Town of McCandless, PA
Allegheny County
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Table of Contents
Table of Contents
[Ord. 1144, passed 5-22-1995]
The purpose for establishing a C-8 District is to provide areas for office use plus limited commercial use that shall complement that office use by having various shops and retail outlets available for proprietors, employees and customers of and visitors to the offices. The C-8 District shall be broader in scope than the present C-7 General Office Building District which is quite restrictive as to retail operations.
The primary use of this C-8 District is intended for office space which shall comprise a minimum of 50% of the total available floor(s) area.
It is contemplated that the C-8 District would be an appropriate use of some of the property abutting the only limited access highway in the Town, McKnight Road.
In view of the limited access nature of McKNight Road within the Town, it is also the judgment of Council that C-3 Highway Commercial development in any form consisting of small, individually developed parcels of land would be completely inappropriate since access to McKnight Road shall only be allowed by way of existing intersecting public roads. Therefore, all commercial development shall necessarily need to be served by a service road and individual commercial lot development would make the construction and installation of a service road impractical.
The C-8 District shall, therefore, be limited to land abutting McKnight Road, as set forth in the dimensional standards.
[Ord. 1110, passed 12-20-1993; Ord. 1127, passed 8-22-1994; Ord. 1144, passed 5-22-1995]
The required standards are:
(a)
Gross lot area
10 acres min.
(b)
Yard depth from any street
60 feet min.
(c)
Front yard depth, rear yard depth and side yard widths:
Abutting R-1, R-2, R-3, R-4, and R-5 Districts
100 feet min.
Abutting all other zoning districts
35 feet min.
(d)
Bufferyards, as described in Section 1314.04.
(1)
Adjacent to residential districts and street rights of way abutting these districts.
Bufferyard G
(2)
Adjacent to all other street rights of way.
Bufferyard E
(3)
Adjacent to commercial and institutional.
As stated in Section 1314.04.
(e)
Distance between McKnight Road right-of-way and any internal road right-of-way
15 feet min.
(f)
Height of building
35 feet max.*
(g)
Distance between buildings
20 feet min.
(h)
Coverage based on gross area
20% max. of the C-8 development area
(i)
Planted area
A minimum of 5% of the area excluding the buffer area shall be planted.
(j)
Permitted retail uses shall be limited to a maximum of 5,000 square feet of gross floor area.
(k)
Any building in excess of 5,000 square feet containing retail uses shall have a minimum of 20% office space unrelated to the retail uses contained therein.
*
5% of the total gross lot area may exceed 35 feet but shall not exceed 75 feet and six floors.
[Ord. 822, passed 7-27-1981]
No outside storage and no outbuildings shall be permitted.
[Ord. 822, passed 7-27-1981]
No access street shall directly intersect McKnight Road, a limited access road.
[Ord. 822, passed 7-27-1981]
Request for a C-8 District classification shall require the submission of a concept plan in conjunction with the rezoning request. The concept plan shall be submitted with the rezoning request and shall include the development of all land contained within the rezoning request.
For the purpose of establishing concept plan criteria, the concept plan shall contain the appropriate information specifically stated under "Site Plans" in the Zoning Code and/or preliminary plat submission under the Land Development Code with the exception of drainage, erosion and sedimentation control, signage, illumination, sidewalks and plans of structures, road profiles, cross sections and construction details of proposed street and drainage structures and other improvements that may be required. The concept plan shall also include a preliminary soils study to establish the general suitability of the site for the proposed development.
Upon approval of the rezoning, the applicant shall have a maximum of three months to submit a preliminary plat and/or preliminary site plan whichever is appropriate by ordinance. For the purpose of establishing preliminary site plan criteria, the preliminary site plan shall consist of all information specifically stated under "Site Plan" in the Zoning Code. Preliminary plat criteria shall adhere to that as stated in the Land Development Code. The preliminary plat and/or preliminary site plan shall include all the land and the development of same as was proposed in the rezoning request, and shall adhere to and be consistent with the provisions of the concept plan.
Upon approval of the preliminary plat and/or preliminary site plan, the applicant shall have one year to submit a final plat and/or site plan. The final plat and/or site plan shall include all land and the development of same as was proposed in the rezoning request.
Upon approval of the final plat and/or final site plan, the applicant shall have one year from the date of final approval to initiate construction.
If the preliminary plat and/or site plan has not been submitted within three months of the rezoning approval, or if the final plat and/or site plan has not been submitted within one year after the approval of the preliminary plat and/or site plan, or if construction has not been initiated prior to the expiration of one year after the final plat and/or site plan approval, all approvals shall be deemed to have expired and the C-8 zoning shall revert back to the previous zoning classification(s).
Council shall have authority to extend any of these time periods.
[Ord. 1110, passed 12-20-1993; Ord. 1144, passed 5-22-1995]
The permitted uses in the C-8 District are:
(a) 
Offices.
(b) 
Retail.
Banks, savings and loans, trust companies and other credit related services
Sporting goods, recreation goods and hobby
Photographic
Apparel and accessories
Photographic studio and supplies
Beauty shop and barber shop
Shoe repair
Drug and related health
Art gallery and book store
Gourmet food stores
Health food stores
Specialty foods
Travel agency
Meat market
Liquor/wine store
Card shop and accessories
[Ord. 1110, passed 12-20-1993]
(a) 
Conditional uses permitted in the C-8 District are:
(1) 
Home furniture and furnishings, retail sales.
(2) 
Office furniture and equipment, retail sales.
(b) 
_____
(1) 
Size limitation. The maximum area for occupancy by these uses shall not exceed 36,000 square feet for each use.
(2) 
Combined uses. Unrelated office and/or retail uses, as permitted under Section 1340.06, may be included in combination with the conditional uses.
(3) 
Parking requirements.
A. 
Required minimum parking for the conditional uses shall be one space for each 275 square feet of gross floor area.
B. 
Required minimum parking for uses combining the conditional uses with retail and/or office uses, permitted under Section 1340.06, shall conform to the parking requirements in Section 1313.06 for such uses and to subsection (b)(3)A. hereof.
(4) 
Ratio of office space to retail. For calculating the ratio of office to retail use, in the total C-8 District, only 75% of the gross area for the conditional uses shall be used to calculate the retail floor area.
(5) 
Buffers and landscaping.
A. 
Bufferyards and landscaping for any building used only for these conditional uses shall conform to the following:
1. 
10% of the total lot area shall be planted with canopy and understory trees, evergreen/conifers and shrubs, in accordance with a landscape plan approved by Council.
2. 
Minimum bufferyards. (As per Section 1314.04)
Adjacent to an R-1, R-2 District and streets abutting such district
Bufferyard "D"
Adjacent to all other zoning districts
Bufferyard "A"
Adjacent to all other streets
Bufferyard "C"
B. 
Bufferyards for uses combining the conditional uses with retail and/or office uses, permitted under Section 1340.06, shall conform to the requirements of Section 1313.02.