Unity Township is hereby divided into districts of different
types, each type being of such number, shape, kind and area and of
such common unity of purpose and adaptability of use that are deemed
most suitable to carry out the objectives of this chapter and the
Comprehensive Plan.
For the purpose of this chapter, Unity Township is hereby divided
into districts which shall be designated as follows:
A. Residential Districts:
(1) R-1 Rural Residential District.
(a)
Purpose. It is the intent and purpose of the Rural Residential
District to mutually provide for development of housing opportunities
and preserve identified sensitive environmental areas. Lands within
the Rural Residential District possess many common features, including:
steep slopes, open spaces and forested areas, limited access to public
water and sewer, natural resources and sensitive environmental areas,
and lower densities of housing. Past development patterns have generally
included homes on larger lots either within developments or on distinct
lots. Topography and lack of access to public utilities has limited
substantial development in certain areas of this zoning district.
Accordingly, larger lot sizes are required in the areas of this district
not served by public water and/or sewer.
(2) R-2 Suburban Residential District.
(a)
Purpose. The Township recognizes the benefits that traditional
suburban neighborhood development patterns have had in providing single-family
detached housing opportunities in the Township. It is the intent and
purpose of this district to: provide for moderate density residential
development in areas that are environmentally suited to such development
and which currently have or are planned for sewer or sewer and water
service; provide for traditional suburban neighborhood housing development
opportunities characterized by smaller lot sizes than those required
in the Suburban Residential District.
(3) R-3 Rural Village District.
(a)
Purpose. The Rural Village District includes lands in older
established villages and coal patch towns in the Township that are
predominantly residential in nature, but may include a mixture of
nonresidential uses along major roadways, as prescribed by the Village
Commercial Overlay, contained in this chapter. The purpose of the
district is to provide for a mixture of single-family dwellings and
multifamily dwellings, generally on smaller lots, and smaller home-based
and neighborhood businesses to serve the needs of the residents, where
determined appropriate by the Village Commercial Overlay.
B. Commercial and Manufacturing Districts.
(1) B-1 Neighborhood Commercial District.
(a)
Purpose. The Neighborhood Commercial District is intended to
accommodate uses that provide convenience goods and services for persons
residing in adjacent residential areas. It is the intent that the
Neighborhood Commercial Zoning District not be encroached upon by
other, more intensive commercial or industrial uses. The uses permitted
within this district shall be compatible with surrounding residential
architecture and scale.
(2) B-2 Community Commercial District.
(a)
Purpose. The purpose of the Community Commercial District is
to encourage a mix of business, office and service uses, within a
designated commercial district along the Route 30 Corridor. The Community
Commercial District will support small to medium scale specialty retail,
offices and other uses that are larger than those permitted in the
B-1 District and different than those permitted in the B-3 District.
The district will be tied together with street amenities and design
treatments such as sidewalks, streetlighting, signage, landscaping,
street trees and screened parking areas.
(3) B-3 Regional Commercial District.
(a)
Purpose. It is the intent and purpose of this district to provide
for commercial and associated uses which generate or depend on large
volumes of traffic. The district is developed to accommodate development
on Route 30 east of the Route 981 intersection. Businesses located
within this district primarily provide through traffic and regional
oriented goods and services due to their proximity to principal arterial
streets. Development within this district is governed by regulations
that seek to reduce the negative effects of unsightly, dangerous intersections
and to provide regulations for highway-associated uses through adequately
sized parcels of land. A critical objective of this district is to
create commercial areas that contribute positively to the image, appearance
and character of Unity Township.
(4) M-1 Manufacturing District.
(a)
Purpose. This district includes lands that provide for new industrial
and technology development and protect existing industrial sites and
allow for continued operation of existing general industry, manufacturing,
extraction, salvage and related activities, subject to performance
standards and buffering requirements to minimize potential environmental
impacts. Accessory office uses and freestanding offices are allowed
as well as other uses that are not as appropriate for more restrictive
districts
(5) I-AP Institutional Airpark District.
(a)
Purpose. It is the intent and purpose of this district to provide
for a well designed park-like development for the uses in this Institutional
Airpark District to promote and encourage high-quality employment
opportunities for residents of Unity Township and economic development
for the region as a whole in and around the Arnold Palmer Airport.
Design standards and requirements for this district are intended to
make it compatible with the surrounding residential areas. These regulations
have been established to (1) provide a healthful operating environment;
(2) to protect the accepted use from encroachment of uses adverse
to their operation; and (3) to minimize their impact on surrounding
uses. This district should be restricted to tracts that have close
proximity to principal streets, are fairly level and act as a buffer
between adjacent residential areas and nearby downgrading influences
such as heavily traveled highways.
C. Special districts.
(1) C Conservation District.
(a)
Purpose. The purpose of the Conservation District is to control
development within identified portions of the Township in and around
the Chestnut Ridge area that include steep slopes and sensitive environmental
features to preserve these areas that contribute to the rural character
of the Township and to:
[1]
Prevent soil erosion and protect the Township from undue expense
caused by such erosion.
[2]
Protect property from stormwater runoff caused by improper or
excessive construction on steep slopes.
[3]
Preserve scenic views and to protect unique and unusual natural
areas.
[4] To provide facilities that promote tourism and facilitate the enjoyment
of the natural beauty of the area; and
[Added 6-8-2023 by Ord. No. O-3-2023]
[5] To provide for activities that are more appropriately conducted in
more remote areas of the Township.
[Added 6-8-2023 by Ord. No. O-3-2023]
(2) A Agricultural Residential District.
(a)
Purpose. The Agricultural Residential District includes lands
that are intended to be utilized for agricultural purposes, certain
residential uses and a limited number of environmentally friendly,
low-impact commercial activities requiring large amounts of space.
This land heavily contributes to the rural character of the Township.
It is a goal of the Township to retain these farms through a variety
of methods. It is understood that circumstances may make these lands
available for development. It is the intent of this district to permit
low density lots if there are no available public utility services.
(3) I Institutional District.
(a)
Purpose. The purpose of this district is to provide areas for
large educational, medical, health and public institutions and the
development of facilities to meet their needs.
D. Overlay districts.
(1) FP Floodplain Overlay District.
(a)
Purpose. Unity Township has adopted an ordinance regulating development within floodplains that is part of Chapter
104, Subdivision and Land Development, of the Code of the Township of Unity. All development within designated floodplains, as indicated on the official FEMA maps shall be considered part of the Zoning District Map as an Overlay District. Any development within this district shall be subject to those regulations contained in Chapter
104, and comply with same prior to the issuance of any occupancy permit by the Zoning Officer. Such provisions are incorporated herein by reference hereto as if set forth at length in this chapter. The identified floodplain areas described above shall consist of the following specific areas as indicated on the Official Maps prepared by FEMA, and shall be considered as an overlay to the Unity Township Zoning Map:
[1]
FW (floodway area): The areas identified as "floodway" in the
AE Zone in the Flood Insurance Study prepared by the FEMA. The term
shall also include floodway areas which have been identified in other
available studies or sources of information for those floodplain areas
where no floodway has been identified in the Flood Insurance Study.
[2]
FF (flood-fringe area): The remaining portions of the one-hundred-year
floodplain in those areas identified as an AE Zone in the Flood Insurance
Study, where a floodway has been delineated.
[3]
FE (special floodplain area): The areas identified as Zone AE
in the Flood Insurance Study, where one-hundred-year flood elevations
have been provided, but no floodway has been delineated.
[4]
FA (general floodplain area): The areas identified as Zone AE
in the Flood Insurance Study for which no one-hundred-year flood elevations
have been provided. When available, information from other federal,
state and other acceptable sources shall be used to determine the
one-hundred-year elevation, as well as a floodway area, if possible.
When no other information is available, the one-hundred-year elevation
shall be determined by using a point on the boundary line of the identified
floodplain area which is nearest the construction site in question.
(b)
Specifications and requirements. Specific provisions and requirements for developments that are located within this overlay are located in Chapter
104, Subdivision and Land Development, of the Code of the Township of Unity. All development within this district shall comply with those provisions and requirements. Such provisions and requirements are incorporated herein by reference hereto as if same were set forth in detail hereafter.
(2) VC Village Commercial Overlay District.
(a)
Purpose. The purpose of the Village Commercial Overlay District
is to encourage traditional, pedestrian and "short-trip" friendly,
local commercial businesses along established mixed-use corridor areas
of certain R-3 zoning districts. Through the use of standards unique
to the Overlay District for area, bulk, height, and orientation, as
well as for design, parking, accessory uses, signage, lighting, and
screening, this Overlay will empower these areas to develop in a manner
complimentary to, and compatible with, existing development. It is
the intent of this Overlay District to permit small-scale commercial
and service uses that serve the immediate neighborhood similar to
those uses permitted in the B-1 Zoning District. In addition to commercial
uses, the Overlay will permit the development of office uses, multifamily
residential dwellings, civic uses, and other uses permitted in or
compatible with the underlying R-3 District. The provisions of this
Overlay District shall supplement the underlying zoning district in
which a property is located. The standards prescribed herein shall
control the overall development in this Overlay District and, where
there may exist any conflict between the provisions of this section
and those of the underlying zoning district, the provisions of this
section shall prevail. This section shall not change the status of
any existing use, lot, or structure established prior to the adoption
date of this chapter.
(b)
Permitted and conditional uses. In addition to those uses permitted
by right, or by special exception or conditional use in the underlying
R-3 District, all commercial uses that are permitted by right in the
B-1 Neighborhood Commercial District according to the Use Tables incorporated
in Appendix A herein, shall be permitted as a conditional use or special exception
use in this Overlay. Home occupations shall be a permitted use within
this overlay district subject to permitting and compliance with the
requirements set forth in this chapter for same. Bed-and-breakfasts
are permitted in this district as a conditional use.
(c)
Area and bulk requirements.
[1]
The area and bulk requirements required of the B-1 Neighborhood
Commercial District shall be generally applicable for nonresidential
uses within the Village Commercial Overlay District.
[2]
The area and bulk requirements of the underlying R-3 District
shall be applicable for residential uses within the Village Commercial
Overlay District.
(3) TC Transportation and Corridor Enhancement Overlay District.
(a)
Intent and purpose.
[1]
The purpose of this district is to provide and manage access
to land development, while preserving the regional flow of traffic
in terms of safety, capacity, and speed. Major roadways, including
highways and other arterials, serve as the primary network for moving
people and goods. These transportation corridors also provide access
to businesses and homes and have served as the focus for commercial
and residential development. If access systems are not properly designed,
these roadways will be unable to accommodate the access needs of development
and retain their primary transportation function. This section balances
the right of reasonable access to private property, with the right
of the citizens of Unity Township and the Commonwealth of Pennsylvania
to safe and efficient travel.
[2]
To achieve this policy intent, state and local roadways have
been categorized by function and classified for access purposes based
upon their level of importance. Regulations have been applied to these
roadways for the purpose of reducing traffic accidents, personal injury,
and property damage attributable to poorly designed access systems,
and to thereby improve the safety and operation of the roadway network.
This will protect the substantial public investment in the existing
transportation system and reduce the need for expensive remedial measures.
These regulations also further the orderly layout and use of land,
protect community character, and conserve natural resources by promoting
well-designed road and access systems and discouraging the unplanned
subdivision of land.
(b)
Applicability. This section shall apply to all arterials and
selected collectors within Unity Township, as identified herein and
to all properties abutting these roadways. The standards of the Pennsylvania
Department of Transportation shall apply to all roadways in the State
Highway System.
(c)
Conformance with plans, regulations, and statutes. This section
is adopted to implement the community development objectives set forth
in this chapter and in the Unity Township Comprehensive Plan. In addition,
this section conforms with sound planning principles of the Southwestern
Pennsylvania Commission as specified in the 2025 Transportation and
Development Plan for Southwestern Pennsylvania and the planning policies
of the Pennsylvania Department of Transportation set forth in the
Pennsylvania Statewide Long Range Transportation Plan (PennPlan).
The section also conforms with the standards of the Pennsylvania Department
of Transportation and policy and planning directives of the Federal
Transportation Equity Act of 1998.
(d)
Specifications and requirements. Specific provisions and requirements for developments that are located within this overlay are located in Chapter
104, Subdivision and Land Development, of the Code of the Township of Unity. All development within this district shall comply with those provisions and requirements. Such provisions and requirements are incorporated herein by reference hereto as if same were set forth in detail hereafter.
(4) AZD Airport Zoning Overlay District.
(a)
Purpose. In order to protect against hazards to air navigation,
there are hereby created and established certain Airport Zoning Districts
(AZDs) which include all of the land lying beneath the approach surfaces,
transitional surfaces, horizontal surfaces and conical surfaces as
they apply to the Arnold Palmer Regional Airport. Such zones are visually
depicted on the Height Limitation and Zoning District Map prepared
January 2008 which is made a part hereof. An area located in more
than one of the following zones is considered to be only in the zone
with the more restrictive height limitation. The Airport Zoning Districts
are:
[1]
AZD-1: Primary Surface Zoning District.
[2]
AZD-2: Utility Runway Visual Approach Zoning District.
[3]
AZD-3: Runway Larger Than Utility with a visibility minimum
as low as 3/4 mile Non-Precision Instrument Approach Zone (Runway
05).
[4]
AZD-4: Precision Instrument Runway Approach Zone (Runway 23).
[5]
AZD-5: Transitional Zoning District (adjacent to approach zoning
districts).
[6]
AZD-6: Horizontal Zoning District.
[7]
AZD-7: Conical Zoning District.
(b)
Specific requirements. Specific provisions and requirements for the Airport Zoning Overlay District are located in Chapter
104, Subdivision and Land Development, of the Code of the Township of Unity. All development within this district shall comply with those provisions and requirements. Such provisions and requirements are incorporated herein by reference hereto as if same were set forth in detail hereafter.
(5) PRD Planned Residential Development Overlay District.
(a)
Purpose. The purpose of the Planned Residential Development
(PRD) Overlay District is to permit residential development which
is more creative and imaginative than is generally possible under
conventional zoning district controls and subdivision requirements.
Further, these regulations are intended to promote more economical
and efficient use of the land while providing a compatible blend of
housing types, amenities and community facilities of high quality,
oriented to the specific development site and preservation of the
natural scenic qualities of open space. It is the further intent to
permit Planned Residential Developments in the A, R-1, R-2 and R-3
Zoning Districts provided that the Planned Residential Development
is located on a parcel(s) of 50 acres or greater.
(b)
Specific provisions and requirements for the PRD Overlay are located in Chapter
104, Subdivision and Land Development, of the Code of the Township of Unity. All development within this District shall comply with those provisions and requirements. Such provisions and requirements are incorporated herein by reference hereto as if same were set forth in detail hereafter.
(6) PGU Planned Group Units.
(a)
Purpose. The purpose of planned group units (PGUs) is to permit
certain commercial development which is more creative and imaginative
than is generally possible under conventional zoning district controls
and subdivision requirements. Further, these regulations are intended
to promote more economical and efficient use of the land while providing
a compatible blend of commercial activities, amenities and community
facilities of high quality, oriented to the specific development site
and preservation of the natural scenic qualities of open space. It
is the further intent to permit planned group units in the B-1, B-2,
B-3, I-AP and VC Zoning Districts provided that the Planned Group
Unit is located on a parcel(s) of three acres or greater.
(b)
Specific provisions and requirements for the Planned Group Units are located in Chapter
104, Subdivision and Land Development, of the Code of the Township of Unity. All development within this district shall comply with those provisions and requirements. Such provisions and requirements are incorporated herein by reference hereto as if same were set forth in detail herein.
(7) Planned Institutional Groups.
[Added 5-11-2017 by Ord.
No. O-5-2017]
(a)
Purpose. The purpose of Planned Institutional Group (PIG) is
to permit qualifying institutions to develop in more creative and
imaginative ways than generally possible under conventional zoning
district controls and subdivision requirements. Further, these regulations
are intended to promote more economical and efficient use of the land
while providing a compatible blend of housing, educational, recreational
and other accessory facilities of high quality, oriented to the specific
development site and preservation of the natural scenic qualities
of open space. It is the further intent to permit planned group units
in the Institutional Zoning District provided that the Planned Institutional
Group is located on a parcel(s) of 10 acres or greater.
(b)
Specific provisions and requirements for the Planned Institutional Group are located in Chapter
104, Subdivision and Land Development, of the Code of the Township of Unity. All development within this district shall comply with those provisions and requirements. Such provisions and requirements are incorporated herein by reference thereto as if same were set forth in detail herein.
(c)
Planned Institutional Groups shall be identified and provided
for as conditional uses in the Institutional Zoning District.
(8) RCE Route 30 Corridor Enhancement Overlay District.
(a)
Purpose. The purpose of the Route 30 Corridor Enhancement Overlay
is to develop a common plan and design for commercial properties with
frontage along State Route 30. By establishing regulations for the
design and orientation of buildings, the selection of building materials,
buffering and landscaping, this overlay is designed ensure the coordination
of development with other contiguous sites while retaining, to the
highest extent possible, the scenic nature of this area.
(b)
Specific provisions and requirements for the Route 30 Corridor Enhancement Overlay are located in Chapter
104, Subdivision and Land Development, of the Code of the Township of Unity. All development within this District shall comply with those provisions and requirements. Such provisions and requirements are incorporated herein by reference hereto as if same were set forth in detail hereafter.
A map entitled "The Unity Township Zoning Map" dated December
2009 is hereby approved and adopted as a part of this chapter. The
Zoning Map shall be kept on file for examination in the Zoning and
Planning office at the Township Municipal Building.
District boundaries shown on the District Map which follow the
lines of roads, streams and transportation rights-of-way shall be
deemed to follow their center lines. Neither the vacation of roads
nor the change of stream beds shall effect the location of such district
boundaries. One set of the County Tax Assessment Maps for Unity Township
shall be maintained in the Zoning and Planning office at the Township
Municipal Building showing district boundaries with respect to property
lines. When the Zoning Officer cannot definitely determine the location
of a district boundary by such center lines, by the scale of dimensions
stated on the District Map or by the fact that it clearly coincides
with a property line, he/she shall refuse action, and the Hearing
Board, upon appeal, shall interpret the location of the district boundary
with reference to the scale of the District Map.