In order to determine whether a proposed use will conform to
the requirements of this article, the Council or the Zoning Hearing
Board may require a qualified consultant whose credentials are acceptable
to the Council or the Zoning Hearing Board to testify, whose cost
for services shall be borne by the applicant.
A.
Fire prevention and fighting equipment that conforms to the requirements
of the Uniform Construction Code shall be readily available when any
activity involving the handling or storage of flammable or explosive
materials is carried on.
B.
No activity shall cause electrical disturbance adversely affecting
radio or other equipment in the vicinity.
C.
No operation or activity shall cause or create noise in excess of
the sound levels prescribed below. The noise shall be measured on
an A-weighted scale of a sound-pressure-level meter that conforms
to the standards prescribed by the American National Standards Institute
(ANSI), New York, New York, in Specifications for Sound Level Meters,
S1.4-1971, or latest revised edition.
D.
At no point beyond the boundary of any lot within any district shall
the exterior noise level resulting from any use or activity located
on such lot exceed a 60 dBA for more than four hours during any twenty-four-hour
period.
E.
Any violation of the above standards shall be a violation of this
article and shall be subject to the enforcement remedies and penalty
provisions of this chapter; however, other intermittent noises, except
those exempted herein, may be determined to be a nuisance by the Borough
Zoning Officer and shall be subject to penalties and enforcement remedies
for a public nuisance.
F.
The following uses or activities shall be exempted from the noise
regulations:
(1)
Noises emanating from construction or maintenance activities
between 7:00 a.m. and 9:00 p.m.
(2)
Noises caused by safety signals, warning devices and other emergency-related
activities or uses.
(3)
Noises emanating from public or private recreational uses between
7:00 a.m. and 11:00 p.m., excluding those produced by amplification,
motorized vehicles or other mechanical sources.
(4)
Noises emanating from the delivery of public services such as
street maintenance or snow removal.
G.
In addition to the above regulations, all uses and activities within
the Borough shall conform to all applicable county regulations.
H.
Whenever the regulations contained herein are at variance with any
other lawfully adopted, the more restrictive shall govern.
I.
Vibrations detectable without instruments on neighboring property
in any district shall be prohibited.
J.
No malodorous gas or matter shall be permitted that is discernible
on any adjoining lot or property. There shall be no emission of any
malodorous gas or matter that violates the regulations of the Allegheny
County Health Department.
K.
There shall be no emission at any point for longer than five minutes
in any hour of visible gray or other color smoke with a shade darker
than No. 3 on the Standard Ringelmann Chart issued by the United States
Bureau of Mines, nor shall there be any emission at any point from
any source that can cause damage to health, to animals or vegetation
or other forms of property or that can cause excessive soiling at
any point.
L.
No direct or sky-reflected glare, whether from floodlights or from
high-temperature processes, shall be visible from adjoining public
streets or adjacent lots when viewed by a person standing on ground
level. For purposes of interpreting this subsection, "glare" shall
be defined as direct or indirect light from any source that exceeds
1/2 footcandle on any adjoining property.
M.
In all zoning districts, all lighting devices located within 100
feet of a property line adjoining a residential use or any zoning
district that has a residential use as a listed permitted use shall
be designed with shields, reflectors or refractor panels that direct
and cut off light at a cutoff angle that is less than 90°. "Cutoff
angle" is defined as the angle formed by a line drawn from the direction
of the light rays at the light source and a line perpendicular to
the ground from the light source above which no light is emitted.
N.
No erosion by wind, water or other source shall be permitted that will carry objectionable substances onto neighboring properties. All activities shall be subject to Chapter 101, Erosion and Sediment Pollution Control, of the Code of the Borough.
O.
Water pollution shall be subject to the standards established by
the PADEP.
P.
Determination of compliance with performance standards.
(1)
During the review of an application for zoning approval, the
applicant may be required to submit data and evidence documenting
that the proposed activity, facility or use will comply with the provisions
of this section. In reviewing such documentation, the Borough may
seek the assistance of any public agency having jurisdiction or interest
in the particular issues, and the Borough may seek advice from a qualified
technical expert. All costs of the expert’s review and report
shall be paid by the applicant. A negative report by the technical
expert and the applicant’s refusal or inability to make alterations
to ensure compliance with this section shall be a basis for denying
approval of the application.
(2)
The Zoning Officer shall investigate any purported violation
of the performance standards and, subject to the approval of the Council,
may employ qualified technical experts to assist in the determination
of a violation. Costs of the services of such experts shall be paid
by the owner or operator of the facility or use accused of the violation
if the facility or use is found to be in violation. If the facility
or use is found to comply with the performance standards, said costs
shall be borne by the Borough.
(3)
If the facility or use is found to be in violation, the owner
or operator shall be given written notice of violation in accordance
with Article IX below and a reasonable length of time to correct the
violation. Failure to correct the violation shall be subject to the
penalty provisions of this all result in the revocation of the occupancy
permit for the facility or use.
A.
The standards of this section shall apply to all new construction
or expansions of existing buildings by more than 20% of gross floor
area within the C Zoning District or any mixed-use or multistory residential
buildings meeting such criteria located in any other zoning district.
B.
Prior to receiving a site plan or building permit, a landscaping plan shall be submitted to and approved by the Borough Manager or their designee in accordance with all instructions, the payment of all fees associated, and compliance with all standards set forth in this Article IV. The landscaping plan shall include all of the following:
(1)
All required buffer areas with proposed plantings (identifying
each proposed tree, bush or shrub by type and size), drawn to scale
and identifying the height and width of any proposed mounds.
(2)
All required planting independent of any buffer area requirements
(identifying each tree, bush or shrub by type and size, the use of
sod or seeding, etc.), drawn to scale.
(3)
Any existing trees or vegetation that is to be preserved, accurately
identifying type, size and their relative location.
(4)
Any existing trees or vegetation that will be removed, accurately
identifying their type, size and relative location.
C.
All landscaping required to be installed herein shall be maintained
in accordance with an approved landscape plan with landscaped areas
maintained with plantings in good health and free of refuse and debris.
It shall be the responsibility of the owner/applicant to assure the
continued growth of all required landscaping and/or to replace the
same in the event of frost, vandalism, disease or other reasons for
the discontinued growth of the required trees, shrubs and bushes.
D.
A maintenance bond in the form of cash, certified check or letter
of credit shall be posted with the Borough in the amount of 15% of
the total cost of landscaping shown on the approved landscaping plan
for a period of two years from the date of installation of the landscaping
materials. The maintenance bond shall guarantee replacement of the
required landscaping materials during the term of the bond.
E.
All yard areas not utilized for parking facilities, driveways, gardens,
the planting of trees or shrubs, flower, vegetable or herb beds or
similar uses must be seeded, sodded or landscaped within a reasonable
period of time. The phrase "a reasonable period of time" shall be
interpreted to be within 30 days after construction activities are
completed, unless those activities are completed between a time period
of November 1 through April 1. In such case, the required sodding
or seeding must occur within 30 days of April 1.
F.
In addition to any and all other landscaping and buffering requirements
herein, for nonresidential development on lots of a total area of
21,780 square feet or more, at least one deciduous tree shall be planted
for every 5,000 square feet of gross floor area.
G.
In addition to any and all other landscaping and buffering requirements
herein, for residential developments on lots of a total area of 21,780
square feet or more, at least one deciduous tree shall be planted
for every 10 dwelling units thereon.
I.
The preservation of plants and trees that exist on a site shall count
toward the requirements of this code, provided that:
K.
Buffering.
(1)
Buffer areas may be located within applicable side and rear
yard setbacks along at least 80% of the length of any lot line creating
the boundary between a C zoning district and any other zoning district
and any mixed-use or multistory residential buildings in any zoning
district.
(2)
Buffer yards shall have a minimum depth of 10 feet as measured
from the property line.
(3)
Buffer yards shall be landscaped with a combination of grass
and mulched landscape beds, and shall be comprised of one row of planted
landscape elements containing no fewer than the following buffer landscape
elements:
 |
(a)
A mixture of 30% deciduous trees and 70% evergreen trees spaced
with the row 10 feet apart, measured from the vertical center lines
of each adjacent tree, each of at least six feet in height as measured
from the ground to the top of the tree, and a two-inch caliper diameter
measured at a point one foot above the ground at planting; and
(b)
A continuous row of horizontal evergreen shrubs or hedges of
at least three feet in height.
(4)
In lieu of the continuous row of horizontal evergreen shrubs
or hedges, earthen mounding shall be constructed in the buffer area.
(5)
Buffer yards may include a 100% opaque fence in accordance with
applicable fence regulations in this code.
(6)
In instances where an existing structure houses the principal
use of the property and is located within any required buffer area,
a buffer area of not less than the minimum distance from the existing
structure to the property line shall be required. This reduced buffer
area width shall apply only to the yard area upon which the existing
structure encroaches. If the existing structure is located within
the required buffer area on one side of the building, the required
buffer area shall apply on all other yard areas. All planting requirements
shall be met regardless of the buffer area width.
(7)
When required by Chapter 179, Stormwater Management, of the Code of the Borough, stormwater management facilities and structures may be located within a buffer area; however, the existence of such facilities or structures shall not be a basis for a failure to meet the planting requirements in the buffer area.
These regulations govern the erection, maintenance and replacement
of all fences and screens on all property in the Borough:
A.
Fences.
(1)
A fence permit shall be obtained from the Borough Manager or
their designee for the installation of all fences. A fence permit
shall be required to change, alter or replace an existing fence.
(2)
The Borough’s approval of a fence shall in no way make
it liable to a property owner or create any responsibility on the
part of the Borough relative to the erection of a fence on, over,
or within any easement.
(3)
Fences may be constructed on a lot line. All fences shall be
constructed with structure elements (e.g., posts, beams) facing toward
the property on which the fence is located and away from the lot line;
provided, however, that if both property owners agree that the structural
elements will face away from the property on which the fence is located
and toward the lot line, then a letter signed by both property owners
shall be provided to the Borough prior to approval.
(4)
Unless located on property used for commercial agriculture,
or unless otherwise approved by the Board of Appeals, no fence shall
contain an electric charger or contain Constantine or barbed wire.
Notwithstanding the foregoing, barbed wire, but not Constantine wire,
may be included on fences in the side and rear yards of a property
located in the C District.
(5)
All fences shall be mounted to the ground and no fence shall
be mounted to the roof, parapet wall, or any other portion of a building;
provided, however, that a ground-mounted fence may be attached to
the wall of a building at its terminus.
(6)
Fences may be of any fencing material, which may include recycled
materials, but shall not include sheathing, pallets, or items not
originally intended to be used for fencing, in the rear and side yards
of a lot.
(7)
Fences in the side and rear yards shall be no taller than six
feet from the natural grade. In the C District, side and rear yard
fences may be a maximum of eight feet in height as measured from the
natural grade.
(8)
In front yards, fences may be no taller than four feet, shall
be no more than 50% opaque, and shall be made only of wood (limited
to cedar, redwood, southern pine, teak, or other similar wood species
naturally resistant to decay or insects or treated with a preservative
to effect a resistance to decay or insects), iron, or powder-coated
aluminum.
(9)
No fence shall be located within or interfere with the sight
triangle for vision clearance as set forth in the Borough’s
Engineering Standards.
(10)
Signage is not permitted on any fencing except for a metal placard
no greater than eight inches by eight inches in total and placed by
the manufacturer or installer.
(11)
Temporary fences erected for a specific function and limited
time duration shall be maintained in good condition and shall not
require a permit. No temporary fencing material shall be used for
permanent fencing.
(12)
Snow fencing shall not exceed four feet in height; shall be
limited to plastic mesh or wood slat fencing.
(13)
Construction and/or demolition fencing to enclose an active
construction or demolition site is permitted for the duration of the
construction or demolition period.
B.
Screens and enclosures.
(1)
All trash storage and collection areas on property used for
other than a one-unit residential or two-unit residential use must
be screened by a 100% opaque wood and/or masonry fence of a height
at least 12 inches above the vertical height of the trash receptacle
and in accordance with the Borough’s Engineering Standards for
such enclosures.
(2)
Mechanical equipment or other utility hardware on roof, ground,
or buildings shall be screened from public view with materials harmonious
with the building, or a fully opaque wall of shrubs, or they shall
be so located as not to be visible from any public ways.
A.
Any property containing a surface parking area containing 50 or more
parking spaces shall include interior parking lot landscaping as follows:
(1)
At least 5% of the surface parking area shall be landscaped
with plantings to include one deciduous tree for every 10 parking
spaces in accordance with the tree requirements herein.
(2)
All interior landscaping shall be contained in landscape island
that shall be installed below the level of the parking lot surface
to allow for runoff capture; and
B.
Any property containing a surface parking area abutting a public
street shall contain a minimum five-foot-wide planting strip between
the entire length of the surface parking area and the public street
planted and maintained with shrubbery, trees or other landscape or
decorative elements, in order to prohibit vehicle access except at
approved ingress and egress points, provide a barrier between public
pedestrianways and the vehicular parking, and to improve the aesthetics
of the street frontage.
A.
An application for approval of an addition to or new construction
of any principal use, other than a one-unit or two-unit dwelling,
shall contain adequate information regarding natural and finished
slopes on the site to show compliance with these regulations.
B.
All applications for grading, filling or construction on slopes in
excess of 25% shall be accompanied by a geotechnical report and a
certification by a registered soils engineer regarding the feasibility
of the proposed grading, the stability of the finished slopes, measures
to mitigate landslides, soil erosion, sedimentation and stormwater
runoff and potential impacts on adjacent properties. The consultant
selected to prepare the geotechnical report shall have credentials
acceptable to the Borough, and the cost of preparation of the report
shall be borne by the applicant.
C.
When required by the Borough Engineer, based on evidence from readily
available sources that there may be development limitations associated
with undermining, strip mining, landslide-prone soils or other geologic
hazards on the site, a geologic report by a qualified registered professional
soils engineer regarding soils and subsurface conditions and the probable
measures needed to be considered in the design of the development,
site grading, location of structures and design of foundations, if
any, shall be submitted with the application. The consultant selected
to prepare the geotechnical report shall have credentials acceptable
to the Borough, and the cost of preparation of the report shall be
borne by the applicant.
D.
Only 50% of the total area of any lot that has natural slopes or
finished slopes in excess of 25% shall be included in any calculation
of the minimum lot area, maximum lot coverage or maximum dwelling
unit density required in the zoning district in which the property
is located.
E.
Restoration of all slopes from which cover has been removed shall
be finished and seeded within a reasonable time of such clearance
activity. The phrase "a reasonable time" shall be interpreted to mean
within 30 days after grading and/or construction activities are completed,
unless those activities are completed between November 1 and April
1. In such cases, the required sodding or seeding shall occur within
30 days of April 1. In all cases, temporary erosion and sediment control
measures shall be maintained on the site until permanent vegetative
cover or other unerodable cover is accomplished.
F.
In the case where natural cover has been removed incidental to imminent
development, the finishing and seeding shall not be required until
grading and construction are completed. "Imminent development" shall
mean development that is reasonably expected to commence based on
approved plans and permits within 30 days of the clearing and grubbing
of the site, said construction to be undertaken on a regular work
schedule of a minimum of eight hours per day, 40 hours per week.
G.
In all cases where replacement of cover cannot be accomplished immediately
upon completion of clearance activities, erosion and sedimentation
control measures required by the Borough Engineer during clearance
and construction shall be maintained on the site until the replacement
of cover can be accomplished.
A.
The following applies to all outdoor lighting on a property, whether
or not attached to a building or affixed to the ground. The Borough
is committed to achieving as close to "dark sky" compliance as practicable
on all outdoor lighting.
B.
The following exterior lighting is exempt from the requirements of
this section:
(1)
FAA-mandated lighting associated with a utility tower or airport;
(2)
Lighting for the United States flag, Pennsylvania flag, a county
or Borough flag, or any other flag not considered a flag sign;
(3)
Customary decorative lighting during the months of November,
December, and January, provided that the lighting does not create
unsafe glare on street rights-of-way;
(4)
Battery-powered emergency lighting;
(5)
Architectural lighting of 10 fixtures or fewer of 1,000 lumens
or less per fixture;
(6)
Public safety lighting;
(7)
Streetlighting in the public right-of-way, provided that the
streetlighting has a correlated color temperature of 2,500 Kelvins
or less, except when employed specifically to illuminate a crosswalk,
and provided that the fixtures are glare-free fully shielded; and
(8)
Residential garage, porch, and landscape accent lighting.
C.
A photometric plan showing compliance with these standards shall
be submitted along with all site plans. The photometric plan may be
incorporated into the site plan if all photometric plan components
are included. The lighting plan shall include all of the following:
(1)
All structure(s), parking spaces, building entrances, traffic
areas (both vehicular and pedestrian);
(2)
Vegetation that might interfere with lighting;
(3)
Adjacent uses that might be adversely impacted by the lighting;
(4)
All exterior lighting, including but not limited to, architectural,
building-entrance, landscaping, flag, accent, etc.; and
(5)
A layout of all proposed fixtures by location, orientation,
aiming direction, mounting height and type.
D.
The following sets forth the measurement of light level:
E.
All light fixtures shall meet the following requirements:
(1)
The maximum light level of any light fixture cannot exceed 0.5
footcandle measured at the property line of any zoning district that
has a residential use as a listed permitted use, 2.0 footcandles measured
at the property line of any zoning district that does not have a residential
use as a listed permitted use, and 2.5 footcandles at the property
line of a parking lot.
(2)
Lighting must not be oriented to direct glare or excessive illumination
onto adjacent properties, streets or sidewalks.
F.
All lighting fixtures and poles within a single development shall
be consistent in style, color, size, height, and design and are compatible
with the architecture character of the development. Service connections
for all freestanding lighting fixtures must be installed underground.
G.
The following regulations apply specifically to parking and pedestrian
areas:
(1)
Light fixtures within parking, vehicular, and pedestrian areas
may be no higher than 15 feet.
(2)
Light fixtures located within 50 feet of a property line of
any zoning district that has a residential use as a listed permitted
use may be no higher than 15 feet.
(3)
Light fixtures in parking and vehicular display areas must be
full cutoff.
 |
H.
In all other areas, light fixtures with more than 2,000 lumens must
be full cutoff unless they meet the following:
(1)
Decorative, noncutoff fixtures can be used when the maximum
initial lumens generated by each fixture does not exceed 9,500 lumens;
(2)
If the unshielded fixture has all metal halide, fluorescent,
induction, white high-pressure sodium and color-corrected high-pressure
sodium lamps, the outer lamp envelope must be coated with an internal
white frosting to diffuse light;
(3)
All metal halide fixtures equipped with a medium base socket
must use either an internal refractive lens or a wide-body refractive
globe; or
(4)
All noncutoff fixture open-bottom lights must be equipped with
full cutoff fixture shields.
(5)
To the extent possible, as determined by the Zoning Officer,
internal light sources within structured parking shall not be visible
from the adjacent public right-of-way. Rooftop lighting for parking
facilities shall be no more than 15 feet above the rooftop parking
surface and shall be mounted a minimum of 15 feet in from the edge
of the structure.
I.
The following regulations apply to floodlights and lamps:
(1)
Floodlight fixtures must be either aimed down at least 45°
from the horizontal.
(2)
Any floodlight fixture located within 50 feet of a street right-of-way
must be mounted and aimed perpendicular to the right-of-way, with
a side-to-side horizontal aiming tolerance not to exceed 15°.
(3)
All floodlamps emitting 1,000 or more lumens must be aimed at
least 60° down from horizontal or shielded so that the main beam
is not visible from adjacent properties or the street right-of-way.
J.
Lighting under canopies must be designed to prevent glare off-site.
Acceptable lighting designs include the following:
(1)
Recessed fixture incorporating a lens cover that is either recessed
or flush with the bottom of the canopy surface;
(2)
Lighting fixture incorporating shields or is shielded by the
edge of the canopy itself;
(3)
Surface-mounted fixture incorporating a flat glass that provides
a cutoff design or shielded light distribution;
(4)
Surface-mounted fixture measuring no more than two feet by two
feet, with a lens cover that contains at least 2% white fill diffusion
material; or
(5)
Indirect lighting where light is beamed upward and then reflected
down from the underside of the canopy, provided that the fixture is
shielded so that direct illumination is focused exclusively on the
underside of the canopy.
K.
Lighting of outdoor sports areas, athletic fields, and performance
areas shall comply with the following standards:
(1)
Sport field lights shall not exceed 60 feet in height.
(2)
All lighting fixtures shall be equipped with an existing glare
control package (e.g., louvers, shields, or similar devices) and aimed
so that their beams are directed and fall within the primary playing
or performance area.
(3)
The hours of operation for the lighting system for any game
or event shall not continue more than one hour after the end of the
game or event.
A.
Off-street parking requirements are intended to prevent the crowding
or the creation of traffic hazards on the public streets. Property
abutting a public right-of-way with adjacent on-street parking or
within 1,000 feet of a public parking facility shall not be required
to provide or maintain a specific number of off-street parking spaces.
All other properties shall be required to provide the following number
off-street parking spaces as follows:
(1)
One parking space for every two residential dwelling units on
the property.
(2)
One parking space for every 500 square feet of GFA of nonresidential
use on the property; except that industrial, manufacturing, or warehouse
uses shall be required to provide and maintain one parking space for
every 2,500 square feet of GFA.
B.
In determining the required number of parking spaces, fractional
spaces are rounded to the nearest whole number, with 1/2 or more counted
as an additional space. Where multiple uses exist on the same lot,
the required parking minimum will be the sum of the required parking
for each use.
C.
Off-site parking located within 600 feet of a property and under
common ownership or subject to a recorded easement agreement may be
used to satisfy the above parking space count requirements. Parking
may be provided at a rate that exceeds the required minimum number
of parking spaces. However, if the amount of parking provided exceeds
175% of the required parking minimum, additional perimeter tree planting
will be required at a rate of one tree with a minimum caliper diameter
of three inches at the time of planting for every eight parking spaces
that exceed 175% of the minimum required number of parking spaces.
D.
To reduce the number of curb cuts along neighborhood sidewalks, improve
safety for pedestrians, individuals with disabilities, and other users
of the Borough’s streets and sidewalks, new single- and two-unit
residential buildings are encouraged to share a common driveway and
curb cut.
E.
All driveways, parking, and loading areas for all uses shall be paved
with a material such as concrete, asphalt, or pavers. All open off-street
parking facilities shall be provided with adequate drainage facilities
as approved by the Borough Engineer. Designated parking spaces shall
be marked on the surface of the parking area with paint or permanent
marking materials and maintained in clearly visible condition.
F.
In parking areas that contain five or more spaces, all parking spaces
shall be clearly delineated by painted lines or markers. Parking spaces
shall be provided with bumper guards or wheel stops, where necessary,
for safety or protection to adjacent structures, walkways, roadways
or landscaped areas. All vehicular entrances and exits to parking
areas shall be clearly marked for all conditions. Short-term visitor
parking spaces shall be differentiated from long-term employee spaces
by suitable markings. Handicapped parking shall be appropriately marked.
G.
Parking spaces and drive aisles shall conform
to the following minimum dimensions:
|
Parking Space Angles
(one-way travel unless otherwise stated)
|
Minimum Width
(feet)
|
Minimum Length
(feet)
|
Minimum Drive Aisle Width
(feet)
|
|
Parallel parking
|
10
|
22
|
12
|
|
Parallel parking (two-way travel)
|
9
|
22
|
22
|
|
90°
|
9
|
19
|
22
|
|
60°
|
9
|
20
|
16
|
|
45°
|
9
|
18
|
12
|
 |
Bicycle parking is required to be provided for all new construction
in the C and TO Zoning Districts as follows:
A.
Bicycle parking areas shall be designed so that, when fully occupied,
bicycles, including trailers, shall not obstruct an adjacent sidewalk,
path, or other pedestrianway.
B.
Bicycle parking spaces shall be near the main entryway into the primary
structure or located inside the primary structure.
C.
Bicycle parking spaces shall be provided at a rate of one bicycle
parking space per 20 off-street parking spaces. No more than 10 bicycle
parking spaces shall be required for any primary structure.
A.
The requirements for commercial off-street loading facilities shall
be provided in accordance with the following standards for any new
structure that requires the receipt or distribution of materials or
merchandise by trucks or similar commercial vehicles. All commercial
buildings of a minimum of 15,000 square feet gross floor area shall
have at least one loading and unloading berth and one additional loading
and unloading berth for each 15,000 square feet of gross floor area
thereafter.
B.
The following requirements shall pertain to the location of loading
berths:
(1)
All required loading berths shall be located on the same lot
as the use served.
(2)
In no case shall a loading berth be located in such a manner
as to require loading/unloading vehicles to back into or maneuver
within a public right-of-way or overhang adjacent property.
(3)
A plan shall be submitted and approved during the review process
that shows how the loading will occur.
(4)
No permitted or required loading berth shall be located within
50 feet of the nearest point of intersection of any two streets.
(5)
Loading or unloading may not interfere with or encroach on fire
and emergency vehicle lanes, parking areas, sidewalks, bike lanes,
drive aisles or queuing areas.
(6)
Loading areas are not permitted within 100 feet of a residential
dwelling.
(7)
Loading areas may not block required parking, or the associated
circulation for required parking.
(8)
Loading areas must be located to the side or the rear of the
building and may not be placed between the street and the building
or any front facade of a building.
C.
Unless otherwise specified, a required off-street loading berth shall
be as follows:
(1)
For local pickup and delivery trucks: 12 feet in width by 30
feet in length with a forty-five-foot maneuvering apron and shall
have a vertical clearance of at least 12 feet. The maneuvering apron
shall be at least 20 feet from the center line of the street.
(2)
For over-the-road tractor-trailers: 12 feet six inches in width
by 60 feet in length with a seventy-foot maneuvering apron and shall
have a vertical clearance of at least 15 feet. In no case, shall the
loading berth be less than 145 feet from the center line of the street.
D.
Each required off-street loading berth shall be designed with appropriate
means of vehicular access to a street or alley in a manner that will
least interfere with traffic movement.
E.
All off-street loading berths shall be surfaced with concrete or
other appropriate material meeting the durability requirements. Bituminous
asphalt may be used on the portions of the apron outside of the landing/parking
space.
F.
Loading spaces that are constructed below grade shall have a stormwater
drainage system that complies with Borough engineering standards.
G.
Space allocated for off-street loading use shall not, while so allocated,
be used to satisfy the space requirements for any off-street parking
facilities or portions thereof.
H.
Uses for which off-street loading facilities are required herein,
but that are located in buildings of less floor area than the minimum
prescribed, shall provide adequate receiving facilities accessible
by motor vehicles off any adjacent alley, service drive, or open space
on the same lot.
I.
Vehicle loading areas shall be screened from adjacent uses with a
twenty-five-foot buffer area that is inclusive of the setback distances
required in this code. Within the required setback, the buffer area
shall consist of a six-foot-high landscaped earthen berm planted with
eight trees and 15 shrubs per 100 linear feet of buffer or a six-foot-tall
opaque fence. A minimum of 50% of the buffer area plants shall be
evergreen.
J.
The overnight parking of semi-trucks shall be permitted in designated
areas in the rear or side yard of a building in the C Zoning District,
provided that the such overnight parking shall not be located closer
than 50 feet from the front lot line.
The following standards apply to all new or expanded drive-through,
and the addition of drive-through facilities on existing properties:
A.
Drive-throughs may not be located within 100 feet of a district that
allows one-unit dwellings or any one-unit dwelling no matter the zoning
district.
B.
If within 200 feet of a district that allows one-unit dwellings,
drive-throughs may not operate between the hours of 12:00 a.m. and
5:00 a.m.
C.
The entire drive-through lane, including stacking areas, must be
paved with concrete.
D.
Drive-through stacking space requirements are intended to provide
for queuing of vehicles in line for drive-through services provided
by an establishment where drive-throughs are permitted in this code.
E.
Stacking spaces are measured in twenty-foot increments to provide
for adequate space between vehicles and to ensure that queuing vehicles
are not spilling into public rights-of-way or easements and causing
congestion therein. All queuing vehicles at all times shall be located
on the lot on which the drive-through services are being provided
and shall not interfere with on-site parking or circulation.
F.
The following table provides the required minimum number of vehicle
stacking spaces that must be provided behind the menu board, if applicable
and based on the number of pick-up/service windows following the menu
board, or a pick-up/service window/opening if no menu board by use:
G.
Drive-through stacking lanes shall adhere to the following standards:
(1)
All stacking spaces must have a minimum width of 10 feet along
straight segments, 12 feet along curved segments, and the stacking
space length must be a minimum of 20 feet.
(2)
Drive-through lanes must be separated by striping and may not
interfere with off-street parking or the lanes utilized for maneuvering
in and out of off-street parking spaces.
(3)
Establishments with drive-throughs must provide a bypass lane
whereby vehicles may circulate around drive-through lanes.
(4)
There must be one trash receptacle provided per drive-through
lane.
(5)
Pedestrian walkways shall be clearly visible and be emphasized
by enhanced paving or markings where they intersect drive-in or drive-through
aisles.
(6)
The following regulations shall apply to menu boards and directional
signage within drive-through facilities:
(a)
A maximum of two menu boards per drive-through aisle are permitted.
(b)
Associated access sign that give directions to vehicles through
the parking lot and drive-through are permitted and may not be used
for advertising purposes.
(c)
Menu boards may internally illuminate for the sole purpose of
lighting menu writing or graphics and may not flash or have any visible
bulbs or Led lighting. External lighting is prohibited.
(d)
All menu boards must be oriented toward the drive-through aisle
that it is serving.
(e)
Drive-through speakers shall not emit more than 50 decibels
and shall not be audible above ambient noise from adjacent properties.
(f)
Drive-through speakers shall not be used for outdoor music.
The following accessory uses are permitted or conditionally
permitted as shown in the Use Table above:[1]
A.
Accessory structures.
(1)
No accessory structure shall be erected or constructed prior
to the erection or construction of the principal building, except
for a temporary building incident to construction of the principal
building.
(2)
No accessory buildings shall be located closer than three feet
to a side or rear lot line.
(3)
A detached accessory building shall only be permitted in the
rear yard. An accessory building connected by a breezeway or similar
structure not less six feet in length shall be permitted in the side
or rear yard. Accessory buildings shall be at least six feet from
any dwelling situated on the same lot and shall not, in the aggregate,
occupy more than 30% of the required rear yard.
(4)
An accessory structure may not exceed 1,000 square feet in total
gross floor area unless all of the following are satisfied:
(5)
Nonbuilding accessory structures, such as public utility installations,
walks, driveways, curbs, retaining walls, mailboxes, nameplates, lampposts,
bird baths, flagpoles, and structures of a similar nature, are permitted
in any front, side or rear yard.
B.
Accessory dwelling unit (ADU).
(1)
An accessory dwelling unit (ADU) may be established only through
new construction, conversion of an existing structure, addition to
an existing structure, or conversion of an existing house to an ADU
while simultaneously constructing a new primary dwelling on the site
where there is adherence to all zoning regulations for both structures.
A permit is required for the construction or addition of an ADU. The
following standards apply to ADUs.
(a)
Only one ADU is allowed on a lot.
(b)
Exterior finish materials must visually match in type, size
and placement the exterior finish materials of the primary dwelling.
(c)
The property owner must permanently reside in either the principal
unit or the accessory unit.
(d)
The maximum size of a detached ADU is 800 square feet of floor
area and the maximum height must adhere to the accessory dwelling
height maximum for the respective district. All other requirements
for an accessory structure must be met.
(e)
If the ADU is located within the principal unit, the principal
structure must be at least 1,000 square feet and the accessory unit
cannot exceed 1/3 of the total floor area of the structure. If the
principal structure has more than one story, the maximum floor area
of an ADU may be equal to that of the first floor, but shall be less
than or equal to 50% of the total floor area of the structure.
(f)
There must be a sidewalk from the street to the primary entrance
of a detached accessory unit.
(2)
An accessory unit on the upper floors of the principal structure
shall have an interior stairway to the primary entrance of the accessory
unit. Secondary stairways may be located on the exterior, but not
on the front exterior of the building.
(3)
Provided that the parking requirement is met for the principal
one-unit dwelling, no additional parking is required.
(4)
All utilities extended to serve the ADU must be located underground.
C.
Private swimming pool. Private aboveground or below-ground swimming
pools may be constructed as an accessory use to any primary use. The
following standards apply:
(1)
A permit is required prior to the construction of all below-ground
swimming pools with a depth greater than two feet.
(2)
Swimming pools are permitted in the side or rear yards only
and must be set back at least 10 feet from side and rear property
lines.
(3)
Every swimming pool shall be provided with a suitable draining
method, and in no case shall waters from any pool be drained into
the sanitary sewer system, onto lands of other property owners adjacent
to land on which the pool is located, or in the general vicinity.
(4)
Swimming pools with a depth of more than two feet must be enclosed
by a protective fence at least four feet in height. The fence must
include self-closing, lockable gates or entrances when the pool is
not tended by a lifeguard or an adult occupant of the primary residential
structure. Openings in the barrier shall not allow passage of a four-inch
or greater diameter sphere. Solid barriers, that do not have openings,
such as masonry or stone wall, shall not contain indentations or protrusions
except for normal construction tolerances and tooled masonry joints.
Where the barrier is composed of horizontal and vertical members and
the distance between the tops of the horizontal members is less than
45 inches, the horizontal members shall be located on the swimming
pool side of the fence. Spacings between vertical members shall not
exceed 1.75 inches in width. Where there are decorative cutouts within
vertical members, spacing within the cutouts shall not exceed 1.75
inches in width.
(5)
Maximum mesh size for chain-link fences shall be a square of
2.25 inches unless the fence is provided with slats fastened at the
top or the bottom that reduce the openings to not more than 1.75 inches.
(6)
Where the barrier is composed of diagonal members, such as a
lattice fence, the maximum opening formed by the diagonal members
shall not be more than 1.75 inches.
(7)
Access gates shall be equipped to accommodate a locking device.
Pedestrian access gates shall open outward away from the pool and
shall be self-closing and have a self-latching device. Gates other
than pedestrian access gates shall have a self-latching device. Where
the release mechanism of the self-latching device is located less
than 54 inches from the bottom of the gate, the release mechanism
and openings shall be located on the pool side of the gate at least
three inches below the top of the gate and the gate and barrier shall
have no opening greater than 0.5 inch within 18 inches of the release
mechanism.
(8)
Where a wall of a dwelling serves as part of the barrier, one
of the following conditions shall be met:
(a)
The pool shall be equipped with a powered safety cover in compliance
with ASTM F1346; or
(b)
All doors with direct access to the pool through that wall shall
be equipped with an alarm that produces an audible warning when the
door and its screen, if present, are opened. The alarm shall sound
continuously for a minimum of 30 seconds immediately after the door
is opened and be capable of being heard throughout the house during
normal household activities. The alarm shall automatically reset under
all conditions. The alarm system shall be equipped with a manual means,
such as touchpad or switch, to temporarily deactivate the alarm for
a single opening. Such deactivation shall last for not more than 15
seconds. The deactivation switch(es) shall be located at least 54
inches above the threshold of the door; or
D.
Overnight lodging, private transient occupancies (PAC).
(1)
Within the R-A, R-S, and R-C Districts, the proprietor of a
unit used for overnight lodging, private transient occupancies must
also have their primary residence on the property on which the said
unit is located.
(2)
No more than six guests over the age of 18 shall be allowed
to stay on any property at any given time, irrespective of the number
of units on the property.
(3)
All units must have operational fire extinguishers, smoke detectors
and carbon monoxide detectors.
(4)
Guest stays within units shall not exceed 30 consecutive days.
(5)
No unit shall be used for overnight lodging, private transient
occupancies for more than 25% of a calendar year.
A.
The building design standards herein are intended to promote high-quality,
aesthetically consistent, but not homogeneous or monotonous, design
for the promotion of the durability and longevity of buildings and
the preservation of property values in the Borough.
B.
The building design standards herein shall apply to any expansion
of an existing structure by an amount greater than or equal to 30%
of the GFA.
C.
Allowed exterior materials are determined by building elevation.
Additional design standards specific to certain building elevations
and circumstances may also apply as set forth herein.
D.
These standards are in addition to the development standards applicable
in each district. Where there is a conflict between the development
standards in each zoning district and these building design standards,
the building design standards herein shall govern and control.
E.
Concrete block shall not be permitted on any exterior elevation.
Split-faced concrete block shall not be used on any front elevation
but may be used on a side and rear elevation of a building containing
a commercial use so long as the elevation does not face a street or
public way.
F.
PVC piping, plastics, pressboard, cardboard, or veneers or panels
for interior applications shall not be permitted on any building elevation.
G.
Glass block shall not be used on any front or side elevation except
at the basement level.
H.
An applicant shall provide a sample of all proposed materials to
be reviewed and approved by the Zoning Officer for compliance with
the standards set forth herein.
I.
All materials shall be rated and certified for exterior usage and
shall be fully compliant with all applicable building and fire codes,
regulations, and ordinances.
J.
A material other than those permitted herein may be proposed by an
applicant and approved by the Zoning Officer if all of the following
are satisfied:
(1)
The material is present on at least 50% of the total area of
front elevations of all existing buildings within 1,000 feet of the
subject building located along the same street frontage and the existing
buildings were not constructed as part of a subdivision or common
development scheme; and
(2)
The material is existing on more than one building located in
the same district that has been constructed, expanded, or altered
within the five-year time period immediately preceding the application.
A.
On through lots in any R-A, R-S or R-C Zoning District, a front yard
is required on each street.
B.
In any R-A, R-S or R-C Zoning District where a reversed interior
lot abuts a corner lot or an alley separating such lots, an accessory
building located on the rear lot line of a corner lot shall be set
back from the side street as far as the dwelling on the reversed interior
lot. For each foot that such accessory building is placed from the
rear lot line toward the front lot line of the corner lot, the accessory
building may be set four inches closer to the side street line, but
in no case closer than five feet.
C.
Side yard width may be varied where the side wall of the building
is not parallel with the side lot line or is broken or otherwise irregular.
In such case, the average width of the side yard shall not be less
than the otherwise required minimum width; provided, however, that
such side yard shall not be narrower at any point than 1/2 the otherwise
required least width or narrower than three feet in any case.
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A.
The minimum front setback for steps, walks, terraces and open porches
is eight feet less than the minimum front setback for the principal
structure. The minimum front setback for architectural appurtenances,
such as cornices, canopies and eaves, is two feet less than the minimum
front setback for the principal structure.
B.
The minimum side setback for architectural appurtenances, such as
cornices, canopies and eaves, is two feet less than the minimum side
setback for the principal structure. The minimum side setback for
open and lattice-enclosed fire escapes or fireproof outside stairways
is four feet less than the minimum side setback of the principal structure.
C.
The minimum rear setback for a deck that projects from a principal
structure is 35% less than the minimum rear setback for that principal
structure. A deck may not be more than 30% of the width of the principal
structure to which it is attached.
D.
The minimum rear setback for steps, walks, terraces and open porches
is five feet less than the minimum rear setback for the principal
structure. The rear setback for architectural appurtenances, such
as cornices, canopies and eaves, is two feet less than the minimum
rear setback for the principal structure.
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A
|
8 feet maximum
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B
|
5 feet maximum
| |
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C
|
4 feet maximum
| |
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D
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2 feet maximum
| |
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E
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35% width of principal street, maximum
| |
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F
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35% of minimum rear setback, maximum
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A.
The general intent of the provisions in this section is to promote
the public health and welfare by increasing the supply of affordable
housing for a range of family sizes and promoting economic integration
within the Borough. Specifically, the intent is to encourage quality,
economically balanced development by:
(1)
Encouraging diverse and balanced housing available for households
of all income levels and ensuring that when developing the limited
supply of developable land, housing opportunities for persons of variety
of income levels are provided; and
(2)
Utilizing sites in a TO District as opportunities to build mixed-income
developments. Because remaining land appropriate for residential development
within in the TO District is limited, it is essential that a reasonable
proportion of such land be developed into housing units affordable
to low- and moderate-income people.
B.
The provisions of this section shall apply to any new construction
in the TO District containing a total of 15 or more residential dwelling
units.
C.
Not fewer than 15% of the dwelling units (rounded up to the nearest
whole unit) within the participating residential development shall
be affordable to households with an income not to exceed 80% of the
area median income (AMI) for the Pittsburgh MSA as determined annually
by the U.S. Department of Housing and Urban Development. Participating
residential developments including or consisting of multi-unit dwellings
shall provide affordable housing units as rental units in the same
proportion that the multi-unit dwellings comprise a portion of the
total residential development.
D.
Eligible households. Households whose income does not exceed 50%
of AMI as adjusted for household size are eligible to rent an affordable
unit and households whose income does not exceed 80% of AMI as adjusted
for household size are eligible to purchase an affordable dwelling.
In order to purchase or rent an affordable housing unit, the income-eligible
household must receive a certificate of qualification issued by the
Borough evidencing that the household has met said eligibility requirements.
E.
Unit requirements. Affordable units may be places anywhere in the
building except for any floor that is partially underground, and shall
be substantially similar in size, quality of finishes and access to
amenities as at least 51% of the market-rate units in the building.
