[Ord. No. 477, 5/11/2021]
The Township is divided into a series of zoning districts and overlay districts stated in this chapter and as shown by the district boundaries on the Official Zoning Map.
1. 
Zoning Districts.
A. 
R-1 - Single-Family Residential.
B. 
R-2 - Suburban Residential.
C. 
MU - Mixed Use.
D. 
CE - Civic and Education.
E. 
B-1 - Neighborhood Commercial.
F. 
B-2 - General Business.
G. 
I-1 - Light Industrial.
H. 
I-2 - Heavy Industrial.
2. 
Overlay Districts.
A. 
AZO - Airport Zoning Overlay.
B. 
SE - Streetscape Enhancement Overlay.
[Ord. No. 477, 5/11/2021]
1. 
R-1 - Single-Family Residential. The purpose of this district is to encourage the continuation of agricultural practices and to allow lower to medium-density residential development to occur in areas of the Township where public water and public sewers may or may not exist and/or are not anticipated within the near future.
2. 
R-2 - Suburban Residential. The purpose of this district is to accommodate for a mix of residential units and densities, including single-family dwellings on smaller lots where public water and public sewer is available or is likely to be extended, and to accommodate for higher density residential developments, including multifamily dwellings.
3. 
MU - Mixed Use. The purpose of this district is to provide areas for a mix of residential and low-intensity neighborhood commercial facilities intended to serve the immediate area with goods and services. This district is intended to provide convenience opportunities that cater to the surrounding neighborhoods and community but is not intended to house facilities which are high-impact, and which may be more regional in their draw.
4. 
CE - Civic and Education. The purpose of this district is to encourage unified and centrally located development of institutional uses and other civic services.
5. 
B-1 - Neighborhood Commercial. The purpose of this district is to provide sufficient space for community-level commercial and service establishments and to promote stable commercial development for smaller scale business and service uses.
6. 
B-2 - General Business. The purpose of this district is to provide for retail and service facilities which serve the needs of the general community and which are located in high volume traffic corridors to allow convenient access and to minimize traffic impact on neighborhoods and local roads.
7. 
I-1 - Light Industrial. The purpose of this district is to encourage the development of light industrial uses in appropriate locations where the public health, safety, and welfare of the surrounding neighborhoods are protected.
8. 
I-2 - Heavy Industrial. The purpose of this district is to provide areas for the development of heavy industrial uses, including manufacturing processes, in locations that are convenient to the regional transportation network and where the environmental impacts of the uses will not negatively impact surrounding neighborhoods.
[Ord. No. 477, 5/11/2021]
1. 
District boundaries shown within the lines of roads, streams, and transportation ROWs shall be deemed to follow the center line. The vacation of roads shall not affect the location of such district boundaries.
2. 
When the Zoning Officer cannot definitively determine the location of a district boundary by such center line, by the scale or dimension stated on the Official Zoning Map, or by the fact that it clearly coincides with a lot line, he shall refuse action, and the ZHB, upon appeal, shall interpret the location of the district boundary with reference to the scale of the Official Zoning Map and the purposes set forth in all relevant provisions of this chapter.
[Ord. No. 477, 5/11/2021; as amended by Ord. No. 481, 7/13/2021; by Ord. No. 483, 7/13/2021; by Ord. No. 498, 6/28/2022; by Ord. No. 499, 8/9/2022; by Ord. No. 513, 11/14/2023; by Ord. No. 525, 4/23/2024]
1. 
Introduction. These general regulations shall apply in all zoning districts:
A. 
Unless specifically defined, general provisions outlined in this chapter shall apply to all zoning districts.
B. 
Any use not expressly listed for a zoning district is not permitted in that district, unless authorized as a conditional use or a use by special exception in accordance with the provisions of Part 6 of this chapter, and only in those districts where "uses not specifically listed" are expressly listed as a conditional use shall such uses be considered for development.
C. 
Accessory buildings, structures, uses, or events which are customarily accessory to a lot's principal building(s), structure(s), or use(s) shall be permitted as accessory uses by right and shall be developed in accordance with Subsection 6 of § 27-305.
D. 
In the R-1 and R-2 Zoning Districts, a single authorized use shall occupy the lot or its principal building or structure, provided all applicable requirements for the use can be met. See § 27-316 for additional details and possible exceptions.
E. 
In the MU, CE, B-1, B-2, I-1, and I-2 Zoning Districts and in any PRD and PNRD developments, more than one authorized use may occupy the same lot, building, or structure, provided all applicable requirements for each of the uses can be met. See § 27-316 for additional details and possible exceptions.
F. 
On farms, principal farm buildings and structures may occupy the same lot as a single-family dwelling. However, two or more single-family dwellings shall not occupy the same lot.
G. 
In addition to the basic zoning requirements defined by Part 6 of this chapter, all conditional uses shall conform to all the applicable requirements and provisions defined by Part 6 of this chapter. All uses by special exception shall conform to all applicable requirements and provisions defined by Part 7 of this chapter.
H. 
Development shall be pursued, at a minimum, in accordance with the provisions outlined in the Township Construction Standards (Chapter 5, Part 4).[1]
[1]
Editor's Note: The Township Constructions Standards are kept on file in the Township's offices.
I. 
Unless a process for development is otherwise outlined in this chapter, a landowner and/or developer submitting an application for subdivision and/or land development shall abide by the approval procedure outlined in the SALDO.[2]
[2]
Editor's Note: See Ch. 22, Subdivision and Land Development.
J. 
In all zoning districts, accessory structures and uses are not permitted without first having a principal structure on the lot or substantial completion of a principal structure. This does not apply to temporary construction trailers or construction sheds as permitted by this chapter.
2. 
Permitted Uses, Conditional Uses, and Uses by Special Exception.
A. 
The permitted uses, conditional uses, and uses by special exception for each zoning district are set forth in Table 1, "Table of Authorized Principal Uses" of this chapter.
B. 
As used in Table 1 of this chapter:
(1) 
The letter "P" denotes a permitted use by right, subject to the requirements specified by this chapter and provided a zoning certificate has been issued in accordance with Part 12 of this chapter.
(2) 
The letter "C" denotes a use that is conditional, subject to the requirements specified by this chapter and provided that the Board of Supervisors grants the conditional use pursuant to Part 6 of this chapter.
(3) 
The letter "S" denotes a use that is a special exception subject to the requirements specified by this chapter and provided that the ZHB grants the special exception pursuant to Part 7 of this chapter.
Table 1: Table of Authorized Principal Uses
Use
R-1
R-2
MU
CE
B-1
B-2
I-1
I-2
Adaptive reuse
C
C
C
C
C
C
Adult-oriented business
C
Agricultural operation
P
P
P
P
Airport
C
Airport control tower
C
Ambulance station
C
C
C
C
C
C
C
C
Amphitheater
C
C
Amusement arcade
C
C
C
Amusement park
C
Animal day care
C
C
C
Animal grooming facility
C
C
P
Animal hospital and veterinarian services
C
C
P
Aquarium/zoo
C
Art gallery
P
P
P
Arts and crafts studio
P
P
P
Asphalt/concrete plant
C
Auditorium
C
C
C
Bank/financial institution
C
P
P
Barn
P
Bed-and-breakfast inn
C
C
Beverage distributor
P
P
P
Billboard
C
Boardinghouse
C
Brewery
C
C
Bus or truck maintenance facility
C
C
Business services
P
P
P
P
Campground
C
Car wash
C
C
P
Care facilities and senior housing:
Assisted living facility
C
C
C
Independent living facility
C
C
Life care community
C
C
Nursing home
C
C
C
Retirement housing facility
C
C
Catering (kitchen/food preparation only)
C
P
P
Catering/event venue
C
C
C
P
Cemetery and mausoleums
C
Club/lodge (not including commercial recreation uses)
C
C
C
P
College/university
C
Commercial motor vehicle repair
C
C
Community center
C
C
C
C
C
C
C
Conference center
P
Construction-related business
C
C
C
P
P
Convenience store
C
C
C
Correctional facility
C
Day care, adult
C
C
P
P
Day care, child
C
C
P
P
Distillery
C
C
C
Distribution center
P
P
Dormitory
C
Drive-through facility
C
C
Dwelling types:
Conversion dwelling
C
C
C
Duplex
P
P
Apartment, garden
C
C
C
C
Apartment, high-rise
C
C
C
Manufactured home park
C
Multifamily dwelling
C
C
Quadruplex
C
Single-family dwelling
P
P
P
C
Tiny house
C
Townhome
C
Educational institution
C
Emergency operation center
P
P
P
P
P
Emergency services facility
P
P
P
P
P
Emergency shelter
P
P
P
P
P
Essential services
P
P
P
P
P
P
P
P
Farmers market
C
C
C
C
Fire station
C
C
C
C
C
C
C
C
Fitness center
C
C
P
Flea market
C
C
Flex space
P
P
P
P
Flowback water treatment plant
P
P
Food and grocery store
C
C
C
Forestry
P
P
P
P
P
P
P
P
Freight and truck terminal
P
P
Funeral home/crematorium
C
P
P
Garden center
P
C
C
C
C
Gas/fuel station
C
C
C
Golf course
C
C
Golf driving range
C
C
C
Grain silo
P
Greenhouse/nursery
C
C
C
Ground-mounted solar system
P
P
P
P
P
P
P
P
Group care facility
C
C
C
C
Group home
P
P
P
Hazardous waste recycling facility
C
Heavy equipment repair
C
P
Hobby farm
P
C
C
Home-based business, (no-impact)
P
P
P
P
P
Home occupation
C
C
C
Hospital
C
C
C
Hotel
C
C
C
Kennel
C
C
Laboratory
C
P
P
Landscaping service center (retail)
P
C
C
P
P
Landscaping service center (wholesale)
C
C
C
P
P
Laundromat
C
C
P
Library
C
C
C
C
C
C
C
C
Limited winery
C
C
C
Live-work unit
C
C
C
Magistrate office and court
C
C
C
Manufactured home sales
P
Manufacturing facility, light
P
P
Manufacturing facility, heavy
P
Massage therapy establishment
C
C
C
Medical clinic
P
P
Medical marijuana dispensary
C
C
Medical marijuana grower/processor
P
P
Medical offices (low-intensity)
P
P
P
Medical offices (high-intensity)
C
C
P
Microbrewery
C
C
C
Microdistillery
C
C
C
Mineral development
C
C
C
C
C
C
Motel
C
C
C
Municipal building
C
C
C
C
C
C
C
C
Natural gas compressor station
C
C
Natural gas processing plant
C
C
Nature preserve
P
Nightclub
C
P
P
Offices, business professional
P
P
P
P
P
Oil and gas compressor station
C
C
C
Oil and gas processing plant
C
C
C
Oil and gas well/pad
C
C
C
C
C
C
C
C
Park
P
P
P
P
P
P
Park-and-ride facility
P
P
Parking lot, commercial
C
C
C
C
Parking structure, commercial
C
C
Pawnshop
P
Personal services
P
P
P
Pet boarding
C
C
C
Pharmacy
C
C
Pilot manufacturing
P
P
Place of worship
C
C
C
C
C
C
Planned residential development (PRD)
P
P
P
Planned nonresidential development (PNRD)
C
C
C
Police station
C
C
C
C
C
C
C
C
Post office
P
P
P
Public utility building and public utility transmission facility
C
C
C
C
C
P
P
Railroad facility
C
C
Railroad freight transloading and distribution terminal
C
Recreation facility
C
C
C
P
Recreation - indoor
C
C
C
Recreation - outdoor
C
C
C
P
Recycling business
C
P
Repossession business
C
C
Research and development
C
P
P
Restaurant
C
C
P
Restaurant, takeout only
C
C
P
Retail store (< 1,500 square feet)
P
P
P
Retail store (1,500 to 5,000 square feet)
C
P
P
Retail store (5,000 to 20,0000 square feet)
C
P
Retail store (> 20,000 square feet)
C
Roadside stand, principal
C
C
C
Salt storage facility
C
C
Salvage/junk yard
C
School
C
Self-storage facility
P
P
Service station
C
C
C
Shopping center
C
C
C
Short-term rental, principal
C
Skilled nursing facility
C
C
C
Solar energy facility, large
C
C
C
C
Solid waste combustor or incinerator
C
Solid waste landfill facility
C
Solid waste transfer station
C
Stable, commercial
C
Storage yard
C
C
Supply yard
P
P
Tattoo parlor
C
Tavern or bar
C
C
C
Taxi and limousine service
P
Theater
C
Theater, drive-in
C
Towing or other road services
C
C
Transfer facility, or resource recovery facility
C
Vehicle rental facility
C
Vehicle repair garage
C
C
C
P
P
Vehicle sales
C
P
P
Vineyard
P
C
C
Warehouse and storage services
P
P
Wastewater treatment plant
C
C
Water storage
C
C
C
C
C
C
Wholesale business
C
C
P
P
Winery
C
C
C
Wireless communications facility
See Part 11
Uses not listed
C
C
3. 
Lot Requirements.
A. 
The minimum dimensional requirements for lots in each district shall be provided as shown in Tables 3 and 4.
B. 
Corner lots shall provide front yards on each street frontage. The remaining two yards shall be considered side yards.
C. 
For corner lots that have three frontages, the front and/or side yards shall be determined depending on where the front door faces. The primary front yard is where the front door is oriented toward the street.
D. 
Any lot of record existing at the effective date of this chapter may be used for the erection of a building or structure conforming to the use regulations of the district in which it is located, even though its area and/or width are less than the minimum requirements of this chapter, provided that all other requirements of the district in which it is located can be met.
E. 
Any development of a lot shall conform to the dimensional requirements of the zoning district in which it is located as well as, if applicable to the lot, any additional overlay provisions as identified in Part 5 of this chapter.
F. 
Flag lots shall not be permitted unless a minimum width of 30 feet is met and the lot is on a minimum of five acres. There is a limit to one flag lot.
Table 3: Residential Zoning District and Residential Use Area and Bulk Regulations
[Amended by Ord. No. 483, 7/13/2021; Ord. No. 499, 8/9/2022]
R-1
R-2
MU
Minimum lot area with sewer (square feet per lot)
40,000
SFD detached: 20,000
All other lots: 10,000
SFD detached: 6,000
Townhome: 3,600
Garden apt: 43,560
All other lots: 4,000
Minimum lot area without sewer (square feet per lot)
80,000
80,000
SFD detached: 6,000
Townhome: 3,600
Garden apt: 43,560
All other lots: 4,000
Maximum density (dwelling units per acre)
0.5 without public sewer
1.1 with public sewer
SFD detached: 6
Townhome: 12
All other lots: 8
SFD detached: 6
Townhome: 12
Garden apt: 18
All other lots: 8
Maximum lot coverage
30%
40%
50%
Minimum lot width at minimum front principal building setback (linear feet)
With sewer: 80
Without sewer: 150
SFD detached: 60
Townhome: 30
All other lots: 60
SFD detached: 60
Townhome: 20
Garden apt: 75
All other lots: 50
Minimum principal building setbacks - front (feet)
40
20
15
Minimum principal building setbacks - side (feet)
Adjoining residential districts: 15
Adjoining all other districts: N/A
Adjoining residential districts: 10
Adjoining all other districts: N/A
Adjoining residential districts: 15
Adjoining all other districts: 10
Minimum principal building setbacks - rear (feet)
Adjoining residential districts: 30
Adjoining all other districts: N/A
Adjoining residential districts: 20
Adjoining all other districts: N/A
Adjoining residential districts: 30
Adjoining all other districts: 30
Maximum structure height - principal (feet)
40
SFD detached: 40
Townhome: 40
All other lots: 55
40
Maximum principal structure height - accessory (feet)
20
20
20
Minimum accessory building and structure setbacks - side (feet)
5
5
5 for residential; 10 for mixed use or commercial
Minimum accessory building and structure setbacks - rear (feet)
5
5
If adjoining residential, 50 feet; all other cases, 10 feet
Table 4: Nonresidential Zoning District Area and Bulk Regulations
Bulk and Area Regulations Nonresidential Zoning District
MU
CE
B-1
B-2
I-1
I-2
Minimum lot area
(square feet per lot)
Minimum: 8,700
Maximum: 87,000
43,560
5,000
20,000
20,000
87,120
Maximum lot coverage
75%
80%
80%
80%
65%
65%
Minimum lot width at minimum front principal building setback
(linear feet)
75
150
65
100
100
200
Minimum principal building setbacks - front (feet)
15
30
20
30
50
50
Minimum principal building setbacks - side (feet)
Adjoining residential district: 15
Adjoining all other districts: 10
Adjoining residential districts: 50
Adjoining all other districts: 50
Adjoining residential districts: 30
Adjoining all other districts: 10
Adjoining residential district: 50
Adjoining all other districts: 20
Adjoining residential districts: 100
Adjoining all other districts: 20
Adjoining residential districts: 100
Adjoining all other districts: 50
Minimum principal building setbacks - rear (feet)
Adjoining residential district: 30
Adjoining all other districts: 30
Adjoining residential districts: 50
Adjoining all other districts: 30
Adjoining residential districts: 30
Adjoining all other districts: 30
Adjoining residential districts: 50
Adjoining all other districts: 30
Adjoining residential districts: 100
Adjoining all other districts: 30
Adjoining residential districts: 200
Adjoining all other districts: 50
Maximum structure height - (feet)
Principal: 55
Accessory: 25
Principal: 60
Parking garage or structure: N/A
All other accessory structures: 25
Principal: 40
Parking garage or structure: 40
All other accessory structures: 25
Principal: 85
Parking garage or structure: 40
All other accessory structures: 25
Principal: 60
Parking garage or structure: N/A
All other accessory structures: 25
Principal: 60
Parking garage or structure: N/A
All other accessory structures: 25
Minimum accessory building and structure setbacks - side (feet)
Same as principal building side setback.
Minimum accessory building and structure setbacks - rear (feet)
If adjoining residential, 50 feet; all other cases, 10 feet
4. 
Permitted Projections into Required Yards. The following shall be permitted to project into any required yard in any zoning district as follows:
A. 
Typical architectural features, including, but not limited to, bay windows, windowsills, basement window wells, cornices, air-conditioning condenser units and eaves, shall be permitted to project into required yards no more than 18 inches.
[Amended by Ord. No. 513, 11/14/2023]
B. 
Decks and unenclosed porches without enclosed habitable foundations shall be permitted to project into required front and side yards no more than three feet and into the required rear yard no more than 20 feet so long as a minimum of five feet remain between the structure and the lot line.
C. 
Steps and open fire escapes shall be permitted to project into required yards no more than three feet.
D. 
Awnings and/or sunscreens shall be permitted to project into required front and side yards no more than three feet.
E. 
Pools and sheds shall not be permitted in front yards.
F. 
Accessory structures are prohibited from being located between the principal building and the street, except for a designated rear yard on dual frontage lots. This does not apply to the primary front yard. The primary front yard is determined by where the front door is oriented toward the street.
[Added by Ord. No. 513, 11/14/2023]
(1) 
The following sample images can be used as an appendix to show visual representation of yards.
305F.tif
5. 
Height Exceptions.
A. 
The height limitations of this chapter shall not apply to the following structures: place of worship steeples or spires; steeples; chimneys; elevator bulkheads and other mechanical equipment which are part of a principal structure; conveyors; flagpoles; silos; standpipes; elevated water tanks; derricks; public utility structures; and other structures not intended for human habitation which do not exceed the height limitations of the zoning district by more than 15 feet.
B. 
In any nonresidential zoning district, the maximum height for principal buildings or structures adjoining a residential zoning district shall be 35 feet. However, said maximum height may be increased, provided all front, side, and rear yards adjoining the residential district are increased by two feet for each additional foot of height over 35 feet. The maximum height allowed adjoining residential properties shall be 50 feet. All principal buildings or structures and accessory parking structures shall also be subject to all applicable FAA and Allegheny County Airport Authority height restrictions.
6. 
Accessory Buildings, Structures, Uses, and Events. In all zoning districts, the following regulations shall apply to accessory buildings and structures. Storage containers, shipping containers, and similar structures are not permitted in R-1 and R-2 residential districts or residential uses in the MU Mixed Use District
Table 2: Table of Authorized Accessory Uses and Structures
Use
R-1
R-2
MU
CE
B-1
B-2
I-1
I-2
Accessory agricultural buildings
P
P
P
P
P
Accessory dwelling unit
C
C
C
P
P
Agricultural operations, accessory
P
P
P
Amusement arcade
P
P
P
Billboards
Subject to Part 10
Carport
P
P
P
Community food bank
P
P
P
P
Day care, home-based
C
C
C
Deck
P
P
P
P
P
P
P
P
Drive-through facilities
C
C
C
Fence
P
P
P
P
P
P
P
P
Garage, private
P
P
P
P
P
Gazebo
P
P
P
P
P
P
P
P
Golf driving range
P
P
P
Home occupational business
C
C
C
C
C
Hot tubs and outdoor spas
P
P
P
P
P
P
Loading space/berth
P
P
P
P
P
No-impact home-based business
P
P
P
P
P
Parking structure, accessory
C
C
C
C
C
Patio
P
P
P
P
P
P
P
P
Porch
P
P
P
P
P
P
P
P
Outdoor dining area
C
C
C
C
Roadside stand, accessory
P
P
P
P
Shed
P
P
P
Short-term rental, accessory
P
Signs
Subject to Part 10
Solar energy system, small
P
P
P
P
P
P
P
P
Storage building
P
P
P
P
P
P
Storage yard, accessory
C
C
C
C
Supply yard, accessory
C
C
C
C
Swimming pool
P
P
P
P
P
P
Tasting room
P
P
P
Temporary use structure
P
P
P
P
P
P
P
P
Tennis/basketball/sports courts
P
P
P
P
P
P
P
P
Tiny house
C
C
C
Trailer, sales or construction
P
P
P
P
P
P
P
P
Wind energy system, small
P
P
P
P
P
P
P
P
Wireless communications facilities
Subject to Part 11
Any other building or use that is customarily incidental to the permitted principal use or principal building
C
C
C
C
C
C
C
C
A. 
Fences.
(1) 
In residential zoning districts, fences no greater than six feet in height shall be permitted in rear or side yards and may extend up to the property line. The finished side of the fence shall face out toward neighboring properties and the street.
(2) 
In residential zoning districts, fences which contain openings equal to at least 75% of the area of the fence and which are not more than 42 inches (or 3.5 feet) in height shall be permitted in a lot's front yard. Chain-link fencing is not permitted in a front yard. Agricultural uses are exempt from this requirement.
(3) 
For residential uses in the MU District, fences which contain openings equal to at least 75% of the area of the fence and which are not more than 42 inches (or 3.5 feet) in height shall be permitted in a lot's front yard. The fence shall be wooden picket, vinyl, metal, or similar decorating fencing as approved by the Township Zoning Officer.
(4) 
For nonresidential uses in the MU, CE, B-1, and B-2 Zoning Districts, the maximum height of a fence shall be six feet. Fences shall be permitted in a lot's rear and/or side yard(s). Fences shall contain openings that are at least 50% of the area of the fence, unless an opaque screening fence is otherwise required by this chapter.
(5) 
In the I-1 and I-2 Zoning Districts, the maximum height of a fence shall be 10 feet. Fences shall be permitted in a lot's rear and/or side yard(s). Fences shall contain openings that are at least 50% of the area of the fence, unless an opaque screening fence is otherwise required by this chapter.
(6) 
Clear Sight Distance. All fences, walls, screens, bufferyards, or landscaping shall be located so as to not obstruct pedestrian access, visibility for traffic on adjacent streets, or traffic entering or leaving a lot or adjacent lots. The following minimum sight distances shall be maintained and located in accordance with § 27-27-202, "clear sight triangle" definition.
Table 5: Clear Sight Distance Criteria
Clear Sight Distance Criteria
Type of Street
Arterial Collector
Local
Service
Clear sight triangle (main to side street, in feet)
500/30
250/25
200/25
(7) 
Properties in residential districts and residential uses in the MU District with a corner lot or a lot with double frontage (multiple front yards) shall be permitted to construct/erect an approved side or rear yard fence within the required front yard(s) so long as a minimum of five feet remain between the fence and lot line and comply with the sight distance requirements. This does not apply to the principal front yard. The principal front yard is determined by where the front door is oriented toward the street.
7. 
Satellite Dish Antennas.
A. 
Only one satellite dish antenna shall be permitted on a residential lot.
B. 
Satellite dish antennas shall not be permitted in front yards unless a variance is granted by the ZHB upon presentation of evidence that such location is the only feasible method of obtaining reception because of the physical characteristics of the lot and the location of existing structures on the lot.
C. 
Size.
(1) 
In any Residential or MU Zoning Districts, the maximum diameter of any satellite dish antenna installed on any lot, building or structure shall be 2.5 feet.
(2) 
In zoning districts other than Residential or MU, the maximum diameter of any satellite dish antenna shall not exceed 15 feet.
D. 
A satellite dish antenna shall not be projected above the peak of a roof, and if said satellite dish is roof-mounted, no point of the satellite dish shall be greater than three feet from the roof's surface. A satellite dish antenna shall be permitted to be mounted on a flat roof so long as the satellite dish projects less than three feet from the roof surface and is mounted in the most inconspicuous location possible.
E. 
The maximum height of any ground-mounted satellite dish antenna shall be 20 feet.
(1) 
If ground-mounted, the base of any such antenna shall be screened with a landscape area equal in size to the diameter of the satellite dish antenna or 100% opaque fencing.
(2) 
No part of any freestanding satellite dish antenna shall be located closer than 10 feet to any lot line.
(3) 
These provisions do not pertain to satellite dish antennas less than one meter in diameter.
8. 
Radio or Television Antennas. A radio or television antenna shall be permitted as an accessory use, subject to the following requirements:
A. 
A radio or television antenna structure may be installed in a rear yard area or mounted on a roof, provided that the structure shall not be located within 20 feet of any lot line.
B. 
The maximum overall height for such antenna structure shall not exceed that height otherwise allowed in the zoning district in which it is located by more than 20 feet. In order to gain said maximum heights of the applicable zoning district, the landowner and/or developer shall abide by the height regulations outlined in Subsection 7E above. If placed on a roof, any antenna exceeding eight feet in overall height shall be mounted with guy wires.
C. 
Any such structure shall comply with applicable Allegheny County Airport Zoning and Federal Communications Commission regulations.
D. 
Radio or television antenna structures located on the ground shall be screened from adjacent lots by evergreen trees or other suitable landscaping material, as approved by the Township.
9. 
Regulations are applicable to communication antennas mounted or located on existing or newly constructed nonresidential buildings, on light poles/standards, or on utility transmission poles and communications equipment building/cabinets. Communications antennas mounted or located on existing or newly constructed nonresidential buildings, light poles/standards, or on utility transmission poles and communications equipment building/cabinets shall be permitted in all zoning districts, subject to the following criteria:
A. 
The applicant shall provide a certification from an engineer, having demonstrated capability and competence in matters of structural integrity, that the proposed installation will not exceed the structural capacity of the pole or building upon which the communications antenna is proposed to be located, considering wind, ice, snow, and other loads associated with the communications antenna location.
B. 
The applicant shall provide detailed construction drawings indicating how the communications antenna(s) will be mounted for review by the Township Engineer.
C. 
There shall be no minimum building setback requirements for the antenna.
D. 
The antenna shall be no more than 12 feet higher than the structure on which it is to be mounted and shall be designed so as to have minimal visual impact to the building or structure, utilizing techniques such as being the same color as the building or pole on which it is located.
E. 
The applicant shall provide authorization from the legal owner of the lot to install the communications antenna and any structure accessory to the communications antenna.
F. 
The applicant shall provide agreements, easements, or rights-of-way necessary to ensure access for the purpose of installation and maintenance.
G. 
Any existing or newly constructed light pole/standard or utility transmission pole may be constructed, reconstructed, or altered for the purpose of accommodating the location and/or installation of communications antenna, provided that the height of the light pole/standard or utility transmission pole, once constructed, reconstructed, or altered, shall not exceed 65 feet.
H. 
All communications antennas shall be operated so that they will not cause interference with other communications antennas.
I. 
If any accessory communications equipment building/cabinets are proposed for the operation of the communications antenna, the following regulations shall be adhered to:
(1) 
The communications equipment building/cabinets and associated equipment may be located at or near the base of any existing or newly constructed light pole/standard. If the communications equipment building/cabinets are proposed for a communications antenna located on a nonresidential building or structure other than an existing or newly constructed light pole/standard, such communications equipment building/cabinets may be located on the structure or building on which the communications antenna is located.
(2) 
For those communications antennas that are mounted on utility transmission poles, the communications equipment building/cabinets shall be located within the utility easement or right-of-way.
(3) 
Any communications equipment building/cabinets where the area encompassing the communications equipment building/cabinets is equal to or less than 100 square feet shall be subject to the height and setback requirements of the zoning district for an accessory structure. Any communications equipment building/cabinets where the area encompassing the communications equipment building/cabinets is greater than 100 square feet shall be subject to the height and setback requirements of the zoning district for a principal building or structure.
10. 
Canopies and similar structures. Canopies and similar permanent freestanding roofed structures greater than 150 square feet in lot coverage shall be permitted to cover outdoor seasonal display and sales areas or fuel dispensing areas accessory to authorized uses in the B-1, B-2, I-1, and I-2 Districts, provided that:
A. 
No portion of such canopy or similar structure shall project or be located along the front face of any structure on a lot.
B. 
No portion of such structure shall be located less than 10 feet from any lot line or street ROW.
C. 
Such structure shall not be enclosed or incorporate walls.
D. 
Signage or other similar graphic information is not to be posted or incorporated onto any portion extending above six feet from the average ground elevation of said structure.
E. 
Fifty percent of the vertical supports utilized for the structure are designed to and incorporate the same primary exterior material of the lot's principal building.
F. 
Any fascia that is incorporated into the structure is not backlit.
G. 
Any lighting associated with said structures shall be reduced to 0.5 normal operating power between the hours of 11:00 p.m. and 6:00 a.m.
H. 
Such structure shall be removed immediately, once the principal use or the use of the structure is discontinued.
11. 
If relief from the provisions and requirements of this section related to the setbacks of accessory structures is requested, the request shall be considered a dimensional request for a variance and not a use variance request.
12. 
Special Event as an Accessory Use. On any lot, a landowner and/or developer proposing to conduct a temporary use or event using space outside of principal building structures shall be required to submit a special event application and associated fee subject to the Township Fee Schedule, as amended, and is subject to the requirements and regulations specified in Chapter 13, Licenses, Permits and General Business Regulations, Part 8 of the Township Code of Ordinances. Special events may include, but are not limited to, plant sales, fireworks sales, entertainment venues, or car shows.
A. 
The special event application shall be:
(1) 
Obtained from the Director of Community Development.
(2) 
Submitted to the Township at least 45 days in advance of the desired date(s) of the event.
B. 
The special event, at a minimum, shall:
(1) 
Be any event that has the potential to create an increase in traffic, congestion, and/or noise than that is typically caused by the principal use of the lot.
(2) 
Be conducted on the same lot on which the principal use occurs.
(3) 
Be directly related to the services and/or products of the principal use, unless approved by the Township.
(4) 
Not compromise the minimum number of required parking spaces for the principal use.
C. 
On any lot, the cumulative number of special event days shall not exceed 14 days within any ninety-day period.
13. 
All Other Accessory Activities. All other accessory buildings, structures, uses, or events shall not be permitted in the required front yard or required side yards and shall be located at least 10 feet from the rear lot line. All other accessory building, structures, uses, or events shall be located at least 10 feet from any principal building, except that a detached garage may be connected to the principal building by contiguous walls, breezeways, or similar connections.
14. 
No-Impact Home-Based Business. No-impact home-based businesses are permitted by right in all residential zoning districts as long as the business or commercial activity satisfies the following requirements, except that such permission shall not supersede any deed, restriction, covenant, or agreement restricting the use of the land, nor any master deed, bylaw or other document applicable to a common interest ownership community:
A. 
The business activity shall be compatible with the residential use of the property and surrounding residential uses.
B. 
The business shall employ no employees other than family members residing in the dwelling.
C. 
There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.
D. 
There shall be no outside appearance of a business use, including but not limited to, parking, signs, or lights, except that the name of the business may be indicated on the residence mailbox, as long as the mailbox sign does not exceed one square foot in area.
E. 
The business activity may not use any equipment or process which creates noise, vibration, glare, fumes, odors, or electrical or electronic interference, including interference with radio or television reception, which is detectable in a neighborhood.
F. 
The business activity may not generate any solid wastes or sewage discharge in volume or type which is not normally associated with residential use in the neighborhood.
G. 
The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.
H. 
The business may not involve any illegal activity.
15. 
Primary Road Classifications.
A. 
Certain roadways and thoroughfares have been classified by the Township as primary roads. These roadways shall define additional development standards and conditions as specified in this Part 3 and by the Official Zoning Map.
B. 
The following roadways and thoroughfares are classified as primary roads:
(1) 
PA Route 22.
(2) 
US Route 30.
(3) 
Donaldson Road.
(4) 
North Branch Road.
(5) 
McKee Road.
(6) 
Oakdale Road.
(7) 
Old Steubenville Pike.
(8) 
Noblestown Road.
(9) 
Finks Run Road.
(10) 
Kelso Road.
(11) 
Route 978/Bateman Road.
(12) 
West Allegheny Road.
(13) 
Cliff Mine Road.
(14) 
Steubenville Pike-Enlow Road.
[Ord. No. 477, 5/11/2021; as amended by Ord. No. 525, 4/23/2024]
1. 
Bufferyards Defined. Bufferyards shall be required in conjunction with the development of any lot, as defined by Table 6, "Bufferyard Requirements." Illustrations of the required bufferyards can be found in Appendix A of this chapter.[1] Bufferyard standards, requiring appropriate buffers between incompatible or differing land uses, will reduce negative impacts of more intense uses relative to less intense adjacent uses.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
2. 
Use of Existing Vegetation to Meet Bufferyard Requirements.
A. 
Any existing trees within the required bufferyard that are a minimum of six inches in diameter at breast height (DBH) in accordance with American Nursery Association standards may count as required trees within the bufferyard. At no point, however, shall any existing trees and required trees be separated at a distance greater than the distance specified in the required bufferyard.
B. 
Differences in grading or the presence of differences in grade along a property line may be used to partially meet the bufferyard requirements. Grading differentials in required bufferyard areas shall be treated as a bufferyard modification granted by conditional use and shall be subject to the requirements of Part 6 of this chapter.
C. 
Where trees already exist within the required bufferyard, these trees shall remain undisturbed, except that diseased or dead material may be removed. If it is determined that some healthy trees must be removed in conjunction with a development, a written request to remove such trees must be submitted to the Township, along with an explanation detailing the rationale for the request. These trees shall not be removed until the Township has given written authorization permitting the removal. This permission will not be unreasonably denied. However, those who violate this section shall be subject to a maximum penalty as authorized by this chapter. When any trees, regardless of their physical condition, are removed, they shall be replaced by trees suitable to the environment. All such replacement plantings shall be in accordance with accepted conservation practices.
D. 
Should the Township grant permission to a property owner or developer to remove existing trees within a bufferyard, each tree removed must be replaced with two new trees, to be planted either within the bufferyard or somewhere else on-site of the subject development or elsewhere in the community, as approved by the Township.
3. 
Vegetation within Bufferyards.
A. 
The minimum spacing and quantity of vegetation planted within a bufferyard shall be as prescribed in this section and as illustrated in Appendix A of this chapter.[2]
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
B. 
All trees required to be planted within the bufferyard shall be a minimum of 2.5 inches DBH in accordance with American Nursery Association standards and shall be planted in accordance with accepted landscape conservation practices. All required trees shall be a minimum of six feet in height at the time of planting as measured from the ground adjacent to the planted tree to the top of the tree.
C. 
It shall be the responsibility of the landowner and/or developer to assure the continued growth of all required landscaping and/or to replace the same in the event of freezing, drought, vandalism, disease, or other reasons for the discontinued growth of the required trees, shrubs, and bushes. A six-month timetable for the replacement of diseased or dead plants shall be observed from the date of Township notification about this condition.
4. 
Specific Bufferyard Requirements:
Table 6: Bufferyard Requirements
Bufferyard Requirements
A
B
C
D
Multifamily Uses
Adjoining single- or two-family uses
X
Adjoining other multifamily uses
X
Adjoining undeveloped land zoned R-1 or R-2
X
Adjoining any B, CE, or MU
X
Adjoining any I-1 or I-2
X
Adjoining primary roadways
X
Parking area perimeter
X
All Uses in B-1 and B-2
Adjoining single- or two-family uses
X
Adjoining multifamily uses
X
Adjoining undeveloped land zoned R-1 or R-2
X
Adjoining any B, CE, or MU
X
Adjoining any I-1 and I-2
X
Adjoining primary roadways
X
Parking area perimeter
X
All Uses in I-1 and I-2
Adjoining any residential uses
X
Adjoining any B, CE, or MU
X
Adjoining any I-1 and I-2
X
Adjoining primary roadways
X
Parking area perimeter
X
All Uses in Mixed Use
Adjoining single- or two-family uses
X
Adjoining multifamily uses
X
Adjoining undeveloped land zoned R-1 or R-2
X
Adjoining any B, CE
X
Parking area perimeter
X
A. 
Bufferyard A.
(1) 
The minimum spacing and quantity of vegetation planted within Bufferyard A shall be as prescribed by this section and as illustrated in Appendix A.[3]
[3]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2) 
No uses, buildings, or structures, including, but not limited to, accessory structures, parking spaces, access drives, and lighting devices, may be located closer than 35 feet from any front, side, or rear lot line; provided, however, that if the width of any such bufferyard would exceed more than 10% of the width or depth of the subject lot as it existed as of the effective date of this chapter, measured along a perpendicular line running from the relevant side or rear lot line, then the size of the bufferyard shall be established through the following formula:
(a) 
On a lot with a width or depth of greater than 350 feet, the bufferyard for either the required front or the rear yard shall be 10% of that minimum dimension on that particular side of the lot. The bufferyard for the yard not selected of these two shall remain the minimum requirement of 35 feet. The bufferyards for the side yards shall remain the minimum requirement of 35 feet. In no event, however, shall the side or rear bufferyard be less than 25 feet except that access drives may be located in the front bufferyard or other bufferyard if required by the SALDO, as amended.[4]
[4]
Editor's Note: See Ch. 22, Subdivision and Land Development.
(3) 
Bufferyard A shall contain two rows of plantings. Each row shall consist of a mixture of 30% deciduous and 70% evergreen trees and a maximum spacing of 15 feet apart, measured from the vertical center line of adjacent trees. The two rows shall be staggered in a manner shown in the drawings in Appendix A.[5]
[5]
Editor's Note: Said appendix is included as an attachment to this chapter.
(4) 
In addition to the above-noted required tree spacing, a row of lower-level evergreen shrubs or hedges shall be planted or earth mounding shall be constructed in the bufferyard, which shall provide a year-round visual screen capable of acting as a barrier to light beams emanating from the headlights of vehicles. These lower-level shrubs, hedges or mounds shall be a minimum of four feet in height. The length of an individual mound shall not be greater than 30% of the lot line to which the mound is adjacent. A variety of heights within and between mounds are recommended.
B. 
Bufferyard B.
(1) 
The minimum spacing and quantity of vegetation planted within Bufferyard B shall be as prescribed by this section and as illustrated in Appendix A.[6]
[6]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2) 
No uses, buildings, or structures including, but not limited to, accessory structures, parking spaces, access drives, and lighting devices, may be located any closer than 25 feet to any front, side, or rear lot line except that access drives may be located in the front bufferyard or other bufferyard if required by the SALDO, as amended.[7]
[7]
Editor's Note: See Ch. 22, Subdivision and Land Development.
(3) 
Bufferyard B shall contain a single row of plantings which shall be comprised of a mixture of 30% deciduous and 70% evergreen trees. These trees shall be spaced 15 feet apart, as measured from the vertical center line of adjacent trees. A drawing of Bufferyard B is provided in Appendix A.[8]
[8]
Editor's Note: Said appendix is included as an attachment to this chapter.
(4) 
In addition to the above-noted required tree spacing, a row of lower-level evergreen shrubs or hedges shall be planted, or earth mounding shall be constructed in the bufferyard which shall provide a year-round visual screen capable of acting as a barrier to light beams emanating from the headlights of vehicles. These lower-level scrubs, hedges, or mounds shall be a minimum of four feet in height. The length of an individual mound shall not be greater than 30% of the lot line to which the mound is adjacent. A variety of mound heights are recommended.
C. 
Bufferyard C.
(1) 
The minimum spacing and quantity of vegetation planted within Bufferyard C shall be as prescribed by this section and as illustrated in Appendix A.[9]
[9]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2) 
No uses, buildings, or structures including, but not limited to, accessory structures, parking spaces, access drives, and lighting devices may be located any closer than 10 feet to any front, side, or rear lot line except that access drives may be located in the front bufferyard or other bufferyard if required by the SALDO, as amended.[10]
[10]
Editor's Note: See Ch. 22, Subdivision and Land Development.
(3) 
This ten-foot bufferyard shall contain a row of plantings which shall be comprised of a mixture of 30% deciduous and 70% evergreen trees. These trees shall be spaced 15 feet apart as measured from the vertical center line of adjacent trees.
(4) 
In addition to the above-noted required tree spacing, a row of lower-level evergreen shrubs or hedges shall be planted, or earth mounding shall be constructed in the bufferyard which shall provide a year-round visual screen capable of acting as a barrier to light beams emanating from the headlights of vehicles. These low-level shrubs, hedges, or mounds shall be a minimum of four feet in height. The length of an individual mound shall not be greater than 30% of the lot line to which the mound is adjacent. A variety of mound heights are recommended.
(5) 
If street trees are to be planted along a primary roadway as part of a land development, then the plantings necessary for Bufferyard C along the primary roadway shall not be required.
D. 
Bufferyard D.
(1) 
The primary purpose of Bufferyard D is to reduce the potential negative visual impacts of parked vehicles in two abutting parking lots located within 10 feet of a shared property line not along a public ROW.
(2) 
The five-foot bufferyard width shall contain a row of plantings comprised of deciduous and/or evergreen shrubs.
(3) 
The minimum height of shrubs shall be 3.5 feet by the third year after planting. Shrubs shall be spaced so that a continuous hedge exists after the third year after planting. See Appendix A.[11]
[11]
Editor's Note: Said appendix is included as an attachment to this chapter.
E. 
Deviations by Conditional Use. Deviations from the requirements of Table 6 of this chapter shall be permitted only as a conditional use in accordance with the requirements of Part 6 of this chapter.
F. 
Conflict between Bufferyard and Yard Requirements. When the width of a required bufferyard is in conflict with the minimum yard requirements of this Part 3, the greater distance shall apply. The landowner and/or developer shall adhere to the bufferyard planting requirement regardless of what the yard requirement is.
G. 
Existing Structures in Bufferyards. In instances where an existing building or structure houses the principal use of the lot, and is located within any required bufferyard, a bufferyard of not less than the minimum distance from the existing structure to the lot line shall be required. This reduced bufferyard width shall apply only to the yard area upon which the existing structure encroaches. If the existing building or structure is located within the required bufferyard on one side of the building or structure, the required bufferyard as determined by Table 6 of this chapter shall apply on all other yard areas. All planting requirements shall be adhered to regardless of the bufferyard width.
H. 
Stormwater Management Facilities within Bufferyards. Stormwater management facilities and structures may be maintained within a bufferyard, but the existence of such facilities or structures shall not be a basis for a failure to meet the planting requirement.
I. 
Any lot having frontage on Routes 22/30 or Route 376 shall maintain a 25-foot bufferyard from the ROW of said roads and any appurtenances, such as interchanges and ramps. Notwithstanding the foregoing, the special bufferyard required by this section shall not be required to exceed 15% of the depth of a lot.
(1) 
Existing vegetation in this buffer shall not be disturbed, other than the removal of dead or diseased trees or other vegetation, except that any area within a public or private ROW or easement may be disturbed to the extent necessary to provide public streets, public utilities, access drives, essential services or stormwater retention facilities. Bufferyard plantings shall be in accordance with the conceptual illustrations set forth in Appendix A.[12] Additionally, should a stormwater management facility be proposed within this bufferyard, a detailed landscaping plan for said facility must be submitted and approved by the Township Engineer or a landscape architect retained by the Township.
[12]
Editor's Note: Said appendix is included as an attachment to this chapter.
[Ord. No. 477, 5/11/2021; as amended by Ord. No. 483, 7/13/2021; by Ord. No. 503, 8/23/2022; by Ord. No. 525, 4/23/2024]
1. 
General.
A. 
Landscaping required in bufferyards cannot be substituted for any required landscaping as outlined in this section.
B. 
A landscape plan, with appropriate details, shall be prepared and submitted in conjunction with a development plan at the time of an application for tentative approval and a final application of any PRD, PNRD, subdivision, or land development. The landscape plan shall include, and illustrate at scale, the location and name of each tree, shrub, and ground cover as it relates to proposed topography for the following:
(1) 
All required bufferyards with proposed plantings.
(2) 
All required planting independent of any bufferyard requirements.
(3) 
Any planting in excess of the requirements of this chapter.
(4) 
Any existing trees or vegetation which are to be preserved.
(5) 
Any existing trees or vegetation which will be removed.
(6) 
The location and species of all existing trees 24 inches DBH. All such trees shall be marked in the field in order that they may be inspected by the Township. Applicants are encouraged to maximize the retention of all healthy existing trees 24 inches or more DBH.
C. 
At least one deciduous tree must be planted for each 750 square feet of gross lot area occupied by the building footprint in conjunction with any nonresidential development. A landowner and/or developer shall be permitted to apply the trees that are calculated as part of this requirement to those defined as part of Subsection 1B above.
D. 
At least one deciduous tree must be planted for each dwelling unit. On newly created single-family detached residential lots, the minimum of one deciduous street tree shall be planted in the front yard; reduced setback will allow building 10 feet from front lot line. The species and size of said tree(s) shall be selected from the list of permitted street trees found in Appendix D[1] of this chapter.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
E. 
All trees which are required to be planted as per the regulations of this section shall be a minimum of 2.5 inches DBH at the time of planting, measured along the trunk of the planted tree, which tree shall be planted in accordance with accepted conservation practices.
F. 
All yard areas not utilized for parking areas, street roadways, driveways, gardens, the planting of trees or shrubs, flower beds, 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 two weeks after construction activities are completed, unless those activities are completed between a November 1 through May 1 time period. In such case, the required tree planting shall occur within two weeks of April 1 and sodding or seeding shall occur within two weeks of May 1.
(1) 
All freestanding signs shall be landscaped according to § 27-1208.
(2) 
Landscape walls are nonstructural, non-load-bearing walls less than 30 inches in height and used in the art of arranging or modifying the features of a landscape to secure beautiful or advantageous effects. Walls greater than 30 inches in height must meet the requirements of the Township Construction Standards (Chapter 5, Part 4).[2]
[2]
Editor's Note: The Township Constructions Standards are kept on file in the Township's offices.
G. 
Screening and Landscaping for Off-Street Parking and Service Structures.
(1) 
A planting strip at least 10 feet wide shall be provided between the edge of the ROW and any parking area authorized in any yard which fronts on a street or roadway. Planting strips between the ROW and the parking area shall be suitably landscaped and maintained with ground cover, shrubbery, trees, or other landscape or decorative materials across the entire frontage of the lot in order to prohibit vehicle access, except at approved ingress and egress points. Landscaping of appropriate mature heights shall not obstruct visibility for traffic entering or leaving the lot or traveling on the public street.
(2) 
In parking areas containing more than 20 spaces, at least 10% of the interior parking area shall be landscaped with plantings including one tree for each 10 spaces.
H. 
Parking Area Perimeter for Surface Parking and Parking Structures/Garages.
(1) 
Perimeter parking area landscape screening shall be provided in accordance with the bufferyard standards as defined and required in § 27-306 of this chapter or a minimum of 10 feet wide, whichever is greater.
I. 
Surface Parking Area.
(1) 
Interior landscaping shall be required for new parking areas or expansion of existing parking areas containing more than 4,000 square feet or 10 parking spaces, whichever is less. Where a preexisting parking area is altered or expanded to increase the size to 4,000 or more square feet of area or 10 or more parking spaces, interior landscaping for the entire parking area shall be provided and not merely to the extent of its alteration or expansion.
(2) 
The interior landscape areas of a parking lot shall be equal to at least 10% of the aggregate size of the parking lot. This interior landscaping shall be distributed throughout the parking lot in order to satisfy the goal of shading the parking lot.
(3) 
All trees and shrubs required to be planted by this section shall be of the minimum diameters and heights set forth in the illustrations of Appendix D.[3]
[3]
Editor's Note: Said appendix is included as an attachment to this chapter.
(4) 
There shall be a minimum distance of five feet from the edge of paving to the center of all shade trees.
(5) 
Any internal landscape islands provided within the parking area to meet the landscaping requirements shall be enclosed by appropriate curbing or a similar device or method at least six inches wide and at least six inches in height above the paving surface. Wedge curbing is not acceptable.
(6) 
Each tree of the type described in Subsection 1B of this section shall be presumed to shade a circular area having a minimum radius of 15 feet with the trunk of the tree as the center. There must be sufficient trees so that, using this standard, 10% of the area occupied by parking spaces (excluding driveways and traffic aisles) shall be shaded.
J. 
Landscaping for Service Structures. All service structures shall be fully screened. For the purposes of this subsection, service structures shall include propane tanks, air-conditioning units and condensers, electrical transformers, and other equipment or elements providing service to a building or a lot.
(1) 
Location of Screening. A continuous planting, hedge, fence, wall, or earthen mounding shall enclose any service structure on all sides unless such structure must be frequently moved, in which case screening on all but one side is required. The average height of the screening material shall be one foot more than the height of the enclosed structure but shall not be required to exceed eight feet in height unless specified otherwise by this chapter. When a service structure is located next to a building wall, perimeter landscaping material may fulfill the screening requirements for that side of the service structure if that wall or screening material is of an average height sufficient to meet the height requirement set out in this section. Although service structures are screened by plant material, such material may not count towards the fulfillment of required landscaping.
(2) 
Protection of Screening Material. Whenever screening material is placed around any trash disposal unit or waste collection unit that is emptied or removed mechanically on a regular basis, a fixed barrier to contain the placement of the container shall be provided within the screening material on those sides where there is such material. The barrier shall be at least 18 inches from the material and shall be of sufficient strength to prevent possible damage to the screening when the container is moved. The minimum front opening of the screening material shall be 12 feet to allow service vehicles access to the container.
[Ord. No. 477, 5/11/2021]
1. 
Vegetation preservation is governed by the specifications in this section and the provisions of the MPC, 53 P.S. § 10101 et seq.
2. 
Woodland Preservation. Not more than 50% of the total area of mature woodlands and not more than 75% of the total area of woodlands on a development site shall be removed in conjunction with a subdivision or land development. The remaining woodlands shall be protected as open space. No area of any existing woodland shall be removed prior to the submission of a tree survey or a tree preservation plan prepared by an arborist, landscape architect, or other licensed professional. The tree survey or tree preservation plan submitted shall be reviewed and approved by the Township prior to any woodlands being removed from a subdivision or land development site.
A. 
Priority in woodland preservation shall be given to woodlands in 100-year floodplains, wetlands, stream valley corridors, steep slopes, and landslide-prone areas.
B. 
The Township may consider modification of this standard if evidence is presented from a professional arborist, forester, landscape architect, or other expert whose qualifications are acceptable to the Township that a lesser area of woodlands should be preserved because of disease, undesirability of species, or other reason affecting the quality and health of the woodland.
C. 
The Township may allow a greater percentage of woodland area to be cleared if new replacement woodlands are provided elsewhere on site or an approved off-site mitigation area. The minimum area of the replacement woodland shall be at least 125% of the woodland area cleared in excess of the areas allowed in Subsection 2 of § 27-308 above. The replacement woodland shall be prepared, planted, and maintained in accordance with a plan prepared by a forester or other qualified professional and approved by the Township.
D. 
The Township may allow a fee in lieu of to be made, equal to the amount it would cost to plant and establish the replacement woodlands mentioned in Subsection 2C of § 27-308 above. Said fee in lieu shall be deposited into a designated account for woodland preservation and shall be subject to the terms and conditions set forth in the developer's agreement as approved by the Township Solicitor.
3. 
Preservation of Large or Unique Trees.
A. 
All healthy trees with trunks equal to or exceeding 24 inches DBH, or any tree which may be noteworthy because of its species, age, uniqueness, rarity, or status as a landmark due to historical or other cultural associations, and which is located within the area of disturbance shall be preserved unless removal is deemed necessary. Criteria for evaluating the necessity for removal shall include the following:
(1) 
The health of the tree, whether it is dead or diseased beyond remedy, or whether it is likely to endanger the public or an adjoining property.
(2) 
Other constraints of the site, where the applicant demonstrates to the satisfaction of the Township that no reasonable alternative exists, and the removal of a tree is necessary for construction of building foundations, roads, utilities, or other essential improvements.
B. 
Trees to be preserved shall be protected during construction. The critical root zone shall be protected by securely staked fencing with a minimum height of 36 inches. No storage or placement of any soil or construction materials, including construction wastes, shall occur within the fenced area. Cables, ropes, signs, and fencing shall not be placed on protected trees.
C. 
Abrupt changes of grade shall be avoided within 40 feet of the critical root zone of any trees to be preserved.
D. 
Large or unique trees which cannot be preserved shall be replaced by trees of the same species in the following manner:
(1) 
For every tree with a caliper of 24 inches DBH or larger, at least five trees with a minimum caliper of three inches to 3.5 inches DBH or at least seven trees with a minimum caliper of two inches to 2.5 inches DBH shall be required.
(2) 
The placement and spacing of the replacement trees shall be appropriate to the conditions of the replacement site and is subject to the approval of the Township but shall at a minimum be such as to ensure the health and longevity of the replacement trees.
E. 
Where large or unique trees will be preserved within the area of disturbance, such trees may be used to meet the screening, bufferyard, and/or landscaping requirements of this chapter, where appropriate, and as approved by the Township.
4. 
Preservation of Bicentennial Trees. No subdivision or land development shall be approved which includes the destruction of a tree listed in the Allegheny County Register of Bicentennial Trees.
5. 
Vegetation Preservation. The removal of trees, shrubbery, foliage, grass, or other natural growth shall be permitted when in conformance with the provisions of this chapter or any other ordinance of the Township regulating land use, development, and logging. The grubbing activity shall be permitted with the expressed approval of the Zoning Officer. A landscape plan, bearing the seal of a registered landscape architect, shall be prepared and submitted at the time of an application for preliminary and final subdivision, land development, PRD, and/or PNRD.
A. 
Cutting and Clearing of Vegetation; Violations and Penalties.
(1) 
Forestry activities of timber harvesting and/or logging, whether by clear-cutting, selective cutting, or other common practice, shall be permitted in any zoning district. All forestry activities shall comply with the applicable Township ordinances including, but not limited to, Chapter 23 Trees, of the Township Code of Ordinances.
(2) 
The cutting of trees and/or clearing of vegetation within the maximum bufferyard which would be applicable to the lot as required by § 27-306 of this chapter, or within the minimum building setback as required by § 27-312 of this chapter, whichever is greater, is prohibited. Grubbing activity is permitted where the purpose is to improve the appearance of the lot.
(3) 
In addition to any other remedy available to the Township and in the event that the construction of structures and/or infrastructure on the lot does not commence despite an approved development plan within six-months of the completion of the clearing operations as determined by the Township, a landowner and/or developer shall reforest the disturbed site in accordance with requirements for the applicable bufferyard or, if in the area of any required minimum setback not within a required bufferyard, in accordance with the spacing and planting variety required for Bufferyard A. Should this six-month period fall during a season not conducive to planting, the Township may permit the landowner and/or developer to delay this reforestation until a time more conducive to growth, but shall commence no later than April 1. Furthermore, at the time of the development plan or plat approval, the Township shall require that a performance bond be provided, in the favor of the Township, to guarantee this reforestation, in an amount approved by the Township Engineer. The lot must be reforested with a species comparable to the predominant species on the lot prior to the commencement of the clearing operations.
[Ord. No. 477, 5/11/2021]
Occupancy of a basement or foundation structure prior to the completion of the overall building or structure shall not be permitted.
[Ord. No. 477, 5/11/2021]
Temporary construction trailers or sheds shall be permitted in all zoning districts subject to the following conditions:
1. 
Temporary construction trailers or sheds shall be permitted only during the period that the construction work is in progress. A permit for the temporary structure shall be obtained from the Zoning Officer prior to the commencement of construction and shall be renewed every six months.
2. 
Temporary construction trailers or sheds shall be located on the lot on which the construction is progressing and shall not be located within 25 feet of any lot line adjoining an existing residential use.
3. 
Temporary construction trailers or sheds shall be used only as temporary field offices and for storage of incidental equipment and supplies and shall not be used for any dwelling use whatsoever.
4. 
A temporary construction trailer may be permitted for use as a sales center for residential lots. The maximum gross floor area of such a temporary sales center shall be 500 square feet. A permit for the temporary trailer shall be obtained from the Zoning Officer.
5. 
No combustible materials shall be stored in temporary construction trailers or sheds.
[Ord. No. 477, 5/11/2021]
1. 
Except for retail/wholesale landscape centers, building supply, farm with retail, and similar businesses which require outside storage of materials, the storage and display of materials outside a completely enclosed structure shall not be permitted. In the case of said businesses, outside display and storage areas shall be completely enclosed by a security fence and shall be screened by a fence or hedge which is at least six feet in height and is 100% opaque unless otherwise defined by this chapter.
2. 
Outside display and storage that is located with any parking lot or any other portion of the lot shall be required to submit a special event application as defined by Subsection 12 of § 27-305 of this chapter.
3. 
Any material or equipment stored outside an enclosed building shall be incidental to the principal use of the lot and shall be stored to the rear of the building or an alternative location which screens the display/storage area from public view from the street or from any adjacent residential zoning district or residential use.
4. 
All organic rubbish and discarded materials shall be contained in tight, vermin-proof containers which shall be screened from public view by an opaque fence or hedge which is at least six feet in height.
[Ord. No. 477, 5/11/2021]
1. 
Purpose. The purpose of the additional roadway setbacks is:
A. 
To accommodate the future expansion of the Township's roadways in accordance with the Comprehensive Plan.
B. 
To protect private development from disturbances created by future transportation improvements.
C. 
To preserve the rural and historic landscape character of the Township's arterial and collector roadways.
2. 
Procedures.
A. 
No lot that abuts a Township primary roadway as referenced in Table 7 hereof shall be approved or recorded, no lot shall be sold nor any building or structure shall be built, altered, moved or enlarged in any manner unless and until a development plan has been approved and recorded and until the improvements required in connection therein have either been constructed or guaranteed as herein provided.
B. 
If the provisions of this section are inconsistent with other provisions of this chapter, the provisions of this section shall apply.
3. 
Standards.
A. 
All lots abutting a primary roadway as defined by § 27-312 of this chapter shall provide an ROW setback in conformance to Table 7. The ROW setback shall be located between the ROW line of the primary roadway and the lot's required yard setback.
Table 7: Primary Roadway Setbacks
Primary Roadways
ROW Setback Requirement
(feet)
PA Route 22
PA Route 30
North Branch Road
Old Steubenville Pike
20
McKee Road
Oakdale Road
Route 978/Bateman Road
Finks Run Road
Kelso Road
Donaldson Road
12.5
Noblestown Road
West Allegheny Road
Cliff Mine Road
Steubenville Pike/Enlow Road
7.5
B. 
All yard setbacks that abut a primary roadway as defined by § 27-312 of this chapter shall provide a landscape screen in conformance with the spacing standards of Bufferyard C. All landscaping within this bufferyard should comply with the following suggested landscape palettes outlined in Table 8.
Table 8: Primary Road Bufferyard Landscaping
Primary Roadways
Landscape Palette
Suggested Shade Trees
Suggested Hedges
PA Route 22
PA Route 30 North Branch Road
Old Steubenville Pike
Type A
Red oak
Pin oak
White oak
Hickory
Black walnut
Forsythia
Weigelia
Northern bayberry
McKee Road
Oakdale Road
Route 978/Bateman Road
Finks Run Road Kelso Road
Donaldson Road
Type B
American beech
Red maple
Sugar maple
Cherry
Viburnum inkberry
Noblestown Road
West Allegheny Road
Cliff Mine Road
Steubenville Pike/Enlow Road
Type C
London planetree
Red maple
Black locust
Forsythia
Weigelia
Northern bayberry
[Ord. No. 477, 5/11/2021]
1. 
Street trees provide shade and screening for pedestrians, aesthetic purposes, and add a softening component to the streetscape. When placed and maintained in uniform alignment along a streetscape, the street trees form an allée effect.
2. 
Street trees shall be installed and maintained along both sides of all streets. One street tree shall be provided at an average interval of every 35 feet of linear frontage along a street. Deep-rooted, street-tolerant, street tree species shall be carefully selected and utilized.
3. 
Trees, shrubs, and perennials shall be selected for visual appeal, climate-hardiness, and appropriateness for the specific conditions of the chosen location. Plants shall be pruned to maintain visibility and clearance along the streetscape for motorists, bicyclists, and pedestrians.
4. 
Street trees shall be a minimum of two inches DBH in accordance with American Nursery Association standards and shall be planted in accordance with accepted landscape conservation practices. All street trees shall be selected from, and comply with, the list of permitted street trees found in Appendix E.[1]
[Amended by Ord. No. 503, 8/23/2022]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
5. 
All required landscaping shall be properly maintained and replaced upon significant deformity or death due to natural or unnatural causes.
6. 
Engineered steep slopes of 25% or more shall be landscaped with trees, minimum one-inch DBH in size, planted 20 feet on center. All remaining areas of steep slope shall be planted with perennial ground cover vegetation.
[Ord. No. 477, 5/11/2021]
1. 
Bicycle racks provide an effective opportunity for bicycle security and encourage multimodal transportation, creating an environment that is welcoming to bicyclists.
2. 
Bicycle racks shall be installed and maintained at each building, nearest to the building entrance as possible, using concrete footing. The bike racks shall be black in color as specified by the Township Public and Private Improvement Code. Bicycle racks are not required for new single-family dwelling units.
[Amended by Ord. No. 503, 8/23/2022]
[Ord. No. 477, 5/11/2021]
1. 
Dumpsters must be completely screened from view from any residential district or public street or walkway with screening that is at least as tall as the dumpster. This provision shall apply to all dumpsters, including those used for the collection and storage of recyclable materials, whether public or private.
2. 
Refuse collection areas in all residential districts.
A. 
All refuse storage shall be located in the side or rear of the buildings and not visible from the public ROW.
B. 
Deposited refuse shall not be visible from outside of the refuse enclosure.
C. 
Screening shall be of sufficient height and density to completely hide the storage from public view. All screening shall be maintained in such manner as to present a neat and orderly appearance at all times. Screening of dumpsters shall be made of masonry materials or similar features. Landscaped screening using trees and shrubs shall not be permitted.
[Ord. No. 483, 7/13/2021]
3. 
Refuse collection areas in all commercial districts.
A. 
All refuse collection areas shall be located in the side or rear of the buildings and shall be located a minimum of five feet from any buildings located on the lot.
B. 
Deposited refuse shall not be visible from outside the refuse enclosure.
C. 
All refuse collection areas shall be effectively designed to contain all refuse generated on site and deposited between collections.
D. 
Screening shall be of sufficient height and density to completely hide the storage from public view. All screening shall be maintained in such manner as to present a neat and orderly appearance at all times. Screening of dumpsters shall be made of masonry materials or similar features. Landscaped screening using trees and shrubs shall not be permitted.
E. 
Refuse collection areas shall be so located upon the lot as to provide clear and convenient access to refuse collection vehicles.
F. 
No trash or garbage shall be stored in any unenclosed exterior property area of any multifamily dwelling in any zoning district.
[Ord. No. 477, 5/11/2021]
1. 
More than one commercial, industrial, hospital, institutional or public principal building may be erected on a lot, where such uses are permitted, provided that all setbacks from the property line otherwise required for a single principal building are observed. The distances between substructures shall be determined by the provisions of the Township Building Code.
2. 
More than one apartment dwelling is permitted on a single lot, provided that all area and setback requirements are calculated as if each structure were on its own individual lot.
[Ord. No. 477, 5/11/2021]
1. 
Sidewalks shall provide mobility throughout the community by means other than automobiles. In addition, the street network shall be designed to provide for multiple routes to a single location by both automotive and nonautomotive forms of transportation.
2. 
Streets, sidewalks, and footpaths shall be integrated into the existing Township systems to the maximum extent possible. Proposed new streets, except alleys, shall have sidewalks or other footpaths such as trails.
3. 
A continuous internal walkway shall be provided from the public sidewalk along the street to the principal customer entrance of any multifamily residential use or any nonresidential use (including, but not limited to, retail, commercial, medical, and office). This internal walkway must feature landscaping, benches, and other pedestrian amenities for no less than 50% of its length. Internal walkways shall be distinguished from driving surfaces through the use of materials containing contrasting color and textures than the driving surface special pavers, bricks or scored concrete to enhance pedestrian safety and the attractiveness of the walkways. All internal walkways shall be ADA-compliant.[1]
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
4. 
ADA-compliant[2] curb ramps shall be provided at each intersection corner and driveways other than those classified as "minimum use" per PennDOT. Curb ramps shall be installed in accordance with PennDOT Standards for Roadway Construction, Publication 72M (RC-67M), latest edition, and applicable ADA standards.
[2]
Editor's Note: See 42 U.S.C. § 12101 et seq.
[Ord. No. 525, 4/23/2024]
Electric vehicle charging station (EVCS) is a publicly-accessible vehicular parking space and associated vehicle charging equipment located on any tract or parcel. EVCS shall be permitted in connection with any permitted use subject to the following conditions:
1. 
General Standards.
A. 
These requirements pertain to all EVCS that are either a Level 2 or Level 3 charger.
B. 
Zoning and building permits are required for all EVCS installations.
C. 
Standards of the Pennsylvania Department of Labor and Industry, building electrical, and accessibility shall be met.
D. 
An electric vehicle charging station is permitted as an accessory use to a commercial, industrial, or institutional use.
E. 
Privately owned and operated EVCS with access restricted to authorized persons are exempt from the standards of this section but shall be installed by a qualified professional and shall meet all other local, state, and federal regulations.
2. 
Access and Location.
A. 
EVCS parking spaces shall be paved and meet or exceed the required parking space size in accordance with Part 9 of this chapter and be demarcated by paint and signage.
B. 
EVCS shall be located on the same lot as the principal use.
C. 
EVCS in parking lots shall be located where the equipment does not block sight triangles at aisles and intersections.
D. 
When only one EVCS is provided, it shall be accessible for people with disabilities in accordance with ADA parking standards. When more than one EVCS is provided, at least one EVCS shall be ADA accessible.
E. 
The EVCS shall be located in desirable and convenient parking locations that will serve as an incentive for the use of electric vehicles.
F. 
Canopies, solar panels, structures, awnings, and supports over charging stations shall not impede access to EVCS and shall comply with all other applicable codes and regulations.
G. 
EVCS shall not be located in areas prone to standing water and flooding.
3. 
Safety and Construction.
A. 
Pedestal, pole, and wall-mounted charging stations may have electronic informational screens displaying operational information.
B. 
The following information shall be posted at all electric vehicle charging stations to allow for maintenance and notification:
(1) 
Contact information for reporting when the equipment is not operating, not accessible, or other problems.
(2) 
Voltage and amperage levels.
(3) 
Hour of operations or towaway provisions are to be enforced by the property owner, if applicable.
(4) 
Usage fees, if applicable.
(5) 
Safety information.
(6) 
Geographic location, date of installation, equipment type and model.
(7) 
In case of an emergency 911 shall be called.
C. 
Outlets and connector devices shall be no less than 36 inches and no higher than 48 inches from the parking space where mounted.
D. 
The EVCS shall contain a connector cord management device to minimize the potential for cord entanglement, user injury, or cord damage. Cords shall be retractable or have a place to hang the connector cord above the ground or pavement surface. Any cords connecting the charger to a vehicle shall be configured so that they do not cross a driveway, sidewalk, ADA accessible route, or passenger unloading area.
E. 
EVSE must meet the National Electrical Code ® (NEC®) Article 625 (or as amended) standard for installation of electric vehicle charging systems, and installation shall be by a qualified professional and shall meet all other local, state, and federal regulations.
F. 
Equipment mounted on pedestals, lighting posts, bollards, or other devices shall be designated and located to not impede fire hydrants, exterior fire sprinkler connections, pedestrian travel, building exits, create trip hazards on sidewalks, or impede snow removal.
G. 
EVCS and parking spaces shall be illuminated for identification and safety in accordance with Section 27-806 if charging is offered during nighttime hours.
H. 
EVCS shall be separated from charging spaces by three to four feet high bollards with concrete footings placed to protect the EVSE from accidental impact and to prevent damage from snow removal equipment. Non-mountable curbing may be used in lieu of bollards if the EVSE is set back a minimum of 24 inches from the face of the curb.
I. 
If a publicly accessible EVCS becomes inoperable, signage shall be placed on the EVCS indicating it is out of service and notice shall be indicated on the provider's website and software application.
J. 
EVCS must be designated for EV parking.
027 EVCS.tif
K. 
Any canopy covering charging equipment shall meet all setback requirements for accessory structures and any overhead canopy shall not exceed 20 feet.
4. 
Signs.
A. 
All signage on EVCS shall meet the requirements of Part 10 of this chapter.
B. 
Publicly accessible EVCS shall have posted regulatory signs, as identified in this section, allowing only charging electric vehicles to park in such spaces. For purposes of this section, charging means that an electric vehicle is parked at an EVCS and is connected to the EVSE. If time limits or vehicle removal provisions are to be enforced, regulatory signs, including parking restrictions, shall be installed immediately adjacent to and visible from the EVCS.
C. 
All regulatory signs shall comply with visibility, legibility, size, shape, color, and reflectivity requirements contained within the Manual on Uniform Traffic Control Devices for Streets and Highways, as published by the Federal Highway Administration.
D. 
Wayfinding or directional signs, if necessary, shall be permitted at appropriate decision points to effectively guide motorists to the EVSE parking spaces. Wayfinding or directional signage shall be placed in a manner that shall not interfere with any parking space, drive lane, or exit.
5. 
EVSE in the Municipal Right-of-Way.
A. 
EVCS in the right-of-way shall be no farther horizontally than 10 inches from the face of a curb.
B. 
Charging spaces in the right-of-way shall be designated with time limitations for charging.
C. 
EVCS in the right-of-way shall be accessible for people with disabilities in accordance with ADA standards.
D. 
EVCS signage in the right-of-way shall meet ADA requirements for sidewalk and curb ramp accessibility.
6. 
Usage Fees. Nothing in this section shall be deemed to preclude a private owner/designee of an EVSE from collecting a fee for the use of the EVCS, in accordance with applicable state and federal regulations. Fees shall be clearly posted on the EVCS or posted at or adjacent to the EVSE parking space.