Blawnox City Zoning Code
ARTICLE III
Schedule of District Regulations
§ 550-300 Establishment of district classifications.
The Borough of Blawnox is hereby divided into the following zoning districts:
Residential Districts | |
R-1 | Single-Family Residential |
R-2 | Single-Family and Two-Family Residential |
Mixed-Use Districts | |
R/C-1 | Residential/Commercial |
R/C-2 | Mixed Residential/Limited Manufacturing |
Commercial, Industrial Districts | |
C-1 | Community Business |
I-1 | General Industrial |
Special Districts | |
CD | Conservation |
§ 550-301 Zoning District Map and boundaries.
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.
§ 550-302 R-1 Single-Family Residential Districts.
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.
§ 550-303 R-2 Single-Family and Two-Family Residential.
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.
§ 550-304 R/C-1 Residential/Commercial.
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.
§ 550-305 C-1 Community Business District.
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.
§ 550-306 I-1 General Industrial Districts.
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.
§ 550-307 CD Conservation Districts.
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.