Greensburg City Zoning Code
ARTICLE V
R2 - General Residence District
§ 265-16 Composition of district; purpose.
The R2 - General Residence District is composed of certain medium-density residential areas of the city, representing a compatible mixture of single-unit and multiple-unit dwellings, 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, except as noted below for large developments, to prohibit all activities of a commercial nature except those having also some aspects of residential use, such as home offices of doctors or ministers, funeral homes, membership clubs, rooming houses and tourist homes, controlled by specific limitations governing the size and extent of such semicommercial activities. To these ends, development is limited to a medium concentration, and permitted uses are typically single- and two-unit dwellings, row dwellings and low-rise apartments, providing homes for the residents in a variety of dwelling types, plus certain additional uses such as schools, parks, churches, hospitals and certain public facilities which serve the residents of the district. However, high-rise apartments, with corresponding proportions of open space, also may be developed under prescribed standards of density and open space; and service commercial facilities for very large residential developments may be permitted in special instances, with controls assigned to protect residential amenities.
§ 265-17 Permitted uses.
In this district, the land and structures may be used, and structures may be erected, altered, enlarged and maintained, for the following uses only:
B.
Two-family dwelling.
C.
Multiple-family dwelling, except a row dwelling exceeding six dwelling units in length.
D.
Conditional uses, as prescribed in Article XVIII, including those permitted in the R1 District, § 265-12E, and:
(2)
Mobile homes shall be permitted only in mobile home parks. Mobile home parks shall be permitted as conditional uses in the R2 District.
[Added 5-12-1986 by Ord. No. 1286; amended 11-9-2020 by Ord. No. 2113]
(a)
(b)
Landscaping. Mobile home parks shall be attractively and suitably landscaped. Development plans shall include provisions for screening along all property lines, including public rights-of-way. Such screening shall be a minimum of three feet in height when placed and shall be of a type to reach a minimum of five feet in three years.
F.
Tea parlor. Subject to the following criteria, the Planning Director may issue permits required by Article XX to allow the permitted use of tea parlor:
[Added 10-11-2004 by Ord. No. 1897; amended 9-14-2015 by Ord. No. 2057; 11-9-2020 by Ord. No. 2113]
(1)
The structure shall be located in a contributing building in a nationally recognized historic district.
(2)
The structure shall be preserved in or restored to its original style and architecture.
(3)
There shall be one off-street parking space for every 250 square feet of living space.
(4)
One freestanding sign, maximum size 18 inches by 24 inches, shall be permitted for each tea parlor location. Said sign shall be constructed of a double-faced panel and hung on a colonial post. The post shall not exceed 72 inches in total height (24 inches in ground and 48 inches above ground).
G.
Student homes.
[Added 7-7-2008 by Ord. No. 1971]
(1)
No more than one building on a lot may be used as a student home. No more than one dwelling in a two-family dwelling may be used as a student home. Up to 50% of dwelling units or a maximum of four dwelling units per building may be student homes based on availability of off-street parking.
(2)
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 registered and occupied.
[Amended 9-14-2015 by Ord. No. 2057; 11-9-2020 by Ord. No. 2113]
(3)
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 potential student home utilizing air measurements (GIS) equal to or more than 500 feet. Student homes under the following circumstances shall be exempt from the 500-foot requirement:
[Amended 7-12-2021 by Ord. No. 2123]
(a)
Student homes located in the Downtown District, as shown on the City of Greensburg Downtown District Map (Attachment 3 of this chapter).
(b)
Student homes that comply with the following requirements. Failure to maintain compliance will result in loss of registration and will prohibit the structure from being a student home until the structure regains compliance.
[1]
The property and structures located thereon are otherwise in compliance with the Zoning Code or are a lawful preexisting nonconforming use.
[2]
All required parking shall be on site.
[3]
The property must be managed by a professional property management company located within 15 air miles of the subject property. The property owner must provide the City with the management company's phone number (must be accessible 24 hours per day, seven days per week), email address, mailing address and point of contact.
[4]
The property cannot have more than two active Property Maintenance Code violations.
[5]
All tenants who are convicted of a misdemeanor or higher, or who enter into Accelerated Rehabilitative Disposition proceedings as a result of being charged with a misdemeanor or higher, which resulted from conduct occurring on the property of the student home shall be immediately subject to eviction of proceedings by the property owner or their designee, pursuant to the provisions of the Landlord Tenant Act of 1951, as amended.[1] The provisions of this subsection shall be part of the property owner's leases with tenants as a basis for eviction.
[1]
Editor's Note: See 68 P.S. § 250.101 et seq.
[6]
The structure must have a minimum of 20 dwelling units.
[7]
The structure cannot be used as a fraternity or sorority house or other similar use.
[8]
Residency cannot be limited to students.
H.
Short-term rental. The commencement of short-term rental activity of a dwelling unit shall be considered a change in use of the property, and the short-term rental shall be permitted only upon the issuance of a zoning permit, and provided it will meet the following standards:
[Added 7-12-2021 by Ord. No. 2121]
(1)
Occupancy of a short-term rental shall be limited to no more than two persons per bedroom plus four additional persons, or a maximum of 14 occupants, whichever is less.
(2)
The maximum number of day guests allowed at any one time, in addition to the occupants, shall be 50% for the maximum permitted occupancy of the short-term rental.
(3)
Outdoor parking for occupants and day guests shall be limited to available parking areas on the short-term rental property. In no event shall parking for short-term rental tenants include spaces in any public street right-of-way or on any lawns or vegetated areas. A maximum of one car per bedroom is permitted for any short-term rental unit.
(4)
A short-term rental property shall not have any outside appearance indicating a change of use from the surrounding residential uses.
(5)
Neither short-term rental occupants nor guests shall engage in disorderly conduct or disturb the peace and quiet of any nearby neighborhood or person by loud, unusual or excessive noise, by tumultuous or offensive conduct, public indecency, threatening, traducing, quarreling, challenging to fight, or fighting, or creating a dangerous or physically offensive condition.
(6)
The property owner must designate a local property representative who shall be available 24 hours per day, seven days per week, for the purpose of a) responding within one hour to complaints regarding the condition, operation, or conduct of occupants of the short-term rental; and b) taking remedial action to resolve any such complaints. The name, address, and telephone contact number of the property owner and the local property representative shall be provided to and kept on file at the Township.
(7)
Overnight occupancy of recreational vehicles, camper trailers, and tents at the property where the short-term rental is located shall not be allowed. Outdoor overnight sleeping of occupants or guests of the short-term rental is prohibited.
(8)
A short-term rental may not be used for a purpose other than or not incidental to its use for overnight lodging. This restriction includes using the rental for a wedding, banquet, reception, bachelor or bachelorette party, concert, fund-raiser, sponsored event, or any similar group activity.
(9)
No outdoor advertising signs related to the rental dwelling shall be allowed on the site.
(10)
The property owner shall maintain on file at the Township an up-to-date certificate of insurance documenting that the dwelling is insured as a short-term or vacation rental.
(11)
By operating a short-term rental property, the property owner agrees to release, hold harmless and indemnify the City for all injury, damage, harm, judgment, claim or liability in relation to the property owner's use of the property as a short-term rental.
(12)
All short-term rentals shall have a clearly visible and legible notice posted within the dwelling unit on or adjacent to the front door containing the following information:
(a)
The name of the local property representative and a telephone number at which that party can be reached on a twenty-four-hour basis.
(b)
The 911 address of the property.
(c)
The maximum number of occupants permitted to stay in the dwelling unit and the maximum number of day guests permitted at any one time.
(d)
The maximum number of all vehicles allowed to be on the property and the requirement that all guest parking must be parked in the available parking areas on the property and not in or along any private, community or public street right-of-way or on any lawn or vegetated area on the property.
(e)
The trash pickup day and notification that trash and refuse shall not be left or stored on the exterior of the property.
(13)
All short-term rentals shall be equipped with the following:
(a)
Smoke detectors in each bedroom.
(b)
Smoke and carbon monoxide detectors outside each bedroom in common hallways.
(c)
Smoke and carbon monoxide detectors on each floor.
(d)
GFI outlets for outlets located within six feet of a water source.
(e)
Aluminum or metal exhaust from the dryer.
(f)
Fire extinguisher in the kitchen, near the furnace, and in the garage, conspicuously located.
(g)
Stairs (indoor and outdoor) in good condition.
(h)
Swimming pools, hot tubs and spas must meet the barrier requirements as indicated in the Pennsylvania Uniform Construction Code.
§ 265-18 Height.
The maximum heights of structures in this district shall be as specified in Article XI.
§ 265-19 Area requirements.
Each lot in this district shall comply with the area requirements as specified in Article XII.