caused by incompatible
development and to promote new compatible development; and
(h)
Foster civic pride.
B.
The minimum dimensional requirements for lots in each district shall
be provided as shown in Table 3.[1]
[1]
Editor's Note: Table 3 is included as an attachment to this chapter.
A.
Building coverage includes all structures with a roof measured at
the exterior wall.
B.
Impervious surface coverage includes the building coverage as well
as all other impervious surfaces calculated using the Impervious Surface
Coverage Worksheet.
C.
The following figures illustrate typical corner setbacks.
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Figure 5: Typical Corner Lot Setbacks
 |
|
Figure 6: Typical Double Corner and Through Lot Setbacks
 |
D.
Clear sight triangle. Notwithstanding setback requirements or other dimensional standards provided in this chapter, a clear sight triangle must be maintained. A clear sight triangle shall be measured at the height of a driver's eye, which is assumed to be 3.75 feet above the road surface, between points at a given distance from the intersection of the center lines of the two streets or of a street and driveway as specified in this chapter and the Borough's Subdivision and Land Development Ordinance (SALDO). (See Chapter 292, Subdivision and Land Development.)
A.
General.
(1)
The Borough shall designate the principal street and the secondary
street(s). This designation shall be completed on a principal building-by-principal
building basis.
(2)
The facade facing the designated principal street shall contain
the building's primary entry. On the remaining street frontage(s),
said secondary facade(s) shall be designed to a level comparable to
the front facade but shall not necessarily include a building entry.
The secondary facade(s) shall have the following design characteristics
which are consistent in scale and detail to the front facade:
(3)
The majority of the front principal building/structure facade(s)
should be parallel to the front lot line unless the applicant demonstrates
that the majority of the building on the block face is not parallel
to the block face.
(4)
For new construction, the front facade(s) of the principal building(s)
shall be parallel to the principal right-of-way.
(5)
In all single-family zoning districts, vehicular garage doors
shall face the secondary street or alley as defined by the Borough.
Exceptions shall only be made when:
(a)
A majority of the buildings on said block face have garage doors
facing the principal street. Those exceptions shall demonstrate that
only 25% of the front building face length shall be taken up as a
garage door.
(b)
A completely detached garage that is located entirely behind
the principal building.
(6)
Where multiple buildings are located on a lot, no more than
two curb cuts shall be permitted per street.
B.
Front setbacks.
(1)
Front setbacks for the R-1A District shall be a minimum of 20
feet; however, provided the applicant can prove that the median setback
of all other principal buildings making up the block face where such
building shall be located is less than 20 feet, the front setback
may be reduced to such median setback. Any applicant proposing less
than the median setback of the block face must obtain a variance from
the Zoning Hearing Board.
(2)
In the case of a corner lot in the R-1A Zoning District, the full front setback shall be calculated as outlined in Subsection B(1) above. The half front setback shall be the full front setback divided by two but no less than 10 feet.
(3)
See Figures 5 and 6 for front setback locations.
C.
Except for those established prior to the date of this chapter, flag
lots are expressly prohibited.
D.
Height exemptions.
(1)
Scenery lofts, towers, cupolas, steeples and domes not exceeding
30% of the gross roof area, and flagpoles, airplane beacons, chimneys,
stacks, water tanks, antennas and communications equipment meeting
Federal Communications Commission (FCC) requirements, satellite dishes
and roof structures used only for ornamental or mechanical purposes
may exceed the permissible height limit in any district by no more
than 30% unless specified.
(2)
Parapet walls may extend not more than five feet above the allowable
height of a principal building.
(3)
If structures defined in § 330-408D(1) exceed 55 feet in height above the ground, they shall not be approved unless application for construction is accompanied by a written opinion of a registered professional engineer attesting that the structure has sufficient strength to withstand maximum forces that may be imposed upon it by wind, ice and snow loads. Working drawings and specifications of freestanding towers of excess height shall accompany the professional engineer's opinion.
(4)
No sign of any kind shall be attached to a tower.
A.
Multiple buildings may be constructed only on lots situated within
the R-2, C-1, C-2, Institutional, Industrial and OMU Districts. Multiple
principal buildings in the OMU shall comply with standards established
in the SALDO and shall not be subject to the other provisions of this
section.
B.
In the case of a lot that contains multiple principal buildings/structures,
the term and provisions associated with "principal building/structure,"
as used in this chapter, shall apply unless otherwise specifically
noted in this section.
D.
Internal roads/circulation.
(1)
R-2 District:
(a)
Any road internal to a land development that serves three or
more dwelling units shall be a dedicated public street and use the
standards for a lane.
(b)
A maximum of 20 dwelling units shall be permitted on a lane
that ends in a cul-de-sac.
(c)
There shall be no limit to the number of dwelling units on a
lane which has more than one point of access with no dead ends.
(d)
A maximum of two dwelling units shall be accessed by a private
driveway.
(2)
C-1, C-2, Inst. and I Districts. Any internal private road servicing
a land development that contains two or more buildings shall use the
standards for a lane and shall comply with the design standards established
in the SALDO.
(3)
The dimensions of a lane shall be as defined in the Borough's
SALDO.
(4)
Every dwelling unit/tenant space shall have direct access to
a minimum of one public right-of-way. If proposed building(s) in a
residential land development can be situated in a manner to obtain
direct access to an existing public right-of-way on the perimeter
of the lot, no internal road shall need to be dedicated to the Borough.
(5)
When a lane is proposed, a five-foot-wide landscape easement
shall be required on both sides of the lane. The easement may coincide
with the building setback.
E.
No building shall be located closer than 10 feet from the defined
right-of-way line of a lane.
G.
Landscape easement.
(1)
Within the landscape easement, street trees shall be provided
for a minimum of 75% of the total length of the lane (each side of
right-of-way). The Planning Commission may make recommendations regarding
said minimum and Council shall have the right to modify the seventy-five-percent
ratio based upon specifics of the site.
(2)
R-2 District: one street tree per dwelling unit shall be planted
within said area.
(3)
C-1, C-2, Inst. and I District: one tree per every 1,000 square
feet of nonresidential square footage shall be planted within said
area.
(4)
A maintenance agreement regarding said maintenance of trees
within a landscape easement along a lane and access to said easement
shall be prepared and signed by applicable parties.
H.
Parking.
(1)
Parking requirements shall be calculated based upon the ratios
defined in this chapter. In the case of a fraction of a space, round
up to the nearest whole number.
(2)
No on-street parking is permitted on or along a lane. Each single-family
dwelling shall provide at least two off-street parking spaces unless
visitor parking may be provided in the driveway.
(3)
On a lot in the R-2, C-1, C-2, Inst. and/or I Districts, the
first 10 feet of a driveway measured from the right-of-way to the
front line of the building shall not be used to satisfy off-street
parking requirements.
(4)
In addition to the parking requirements for each dwelling unit
on the lot, for every three dwelling units one off-street visitor
space shall be provided.
(5)
Off-street parking spaces shall be located outside of the public
right-of-way.
(6)
Nonresidential parking requirements shall be provided in accordance
with base district requirements.
I.
Setbacks and building spacing.
(1)
Perimeter setbacks on a lot shall be calculated in accordance
with the standards of the base zoning district.
(2)
A.
Purpose and intent.
(1)
To decrease stormwater runoff volumes and increase the stormwater
infiltration and groundwater recharge.
(2)
To reduce peak stormwater discharge rates significantly by diverting
stormwater into the ground and away from the pipe-and-pond/cistern
stormwater management system.
(3)
To improve site appearance by encouraging the installation of
vegetation or other permeable surfaces where there would otherwise
be only hard pavement or impermeable surfaces.
(4)
To increase a lot's effective developable area by downsizing
the need for a piped stormwater management system.
(5)
To provide a landowner and/or developer flexibility in complying
with Borough, Allegheny County and Commonwealth of Pennsylvania regulations
related to stormwater management.
B.
Applicability.
(1)
The impervious surface coverage requirements shall apply to
all zoning applications, land development plans and building permit
applications.
(2)
All horizontal surfaces on a lot shall be accounted for. Horizontal
surfaces shall include but may not be limited to roofs, patios, decks,
terraces, stoops, sidewalks, swimming pools, ponds, driveways, parking
areas and sports courts.
C.
Methodology.
(1)
The applicant shall assign a surface material type as outlined
in Table 4 (below) to all surface materials indicated on the site
plan. This includes both existing surface materials as well as proposed
surface materials.
(2)
All surface material assignments shall be denoted on the site
plan.
(3)
A table itemizing the total square footage of each surface material
(surface area) and the total square footage of the lot (total lot
area) shall be depicted on the site plan.
(4)
In a situation where a horizontal surface such as a deck is
suspended or supported above another horizontal surface, in the calculation
the applicant shall account for the surface with the greatest surface
area.
(5)
An applicant shall compute the square footage of a roof's surface
area based on the building footprint.
(6)
The maximum permitted impervious surface coverage for each zoning
district shall be in accordance with Table 4 (below).
(7)
The rate of imperviousness for each surface material denoted
on the site plan shall be based on Table 5 (below). An applicant can
provide an alternative imperviousness rate based on a professional
engineer's statement and computation. The Borough reserves the right
to evaluate the proposed alternative imperviousness rate and to accept
or reject the proposal.
(8)
No allowances or deductions shall be made for tree canopy except
as associated to a woodland; see Table 5 (below).
(9)
Details shall be provided so compliance may be determined.
(10)
The total surface area for all surface material assignments
shall be equal to the total lot area.
(11)
In addition to the data indicated on the site plan, the applicant
shall complete the Impervious Surface Coverage Worksheet provided
by the Borough; see Table 6 (below). The worksheet shall be submitted
to the Zoning Officer as part of a preliminary land development application
or a building permit application.
(12)
All required stormwater designs and calculations as regulated
by the Borough of Sewickley and/or Allegheny County need to consider
the impact of frozen ground conditions.
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Table 4: Permitted Impervious Surface Coverage
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|---|---|---|---|
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Zoning District
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Permitted Maximum Impervious Surface Coverage
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R-1
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50%
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R-1A
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60%
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R-2
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Detached or duplex
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60%
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Townhouse
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65%
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Apartment or other multifamily
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75%
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C-1
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80%
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C-2
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65%
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Institutional
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75%
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Industrial (I)
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80%
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Village Overlay
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100%
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|
OMU
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90%
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Table 5: Impervious Surface Ratings
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|---|---|---|
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Surface Materials
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Rate of Imperviousness1
(% impervious)
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|
Asphalt, rubber or metal roofing roof; conventional concrete
pavement; conventional asphalt pavement; open water body; gravel roof
|
0.95
| |
|
Stone, concrete or brick pavers with grouted joints on concrete
base; compacted angular aggregate pavement; wood or composite wood
deck
|
0.75
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|
Green roof less than or equal to 4-inch depth; stone, concrete
or brick pavers with ungrouted joints on sand and/or aggregate base
|
0.50
| |
|
Uncompacted nonangular aggregate pavement; Green roof greater
than 4-inch to 8-inch depth; open-celled concrete grid with lawn or
nonangular aggregate fill
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0.30
| |
|
Open-celled plastic grid with lawn or nonangular aggregate fill;
lawn; green roof great than 8-inch depth; permeable concrete pavement;
permeable asphalt pavement; field
|
0.20
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|
Woodland
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0.15
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|
Notes:
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|---|---|---|
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1
|
Based on slopes between 0 and 3%. Reduce the impervious rating
of each surface material by 0.05 for surfaces located on slopes >
3% to 10%. Reduce the impervious rating of surface material by 0.15
for surfaces on slopes > 10%.
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Table 6: Impervious Surface Coverage Worksheet
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|---|---|---|---|---|
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Column A
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Column B
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Column C
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Column D
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|
Surface Material
|
Total Square Feet of Surface
|
Rate of Imperviousness
(see Table 5)
|
Adjusted Square Feet of Surface Material
(Column B x C)
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|
Line 1
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Asphalt, rubber or metal roofing roof; conventional concrete
pavement; conventional asphalt pavement; open water body, gravel roof
|
_____ x
|
0.95
|
=_____
|
|
Line 2
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Stone, concrete or brick pavers with grouted joints on concrete
base; compacted angular aggregate pavement; wood or composite wood
deck
|
_____ x
|
0.75
|
_____
|
|
Line 3
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Green roof less than 4-inch depth; stone, concrete or brick
pavers with ungrouted joints on sand and/or aggregate base
|
_____ x
|
0.50
|
= _____
|
|
Line 4
|
Uncompacted nonangular aggregate pavement; green roof greater
than 4-inch to 8-inch depth; open-celled concrete grid with lawn or
nonangular aggregate fill
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_____ x
|
0.30
|
=_____
|
|
Line 5
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Open-celled plastic grid with lawn or nonangular aggregate fill;
lawn; green roof greater than 8-inch depth; permeable concrete pavement;
permeable asphalt pavement; field
|
_____ x
|
0.20
|
=_____
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Line 6
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Woodland
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_____ x
|
0.15
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=_____
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|
Line 7
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Sum of Lines 1 + 2 + 3 + 4 + 5 + 6
|
_____
Total Lot Area
|
_____
Adjusted Impervious Surface Total
| |
|
Maximum Permitted Impervious Surface Coverage (per Table 4)
|
= _____
| |||
|
Percent of Impervious Surface Coverage (Adjusted Surface Area/Total
Lot Area)
|
= _____
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D.
Bonuses.
(1)
An applicant may increase the maximum permitted impervious surface
coverage of a lot as defined by Table 5 by implementing any one or
a combination thereof of the following permeability enhancements:
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Table 7: Permeability Enhancement
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|---|---|---|
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Permeability Enhancement
|
Increase to Permitted Impervious Surface Coverage
| |
|
Installation of a cistern
|
15%
| |
|
Installation of a rain garden or series of rain gardens
|
10%
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|
Installation of a bioswale
|
5%
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(2)
All permeability enhancements shall be designed and engineered
by a professional engineer or landscape architect and shall be supported
by plans and stormwater calculations as required by the Borough Engineer.
