Town of McCandless, PA
Allegheny County
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Table of Contents
Table of Contents
[Ord. 741, passed 7-3-1978; Ord. 1433, passed 12-16-1913]
The purpose of the C-5 Commercial Residential District is to provide areas of mixed use development in a unified manner. It is desired to encourage innovation in development planning by allowing an intermixing of compatible commercial and residential uses in an integrated complex, and to effect conservation and more efficient use of available land and public services. Such developments shall be subject to final site development approval by Council.
[Ord. 1433, passed 12-16-2013; amended 4-22-2019 by Ord. No. 1487]
The required standards are:
(a) 
Minimum gross lot area: 24,000 square feet.
(b) 
Minimum front, side and rear yards:
(1) 
Lots used for dwelling - one-family, dwelling - two-family, and personal care home: 100 feet minimum.
(2) 
Lots used for all other uses when abutting R-1 and R-2 Districts and streets abutting such districts: 200 feet minimum.
(3) 
Lots used for all other uses when abutting R-3, R-4, R-5 and R-6 Districts: 100 feet minimum.
(4) 
Lots used for all other uses when abutting all other districts: 50 feet minimum.
(c) 
Bufferyards shall be established in accordance with § 1314.04 and Subsection (c)(1) through (4) below.
(1) 
The zoning districts shall be assigned an existing land use intensity classification in accordance with § 1314.02.
(2) 
The bufferyard type shall be determined by applying the land use intensity classification, as determined above, to § 1314.04, Figure 2.
(3) 
The resulting bufferyard type requirement may be planted in any of the widths and intensities prescribed by the Bufferyard Type Charts contained in § 1314.04.
(4) 
Structures required as part of a prescribed bufferyard may use the equivalent structures provided for in § 1314.04(d)(5).
(d) 
Density:
(1) 
One- and two-family dwellings and townhouses: maximum 14 per gross acre.
(2) 
Garden apartments: maximum 14 per gross acre.
(3) 
Personal care homes: maximum 45 beds per gross acre.
(e) 
One- and two-family dwelling units on separately subdivided lots must meet R-2 requirements contained in Article 1317.
(f) 
Maximum building footprint area (per building): 90,000 square feet.
(g) 
Maximum gross floor area (per building): 180,000 square feet.
(h) 
Maximum building height:
(1) 
Forty five feet for a building with a roof pitch of equal to or less than five vertical inches for every 12 horizontal inches (5/12 roof pitch);
(2) 
Fifty-five feet for a building with a roof pitch greater than five vertical inches for every 12 horizontal inches (5/12 roof pitch).
(i) 
No less than 50% of the total building square footage within a land development shall be used for commercial purposes, including a personal care home, except for any parcel that abuts residential property on three sides at the time of adoption of this ordinance.[1]
[1]
Editor's Note: "This ordinance" refers to Ord. No. 1487, adopted 4-22-2019.
(j) 
Building area based on gross lot area coverage shall not exceed 25%.
[Ord. 741, passed 7-3-1978; amended 4-22-2019 by Ord. No. 1487]
Access shall be from an arterial street, collector street or marginal access street.
[Ord. 741, passed 7-3-1978]
Any rezoning to C-5 classification shall be conditional on the submittal of the site plan within 12 months. Should the site plan not be approved, the zoning of the property reverts to its previous zoning.
[Ord. 1433, passed 12-16-2013]
The applicant shall cause a Transportation Impact Study (TIS) to be performed in accordance with Policies and Procedures for Transportation Impact Studies (related to Highway Occupancy Permits) Pennsylvania Department of Transportation Bureau of Highway Safety and Traffic Engineering dated January 28, 2009, as amended or replaced, and shall apply the TIS to state, county, Town and private roads impacted by the development as determined by the Town. The TIS shall be submitted to the Town and the Town Engineer, and the Pennsylvania Department of Transportation and Allegheny County, if applicable, for review and approval prior to action on a proposed development by Town Council. The applicant shall be required to mitigate any adverse impacts identified by the TIS as a result of the development at the applicant's expense.
[Ord. 1433, passed 12-16-2013]
If parking for a minimum of 300 vehicles is provided for use of commuters and at least 24 acres of floodplain as determined by the FEMA maps along Pine Creek between McKnight Road and Blazier Drive is dedicated to a Conservation Easement, then the following would apply:
(a) 
Parking space size may be reduced to nine feet by 18 feet with modified double striping as depicted in the illustration in Section 1313.06.
(b) 
In lieu of compliance with Section 1313.06(a), parking standards may be based on the Urban Land Institute (ULI) Shared Parking Manual, latest edition.
(c) 
Yard depth requirements may be the following:
(1) 
Yard depth abutting R-1 and R-2 zoned districts must be 200 feet.
(2) 
All other yard depths must be in accordance with the required bufferyard depth or 20 feet, whichever is greater.
(3) 
If Bufferyard "A" is required by Section 1335.02(d), the five-foot Bufferyard "A" planting requirements shall be required and may be spread throughout the 20 feet minimum required yard.
(d) 
Lot coverage may be increased up to a maximum of 35%.
(e) 
The building area may be increased to 175,000 square feet.
(f) 
A master landscaping plan may be submitted in lieu of individual lot landscaping plans. The landscaping plan may eliminate landscaping buffers ordinarily required between lots but landscaping buffers must be provided along streets in accordance with the Town Planning and Zoning Code. The landscaping plan must be approved by Town Council.
[Added 4-22-2019 by Ord. No. 1487]
(a) 
Any contiguous area of land within the C-5 District comprising 10 acres or more and under single or unified ownership at the time of application may be developed pursuant to a master plan.
(b) 
A master plan shall show locations for all buildings and uses and shall establish interior lot lines and bufferyards, the locations of common open space, civic art and shared parking facilities or structures.
(c) 
A master plan may propose development of one or more buildings for any use permitted in the C-5 District.
(d) 
A bufferyard shall be maintained along at least 90% of the perimeter of the master plan area; however, no bufferyard is required for interior lot lines within the master plan area.
(e) 
Minimum yard requirements shall only be applicable to the perimeter of the master plan area. The front, rear and side yards for any building or lot located within the master plan need not comply with the front, rear and side yard requirements otherwise set out in § 1335.02(b). In lieu of those yard requirements:
(1) 
No building within a master plan shall be placed closer than 10 feet from the curbline of a street;
(2) 
No building used only for residential purposes shall be placed closer than 15 feet from another building used only for residential purposes; and
(3) 
No building used for other than residential purposes shall be placed closer than 25 feet from any other building regardless of the use of the other building.
(f) 
No building within a master plan shall exceed the building footprint area specified in § 1335.02(f).
(g) 
A master plan shall demonstrate compliance with § 1335.02(j).
(h) 
The total of all impervious surfaces within a master plan shall not exceed 60% of the gross site area of the master plan. At least 40% of the gross site area of the master plan shall be designed, developed, installed or set aside for pervious surfaces that allow for the growth of grass, trees, shrubs or other plants to be used for such purposes as: (i) landscaped or vegetative areas, including gardens, bufferyards, lawns and the like; (ii) stormwater control or mitigation areas; or (iii) remain as naturally growing areas or watercourses consistent with predevelopment conditions. Unless designed, developed and installed using pervious materials that allow for the growth of grass, trees, shrubs or other plants, any gravel, aggregate or loose stone drives or parking areas and outdoor recreational or community facilities, such as tennis courts, walking paths, fountains, or outdoor public assembly/seating areas, shall be included in the calculation of impervious surfaces for purposes of this § 1335.07(h).