Town of McCandless, PA
Allegheny County
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Table of Contents
Table of Contents
[Ord. 1114, passed 1-24-1994]
(a) 
The R-C Residential-Commercial District zoning classification is a zoning district created for the parcels of land fronting on Perry Highway (U.S. Route 19), a four lane arterial highway from the intersection of Prescott Drive and Charles Street south to the Town of McCandless/Ross Township boundary line. The R-C District is intended to control the growth of this Perry Highway (U.S. Route 19) area to assure harmony with the present residential nature of this area and at the same time, allow for neighborhood business and institutional facilities to provide needed goods and services to neighborhood residents.
(b) 
The District includes and is bordered on either side by small to medium-sized homes, generally in excess of 25 years old, well-maintained with attractive yards. The topography of the District exposes these surrounding residences to the sound, view and traffic of the District, especially east of the District where the exposure at places extends as far as one-quarter mile. Continuing the healthful and pleasant qualities of such neighboring areas is, therefore, a primary determinant for the regulations for the District. Spillover onto residential properties from exterior lighting and noise, conflict between commercial and residential street traffic, and intrusion on the residential atmosphere of parking lots, dumpsters and garish commercial exterior, if uncontrolled, would quickly and drastically deteriorate this bordering residential area.
(c) 
In consonance with the stated objectives of the Municipality pursuant to Section 301(a)(2:1) of the Pennsylvania Municipalities Planning Code, these regulations promote the conservation of neighboring sound existing housing, while permitting compatible commercial and institutional development within the mixed use R-C area. Specifically, these design standards were developed to reduce the contrast between commercial and residential structures and yards sufficient to provide the harmony of atmosphere necessary for the welfare of affected residents without undue detriment to the permitted commercial function.
This Perry Highway (U.S. Route 19) corridor shall be designated by the Municipality as an R-C District and shall conform to the regulations as outlined below. When applying and interpreting these regulations to a particular parcel, owners and reviewing bodies should consider each proposed feature in relation to the entire affected area in order to achieve the purpose for this R-C District.
[Ord. 1114, passed 1-24-1994]
Single Family Residential
Multi-Family Residential/Commercial/Institutional
(a)
Gross lot area, minimum
12,000 square feet
18,000 square feet
(b)
Lot width at building line, minimum
60 feet
90 feet
(c)
Front yard depth, minimum
35 feet
35 feet
(d)
Rear yard depth, minimum
100 feet
100 feet
(e)
Side yard width, minimum abutting a street
20 feet
20 feet
(f)
Height, maximum
35 feet
35 feet
(g)
Floor area, maximum per building
N/A
10,000 square feet
Note: Any materials, products, equipment, etc., which are stored, displayed or sold in an outside area, shall meet the yard setback and dimensional specifications herein.
[Ord. 1114, passed 1-24-1994]
No vehicular parking is permitted within the front yard. The thirty-five-foot front yard shall be grassed and landscaped.
[Ord. 1114, passed 1-24-1994]
No building shall be more than two stories in height.
[Ord. 1114, passed 1-24-1994]
(a) 
A fifteen-foot side yard buffer shall be provided on commercial and institutional property when abutting a residence or residential district. The buffer shall be planted in accordance with Section 1314.04, Bufferyard E, ten-foot buffer requirements.
(b) 
A twenty-foot rear yard buffer shall be provided on commercial and institutional property when abutting a residence or residential district. The buffer shall be planted in accordance with Section 1314.04, Bufferyard E, with the addition of a six-foot high solid fence.
(c) 
A five-foot side yard buffer shall be provided on commercial and institutional developments when abutting another commercial or institutional development or undeveloped lot. The buffer shall be provided in accordance with Section 1314.04, Bufferyard A.
[Ord. 1114, passed 1-24-1994]
Vehicle access shall be provided between abutting commercial properties to provide for a connection from one property to the next unless waived by Council. Location of the connections shall be coordinated with Municipal administration.
[Ord. 1114, passed 1-24-1994]
Storage, utility or recreation facilities are permitted in the rear yard of single-family residential uses, but shall be located in the buildable area. Patios and play areas attached to the building conforming to building setback limits are permitted in the commercial uses.
[Ord. 1114, passed 1-24-1994]
Sidewalks, five feet wide, shall be provided in all R-C Districts and are to be located so that the front edge of the sidewalk is along the street right-of-way line.
[Ord. 1114, passed 1-24-1994; Ord. 1127, passed 8-22-1994]
(a) 
Applicability. The following regulations relate to exterior building design only; interior design is not covered by these regulations. Site design elements are covered elsewhere in these zoning district standards.
(b) 
Exterior building design. The exterior of the building is to be treated as an overall design concept. Colors, materials and finishes are to be coordinated on all exterior elevations of the building to achieve total design continuity.
(c) 
Material standards.
(1) 
Prohibited materials.
A. 
The following materials shall not be used on any exterior wall surface:
1. 
Corrugated or sheet metal;
2. 
Any form of concrete block;
3. 
Plywood, masonite or other form of sheet siding; or
4. 
Unfinished concrete.
B. 
The following materials shall not be used on any exposed roof surface:
1. 
Corrugated metal; or
2. 
Asphaltic roll roofing.
(2) 
Allowable materials.
A. 
The following materials may be used on exterior wall surfaces:
1. 
Stone;
2. 
Brick masonry or clay tile;
3. 
Glass and metal curtain walls;
4. 
Individual board wood siding, painted or stained;
5. 
Stucco materials such as Drvvit;
6. 
Aggregate faced or textured concrete; and
7. 
Architectural metal: extruded aluminum, stainless steel, porcelain enamel, anodized aluminum, copper.
8. 
Vinyl or aluminum siding.
B. 
The following materials are permitted to be used on any exposed roof surface:
1. 
Standing-seam architectural metal roof;
2. 
Clay or concrete tile; and
3. 
Heavy-gauge asphalt-fiberglass shingles.
(d) 
Other materials.
(1) 
Materials, other than those allowed in subsection (c) hereof, may be used only with the approval of the Planning Commission and Council. It is the responsibility of the applicant to present graphic information such as building elevations, perspectives, color schemes, etc., to illustrate how these materials relate to the overall design concept and relate to the surrounding neighborhood.
(e) 
Definition of substantial improvement. "Substantial improvement", means:
(1) 
Any addition;
(2) 
Any house or structure built and used for residential purposes converted to a commercial use;
(3) 
Any repair, reconstruction or improvement of a structure, the cost of which equals or exceeds valuation of the property based upon the current deed and assessment registry of the County of Allegheny.
A. 
Before the improvement is started; or
B. 
Before the damage occurred, if the structure has been damaged and is restored.
(f) 
Remodeling of existing buildings.
(1) 
Existing buildings, when remodeled or which undergo substantial improvement and when used for other than single family use, shall meet the material standards noted above if any of the following conditions apply:
A. 
When an addition of any size is added to the structure; or
B. 
When any facade or visible roof is being changed in appearance by adding or replacing exterior materials, all facades or visible roofs must be changed accordingly. Exceptions to this rule would consist of painting existing materials and replacing windows and doors.
[Ord. 1163, passed 4-22-1996]
(a) 
All ingress/egress from a lot used for other than a single family dwelling shall be from Perry Highway (Route 19). Council may approve an additional access from or to a residential street if the following conditions are met:
(1) 
The lot is a corner lot.
(2) 
There shall be no loading or off-loading from a residential street.
(3) 
If it is determined that such access will not substantially alter the character of the residential area.
(4) 
It is determined that such access does not contribute to a safety hazard.
[Ord. 1114, passed 1-24-1994]
(a) 
In addition to the general restrictions, Council may impose additional restriction on access to a lot, storage of vehicles, equipment, materials and any products for use or resale on the lot, hours of operation, parking and such other requirements as they deem necessary to insure that there is no adverse impact on the residential areas, and that the facility and/or use shall meet the objectives and intent of this article and the Pennsylvania Municipalities Planning Act.
(b) 
Applications for uses not listed may be considered by the Municipality if the proposed use shall produce a total environmental effect which is consistent with, and not harmful to, the environment of the neighborhood and meets the restrictive conditions proposed for a similar use and the proposed use will not have an adverse impact on adjacent land and buildings or impair the value thereof.
(1) 
Service station. A service station is a facility used primarily for dispensing motor fuel into vehicles. The pump island and any canopy shall be in the buildable area. All repairs shall be done inside the building. Body repairs is not permitted.
Gross lot area: 30,000 square feet minimum.
Distance from another gas station: 1,500-foot minimum.
Required parking shall be sufficient to accommodate the maximum number of employees and the number of cars which are normally left for repair or for service.
A rear yard buffer shall be provided along residential property in accordance with Section 1314.04 Bufferyard H. Side yard buffers shall be furnished in accordance with Section 1314.04, Bufferyard C.
In addition to other signs permitted under this section, gas stations may erect changeable copy signs advertising the prices of fuels, provided that:
A. 
Such signs are permanently mounted either to the fuel pumps or to the supports of a canopy covering the fuel pumps;
B. 
Such signs shall not be mounted higher than 14 feet above the ground;
C. 
There shall be no more than four sign faces per pump island;
D. 
The combined surface area of all such signs at each pump island does not exceed 24 square feet;
E. 
Signs shall not be illuminated externally.
(2) 
Car wash.
Gross lot area: 25,000 square feet minimum.
Distance from another similar facility: 1,000-foot minimum.
Required parking shall be sufficient to accommodate the maximum number of employees and the number of cars normally left for service. A rear yard buffer shall be provided along residential property in accordance with Section 1314.04, Bufferyard H. Side yard buffers shall be furnished in accordance with Section 1314.04, Bufferyard C.
(3) 
Restaurant/drive-through.
Gross lot area: 30,000 square feet minimum.
Distance from another drive-through restaurant: 2,000-foot minimum.
A restaurant (drive-through) is a restaurant with a drive-through window for food service.
A rear yard buffer shall be provided along, residential property in accordance with Section 1314.04, Bufferyard H. Side yard buffers shall be furnished in accordance with Section 1314.04, Bufferyard C.
Closed containers shall be provided for all waste and properly maintained to prevent spillage onto the lot.
There shall be sufficient parking provided to accommodate the maximum number of employees and one car for each 25 square feet of public area with a minimum often spaces.
There shall be sufficient space available in the drive-through area to accommodate a minimum of five cars without extending to the sidewalk.
There shall be a passing lane at all points to permit passing of cars in the drive-through area.
(4) 
Group home or bed and breakfast.
Gross lot area: 30,000 square feet minimum.
Distance from another similar facility: 3,000-foot minimum.
Maximum number of occupants/guests:
Group home
8
Bed and breakfast
10
All County, State and Federal permits shall be obtained prior to final approval for a land development or zoning permit.
For bed and breakfast uses, the owner/operator shall reside on the premises and food service shall be provided only for the overnight guests.
A rear yard buffer shall be provided along residential property in accordance with Section 1314.04, Bufferyard H. Side yard buffers shall be furnished in accordance with Section 1314.04, Bufferyard C.
There shall be sufficient parking provided to accommodate the maximum number of employees and three cars for each two residents in a group home and one for each guestroom in a bed and breakfast home.
All group homes shall be fire suppressed and meet all requirements of this Zoning Ordinance relating to safety.
(5) 
Ice cream retail store.
Gross lot area: 30,000 square feet minimum.
Parking Requirements:
Building Size
(Square feet)
Number of Spaces
0 to 400
30 stalls + 1/employee
401 to 800
35 stalls + 1/employee
Over 801
35 stalls + 1/employee
+ 1 stall/50 square feet in excess of 801 square feet
No business to be open beyond 11:00 p.m.
No similar facility located any closer than 1,000 linear feet.
(6) 
Funeral home.
Gross lot area: one acre.
Parking requirements: 20 stalls/parlor.
(7) 
Uses.
A. 
Permitted uses:
Single Family Dwelling
Day Care Center
Garden Apartment
Church
Club
Office
Bank
Townhouse
*Retail (Local)
Senior Day Care Center
Restaurant
B. 
Conditional uses:
Service Stations
Group Home
Bed and Breakfast
Restaurant (Drive-Through)
Car Wash
Ice Cream Retail Store
Funeral Home
C. 
* Definition. "Retail (Local)" means any retail establishment which caters to and can be located in close proximity to residential districts without creating excessive vehicular congestion, noise or other objectionable influence. To prevent congestion, local retail uses include only those enterprises which serve only the day-to-day convenience needs on one neighborhood within the community, and shall have a gross floor area no greater than 6,000 square feet.