Mckees Rocks City Zoning Code

In any zone, where a nonconforming lot exists as a separate entity at the time of passage of this chapter, and where the owner of the nonconforming lot does not own an adjoining lot, then the following development is permitted.

If the lot is located in a residential district a single-family dwelling may be constructed on it as a permitted use, provided that the lot is in at least 60% compliance with each of the following requirements for the single-family dwelling, as specified in the district in which the lot is located: lot area, lot width, rear yard, side yard and maximum building coverage.

If the lot is located in any remaining district then a structure not exceeding two stories in height may be constructed on it, for a use permitted in the district in which it is located, provided that the lot is in at least 60% compliance with the requirements as shown in Schedule II, and provided that the off-street parking and loading requirements of this chapter shall be complied with and that the front, side and rear yards are in keeping with the surrounding area.

All such developments shall be first reviewed by the Planning Commission and approved by the Zoning Hearing Board prior to the issuance of a permit.

Height limitations. District height limitations shall not apply to church spires, cupolas and domes, monuments, water towers, chimneys, smokestacks, silos, flagpoles, radio and television towers, masts and aerials, and parapet walls extending not more than four feet above the limiting height of the building.

Front yard exception. When an unimproved lot is situated between two improved lots, each having a principal building within 20 feet of the side lot line of the unimproved lot, the front yard may be reduced to a depth equal to that of the greater front yard of the two adjoining lots; provided, however, that it may not be reduced to below 10 feet.

Projections into yards. Projections into required yards shall be permitted as follows, except that in residential districts in no case shall a structure or projection, except for patios, be located closer than 10 feet to any side or rear lot line or 15 feet to any front lot line.

Bay windows, carports, fireplaces, fire escapes, chimneys, uncovered stairs and landings, and eaves, or other architectural features not required for structural support may project into the required side, front, or rear yard not more than a total of four feet.

Patios may be located in the required side and rear yards not closer than three feet to any adjacent property line, and may project into front yards not closer than 10 feet to the street right-of-way line.

Special uses and conditional uses. Special uses and conditional uses, as enumerated in this chapter, as amended, and Schedule I specifically, shall be permitted only upon authorization by the designated body. The applicable process and standards shall apply:

[Amended 6-11-2024 by Ord. No. 1782]

Application.

In evaluating an application for a special exception or conditional use, the Borough shall apply the guidelines and procedures set forth in the MPC.

Where the application is contested or denied, each decision shall be accompanied by findings of fact or conclusions based thereon, together with any reasons therefor. Conclusions based on any provisions of this chapter or any other ordinance should contain a reference to the provision relied on and the reasons why the conclusion is deemed appropriate in the light of the facts found.

Nothing in this section shall prejudice the right of any party opposing the application to appeal the decision to a court of competent jurisdiction. A copy of the final decision or, where no decision is called for, the findings shall be delivered to the applicant personally or mailed to him no later than the day following its date.

The Borough Council/Zoning Hearing Board shall not evaluate a conditional/special use application unless and until:

A written application for special/conditional use approval is submitted to the Borough Zoning Officer. The application shall indicate the section of this chapter under which special/conditional use approval is sought and shall state the grounds upon which it is requested. The Borough Zoning Officer shall determine the completeness of the application and either accept the application as complete and properly filed or return the application to the applicant for resubmission if the application is incomplete and improperly filed. If the application is returned as incomplete, a written notice, which cites the specific requirements of this chapter which have not been met, shall be sent to the applicant. The application shall include the following:

[a]

A development plan.

[b]

A written statement showing compliance with the applicable express standards and criteria for the conditional or special use, if applicable.

[c]

A map showing and identifying all lots within 200 feet of the lot for which conditional use approval is requested and a list of the names and addresses of the owners of these lots from the most recent records of Allegheny County.

[d]

A traffic impact analysis, if required.

[e]

Application fee as required.

A written recommendation is received from the Borough Planning Commission or 30 days has passed from the date of Borough Planning Commission meeting at which the application is first considered for approval.

[3]

A public hearing is held by the Borough Council/Zoning Hearing Borough pursuant to public notice.

In granting a conditional/special use, the appropriate body may attach such reasonable conditions and safeguards in addition to those expressed in this chapter as it may deem necessary to implement the purposes of the Pennsylvania Municipalities Planning Code (MPC).

Conditional/special use approval shall expire automatically without written notice to the applicant if no application for a grading permit, building permit or zoning certificate to undertake the construction or authorize the occupancy described in the application for conditional use approval is submitted within 12 months of said approval, unless the granting body, in its sole discretion, extends conditional use approval upon written request of the applicant received prior to its expiration. The maximum extension permitted shall be one twelve-month extension.

General standards and criteria. Before approving a conditional/special use application, the appropriate body shall determine that the proposed use will not alter the established character and use of the neighborhood or district in which it is located and that it will not substantially impair the use or development of adjacent properties. The appropriate body shall use the following general standards, among other things, in its evaluation. These standards shall be in addition to any other requirements in this chapter for a specific type of use or development.

The proposed use complies with all applicable provisions and requirements for that type of use contained in this chapter, unless a variance to any provision has been granted by the Zoning Hearing Board, and with other applicable Borough, county and commonwealth and federal ordinances, laws and regulations. The proposed use shall obtain applicable permits, licenses, and approvals from the Borough, Allegheny County, Commonwealth of Pennsylvania, and federal agencies before final approval of the conditional use application shall be granted.

The proposed use is compatible with the surrounding land uses. It does not have a negative impact on the existing neighborhood or development in terms of air and water quality, noise, illumination and glare, restrictions to natural light and air circulation or other hazardous conditions that could endanger surrounding residents or impair the use of surrounding properties.

The proposed site for the conditional use is suitable in terms of topography and soil conditions and size, based on number of projected users and the frequency of use of the proposed use.

The proposed use and site provides for safe, adequate vehicular and pedestrian access. It has access from a street capable of handling the traffic generated by the proposed use, and it will not result in undue traffic congestion and hazardous conditions on adjacent streets. The use provides for safe, efficient internal circulation and sufficient off-street parking and loading.

The proposed use complies with all applicable standards and requirements for providing sanitary sewage disposal, water supply, storm drainage, solid and toxic waste storage and disposal.

(f)

The proposed use/development conforms to the scale, character and exterior appearance of existing structures and uses in the neighborhood in which it is located.

Special uses. Special uses, as enumerated in Schedule I, shall be permitted only upon authorization by the Zoning Hearing Board subsequent to review by the Planning Commission, provided that such uses shall be found, by the Zoning Hearing Board, to comply with the following requirements and other applicable requirements as set forth in this chapter.

That the use is a permitted special use as set forth in Schedule I hereof.

That the use is so designed, located and proposed to be operated that the public health, safety, welfare and convenience will be protected.

That the use will not cause substantial injury to the value of other property in the neighborhood where it is to be located.

That the use will be compatible with adjoining development and the proposed character of the zone district where it is to be located.

That adequate landscaping and screening is provided as required herein.

That adequate off-street parking and loading is provided and ingress and egress is so designed as to cause minimum interference with traffic on abutting streets.

That the use conforms with all applicable regulations governing the district where located, except as may otherwise be determined for large-scale developments.

§ 675-12 Unique lots and building locations.

Two or more buildings on a lot. Two or more principal buildings located on a parcel in single ownership shall conform to all the requirements of this chapter which would normally apply to each building if each were on a separate lot.

Through lots. Where a single lot under individual ownership extends from one street to another parallel or nearly parallel street or alley, the Borough Zoning Officer shall decide which street will be considered as the front street. No principal structure shall be erected on the rear of the lot, except as specified in § 675-12A and C.

[Amended 6-11-2024 by Ord. No. 1782]

Lots fronting on an alley. Individual lots, existing at the effective date of this chapter, fronting on an alley, shall comply with all the requirements of this chapter and the district in which said lots are located.

Side yard of a corner lot. The side yard of a corner lot which abuts a street, shall be equal to the required front yard for that street.

Corner lots. No obstruction to vision (other than an existing building, post, column or tree) exceeding 30 inches in height shall be erected or maintained on any lot within the triangle formed by the street intersection, created by the right-of-way line of each street extended to a point, and a line drawn between two points each located 30 feet from the street intersection. All plant materials shall be kept trimmed to ensure uninterrupted vision for motor vehicle traffic.

§ 675-13 Accessory structures and uses.

Accessory structures. All accessory structures shall conform with the minimum yard regulations established in Article IV, Basic District Regulations, except as permitted below:

Unattached structures accessory to residential buildings. Structures accessory to residential buildings which are not attached to a principal structure, may be erected within the required side and rear yards of a principal structure provided that they conform with the following:

Maximum height: 1 1/2 stories or 15 feet in height.

Distance from side lot line. For those lots 22 feet wide and less, a side yard shall not be required. Lots greater than 22 feet, but 30 feet or less, one side yard shall be required. Lots greater than 30 feet, two side yards shall be required. Where a side yard is required or provided, it shall be a minimum of three feet from the side lot line. In those instances where a side yard setback is not provided, a two hour rated fire wall shall be constructed on the side lot line side of the structure abutting the neighboring property.

Distance from rear lot line: not less than four feet from the rear lot line.

Distance from principal structure: not less than 10 feet from a principal structure.

Unattached structure accessory to nonresidential buildings. Such accessory structures shall comply with front and side yard requirements for the principal structure and shall have a minimum rear yard of at least 10 feet.

Fences and walls. Unless specifically noted, the provisions of this chapter shall not apply to fences, terraces or walls less than six feet in height above the average natural grade, nor to terraces, steps, unroofed porches or other similar features not over three feet high above the level of the floor of the ground story.

Home occupations. Home occupations shall be conducted only by residents of the dwelling unit who may not employ more than one additional nonresident person and that the only external evidence of the home occupation shall be a sign not exceeding 1 1/2 square feet in area. Such home occupations shall be clearly incidental and secondary to the use of the dwelling unit for residential purposes and shall be restricted to professional offices, the training or tutoring of up to four adults in small classes, nursery school classes limited to no more than 10 children, custom dress making, millinery or tailoring, women's beauty salons, and barber shops. In each case, the required off-street parking must be provided.

Home gardening, nurseries and greenhouses. Home gardening, and accessory structures used for nurseries or as greenhouses, are permitted in residential areas, provided they are used by the residents for noncommercial purposes and provided further that they shall not include the outdoor storage of equipment and supplies.

Private outdoor swimming pools.

A private outdoor swimming pool per dwelling unit is permitted as an accessory use to a residential structure, provided that such swimming pool is for the private use of the residents of the dwelling unit or their guests. Such a pool may be located within the required rear or side yards for the district in which the pool is to be located, except that no portion of the pool shall be located closer than two feet or 10% of the lot width, whichever is greater, to the side property line and 10 feet from the rear property line.

Permits shall be required for pools of 250 square feet or greater water surface area. A pool of lesser area shall not be located nearer than two feet from any side property line.

Fencing shall conform to the McKees Rocks Building Code.

§ 675-14 Signs.

Signs in residential districts.

Nonflashing, nonanimated and nonadvertising signs are permitted in residential districts in accordance with the requirements set forth in the following table.

Sign Regulations for Residential Districts
Type of Sign	Maximum Area (square feet)
Name plates, identification signs, or home occupation signs	1.5
Sale, rental or temporary signs	3
Signs accessory to nondwelling structures	16

No such sign shall be higher than 10 feet above average grade.

The number of signs shall be restricted to one sign on each street which the property abuts for each dwelling unit, entrance, exit or building to which it pertains.

Nonflashing and nonanimated signs in commercial and industrial districts.

[Amended 3-8-2005 by Ord. No. 1652; 7-10-2018 by Ord. No. 1751; 2-8-2022 by Ord. No. 1772]

Nonflashing and nonanimated business signs, excepting murals, are permitted in all commercial and industrial districts in accordance with the following:

Area of signs.

In no case shall any sign exceed 150 square feet in area and no principal establishment contain more than two signs.

Flashing and animated signs of any size are not permitted. The maximum gross area of all signs located on any property shall be in accordance with the requirements set forth in the following table.

Sign Regulations for Commercial and Industrial Districts
District	Maximum Gross Surface Area (Square Feet) Of All Signs Per Foot of Lot Frontage
C-1	1
C-2	1
I-1	2

Height of signs. No sign may be higher than 30 feet above ground except for high-rise fuel signs which may be no higher than 110 feet above ground.

[Amended 7-10-2018 by Ord. No. 1751]

Advertising signs. Advertising signs are not permitted in residential or commercial districts.

Proximity of signs. Freestanding advertising signs shall be no closer to one another than 500 feet.

Advertising signs shall not have a combined gross surface area in square feet exceeding two times the frontage of the lot on which they are located and in no case shall any single sign exceed 300 square feet.

A mural is a special use in all zoning districts as provided herein and subject to the process for special uses described in Article VIII. The express standards and criteria for a special exception are as follows:

Proof of ownership and/or control and permission of the owner to utilize the proposed site as a mural.

Specific mock design of the mural shall be provided and must be harmonious with neighborhood and/or location to produce a positive visual impression.

Mural may not present a threat to vehicular or pedestrian traffic.

The mural shall not exceed 300 square feet, except where approved by the Board for good cause.

Application of other reasonable conditions specific to the site and/or use, including maintenance and upkeep, that the Board determines are necessary to promote and protect the safety, health and welfare of persons and property and to further community objectives.

General sign regulations. The following regulations shall apply to all permitted sign uses:

Location.

The main supporting structure of all freestanding business signs and freestanding signs permitted in residential and all other districts shall not be located closer than three feet to any property line, except for approved directional signs, official traffic signs or other governmental signs.

[Amended 7-10-2018 by Ord. No. 1751]

Signs attached to any structure shall be attached flat against the structure and shall not hang, suspend or project outward more than 36 inches from the wall to which it is attached.

Signs shall not be located in nor overhang any public right-of-way; except when such signs are required in connection with the provision of municipal services.

Signs shall not project over any public right-of-way, except as provided for above by thirty-six-inch projection outward from face of building, in those Districts (C-1 and C-2) where no front yard is required.

A high-rise fuel sign may be located no closer than 150 feet from any residentially zoned property.

[Added 7-10-2018 by Ord. No. 1751]

Illuminated Signs. Illuminated signs shall not cause any excessive glare or electrical or other disturbance which shall be incompatible with the nature of the adjoining properties in which they are located. Glare shall be measured at the lot line.

[Amended 7-10-2018 by Ord. No. 1751; 6-11-2024 by Ord. No. 1782]

Attachment. All signs shall be constructed and securely fastened in a manner which will prevent their displacement by the elements.

Access to building. No sign shall be erected or maintained so as to prevent free ingress or egress from any door, window, or fire escape, or so as to prevent free access from one part of a roof to any other part. No sign of any kind shall be attached to a standpipe or fire escape.

Zoning permit. A zoning permit shall be required for the erection, or alteration of any sign, except name plates, identification signs, home occupation signs, sale or rental signs.

Replacement of hanging or suspended signs. No existing nonconforming hanging or suspended sign may be reconstructed or replaced; however, all such signs must be kept in good repair.

Temporary signs. All temporary signs erected for a special event shall be removed by the property owner within 15 days, when the circumstances leading to their erection no longer apply.

Existing signs.

Removing or reconstructing signs. No sign heretofore approved and erected shall be repaired, altered or moved, nor shall any sign, or any substantial part thereof, which is blown down, destroyed or removed, be re-erected, reconstructed, rebuilt or relocated unless it is made to comply with all applicable requirements of this section.

Relocating signs. Any sign that is moved to another location either on the same or to other premises shall be considered a new sign and a permit shall be secured for any work performed in connection therewith.

§ 675-15 Off-street parking and loading.

Off-street parking. In all districts, off-street parking spaces shall be provided as set forth in the following table, whenever any building is erected or enlarged. Such spaces shall have an area of at least 200 square feet and shall have adequate and well-designed ingress and egress and shall be located on the same lot as the use to which they are accessory or within a radius of 400 feet.

[Amended 6-15-2021 by Ord. No. 1770]

Off-street loading. Every commercial, industrial or other building which requires the receipt or distribution by vehicles of material or merchandise shall provide one off-street loading space for each 10,000 to 25,000 square feet of gross building floor area and additional space for each additional 25,000 square feet or part thereof, and each such space shall be at least 300 square feet in area, with a minimum height clearance of 14 feet.

Regulations for Off-Street Parking Spaces
Type of Use	Number of Parking Spaces Required
Offices, Retail Business and Customer Service Establishments	1 for every 300 square feet of total floor area
Restaurants, Tavern and Night Clubs	1 for every 2.5 seats
Medical and Dental Clinics	5 for every doctor or dentist
Motel or Tourist Homes	4 for every 3 sleeping rooms
Hotels	4 for every 3 sleeping rooms
Churches, Theaters, Auditoriums and Places of Assembly	1 for every 3.5 seats
Elementary Schools	1 for every 15 classroom seats
Secondary Schools	1 for each 2 teachers and employees plus 1 for each 10 students
Colleges, Universities and Commercial Schools	1 for every 5 classroom seats
Social Halls, Clubs and Lodges	1 for every 200 square feet of total floor area
Bowling Alleys	5 for every 1 alley
Hospitals	1 for every 2 beds
Single- and Two-Family Dwellings	2 for every dwelling unit
Multifamily Dwellings	4 for every 3 dwelling units
Funeral Homes	20 for each home
Rooming Houses and Dormitories	1 1/2 for each occupant
Manufacturing Plants	1 for every 3 employees^{(a, b)}
Wholesale Establishments and Warehouses	1 for every 2 employees^(a)
Nursing and Convalescent Homes	1 for every 4 beds
Beauty Shop	2 for each operator
Barber Shop	2 for each barber

Notes:
^(a)	Plus one additional space for each 1,000 square feet of floor area.
^(b)	In no case shall the total parking area be less than 25% of the floor area.

Development of parking and loading spaces. All off-street parking and loading areas which serve nonresidential uses shall conform with the following:

Off-street parking and loading lots may be developed on any required side, front, or rear yard, but not closer than 15 feet to any street pavement.

They shall be surfaced with a durable bituminous or concrete paving material within one year and shall be properly graded and drained to dispose of all surface water.

They shall be arranged and marked for the orderly and safe movement, loading, parking and storage of vehicles and shall be adequately illuminated with luminaries which shall not be located more than 10 feet above ground level, if designed for use by more than three cars after dusk. Notwithstanding the foregoing, the permitted height limit for light fixtures for gas stations and tractor trailer fueling stations is 30 feet.

[Amended 7-10-2018 by Ord. No. 1751]

Exit and entrance driveways or access points shall be at least 20 feet wide and shall not exceed 40 feet in width and wherever practical shall not occupy the full width of the streets, alleys or other rights-of-way from which they derive their access, but shall be limited to well-defined points, and shall be so designed to provide maximum safety for other adjoining or nearby uses. Notwithstanding the foregoing, there is no maximum driveway width for tractor trailer fueling stations.

[Amended 7-10-2018 by Ord. No. 1751]

No ingress or egress shall be permitted within 30 feet of an intersection measured at the property line.

Adjunct parking lot is a special exception in all zoning districts as provided herein and subject to the process for special uses described in Article VIII. The express standards and criteria for a special exception are as follows:

[Added 10-21-2003 by Ord. No. 1639; amended 2-8-2022 by Ord. No. 1772]

Adjunct parking lot may be located no further than 400 feet from the related permitted use that it is supporting.

Such lot must be adjacent to a public right-of-way from which safe ingress and egress can be maintained.

Proof of common ownership and/or control of the adjunct parking lot and the related property must be proven by the applicant.

The surface shall be paved with bituminous, concrete, brick pavers or other approved solid surface. No slag or crushed/loose stone surfaces shall be permitted.

Adjunct parking lot must be grade for proper drainage and shall comply with all design standards of the Borough SALDO and other Borough ordinances relating to stormwater.

Access, egress and parking shall be designed to minimize traffic congestion and promote safety.

Illumination, if proposed by the applicant or if required by the Board, shall be designed to shield light away from adjoining properties and minimize glare.

A setback of at least five feet shall be maintained on along all lot lines of the adjunct parking lot. The space between the lot line and the adjunct parking lot shall be considered the buffer zone. The buffer zone on all sides of the adjunct parking lot shall include evergreen natural vegetation closely planted and/or fencing compliant with other Borough ordinances, except for the side adjacent to the public right-of-way.

Application of other reasonable conditions specific to the site that the Board determines are necessary to promote and protect the safety, health and welfare of persons and property.

§ 675-16 Excavations.

Any excavations for the removal of topsoil or other earth products must be adequately drained to prevent the formation of pools of water. Such excavations shall be graded to avoid the creation of open pits, holes, or depressions which are below the elevation of adjacent roadways.

Unless specifically permitted by Council, open excavations shall not be maintained, except those excavations made for the erection of a building or structure for which a permit has been issued.

[Amended 6-11-2024 by Ord. No. 1782]

The dumping of earth, gravel, rock or other materials not subject to decay, noxious or offensive odors may be permitted in any zone or any vacant land, provided that the existing grade shall not be raised more than three feet above the nearest road, that hazardous or nuisance conditions are not created, that an unsightly appearance or unstable slopes are not created.

Excavations only by permit and issued only when shown not to be detrimental to neighborhood or objectives or ordinances. Excavations may not be permitted to remain as a scar to the land and must be contoured and seeded to restore to contour with surrounding land.

§ 675-17 Nonconforming uses and buildings.

[Amended 6-11-2024 by Ord. No. 1782]

Any legal nonconforming use may be continued, repaired, maintained and improved, except as provided below:

Alterations. Such nonconforming use may not be enlarged more than 25% of the existing floor or use area and/or lot area.

Discontinuance. No such use may be reestablished after it has been discontinued or vacated as a matter of law for a period of 12 months or more.

Signs. Nonconforming signs may be repairs, provided that no structural alterations are made which increase the gross surface area of the sign. Nonconforming signs may not be enlarged, added to or replaced by another nonconforming sign for the same or different business.

§ 675-18 Other supplementary regulations.

Yard planting and screening.

Yard screening shall be provided along the boundaries of any manufacturing or commercial use or off-street parking lot and on any special use where such screening is required. Such screening shall consist of a visual screen or obstruction of suitable shrubs, hedges, fences, or walls at least three feet high. Proposals for such screening shall be reviewed by the Planning Commission.

[Amended 7-10-2018 by Ord. No. 1751]

Fences, walls, shrubs, or hedges under six feet tall may be located in any yard or court and shall be maintained in good condition. Suitable trees and other plant material designed to enhance the livability and attractiveness of any lot may also be located in any yard or court.

Slope of yards. The surface area of any yard or open space adjacent to a building or structure shall be graded so that surface water will be drained away from any structure.

Design of nonresidential development. It is the objective of this chapter to encourage the orderly development of new commercial, industrial, and other nonresidential parcels in a manner which will provide for proper access and reduce traffic conflicts and provide for the health, welfare, safety and aesthetic enjoyment of the population of the Borough.

The design of streets, service drives and pedestrian ways shall provide for safe, convenient, and hazard free internal circulation of goods, persons and vehicles.

Nonresidential parcels shall be limited to no more than two driveway access points from each street or highway from which they derive their principal access, and such driveway access points shall not be more than 40 feet wide and shall be designed in a manner which will minimize their interference with any traffic movements on the street or highway.

New or converted commercial structures in the C-1 District shall either be physically connected to any adjoining structures located on the same or adjacent lots, or if not physically connected shall be located at a distance of at least 10 feet from such adjoining structures.

Where a number of individual parcels or buildings are being developed jointly, or where a parcel or building is being developed adjacent to another parcel used or suitable for nonresidential development, the plan shall insure that the following criteria shall be complied with:

The location and planning of driveway access points to permit their joint use by adjoining parcels so as to minimize the number of intersections with the street or highway from which they derive their access.

The development of parking and loading areas which permit convenient traffic circulation between adjoining parcels.

The development of pedestrian walkways between adjoining parking area and buildings.

The provision of landscaping, screening and other features which will enhance the character and attractiveness of the area.

Location of auto service facilities.

No auto service facilities, including gasoline stations, automobile repair garages, and auto service stations, shall have an entrance or exit for vehicles within 200 feet as measured along the public street in which there exists a school, public playground, church, chapel, convent, hospital, or public library, and such access shall not be closer to the intersection of any two street lot lines than 30 feet.

No gasoline station or parking garage shall be permitted where any oil draining pit or visible appliance for any such purpose is located within 12 feet of any street lot line or within 25 feet of any R District, except where such appliance or pit is within a building.

Rest room area shall be screened from the street.

Maintenance of structure. All structures permitted under this chapter shall be adequately maintained and painted to avoid their deterioration, decay, collection of debris or other condition which might endanger the public health, safety and welfare.

Conversions.

Where permitted within the residential districts. The redesign and conversion of existing residential structures into two-family and multifamily dwellings. All conversions shall have at least one off-street parking space per dwelling unit and each unit shall have adequate and safe ingress and egress, light, air, heating and plumbing facilities and shall have at least 800 square feet of living space for each dwelling unit. Such conversions shall also be landscaped and screened and protected from glare, noise and other influences which may adversely affect the residential character of the converted use.

Where permitted within the commercial districts: The redesign and conversion of residential or other noncommercial structures to commercial use. When such conversions are proposed, they shall comply with the following:

The design of said conversion shall be undertaken in a manner which ensures its compatibility with other structures in the neighborhood.

All of the parking requirements of this chapter shall be complied with.

All driveways and vehicular access to the structure shall be planned in a manner which ensures vehicular and pedestrian safety. Driveway access points shall be restricted to the minimum required to provide safe vehicular access.

Conversions pursuant to § 675-18F shall be considered conditional uses.

[Amended 6-11-2024 by Ord. No. 1782]

Multifamily residential. Includes medium- and high-density dwellings which are served with public water and sewer facilities. Such dwelling structures shall be attractively landscaped, shall have adequate ingress and egress and shall provide a usable, open yard or recreation space of at least 200 square feet per dwelling unit and shall comply with Schedule II.

Rooming houses. All rooming houses shall be operated by a responsible family residing on the premises and shall establish a procedure for the proper operation and maintenance of the rooming units so as to ensure the livability of these units and also to ensure that these units do not detract from the residential character of the district in which they are located.

Mobile home parks. Includes the development of mobile home parks planned as a unit which are located on tracts of land at least five acres in size. Also includes individual mobile homes located in such parks. Such mobile home parks and individual mobile homes shall comply with all of the regulations of the State of Pennsylvania for mobile home parks and with the following additional regulations:

Individual mobile home lots located in a mobile home park shall contain at least 4,000 square feet of lot area. The clustering of mobile home units on a lesser sized area, to produce a livable environment, may be permitted; provided that the objectives of this section are complied with and provided further that the overall average lot area per unit of the park shall not be less than 4,000 square feet.

No mobile home shall be located closer than 50 feet to any property line defining the external boundary of the park.

No structure located on any lot in any mobile home park shall be closer to any front line than 25 feet; to any side lot line than 10 feet; nor to any rear lot line than 20 feet.

The minimum side clearance between any two adjacent mobile homes shall be 30 feet.

Roadway or area lighting shall be reflected away from adjoining properties.

The commercial sale of mobile homes from a mobile home park by a mobile home dealer shall be prohibited.

Individual tenants at the mobile home park may construct attached enclosures to individual mobile homes, provided that such enclosures do not exceed 100% of the floor area of the mobile home. Individual building and zoning permits shall be required for such enclosures in each case.

The layout and construction of new streets within the mobile home park shall conform with the requirements of Chapter 585, Subdivision and Land Development, of the Code of the Borough of McKees Rocks.

All mobile home parks shall provide to each lot line both a continuing supply of safe and potable water as approved by the Pennsylvania Department of Environmental Protection. The park shall provide a connection to public sanitary sewage disposal facilities of the Borough or to facilities provided by the developer, which shall be in accordance with, and as approved by, the Pennsylvania Department of Environmental Protection.

(10)

All area devoted to utility purposes, such as garbage storage area, common washing or drying facilities and other such area shall be adequately screened.

Planned residential developments. Includes residential uses of all types which are located on a tract of land at least 10 acres in size which is planned for development in its entirety under single ownership or control. Such residential large-scale developments may be permitted by the Board for the purpose of encouraging a flexibility of design which will result in an integrated site plan designed to benefit the residents or occupants of such development and of neighborhood properties, and shall comply with the following:

It shall consist of either single-family, two-family, or, multifamily dwellings, or combinations thereof, and accessory uses, provided that the average number of square feet of land area per dwelling unit, excluding streets shall comply to at least 75% of the requirements set forth in Schedule II.

The proposed developer shall demonstrate that a sufficient market exists for the type, size and character of the development proposed.

Adequate, safe and convenient pedestrian and vehicular circulation facilities, including roadways, driveways, off-street parking and loading, sidewalks, malls and landscaped areas, to serve the development shall be provided.

Paving and drainage facilities shall be designed to adequately handle stormwaters, prevent erosion and the formation of dust.

Signs and lighting devices shall be properly arranged to avoid conflicts with residential uses.

The orientation of buildings shall provide adequate light, air and open space, and shall conform with the following:

In buildings containing multiple dwelling units, walls containing main window exposures or main entrances shall be so oriented as to insure adequate light and air exposures.

Such buildings shall be so arranged as to avoid undue exposure to concentrated loading or parking facilities and shall be so oriented as to preserve visual and audible privacy between adjacent buildings.

A building wall exposing both windows and an entrance way shall be located no closer to another building than a distance equal to the height of the taller building of the two, but in no case less than 50 feet.

A building wall exposing only windows or only an entrance way shall be located no closer to another, building than a distance equal to the height of the taller building of the two, but in no case less than 25 feet.

A building group may not be so arranged that any temporary or permanently inhabited building is inaccessible by emergency vehicles.

Usable open space suitable for use as play area for children or as outdoor living space for families shall be provided in amounts not less than 500 square feet per dwelling unit for single-family and two-family dwellings and 300 square feet per dwelling unit for multifamily units. In addition, public open space amounting to at least 5% of the land area of the tract shall be reserved for use as buffers, landscaped areas, wooded areas or other forms of open space designed to enhance the attractiveness and livability of the development.

Such residential uses may include compact integrated retail and service shopping facilities which are designed to serve the development or other nearby residential area provided that such integrated shopping facilities comply with the special use requirements of § 675-18C.

All area devoted to utility purposes, such as garbage storage area, common washing or drying facilities and other such areas shall be adequately screened.

Outdoor recreation facilities.

Includes such uses as golf courses, ice skating rinks, commercial or public swimming pools and tennis courts.

In any district where permitted, no building shall be located within 50 feet of any property line.

In any district where permitted, there may be permitted retail sales which are clearly related to the principal use.

Unenclosed recreational facilities shall be located not less than 25 feet from any property line except where greater distances are otherwise required herein and shall be effectively screened from adjoining residential uses. Lighting shall be directed away from adjoining uses.

Clubs and lodges.

Any such use shall front on a public street having a minimum pavement width of not less than 30 feet and shall provide ingress and egress so as to minimize traffic congestion.

Such uses shall not be located on lots of less than 8,000 square feet with a minimum frontage of 100 feet.

When permitted in an R-3 District such uses shall be a minimum of 30 feet from any property line. There may be included retail sales for guests only.

Health clubs, massage studios or parlors, health spas, exercise studios, adult theaters, adult bookstores, or similar establishments. No health club, massage studio or parlor, health spa, exercise studio, adult theater, adult bookstore or similar establishment shall be permitted:

[Added 12-6-1976 by Ord. No. 1346]

Within 500 feet of any residential district; or

Within 750 feet of any church or school; or

Within 500 feet of any establishment licensed by the Pennsylvania Liquor Control Board to disburse any alcoholic beverages; or

Within 500 feet of any fire or police station; or

Within 750 feet of any restaurant or eating establishment; or

Within 750 feet of any theater, club, or lodge; or

Within 1,000 feet of any other health club, massage studio or parlor, health spa, exercise studio, adult theater, adult bookstore, or similar establishment.

Recycling and waste transfer. Recycling and waste transfer facilities and uses shall be located at least 500 feet from a residential, commercial, commercial-manufacturing or conservation district. For purposes of this subsection, "Recycling and waste transfer facilities and uses" shall mean a principal use which involves recycling of glasses, metals, paper or plastics or the storage of waste material or garbage or facilities for transferring waste or garbage from one mode of transportation to another for the purpose or recycling or disposal at another location.

[Added 4-12-2005 by Ord. No. 1654]

Gas stations.

[Added 7-10-2018 by Ord. No. 1751]

Pump islands shall be a minimum of 30 feet from any public right-of-way or lot line and at least 50 feet from any residential lot line. Canopies may be internally illuminated and shall not be included in the calculation of permitted signage except for signage located on the canopy. Details on the canopy lighting shall be provided to ensure there is no glare on the public streets or adjacent property. Canopy lighting shall be recessed such that the light source cannot be seen off site.

There shall be no outdoor storage or display of supplies, equipment or merchandise except within the area identified on the approved site plan.

There shall be no vehicle maintenance or repair permitted.

Tractor trailer fueling station.

[Added 7-10-2018 by Ord. No. 1751]

Pump islands shall be a minimum of 70 feet from any public right-of-way or lot line and at least 150 feet from any residential lot line.

Canopies may be internally illuminated and shall not be included in the calculation of permitted signage except for signage located on the canopy. Details on the canopy lighting shall be provided to ensure there is no glare on the public streets or adjacent property. Canopy lighting shall be recessed such that the light source cannot be seen off site.

There shall be no outdoor storage or display of supplies, equipment or merchandise except within the area identified on the approved site plan.

There shall be no vehicle maintenance or repair permitted, and there shall be no engine idling outside the canopies.

§ 675-19 Performance standards.

All uses shall comply with the following:

Sound. The volume of sound inherently and recurrently generated shall be controlled so as not to become a nuisance to adjacent uses.

Vibration. An operation which creates intense earthshaking vibration, e.g., heavy drop forges, heavy hydraulic surges, shall not be discernible beyond the property lines of the industry.

Radioactivity. No operation shall be permitted which causes radioactivity in violation of Title 10, Chapter I, Part 20, Code of Federal Regulations, "Standards for Protection Against Radiation," dated June 16, 1957, and any subsequent revision or amendments.

Odor. No emission of odorous gas or other odorous matter in such quantity as to be readily detectable at any point along lot lines without use of instruments shall be permitted.

Toxic or noxious matter. No discharge beyond lot lines of any toxic or noxious matter in such quantity as to be detrimental to or endanger the public health, safety, comfort or welfare or cause injury or damage to property or business shall be permitted.

Glare. No direct or reflected glare shall be detectable from any R zone boundaries.

Heat. No direct or reflected heat shall be detectable from any R zone boundaries.

Dust and fly ash. No solid or liquid particles shall be emitted in such quantity as to be readily detectable at any point along lot lines or as to produce a public nuisance or hazard beyond lot lines.

Smoke. No smoke shall be emitted in such quantity as to become a nuisance.

§ 675-20 Special commercial use in residential districts.

[Added 12-14-2010 by Ord. No. 1697]

The use will not create detrimental visual impacts.

The existing public water, sewer and drainage systems can provide for the proposed use without extension beyond those that will be provided by the applicant.

The existing street systems can provide for the needs of the applicant without substantially altering traffic patterns or overloading the streets without extensions beyond those that will be provided by the applicant.

Storage, trash, or parking areas will be screened and/or visual buffers will be installed and

No offensive noise, fumes, smoke, or odors will be emitted, or to the extent that they are created, adequate controls will be implemented by the applicant to protect residential uses.

The applicant will comply with the parking requirements of this chapter, as amended.

The applicant will make provision loading and unloading at the location that will not unreasonably burden parking or traffic.

The applicant establishes that existing the structure cannot reasonable be used for an allowed residential purpose because of the building's structure or because the cost of complying with applicable codes governing residential use would exceed 50% of the current value of the structure. The assessed value of the structure for real estate tax multiplied by the current common level ratio shall be prima facie evidence of the value of the structure.

Mckees Rocks City Zoning Code

ARTICLE V

Supplementary Regulations

§ 675-11 Permitted deviations from required areas.

The minimum lot, yard, and height requirements of Article IV, Basic District Regulations, shall prevail in all cases, except as follows:

Existing nonconforming lots.

All such developments shall be first reviewed by the Planning Commission and approved by the Zoning Hearing Board prior to the issuance of a permit.

[Amended 6-11-2024 by Ord. No. 1782]

Application.

In evaluating an application for a special exception or conditional use, the Borough shall apply the guidelines and procedures set forth in the MPC.

The Borough Council/Zoning Hearing Board shall not evaluate a conditional/special use application unless and until:

[a]

A development plan.

[b]

A written statement showing compliance with the applicable express standards and criteria for the conditional or special use, if applicable.

[c]

[d]

A traffic impact analysis, if required.

[e]

Application fee as required.

[3]

A public hearing is held by the Borough Council/Zoning Hearing Borough pursuant to public notice.

The proposed site for the conditional use is suitable in terms of topography and soil conditions and size, based on number of projected users and the frequency of use of the proposed use.

The proposed use complies with all applicable standards and requirements for providing sanitary sewage disposal, water supply, storm drainage, solid and toxic waste storage and disposal.

(f)

The proposed use/development conforms to the scale, character and exterior appearance of existing structures and uses in the neighborhood in which it is located.

That the use is a permitted special use as set forth in Schedule I hereof.

That the use is so designed, located and proposed to be operated that the public health, safety, welfare and convenience will be protected.

That the use will not cause substantial injury to the value of other property in the neighborhood where it is to be located.

That the use will be compatible with adjoining development and the proposed character of the zone district where it is to be located.

That adequate landscaping and screening is provided as required herein.

That adequate off-street parking and loading is provided and ingress and egress is so designed as to cause minimum interference with traffic on abutting streets.

That the use conforms with all applicable regulations governing the district where located, except as may otherwise be determined for large-scale developments.

§ 675-12 Unique lots and building locations.

[Amended 6-11-2024 by Ord. No. 1782]

Side yard of a corner lot. The side yard of a corner lot which abuts a street, shall be equal to the required front yard for that street.

§ 675-13 Accessory structures and uses.

Accessory structures. All accessory structures shall conform with the minimum yard regulations established in Article IV, Basic District Regulations, except as permitted below:

Maximum height: 1 1/2 stories or 15 feet in height.

Distance from rear lot line: not less than four feet from the rear lot line.

Distance from principal structure: not less than 10 feet from a principal structure.

Private outdoor swimming pools.

Permits shall be required for pools of 250 square feet or greater water surface area. A pool of lesser area shall not be located nearer than two feet from any side property line.

Fencing shall conform to the McKees Rocks Building Code.

§ 675-14 Signs.

Signs in residential districts.

Nonflashing, nonanimated and nonadvertising signs are permitted in residential districts in accordance with the requirements set forth in the following table.

Sign Regulations for Residential Districts
Type of Sign	Maximum Area (square feet)
Name plates, identification signs, or home occupation signs	1.5
Sale, rental or temporary signs	3
Signs accessory to nondwelling structures	16

No such sign shall be higher than 10 feet above average grade.

The number of signs shall be restricted to one sign on each street which the property abuts for each dwelling unit, entrance, exit or building to which it pertains.

Nonflashing and nonanimated signs in commercial and industrial districts.

[Amended 3-8-2005 by Ord. No. 1652; 7-10-2018 by Ord. No. 1751; 2-8-2022 by Ord. No. 1772]

Nonflashing and nonanimated business signs, excepting murals, are permitted in all commercial and industrial districts in accordance with the following:

Area of signs.

In no case shall any sign exceed 150 square feet in area and no principal establishment contain more than two signs.

Flashing and animated signs of any size are not permitted. The maximum gross area of all signs located on any property shall be in accordance with the requirements set forth in the following table.

Sign Regulations for Commercial and Industrial Districts
District	Maximum Gross Surface Area (Square Feet) Of All Signs Per Foot of Lot Frontage
C-1	1
C-2	1
I-1	2

Height of signs. No sign may be higher than 30 feet above ground except for high-rise fuel signs which may be no higher than 110 feet above ground.

[Amended 7-10-2018 by Ord. No. 1751]

Advertising signs. Advertising signs are not permitted in residential or commercial districts.

Proximity of signs. Freestanding advertising signs shall be no closer to one another than 500 feet.

Proof of ownership and/or control and permission of the owner to utilize the proposed site as a mural.

Specific mock design of the mural shall be provided and must be harmonious with neighborhood and/or location to produce a positive visual impression.

Mural may not present a threat to vehicular or pedestrian traffic.

The mural shall not exceed 300 square feet, except where approved by the Board for good cause.

General sign regulations. The following regulations shall apply to all permitted sign uses:

Location.

[Amended 7-10-2018 by Ord. No. 1751]

Signs attached to any structure shall be attached flat against the structure and shall not hang, suspend or project outward more than 36 inches from the wall to which it is attached.

Signs shall not be located in nor overhang any public right-of-way; except when such signs are required in connection with the provision of municipal services.

A high-rise fuel sign may be located no closer than 150 feet from any residentially zoned property.

[Added 7-10-2018 by Ord. No. 1751]

[Amended 7-10-2018 by Ord. No. 1751; 6-11-2024 by Ord. No. 1782]

Attachment. All signs shall be constructed and securely fastened in a manner which will prevent their displacement by the elements.

Zoning permit. A zoning permit shall be required for the erection, or alteration of any sign, except name plates, identification signs, home occupation signs, sale or rental signs.

Replacement of hanging or suspended signs. No existing nonconforming hanging or suspended sign may be reconstructed or replaced; however, all such signs must be kept in good repair.

Temporary signs. All temporary signs erected for a special event shall be removed by the property owner within 15 days, when the circumstances leading to their erection no longer apply.

Existing signs.

§ 675-15 Off-street parking and loading.

[Amended 6-15-2021 by Ord. No. 1770]

Regulations for Off-Street Parking Spaces
Type of Use	Number of Parking Spaces Required
Offices, Retail Business and Customer Service Establishments	1 for every 300 square feet of total floor area
Restaurants, Tavern and Night Clubs	1 for every 2.5 seats
Medical and Dental Clinics	5 for every doctor or dentist
Motel or Tourist Homes	4 for every 3 sleeping rooms
Hotels	4 for every 3 sleeping rooms
Churches, Theaters, Auditoriums and Places of Assembly	1 for every 3.5 seats
Elementary Schools	1 for every 15 classroom seats
Secondary Schools	1 for each 2 teachers and employees plus 1 for each 10 students
Colleges, Universities and Commercial Schools	1 for every 5 classroom seats
Social Halls, Clubs and Lodges	1 for every 200 square feet of total floor area
Bowling Alleys	5 for every 1 alley
Hospitals	1 for every 2 beds
Single- and Two-Family Dwellings	2 for every dwelling unit
Multifamily Dwellings	4 for every 3 dwelling units
Funeral Homes	20 for each home
Rooming Houses and Dormitories	1 1/2 for each occupant
Manufacturing Plants	1 for every 3 employees^{(a, b)}
Wholesale Establishments and Warehouses	1 for every 2 employees^(a)
Nursing and Convalescent Homes	1 for every 4 beds
Beauty Shop	2 for each operator
Barber Shop	2 for each barber

Notes:
^(a)	Plus one additional space for each 1,000 square feet of floor area.
^(b)	In no case shall the total parking area be less than 25% of the floor area.

Development of parking and loading spaces. All off-street parking and loading areas which serve nonresidential uses shall conform with the following:

Off-street parking and loading lots may be developed on any required side, front, or rear yard, but not closer than 15 feet to any street pavement.

They shall be surfaced with a durable bituminous or concrete paving material within one year and shall be properly graded and drained to dispose of all surface water.

[Amended 7-10-2018 by Ord. No. 1751]

[Amended 7-10-2018 by Ord. No. 1751]

No ingress or egress shall be permitted within 30 feet of an intersection measured at the property line.

[Added 10-21-2003 by Ord. No. 1639; amended 2-8-2022 by Ord. No. 1772]

Adjunct parking lot may be located no further than 400 feet from the related permitted use that it is supporting.

Such lot must be adjacent to a public right-of-way from which safe ingress and egress can be maintained.

Proof of common ownership and/or control of the adjunct parking lot and the related property must be proven by the applicant.

The surface shall be paved with bituminous, concrete, brick pavers or other approved solid surface. No slag or crushed/loose stone surfaces shall be permitted.

Adjunct parking lot must be grade for proper drainage and shall comply with all design standards of the Borough SALDO and other Borough ordinances relating to stormwater.

Access, egress and parking shall be designed to minimize traffic congestion and promote safety.

Illumination, if proposed by the applicant or if required by the Board, shall be designed to shield light away from adjoining properties and minimize glare.

Application of other reasonable conditions specific to the site that the Board determines are necessary to promote and protect the safety, health and welfare of persons and property.

§ 675-16 Excavations.

Unless specifically permitted by Council, open excavations shall not be maintained, except those excavations made for the erection of a building or structure for which a permit has been issued.

[Amended 6-11-2024 by Ord. No. 1782]

§ 675-17 Nonconforming uses and buildings.

[Amended 6-11-2024 by Ord. No. 1782]

Any legal nonconforming use may be continued, repaired, maintained and improved, except as provided below:

Alterations. Such nonconforming use may not be enlarged more than 25% of the existing floor or use area and/or lot area.

Discontinuance. No such use may be reestablished after it has been discontinued or vacated as a matter of law for a period of 12 months or more.

§ 675-18 Other supplementary regulations.

Yard planting and screening.

[Amended 7-10-2018 by Ord. No. 1751]

Slope of yards. The surface area of any yard or open space adjacent to a building or structure shall be graded so that surface water will be drained away from any structure.

The design of streets, service drives and pedestrian ways shall provide for safe, convenient, and hazard free internal circulation of goods, persons and vehicles.

The development of parking and loading areas which permit convenient traffic circulation between adjoining parcels.

The development of pedestrian walkways between adjoining parking area and buildings.

The provision of landscaping, screening and other features which will enhance the character and attractiveness of the area.

Location of auto service facilities.

Rest room area shall be screened from the street.

Conversions.

The design of said conversion shall be undertaken in a manner which ensures its compatibility with other structures in the neighborhood.

All of the parking requirements of this chapter shall be complied with.

Conversions pursuant to § 675-18F shall be considered conditional uses.

[Amended 6-11-2024 by Ord. No. 1782]

No mobile home shall be located closer than 50 feet to any property line defining the external boundary of the park.

No structure located on any lot in any mobile home park shall be closer to any front line than 25 feet; to any side lot line than 10 feet; nor to any rear lot line than 20 feet.

The minimum side clearance between any two adjacent mobile homes shall be 30 feet.

Roadway or area lighting shall be reflected away from adjoining properties.

The commercial sale of mobile homes from a mobile home park by a mobile home dealer shall be prohibited.

All area devoted to utility purposes, such as garbage storage area, common washing or drying facilities and other such area shall be adequately screened.

The proposed developer shall demonstrate that a sufficient market exists for the type, size and character of the development proposed.

Paving and drainage facilities shall be designed to adequately handle stormwaters, prevent erosion and the formation of dust.

Signs and lighting devices shall be properly arranged to avoid conflicts with residential uses.

The orientation of buildings shall provide adequate light, air and open space, and shall conform with the following:

In buildings containing multiple dwelling units, walls containing main window exposures or main entrances shall be so oriented as to insure adequate light and air exposures.

A building group may not be so arranged that any temporary or permanently inhabited building is inaccessible by emergency vehicles.

All area devoted to utility purposes, such as garbage storage area, common washing or drying facilities and other such areas shall be adequately screened.

Outdoor recreation facilities.

Includes such uses as golf courses, ice skating rinks, commercial or public swimming pools and tennis courts.

In any district where permitted, no building shall be located within 50 feet of any property line.

In any district where permitted, there may be permitted retail sales which are clearly related to the principal use.

Clubs and lodges.

Any such use shall front on a public street having a minimum pavement width of not less than 30 feet and shall provide ingress and egress so as to minimize traffic congestion.

Such uses shall not be located on lots of less than 8,000 square feet with a minimum frontage of 100 feet.

When permitted in an R-3 District such uses shall be a minimum of 30 feet from any property line. There may be included retail sales for guests only.

[Added 12-6-1976 by Ord. No. 1346]

Within 500 feet of any residential district; or

Within 750 feet of any church or school; or

Within 500 feet of any establishment licensed by the Pennsylvania Liquor Control Board to disburse any alcoholic beverages; or

Within 500 feet of any fire or police station; or

Within 750 feet of any restaurant or eating establishment; or

Within 750 feet of any theater, club, or lodge; or

Within 1,000 feet of any other health club, massage studio or parlor, health spa, exercise studio, adult theater, adult bookstore, or similar establishment.

[Added 4-12-2005 by Ord. No. 1654]

Gas stations.

[Added 7-10-2018 by Ord. No. 1751]

There shall be no outdoor storage or display of supplies, equipment or merchandise except within the area identified on the approved site plan.

There shall be no vehicle maintenance or repair permitted.

Tractor trailer fueling station.

[Added 7-10-2018 by Ord. No. 1751]

Pump islands shall be a minimum of 70 feet from any public right-of-way or lot line and at least 150 feet from any residential lot line.

There shall be no outdoor storage or display of supplies, equipment or merchandise except within the area identified on the approved site plan.

There shall be no vehicle maintenance or repair permitted, and there shall be no engine idling outside the canopies.

§ 675-19 Performance standards.

All uses shall comply with the following:

Sound. The volume of sound inherently and recurrently generated shall be controlled so as not to become a nuisance to adjacent uses.

Vibration. An operation which creates intense earthshaking vibration, e.g., heavy drop forges, heavy hydraulic surges, shall not be discernible beyond the property lines of the industry.

Odor. No emission of odorous gas or other odorous matter in such quantity as to be readily detectable at any point along lot lines without use of instruments shall be permitted.

Glare. No direct or reflected glare shall be detectable from any R zone boundaries.

Heat. No direct or reflected heat shall be detectable from any R zone boundaries.

Smoke. No smoke shall be emitted in such quantity as to become a nuisance.

§ 675-20 Special commercial use in residential districts.

[Added 12-14-2010 by Ord. No. 1697]

The use will not create detrimental visual impacts.

The existing public water, sewer and drainage systems can provide for the proposed use without extension beyond those that will be provided by the applicant.

Storage, trash, or parking areas will be screened and/or visual buffers will be installed and

No offensive noise, fumes, smoke, or odors will be emitted, or to the extent that they are created, adequate controls will be implemented by the applicant to protect residential uses.

The applicant will comply with the parking requirements of this chapter, as amended.

The applicant will make provision loading and unloading at the location that will not unreasonably burden parking or traffic.

Mckees Rocks City Zoning Code

ARTICLE V

Supplementary Regulations

§ 675-11 Permitted deviations from required areas.

The minimum lot, yard, and height requirements of Article IV, Basic District Regulations, shall prevail in all cases, except as follows:

Existing nonconforming lots.

All such developments shall be first reviewed by the Planning Commission and approved by the Zoning Hearing Board prior to the issuance of a permit.

[Amended 6-11-2024 by Ord. No. 1782]

Application.

In evaluating an application for a special exception or conditional use, the Borough shall apply the guidelines and procedures set forth in the MPC.

The Borough Council/Zoning Hearing Board shall not evaluate a conditional/special use application unless and until:

[a]

A development plan.

[b]

A written statement showing compliance with the applicable express standards and criteria for the conditional or special use, if applicable.

[c]

[d]

A traffic impact analysis, if required.

[e]

Application fee as required.

[3]

A public hearing is held by the Borough Council/Zoning Hearing Borough pursuant to public notice.

The proposed site for the conditional use is suitable in terms of topography and soil conditions and size, based on number of projected users and the frequency of use of the proposed use.

The proposed use complies with all applicable standards and requirements for providing sanitary sewage disposal, water supply, storm drainage, solid and toxic waste storage and disposal.

(f)

The proposed use/development conforms to the scale, character and exterior appearance of existing structures and uses in the neighborhood in which it is located.

That the use is a permitted special use as set forth in Schedule I hereof.

That the use is so designed, located and proposed to be operated that the public health, safety, welfare and convenience will be protected.

That the use will not cause substantial injury to the value of other property in the neighborhood where it is to be located.

That the use will be compatible with adjoining development and the proposed character of the zone district where it is to be located.

That adequate landscaping and screening is provided as required herein.

That adequate off-street parking and loading is provided and ingress and egress is so designed as to cause minimum interference with traffic on abutting streets.

That the use conforms with all applicable regulations governing the district where located, except as may otherwise be determined for large-scale developments.

§ 675-12 Unique lots and building locations.

[Amended 6-11-2024 by Ord. No. 1782]

Side yard of a corner lot. The side yard of a corner lot which abuts a street, shall be equal to the required front yard for that street.

§ 675-13 Accessory structures and uses.

Accessory structures. All accessory structures shall conform with the minimum yard regulations established in Article IV, Basic District Regulations, except as permitted below:

Maximum height: 1 1/2 stories or 15 feet in height.

Distance from rear lot line: not less than four feet from the rear lot line.

Distance from principal structure: not less than 10 feet from a principal structure.

Private outdoor swimming pools.

Permits shall be required for pools of 250 square feet or greater water surface area. A pool of lesser area shall not be located nearer than two feet from any side property line.

Fencing shall conform to the McKees Rocks Building Code.

§ 675-14 Signs.

Signs in residential districts.

Nonflashing, nonanimated and nonadvertising signs are permitted in residential districts in accordance with the requirements set forth in the following table.

Sign Regulations for Residential Districts
Type of Sign	Maximum Area (square feet)
Name plates, identification signs, or home occupation signs	1.5
Sale, rental or temporary signs	3
Signs accessory to nondwelling structures	16

No such sign shall be higher than 10 feet above average grade.

The number of signs shall be restricted to one sign on each street which the property abuts for each dwelling unit, entrance, exit or building to which it pertains.

Nonflashing and nonanimated signs in commercial and industrial districts.

[Amended 3-8-2005 by Ord. No. 1652; 7-10-2018 by Ord. No. 1751; 2-8-2022 by Ord. No. 1772]

Nonflashing and nonanimated business signs, excepting murals, are permitted in all commercial and industrial districts in accordance with the following:

Area of signs.

In no case shall any sign exceed 150 square feet in area and no principal establishment contain more than two signs.

Flashing and animated signs of any size are not permitted. The maximum gross area of all signs located on any property shall be in accordance with the requirements set forth in the following table.

Sign Regulations for Commercial and Industrial Districts
District	Maximum Gross Surface Area (Square Feet) Of All Signs Per Foot of Lot Frontage
C-1	1
C-2	1
I-1	2

Height of signs. No sign may be higher than 30 feet above ground except for high-rise fuel signs which may be no higher than 110 feet above ground.

[Amended 7-10-2018 by Ord. No. 1751]

Advertising signs. Advertising signs are not permitted in residential or commercial districts.

Proximity of signs. Freestanding advertising signs shall be no closer to one another than 500 feet.

Proof of ownership and/or control and permission of the owner to utilize the proposed site as a mural.

Specific mock design of the mural shall be provided and must be harmonious with neighborhood and/or location to produce a positive visual impression.

Mural may not present a threat to vehicular or pedestrian traffic.

The mural shall not exceed 300 square feet, except where approved by the Board for good cause.

General sign regulations. The following regulations shall apply to all permitted sign uses:

Location.

[Amended 7-10-2018 by Ord. No. 1751]

Signs attached to any structure shall be attached flat against the structure and shall not hang, suspend or project outward more than 36 inches from the wall to which it is attached.

Signs shall not be located in nor overhang any public right-of-way; except when such signs are required in connection with the provision of municipal services.

A high-rise fuel sign may be located no closer than 150 feet from any residentially zoned property.

[Added 7-10-2018 by Ord. No. 1751]

[Amended 7-10-2018 by Ord. No. 1751; 6-11-2024 by Ord. No. 1782]

Attachment. All signs shall be constructed and securely fastened in a manner which will prevent their displacement by the elements.

Zoning permit. A zoning permit shall be required for the erection, or alteration of any sign, except name plates, identification signs, home occupation signs, sale or rental signs.

Replacement of hanging or suspended signs. No existing nonconforming hanging or suspended sign may be reconstructed or replaced; however, all such signs must be kept in good repair.

Temporary signs. All temporary signs erected for a special event shall be removed by the property owner within 15 days, when the circumstances leading to their erection no longer apply.

Existing signs.

§ 675-15 Off-street parking and loading.

[Amended 6-15-2021 by Ord. No. 1770]

Regulations for Off-Street Parking Spaces
Type of Use	Number of Parking Spaces Required
Offices, Retail Business and Customer Service Establishments	1 for every 300 square feet of total floor area
Restaurants, Tavern and Night Clubs	1 for every 2.5 seats
Medical and Dental Clinics	5 for every doctor or dentist
Motel or Tourist Homes	4 for every 3 sleeping rooms
Hotels	4 for every 3 sleeping rooms
Churches, Theaters, Auditoriums and Places of Assembly	1 for every 3.5 seats
Elementary Schools	1 for every 15 classroom seats
Secondary Schools	1 for each 2 teachers and employees plus 1 for each 10 students
Colleges, Universities and Commercial Schools	1 for every 5 classroom seats
Social Halls, Clubs and Lodges	1 for every 200 square feet of total floor area
Bowling Alleys	5 for every 1 alley
Hospitals	1 for every 2 beds
Single- and Two-Family Dwellings	2 for every dwelling unit
Multifamily Dwellings	4 for every 3 dwelling units
Funeral Homes	20 for each home
Rooming Houses and Dormitories	1 1/2 for each occupant
Manufacturing Plants	1 for every 3 employees^{(a, b)}
Wholesale Establishments and Warehouses	1 for every 2 employees^(a)
Nursing and Convalescent Homes	1 for every 4 beds
Beauty Shop	2 for each operator
Barber Shop	2 for each barber

Notes:
^(a)	Plus one additional space for each 1,000 square feet of floor area.
^(b)	In no case shall the total parking area be less than 25% of the floor area.

Development of parking and loading spaces. All off-street parking and loading areas which serve nonresidential uses shall conform with the following:

Off-street parking and loading lots may be developed on any required side, front, or rear yard, but not closer than 15 feet to any street pavement.

They shall be surfaced with a durable bituminous or concrete paving material within one year and shall be properly graded and drained to dispose of all surface water.

[Amended 7-10-2018 by Ord. No. 1751]

[Amended 7-10-2018 by Ord. No. 1751]

No ingress or egress shall be permitted within 30 feet of an intersection measured at the property line.

[Added 10-21-2003 by Ord. No. 1639; amended 2-8-2022 by Ord. No. 1772]

Adjunct parking lot may be located no further than 400 feet from the related permitted use that it is supporting.

Such lot must be adjacent to a public right-of-way from which safe ingress and egress can be maintained.

Proof of common ownership and/or control of the adjunct parking lot and the related property must be proven by the applicant.

The surface shall be paved with bituminous, concrete, brick pavers or other approved solid surface. No slag or crushed/loose stone surfaces shall be permitted.

Adjunct parking lot must be grade for proper drainage and shall comply with all design standards of the Borough SALDO and other Borough ordinances relating to stormwater.

Access, egress and parking shall be designed to minimize traffic congestion and promote safety.

Illumination, if proposed by the applicant or if required by the Board, shall be designed to shield light away from adjoining properties and minimize glare.

Application of other reasonable conditions specific to the site that the Board determines are necessary to promote and protect the safety, health and welfare of persons and property.

§ 675-16 Excavations.

Unless specifically permitted by Council, open excavations shall not be maintained, except those excavations made for the erection of a building or structure for which a permit has been issued.

[Amended 6-11-2024 by Ord. No. 1782]

§ 675-17 Nonconforming uses and buildings.

[Amended 6-11-2024 by Ord. No. 1782]

Any legal nonconforming use may be continued, repaired, maintained and improved, except as provided below:

Alterations. Such nonconforming use may not be enlarged more than 25% of the existing floor or use area and/or lot area.

Discontinuance. No such use may be reestablished after it has been discontinued or vacated as a matter of law for a period of 12 months or more.

§ 675-18 Other supplementary regulations.

Yard planting and screening.

[Amended 7-10-2018 by Ord. No. 1751]

Slope of yards. The surface area of any yard or open space adjacent to a building or structure shall be graded so that surface water will be drained away from any structure.

The design of streets, service drives and pedestrian ways shall provide for safe, convenient, and hazard free internal circulation of goods, persons and vehicles.

The development of parking and loading areas which permit convenient traffic circulation between adjoining parcels.

The development of pedestrian walkways between adjoining parking area and buildings.

The provision of landscaping, screening and other features which will enhance the character and attractiveness of the area.

Location of auto service facilities.

Rest room area shall be screened from the street.

Conversions.

The design of said conversion shall be undertaken in a manner which ensures its compatibility with other structures in the neighborhood.

All of the parking requirements of this chapter shall be complied with.

Conversions pursuant to § 675-18F shall be considered conditional uses.

[Amended 6-11-2024 by Ord. No. 1782]

No mobile home shall be located closer than 50 feet to any property line defining the external boundary of the park.

No structure located on any lot in any mobile home park shall be closer to any front line than 25 feet; to any side lot line than 10 feet; nor to any rear lot line than 20 feet.

The minimum side clearance between any two adjacent mobile homes shall be 30 feet.

Roadway or area lighting shall be reflected away from adjoining properties.

The commercial sale of mobile homes from a mobile home park by a mobile home dealer shall be prohibited.

All area devoted to utility purposes, such as garbage storage area, common washing or drying facilities and other such area shall be adequately screened.

The proposed developer shall demonstrate that a sufficient market exists for the type, size and character of the development proposed.

Paving and drainage facilities shall be designed to adequately handle stormwaters, prevent erosion and the formation of dust.

Signs and lighting devices shall be properly arranged to avoid conflicts with residential uses.

The orientation of buildings shall provide adequate light, air and open space, and shall conform with the following:

In buildings containing multiple dwelling units, walls containing main window exposures or main entrances shall be so oriented as to insure adequate light and air exposures.

A building group may not be so arranged that any temporary or permanently inhabited building is inaccessible by emergency vehicles.

All area devoted to utility purposes, such as garbage storage area, common washing or drying facilities and other such areas shall be adequately screened.

Outdoor recreation facilities.

Includes such uses as golf courses, ice skating rinks, commercial or public swimming pools and tennis courts.

In any district where permitted, no building shall be located within 50 feet of any property line.

In any district where permitted, there may be permitted retail sales which are clearly related to the principal use.

Clubs and lodges.

Any such use shall front on a public street having a minimum pavement width of not less than 30 feet and shall provide ingress and egress so as to minimize traffic congestion.

Such uses shall not be located on lots of less than 8,000 square feet with a minimum frontage of 100 feet.

When permitted in an R-3 District such uses shall be a minimum of 30 feet from any property line. There may be included retail sales for guests only.

[Added 12-6-1976 by Ord. No. 1346]

Within 500 feet of any residential district; or

Within 750 feet of any church or school; or

Within 500 feet of any establishment licensed by the Pennsylvania Liquor Control Board to disburse any alcoholic beverages; or

Within 500 feet of any fire or police station; or

Within 750 feet of any restaurant or eating establishment; or

Within 750 feet of any theater, club, or lodge; or

Within 1,000 feet of any other health club, massage studio or parlor, health spa, exercise studio, adult theater, adult bookstore, or similar establishment.

[Added 4-12-2005 by Ord. No. 1654]

Gas stations.

[Added 7-10-2018 by Ord. No. 1751]

There shall be no outdoor storage or display of supplies, equipment or merchandise except within the area identified on the approved site plan.

There shall be no vehicle maintenance or repair permitted.

Tractor trailer fueling station.

[Added 7-10-2018 by Ord. No. 1751]

Pump islands shall be a minimum of 70 feet from any public right-of-way or lot line and at least 150 feet from any residential lot line.

There shall be no outdoor storage or display of supplies, equipment or merchandise except within the area identified on the approved site plan.