The Borough of Blawnox is hereby divided into the following
zoning districts:
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Residential Districts
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R-1
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Single-Family Residential
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R-2
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Single-Family and Two-Family Residential
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Mixed-Use Districts
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R/C-1
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Residential/Commercial
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R/C-2
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Mixed Residential/Limited Manufacturing
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Commercial, Industrial Districts
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C-1
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Community Business
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I-1
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General Industrial
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Special Districts
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CD
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Conservation
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A.
The boundaries of the various zoning districts established on the
map entitled "Official Zoning Map" are kept on file in the office
of the Borough Manager. This map, with all explanatory matter thereon,
is hereby made a part of this chapter. The Official Zoning Map shall
be dated and shall carry the signature of the President of Council,
the Mayor and the Borough Manager certifying that it is the true map
adopted by the Council, and this map shall be sealed with the Official
Borough Seal. All amendments shall be identified on the map and similarly
certified.
B.
The boundaries between districts are, unless otherwise indicated,
either the centerline of streets or such lines extended, or parallel
lines thereto, or property lines, or other physical boundaries, and
delineations. Where streets, property lines, or other physical boundaries
and delineations are not applicable, boundaries shall be determined
by scale shown on the Official Zoning Map.
C.
Where physical or cultural features existing on the ground are at
variance with those shown on the Official Zoning Map or in other circumstances
not specifically covered above, the Zoning Hearing Board shall interpret
the district boundaries.
D.
In the event that a street, alley or other way shown on the Official
Zoning Map is vacated, the property formerly in said street or right-of-way
shall be included within the zoning district of the adjoining property
on either side of said vacated street or way. Where said street forms
a zoning district boundary, the new district boundary shall be the
new property line created by the former center line of said vacated
street.
A.
Purpose. R-1 Districts are intended to be principally single-family homes on individual lots with customary residential accessory uses. Certain residentially related uses will be permitted as conditional uses, provided they meet the criteria contained in this chapter. Among the permitted uses are planned residential developments which may include a variety of housing types and whose development standards may vary from those otherwise applicable in the R-1 District. (See Article V.)
B.
C.
Conditional uses. The following uses are subject to the conditions set forth in Article VI of this chapter:
D.
Area and bulk regulations; permitted and conditional uses.
(2)
(3)
Maximum lot coverage: 30% for all uses.
(5)
Lot width: 30 feet.
A.
Purpose. This district provides for a mix of single- and two-family
residential units at varying lot sizes and densities. It also includes,
as conditional uses, certain specialized housing types, such as group
residences and nursing homes, where these can be developed so as to
be compatible with the existing neighborhood and adjacent residences.
C.
Conditional uses. The following uses are subject to the conditions set forth in Article VI of this chapter.
(1)
Schools, excluding boarding facilities.
(2)
Churches or other places of worship.
(3)
Day-care centers, as defined by this chapter.
(4)
Public recreational facilities, other public building/uses.
(5)
In-home day-care facilities,
(6)
Funeral home.
(7)
Planned residential development.
(8)
Short-term rental.
D.
Area and bulk requirements; permitted and conditional uses.
(2)
Minimum yard requirements.
(a)
Front yard: 15 feet for dwellings; 30 feet for other uses.
(b)
Side yard:
[1]
Residence (other than multifamily): two side yards totaling
10 feet but none less than three feet.
[2]
On a corner lot, a side yard abutting a street shall be at least
equal to the front yard of the rear abutting lot which fronts on that
street, but in no event less than 10 feet.
[3]
Other uses: 15 feet each side yard.
(c)
Rear yard: 25 feet for principal structures, and three feet
for accessory structures.
(3)
Maximum lot coverage: 40% for all uses.
(4)
Maximum height: all uses 35 feet.
(5)
Minimum lot width: all uses 30 feet.
A.
Purpose. This district designates neighborhoods where new commercial
uses may be located, as conditional uses, although the area is still
predominately residential. These areas, generally adjacent to other
commercial or industrial zones, are ones where older homes already
have been converted to businesses. Additional conversions may be appropriate,
provided they meet certain standards to avoid negative impacts on
other residences.
B.
C.
Conditional uses. The following uses are subject to the conditions set forth in Article VI of this chapter.
(1)
Neighborhood convenience store such as food store, drug store,
bakery, clothing shop, speciality store.
(2)
Personal services, such as barber and beauty shops, shoe repair,
laundry (no cleaning or processing on premises).
(3)
Business services, such as stationery supplies and printing
and copying, computer and data processing.
(4)
Banks and financial institutions.
(5)
Business and professional offices.
(6)
Public or private schools.
(7)
Day-care centers, as defined by this chapter.
(8)
Group homes, rooming house or boardinghouse and family boarding
homes as defined by this chapter.
(9)
Manufactured (or mobile) home parks.
(10)
Public recreation, other public building/use.
(11)
Institutional facility.
D.
Area and bulk regulations; permitted and conditional uses.
(1)
Minimum lot area.
(a)
Single-family dwelling: 2,600 square feet per dwelling.
(b)
Two-family dwelling: 3,000 square feet per dwelling.
(c)
Multifamily: 1,200 square feet per dwelling.
(d)
Manufactured or mobile home parks: five acres for the park area
and 5,000 square feet per manufactured home unit.
(e)
Nonresidential, conditional uses: no prescribed minimum, lot
areas shall be sufficient to meet requirements for yards, setbacks,
lot coverage, off-street parking and loading, and other applicable
provisions of this chapter.
(2)
(3)
Maximum lot coverage: none.
F.
Other standards.
(1)
Conversions of existing structures to multifamily dwellings
must comply with the off-street parking, lot area, and yard requirements
of this chapter and applicable standards of the Borough building code.
(2)
Where an existing business proposes to expand by 30% or more
of its gross area, it shall provide the required off-street parking
and loading areas for the entire use, based on the gross area of both
existing facilities and the proposed expansion.
A.
Purpose. This district provides for a broad range of commercial uses
and offices typical of the Borough's central business area along
Freeport Road. The intent of this district is to encourage continued
business and employment growth, as well as additional residential
development. The C-1 District, located along Freeport Road, is primarily
retail and service business located on separately owned lots, rather
than unified shopping centers. Businesses in this district should
be compatible in terms of general market and operating characteristics.
B.
Permitted uses: C-1 District.
(1)
Neighborhood convenience store and general retail uses, such
as food, drugs, bakery, apparel, hardware, appliances and furniture,
jewelry, speciality shops.
(2)
Personal services such as barber and beauty shops, laundry,
and cleaning (no processing on premises), and shoe repair.
(3)
Business and personal service, such as financial institutions,
insurance/real estate offices, printing and copying, computer and
data processing.
(4)
Eating and drinking establishments (excluding drive-in restaurants).
(5)
Medical and dental offices.
(6)
Business and professional office buildings.
(7)
Funeral home.
(8)
Private school or day-care center for preprimary age children.
(9)
Private school for dancing, music or similar art or craft instruction.
(10)
Private clubs and fraternal organizations.
(11)
Public facility, building, or recreational areas.
(12)
Customary accessory uses, such as parking, enclosed storage,
to any permitted uses.
(13)
Essential services and public service facilities, as defined
by this chapter.
(15)
Multifamily dwellings, including townhouses and garden apartments.
(16)
Theater.
C.
Conditional uses.
(1)
Multifamily dwellings as accessory to commercial structures.
(2)
Commercial recreation uses, such as bowling, racquetball, exercise
clubs.
(3)
Gasoline service stations, as defined by this chapter.
(4)
Retail plumbing, heating, electrical and similar building material
sales (excluding wholesale and warehousing).
(5)
Animal hospital or veterinarian offices (excluding boarding
facilities).
(6)
Video game or amusement arcades, as defined by this chapter.
(7)
Drive-in restaurants.
(8)
Auto convenience market as defined by this chapter.
(9)
Adult permission required business.
(10)
Bed-and-breakfast.
(11)
Short-term rental.
D.
Area and bulk regulations; permitted and conditional uses.
(2)
Minimum yard requirements.
(b)
Where the rear yard abuts a residential property the rear yard setback shall be five feet and shall require a buffer as set forth in § 550-406. Where the rear yard abuts a public access roadway, the parking requirements as set forth in § 550-408 may be developed in the front or rear yard area and there shall be no setback requirement.
(5)
Building groups. In the C-1 District, groupings of building
within a single development site shall be arranged so as to ensure
adequate light and air exposure for walls containing main window exposure
or main entrances and so as to be accessible on all sides of the building
to emergency vehicles.
F.
Other standards.
(1)
Conversions of existing structures to multifamily dwellings
or commercial uses must comply with the off-street parking and lot
area requirements of this district and applicable provisions of the
Borough building code.
(2)
A conversion of existing structures to nonresidential uses must provide a minimum three-foot planted screen along any side or rear property line abutting a residential use, in accordance with § 550-406 of this chapter.
(3)
Off-street parking may be located in a required rear yard, provided a minimum three-foot setback is maintained along the rear property line. This setback must be planted or otherwise screened in accordance with § 550-408 of this chapter.
(4)
To preserve the traffic capacity and safety of Freeport Road, vehicular access to properties fronting on the north side of Freeport Road shall be from the rear of the property with approval of Zoning Officer, whose approval shall not be unreasonably withheld taking into consideration public safety. All driveways must be located and designed in accordance with the Pennsylvania Department of Transportation (PennDot) requirements (67 Pa. Code Chapter 1). If direct access is proposed from Freeport Road, the required permit must be obtained from PennDot prior to approval of the conditional use application.
(5)
Access.
(a)
Access to these properties must be approved by Borough Council.
As a condition of approval, applicants may be asked to:
[1]
Provide a shared access with one or more adjacent properties.
[2]
Construct, or dedicate land for, a portion of service or frontage
road along Freeport Road which provides ingress and egress at points
which do not impede normal operating conditions of the road or do
not create hazardous traffic conditions.
(b)
Council may impose any other reasonable conditions to assure
safe traffic and pedestrian access and preserve the safety and traffic
operating characteristics of Freeport Road and the surrounding street
system. Any costs incurred by the Borough for traffic engineering
studies relative to these determinations shall be paid by the applicant
or developer and made part of the application process.
A.
Purpose. This district designates suitable areas for new and expanded
manufacturing industrial uses which comply with the performance standards
of this chapter.
B.
Permitted uses.
(1)
Any production, fabricating, processing, cleaning, servicing, repair, testing, or storage of goods or products, provided the use conforms to the performance standards in § 550-410 of this chapter.
(2)
Any business or commercial establishment which provides supplies or services to industrial and manufacturing customers, and which conforms to the performance standards in § 550-410 of this chapter.
(3)
Railway, truck, and freight terminals.
(4)
Wholesale and distribution centers, including warehousing, parcel
delivery, storage, and beverage bottling plants.
(5)
Any light industrial use.
(6)
Animal hospitals and kennels.
(7)
Gasoline sales and service stations.
(8)
Vehicular repair.
(9)
Customary accessory uses, such as business offices, storage
areas, snack bar or cafeteria.
(10)
Public facilities and essential services.
(11)
New or used auto sales.
(12)
Outdoor and in-house farming.
(13)
Assembly and fabrication facility.
(14)
Light manufacturing, including production, processing, testing,
repair, or servicing of apparel and other textile products, furniture
and fixtures, paper and allied products, printing and publishing,
rubber and plastics, leather and leather products, instruments and
related products, jewelry, musical instruments, toys and sporting
goods, pencils, pens and art supplies, signs and advertising displays
and burial caskets.
F.
Other standards.
(1)
Storage or other outdoor operations shall not be conducted in
required front yards. They may be located inside or rear yards if
such area is separated from a public street or property (except property
in I-1 District) by a planted or screened buffer area, in accordance
with this chapter.
A.
Purpose. This district includes natural and environmentally sensitive
areas, such as floodplains, the Allegheny River Island or islands,
or steep slopes, which require special regulations to assure their
protection, preservation, and/or safe use.
B.
Permitted uses: none.
C.
Conditional uses. The following uses are permitted subject to the
conditions of this chapter, the Borough Floodplain Ordinance,[1] or other applicable federal, state and local regulations:
(1)
Single-family.
(2)
Townhouse development.
(3)
Public or private recreational uses and related facilities.
(4)
River-oriented recreation and commercial uses adjacent to the
Allegheny River, such as marinas, boat docks, storage and launching
facilities, fishing piers or area, eating and drinking establishments,
specialty shops, and similar uses.
(5)
Farming, greenhouses, plant nursery, and gardens.
(6)
Permitted accessory uses to a use permitted in an I-1 or R/C-1
District where the property in the I-1 or R/C-1 District fronts on
the Allegheny River.
D.
Area and bulk regulations; permitted and conditional uses.
(1)
Minimum lot area: 8,000 square feet.
(2)
Minimum yard requirements: All yard and setback requirements
will be established by Borough Council during the review of the conditional
use application, based on the type of use proposed, site access, connection
required to adjacent uses or properties, and similar conditions.
(3)
Maximum lot coverage: Total impervious surfaces shall not exceed
30% of lot area.
(4)
Maximum height: 35 feet.
