Greensburg City Zoning Code
ARTICLE IV
R1 - One-Family Residence District
§ 265-11 Composition of district.
The R1 - One-Family Residence District is composed of certain quiet, low-density residential areas of the city, plus certain open areas where similar residential development appears likely to occur. The regulations for this district are designed to stabilize and protect the essential characteristics of the district, to promote and encourage a suitable environment for family life and to prohibit all activities of a commercial nature except home offices of doctors or ministers and certain home occupations controlled by specific limitations governing the size and extent of such nonresidential activities. To these ends, development is limited to a relatively low concentration, and permitted uses are limited basically to single-family dwellings, providing homes for the residents, plus certain additional uses such as schools, parks, churches and certain public facilities which serve the residents of the district.
§ 265-12 Permitted uses.
[10-12-1987 by Ord. No. 1348; 12-21-1994 by Ord. No. 1646; 11-14-2005 by Ord. No. 1913; 7-7-2008 by Ord. No. 1971; 9-14-2015 by Ord. No. 2057; 11-9-2020 by Ord. No. 2113; 6-9-2025 by Ord. No. 2176]
In this district, the land and structures may be used, and structures may be erected, altered, enlarged and maintained, for the following uses only:
A.
Residential uses.
(1)
One-family dwelling.
(2)
Student homes.
(a)
No more than one building on a lot may be used as a student home.
(b)
All existing and new student homes must be registered annually with Planning and Development. Issuance of registration for student homes shall not exceed one year and shall be based on the period of August 1 to July 31. All student home registrations shall expire on July 31. Student homes must pass a code compliance inspection by the Code Enforcement Department prior to being initially registered and occupied, and then every two years thereafter.
(c)
No student home shall be closer than 500 feet to another student home. The distance requirement is measured from the closest property corner of a registered student home to the closest property corner of a potential student home utilizing air measurements (GIS) equal to or more than 500 feet. Student homes located in the Downtown District, as shown on the City of Greensburg Downtown District Map (Attachment 3 of this chapter),[1] are exempt from the five-hundred-foot distance requirement.
[1]
Editor's Note: The Downtown District Map is included at the end of the chapter.
B.
Cultivation uses.
(1)
Vegetable or fruit farming, general gardening and growing of trees and nursery stock, not including roadside displays or commercial signs. No commercial sales activities are permitted on site.
(2)
Grounds maintenance structure, where used for the sole purpose of storing items incidental to the maintaining of the grounds. A zoning permit will be issued for one such a structure per tract where the structure:
C.
Playground or park (nonprofit) or publicly owned recreation area.
D.
Public library.
E.
F.
Special exceptions. Special exceptions permitted by the Board, as prescribed in Article XIX, including:
(1)
Change of a nonconforming use within a nonconforming structure to a conforming use or to another nonconforming use that is determined by the Board to be no more detrimental to the neighborhood (see § 265-129).
G.
Accessory uses and structures. Accessory uses and structures customarily incident to any of the main uses permitted, not involving retail sales or advertising of sales on the premises, and including:
(1)
Farm building, such as barn, greenhouse, shed, silo and the like, in connection with farming or general gardening.
(2)
Greenhouse, accessory to a dwelling and used exclusively by the occupant of the premises to cultivate plants as an avocation.
(4)
Loading space.
(5)
Minor garage, used exclusively for the parking of noncommercial automobiles or for the temporary keeping of small pleasure boats, with trailer mounts therefor, other wheeled vehicles designed to be drawn by passenger automobiles, normal household paraphernalia and the like.
(6)
Minor parking area, used exclusively for the parking of noncommercial automobiles.
(7)
Recreation facilities, such as swimming pools, tennis courts, etc., operated for the exclusive use of occupants of the same lot and their personal guests.
§ 265-13 Maximum height.
The maximum heights of structures in this district shall be as specified in Article XI.
§ 265-14 Area requirements.
Each lot in this district shall comply with the area requirements as specified in Article XII.
§ 265-15 Home occupations.
[Added 12-9-1991 by Ord. No. 1500; amended 9-14-2015 by Ord. No. 2057; 11-9-2020 by Ord. No. 2113]
A.
Purpose and intent. Home occupations are permitted in any dwelling unit subject to the limitations established herein. It is the intent of this section to ensure the compatibility of home occupations with other permitted uses, to preserve the character of residential neighborhoods and to prevent excessive noise, traffic, nuisance, safety hazards and other potential adverse impacts of commercial uses conducted in residential areas.
B.
Permitted home occupations. The following uses may be permitted home occupation uses, subject to the requirements of this section:
(2)
Artist and sculptor.
(3)
Author and composer.
(4)
Home-care service (baby-sitting).
(5)
Dressmaker, seamstress and tailor.
(6)
Direct sale product distribution.
(7)
Computer programming, data processing, typing and word processing service.
(8)
Home crafts, such as model-making, rug-weaving, lapidary work and ceramics, for sale off-site.
(9)
Jewelry-making and jeweler.
(10)
Housecleaning service, laundry and ironing service.
(11)
Locksmith.
(12)
Office of a minister, rabbi, priest or other similar person associated with a religious organization.
(13)
Office of a salesman, sales representative or manufacturer's representative, provided that no retail or wholesale transactions are made in person on the premises.
(14)
Office or professional in fields such as, but not limited to, architecture, drafting and graphics, interior design, engineering, financial planning and other consulting service.
(15)
Telephone answering services and solicitation work.
(16)
Tutoring.
(17)
Music lessons.
(18)
Barbershop and beauty shop.
(19)
Similar use which does not involve retail or wholesale sales transactions in person on the premises or employment of persons other than members of the family occupying the dwelling.
C.
Prohibited home occupations. The following shall be prohibited home occupations, to the extent that they do not qualify as a "no-impact home-based business," pursuant to the Pennsylvania Municipalities Planning Code:[2]
(1)
Automotive repair or paint shop.
(2)
Dance studio, exercise studio or similar use.
(3)
Day-care center serving more than three children.
(4)
Funeral chapel or funeral home.
(5)
Gift shop, any retail/wholesale.
(6)
Limousine, hearse, ambulance or taxi service.
(7)
Massage parlor.
(8)
Nursing home.
(9)
Medical or dental laboratory.
(10)
Outdoor repair or service.
(11)
Rental of any equipment or other items.
(12)
Restaurant.
(13)
Veterinary hospital.
(14)
Welding or machine shop.
(15)
Wrecking and/or towing service.
(16)
Other similar use.
[2]
Editor's Note: See 53 P.S. § 10107.
D.
Use limitations. In addition to the regulations applicable in the zoning district in which located, all home occupations shall be subject to the following limitations and requirements:
(1)
Location. A home occupation shall be conducted entirely within a dwelling which is the bona fide residence of the principal practitioner or in any building accessory thereto which is normally associated with a residential use; provided, however, that no home occupation requiring water and/or sewer facilities shall be conducted within an accessory structure other than a permitted accessory dwelling.
(2)
Merchandise sales and storage. No storage or display of goods shall be visible from outside the structure. In addition, no direct sales of products off display shelves or racks is permitted, but orders made by telephone or at a sales party may be filled on the premises.
(3)
Exterior alterations. No alterations to the exterior appearance of the principal residential building or any accessory structure or premises shall be made which changes the residential character of the property.
(4)
Heavy equipment and toxic materials use or storage. No use or storage of heavy vehicles or heavy equipment shall be permitted. Furthermore, no toxic, explosive, flammable, combustible, corrosive, radioactive or other dangerous or hazardous materials shall be used or stored on the site.
(5)
Limitation of floor area. No home occupation shall be permitted which comprises more than 25% of the gross floor area of the residence, nor more than 400 square feet of a permitted accessory structure.
(6)
Employees. No persons other than members of the family occupying such dwelling shall be employed on the premises in connection with the home occupation.
(7)
Level of activity. The use of the dwelling unit for a home occupation shall be clearly incidental and subordinate to its use for residential purposes by its occupants and shall, under no circumstances, change the residential character thereof. The Planning Director may add, as a condition of the permit, limitations on the number of business-related visitors per day and/or the frequency of product or material deliveries.
(8)
Traffic; parking. No traffic shall be generated by such home occupation in greater volumes than would normally be expected in a residential neighborhood. Any need for parking generated by the home occupation is required to be on-site and shall be done in a manner which protects the residential character of the area and the visual appearance of the residence.
(9)
Equipment; processes. No equipment or process shall be used in such home occupation with creates noise, vibration, glare, fumes odors or electrical interference detectable to the normal senses off the premises. In the case of electrical interference, no equipment or process shall be used which creates visual or audible interference in any radio or television receivers off the premises.
(10)
Signs. No signs accessory to such home occupation shall be displayed except as otherwise permitted or authorized by city regulations.
(11)
Licenses, permits. A home occupation shall comply with all applicable City laws and regulations, including the need to obtain applicable business licenses and permits. In addition, home occupations shall comply with all applicable county, state or federal regulations governing the activity.