Monroeville City Zoning Code
ARTICLE III
District Regulations
§ 359-15 Designation of zoning districts.
Every parcel, lot, and tract of land within the Municipality of Monroeville is designated with a zoning district. The use of land is limited to the uses allowed by the applicable zoning district and/or overlay zone. The applicable zoning districts and overlay zone(s) are determined based on the Zoning Map and the provisions of this chapter, which shall be consistent with the Municipality's Comprehensive Plan.
§ 359-16 Zoning District Map.
A.
Consistency with Zoning District Map. Zoning districts identified within this chapter shall coincide with the zoning district boundaries identified on the Municipality's Official Zoning Map, and any amendments to this map, shall be kept and maintained by the Department of Community Development.[1]
[1]
Editor's Note: A copy of said map is included as an attachment to this chapter.
B.
Applicability of zoning standards. Each lot, tract, and parcel of land or portion thereof within the zoning district boundaries designated and marked on the Official Zoning Map, is classified, zoned and limited to the uses hereinafter specified and defined for the applicable zoning district.
§ 359-17 Determination of zoning district boundaries.
A.
Where, due to the scale, lack of scale, lack of detail or illegibility of the Official Zoning Map, or due to any other reason, there is uncertainty, contradiction or conflict as to the intended location of a district boundary line, the boundary line shall be determined by the Zoning Officer in accordance with all of the following criteria:
(1)
Rights-of-way. Boundaries indicated as approximately following the center lines of streets, highways, railroad tracks, alleys, irrigation canals, bridges, or other right-of-way should be construed to follow such center lines. Whenever any public right-of-way is lawfully vacated, the lands formerly within the vacated right-of-way shall automatically be subject to the same zoning district designation that is applicable to lands abutting the vacated areas. In cases where the right-of-way formerly served as a zoning district boundary, the lands within the right-of-way now vacated shall be allocated proportionately among the subject zoning districts;
(2)
Parcel, lot, tract. Boundaries indicated as approximately following the boundaries of a parcel, lot, or tract shall be construed as following such boundaries;
(3)
Jurisdiction boundary. Boundaries indicated as approximately following a municipal or county boundary shall be construed as following said boundary; and
(4)
Natural features. Boundaries indicated as approximately following a river, stream, drainage channel, drainage basin, topographic contour or other changeable natural feature not corresponding to any feature listed in a subsection above shall be construed as following such feature.
B.
When there is disagreement on the location of zoning district boundaries, a determination shall be made by the Zoning Officer, with appeal from the determination of the Zoning Officer made to the Zoning Hearing Board.
§ 359-18 Split lot zoning.
When a zoning district boundary splits a lot, resulting in differing and nonuniform requirements for the lot, the following provisions shall apply:
A.
Where the lot is large enough to be subdivided into two or more lots, each within a single zoning district, the landowner shall request a use variance to utilize any portion of the lot other than that portion of the lot in which the principal use is located. Further development shall require subdivision;
B.
Where a lot cannot be subdivided in compliance with this chapter and the Subdivision and Land Development Ordinance,[1] the authorized use permitted on the lot is limited to those authorized uses permitted in the zoning district in which the largest part of the lot is located, and the smaller part of the lot located in another zoning district shall be subject to the provisions of this chapter where the largest portion of the lot is located. If this section shall create an undue hardship, the Zoning Hearing Board shall have jurisdiction to grant such relief as it deems necessary.
§ 359-19 Residential zoning districts.
The residential zoning districts are intended to promote the livability, stability and improvement of the neighborhoods districts as provided:
A.
The R-1, Single-Family Residential Zoning District is intended for single family homes on large lots, typically, and characterized by household living with nearby parks, schools, places of worship, and other supportive services that are at an appropriate neighborhood scale. The district requirements promote and protect the quality urban residential living of the existing residential neighborhood.
B.
The R-2, Single/Multifamily Residential Zoning District is intended to accommodate single-family homes and two-family homes that are situated along principal arterial and minor arterial roads and adjacent to commercial uses designed to service the surrounding residential neighborhoods. The purpose of the R-2 District is to promote orderly development of the Municipality and encourage well-designed living environments which protect and stabilize the residential characteristics of Monroeville. The District requirements are intended to preserve, promote and protect a quality of urban residential living characterized by unobstructed front yards, pedestrian-scale streetscapes and buildings scaled and designed to be compatible with the neighborhood.
C.
The R-3, Multifamily Residential Zoning District is intended to accommodate a variety of low-rise multifamily homes, to include but not be limited to townhouses, garden apartments and condominiums, that are situated along principal arterial and minor arterial roads and adjacent to commercial uses designed to service the surrounding residential neighborhoods. The district requirements are intended to preserve, promote and protect a quality of urban residential living characterized by unobstructed front yards, pedestrian-scale streetscapes and buildings scaled and designed to be compatible with the neighborhood.
D.
The R-4, Multifamily Residential Zoning District is intended to accommodate a variety of low- and high-rise multifamily homes, to include but not be limited to townhouses, garden apartments and apartment buildings of 10 stories in height or fewer, located along principal arterial and minor arterial roads and convenient to transit services, public uses and commercial businesses. The R-4 District is intended to provide residential areas that accommodate multistory, higher density housing while protecting, maintaining and enhancing existing residential character. The district adds to the urban character of Monroeville and provides diversity in housing types.
E.
Section 359-34, Zoning use chart, identifies land use categories that are permitted in the Residential Zoning Districts.
F.
Accessory structure(s). The maximum allowable square footage of accessory structure(s) shall not exceed 20% of the total square footage of the primary structure or exceed 500 square feet. There shall be no more than two accessory structures on a lot. These restrictions do not apply to agricultural use accessory structures.
G.
In every residential development other than a development of less than 10 acres, one-family detached houses the developer shall provide recreational facilities recommended by the Planning Agency as appropriate to the population to be housed in such development. Reference Ordinance No. 2525 (SALDO) Section 004-17, Parks, Open Space, and Recreation Facilities.[1]
H.
In any residential development other than one-family, the developer shall provide a pedestrian circulation system which, as a minimum, shall be comprised of sidewalks not less than four feet in width located along public streets. The pedestrian circulation system in a planned development shall be a part of the development plan; Refer to Article VI and SALDO Ord. No. 2525[2] for specific sidewalk requirements.
I.
In any one-family attached or garden apartment development differing setbacks, rooflines and first-floor elevations may be required in order to best adapt to the specific topography of the site; however, the minimum setbacks as set forth in this chapter shall be followed.
J.
In every residential development, all required yards will be permanently maintained with grass planting, or other acceptable landscape planting, as determined by the Planning Commission.
K.
The floor area for every dwelling unit shall not be less than 1,000 square feet for a one-family dwelling, a two-family dwelling or a one-family attached dwelling. In multiple-family structures other than one-family attached units, the floor area per dwelling unit shall not be less than 750 square feet for a unit having three or more bedrooms; 600 square feet for a unit having two bedrooms; or 450 square feet for a unit having one bedroom or for an efficiency apartment. The floor area shall not be less than 800 square feet for a mobile home.
§ 359-20 Residential zoning district lot and yard requirements.
A.
Structures shall meet the minimum lot area, minimum lot frontage, minimum lot width, minimum front yard, minimum side yard, and minimum rear yard that are established in Table 359-20B, except as provided hereinafter;
B.
No structure shall exceed the maximum height above grade as provided in Table 359-20B, except as provided in § 359-30;
Table 359-20B - Lot and Dimensional Requirements, Residential Zoning Districts | ||||
|---|---|---|---|---|
R-1 | R-2 | R-3 | R-4 | |
Minimum lot area | 10,000 square feet | 7,500 square feet | 7,500 square feet | 10,000 square feet |
Minimum lot width | 75 feet | 60 feet | 60 feet | 75 feet |
Minimum lot frontage | 50 feet | 40 feet | 40 feet | 60 feet |
Minimum front yard | 30 feet | 30 feet | 30 feet | 40 feet |
Minimum side yard | 15 feet | 10 feet | 10 feet | 20 feet |
Minimum rear yard | 40 feet | 40 feet | 40 feet | 40 feet |
Maximum height | 35 feet | 35 feet | 60 feet | 100 feet |
C.
Density and floor area requirements.
(1)
The minimum lot area for each dwelling unit is specified in Table 359-20C(1):
Table 359-20C(1) - Density of Development Limits | ||||
|---|---|---|---|---|
R-1 | R-2 | R-3 | R-4 | |
Single-family home | 7,500 square feet | 7,500 square feet | 7,500 square feet | 10,000 square feet |
Two-family home | N/A | 4,375 square feet | 4,375 square feet | 4,375 square feet |
Townhouse | N/A | 3,200 square feet | 3,200 square feet | 3,200 square feet |
Garden apartment | N/A | 2,400 square feet | 2,400 square feet | 2,400 square feet |
Apartment | N/A | N/A | N/A | 1,200 square feet |
(2)
The maximum floor area ratio for residential uses is specified in Table 359-20C(2):
Table 359-20C(2) - Maximum Floor Area to Lot Area Ratio | ||||
|---|---|---|---|---|
R-1 | R-2 | R-3 | R-4 | |
Under 4 stories | 0.30 | 0.33 | 0.40 | 0.50 |
4 stories | N/A | N/A | 0.50 | 0.60 |
5 stories | N/A | N/A | 0.60 | 0.70 |
6 stories | N/A | N/A | 0.70 | 0.80 |
7 stories | N/A | N/A | N/A | 0.90 |
8 stories | N/A | N/A | N/A | 1.00 |
9 stories | N/A | N/A | N/A | 1.10 |
10 or more stories | N/A | N/A | N/A | 1.20 |
§ 359-21 Commercial zoning districts.
A.
The C-1, Neighborhood Commercial Zoning District is intended to accommodate the shopping, service and family needs of nearby medium- to high-density residential neighborhoods and a localized area. Small in size, these shops, stores and offices are conveniently situated adjacent to collector and major arterial roads. The intent of the district is to provide locations to accommodate general retail, service, finance, insurance and real estate and related structures and uses. Proximity to residences requires that commercial operations in the C-1 District are low intensity, unobtrusive and conducted at a scale and density compatible with the surrounding neighborhood. There is a relatively low demand on public services, transportation and utilities.
B.
The C-2, Business Commercial Zoning District is intended as the core commercial area to accommodate the development of a broad spectrum of commercial and business uses that serve not only the local residents but also attract a large regional population. This designated commercial area is situated to be adjacent or within close proximity to principal arterial highways, expressways and interstate interchange areas. The C-2 District is preserved through appropriate design elements, amenities or treatments that create, enhance and reinforce the design relationships between the buildings, sites and streets and still establish an ambience that is uniquely urban.
C.
The C-3, Mixed-Use Zoning District is intended to accommodate a mix of residential, commercial, public, institutional uses and associated professional and support services that will be utilized not only by the local residents but the regional population at large. This designated mixed-use area is in close proximity to principal arterial highways, expressways and interstate interchange areas. The C-3, Mixed-Use Zoning District blends mutually supportive uses, including, but not limited to, some combination of residential, commercial, cultural, institutional, recreational and public uses. The C-3, Mixed-Use Zoning District permits apartments on a second floor or above of commercial structures. The purposes of mixed-use development include the allowance of greater housing variety and density, the reduction of distance between housing, workplaces, retail businesses, and other destinations, the encouragement of more compact development, the strengthening of neighborhood character, and the promotion of pedestrian and bicycle-friendly environments that reduce the need for motorized vehicles and related facilities, e.g., parking lots and structures.
D.
The L, Special-Use Zoning District is intended to accommodate office complexes on vast parcels, developed as a planned group unit and designed to encourage quality development in a campus like atmosphere. Because of the low-intensity development of the land and rigorous design standards, the Special Use Zoning District can be located within or adjacent to the residential areas in the community and on minor arterial and collector roadways.
E.
Section 359-34, Zoning use chart, identifies land use categories that are permitted in the commercial zoning districts;
F.
Uses not shown as permitted uses, conditional uses or uses by special exception are prohibited;
G.
All structures on lots located in any commercial zoning district shall receive land development approval from Council.
H.
Accessory structure(s). The maximum allowable square footage of accessory structure(s) shall not exceed 20% of the total square footage of the primary structure or exceed 500 square feet. There shall be no more than two accessory structures on a lot.
§ 359-22 Commercial zoning districts lot and yard requirements.
A.
Structures shall meet minimum front yard, minimum side yard, minimum rear yard and building setback that are established in Table 359-22B.
B.
No structure shall exceed the maximum height above grade as provided in Table 359-22B, except as provided in § 359-30.
Table 359-22B - Lot and Dimensional Requirements, Commercial Zoning Districts | ||||
|---|---|---|---|---|
C-1 | C-2 | C-3 | L | |
Minimum front yard | 10 feet | 10 feet | 10 feet | 35 feet |
Minimum side yard | 15 feet | 15 feet | 15 feet | 15 feet |
Minimum rear yard | 15 feet | 0 feet | 25 feet | 10 feet |
Maximum height | 30 feet | 45 feet | 75 feet | 45 feet |
Building setback | 40 feet | 40 feet | 40 feet | 40 feet |
Minimum lot size | 5,000 square feet | 2,500 square feet | 5,000 square feet | 1.0 acre |
§ 359-23 Industrial zoning districts.
A.
The M-1, Planned Industrial Zoning District is intended to accommodate the primarily light industrial uses in a planned group unit setting serviced by a system of interconnecting interior roadways. All business activities are carried out within the light industrial structures and may include warehouse uses, manufacturing, distribution centers and service businesses. Drawing from a regional market for employees, and an importer and exporter of goods, the district should be located within close proximity of principal arterial highways, expressways or interstate interchange areas.
B.
The M-2, Heavy Industrial Zoning District is intended for use by large manufacturing operations, heavy equipment facilities, construction and maintenance yards, fuel businesses and other basic intensive industrial activities normally found in an urban environment with immediate access to principal arterial highways, expressways or interstate interchange areas and other modes of transportation such as truck terminals, rail lines and airports.
C.
Appendix I (Use Table and Definitions) identifies land use categories that are permitted in the Industrial Zoning Districts.
D.
Uses not shown as permitted uses, conditional uses or uses by special exception are prohibited.
E.
All structures on lots located in any Industrial Zoning District shall receive land development approval from Council.
F.
Accessory structure(s). The maximum allowable square footage of accessory structure(s) shall not exceed 20% of the total square footage of the primary structure or exceed 500 square feet. There shall be no more than two accessory structures on a lot.
§ 359-24 Industrial zoning districts lot and yard requirements.
A.
Structures shall meet the minimum front yard, minimum side yard, minimum rear yard and building setback that are established in Table 359-24B.
B.
No structure shall exceed the maximum height above grade as provided in Table 359-24B, except as provided in § 359-30.
Table 359-24B - Lot and Dimensional Requirements, Industrial Zoning Districts | ||
|---|---|---|
M-1 | M-2 | |
Minimum front yard | 40 feet | 30 feet |
Minimum side yard | 20 feet | 20 feet |
Minimum rear yard | 20 feet | 20 feet |
Maximum height | 45 feet | 85 feet |
Building setback | 40 feet | 40 feet |
Minimum lot size | 1.0 acre | 1.0 acre |
§ 359-25 Special zoning districts.
A.
The S, Conservancy Zoning District is intended to provide the conservation of open space and the preservation of environmentally sensitive areas throughout the Municipality.
B.
The LF, Landfill Zoning District is intended to provide for control over the locations of both public and private landfills and their design, use, reuse and reclamation, and to provide transition areas adjacent to landfills facilitating the transition from landfills and landfill-related uses to other types of land uses.
C.
The BLVD, Boulevard Zoning District is intended to encourage a mix of residential and commercial development that addresses the needs of the local and regional population. The mixed-use development will be compatible with adjacent residential or commercial areas. The designated areas are situated adjacent to minor arterial or principal arterial roadways. The BLVD, Boulevard Zoning District provides diverse commercial development along gateway transportation corridors and neighborhoods. The BLVD, Boulevard Zoning District permits apartments on a second floor or above commercial structures. The district includes a dense mixture of uses, such as housing, retail and other complementary uses that serve the adjacent neighborhood and the community as a whole. The BLVD District is preserved through appropriate design elements, amenities or treatments that create, enhance and reinforce the design relationships between the buildings, sites and streets and still establish an ambience that is uniquely urban.
D.
Section 359-34, Zoning use chart, land use categories that are permitted in the special zoning districts.
E.
Uses not shown as permitted uses, conditional uses or uses by special exception are prohibited.
F.
Accessory structure. The maximum allowable square footage of accessory structure(s) shall not exceed 20% of the total square footage of the primary structure, not to exceed 500 square feet. There shall be no more than two accessory structures on a lot. These restrictions do not apply to agricultural uses or structures within a special zoning district.
§ 359-26 Special zoning districts lot and yard requirements.
A.
Site development shall meet the minimum lot area, minimum lot frontage, minimum lot width, minimum front yard, minimum side yard, minimum rear yard and building setback that are established in Table 359-26B;
B.
No structure shall exceed the maximum height above grade as provided in Table 359-26B, except as provided in § 316.
Table 359-26B - Lot and Dimensional Requirements, Special Zoning Districts | ||||
|---|---|---|---|---|
S | LF | Blvd Residential | Blvd/Nonresidential | |
Minimum lot area | 20,000 square feet | 20,000 square feet | 7,500 feet2 | See Article V, Conditional Use |
Minimum lot width | 100 feet | 100 feet | 60 feet | |
Minimum lot frontage | 60 feet | 60 feet | 40 feet | |
Minimum front yard | 30 feet | 30 feet | 30 feet | |
Minimum side yard | 15 feet | 15 feet | 10 feet | |
Minimum rear yard | 40 feet | 40 feet | 40 feet | |
Maximum height | 35 feet | 35 feet | 35 feet | |
§ 359-27 Special zoning districts rear and side yard separation standards.
A.
The separation between similar and dissimilar land uses shall be proportionally related to the degree of incompatibility or difference in use of the adjacent land uses, as defined below:
(1)
Minor side and rear yard separation of 15 feet shall be required between single-family residential uses for all off-street parking spaces and access drives for all nonresidential land uses.
(2)
Moderate side and rear yard separation of 20 feet shall be required between single-family residential uses that are adjacent to multifamily residential uses.
(3)
Substantial side and rear yard separation of 40 feet shall be required between single-family residential or multifamily residential uses that are adjacent to places of worship and schools.
(4)
Major side and rear yard separation of 50 feet shall be required between single-family residential or multifamily residential uses that are adjacent to planned residential developments, planned nonresidential developments, recreational areas, vocational schools, entertainment facilities, motels, all business uses, all commercial uses, all industrial uses, and waste collection areas.
Table 359-27A(4) - Rear and Side Yard Separation Standards for Special Zoning Districts | |
|---|---|
Rear and Side Yard | Separation |
Minor | 15 feet |
Moderate | 20 feet |
Substantial | 40 feet |
Major | 50 feet |
§ 359-28 Lots abutting more than one street.
Lots that abut on more than one street shall provide the required front yard along every public or private street. The remaining yards shall be considered side yards.
§ 359-29 Supplemental lot and yard requirements.
A.
Only one principal structure, along with permitted accessory structures, shall be located on any lot, except for planned residential development and planned nonresidential development.
B.
No structure shall project into any minimum front, side or rear yard, except for the following:
(1)
Accessory structures to single-family homes may extend into required rear and side yards, but not closer than 10 feet to the property line;
(2)
Unenclosed patios and articles of decoration around a principal structure may be located in any required yard;
(3)
Buttress, chimney, cornice, pier or pilaster extending no more than 24 inches from the wall of a principal structure may be located in any required yard;
(4)
An unenclosed porch no more than 15 feet in height and 12 feet in depth may be erected in the front or rear yard of any residential structure, but may not extend into a required side yard; or
(5)
In all residential zoning districts, an unenclosed porch or stoop no more than 15 feet in height and four feet in depth may extend into a required side yard.
C.
Commercial vehicles, utility trailers, commercial trailers, living trailers, mobile homes and recreational vehicles shall not be stored in any front yard or side yard; Also see performance standards section: § 359-107, Recreational vehicles and motorized recreational equipment.
D.
No required yard in any district shall be used for parking except a driveway for residential uses. In the R-1 Zoning District, no more than 25% of the front yard shall be devoted to driveway access. In the R-2 and R-3 Zoning Districts, no more than 50% of the front yard may be devoted to driveway access. Driveway access shall be permitted in nonresidential zoning districts by land development approval pursuant to the Subdivision and Land Development Ordinance.[1]
§ 359-30 Supplemental height regulations.
A.
No structure shall exceed the maximum height above grade except for the following:
(1)
No accessory structure shall exceed a mean height of 15 feet. These restrictions do not apply to agricultural uses or structures;
(2)
No residential structure except an apartment may exceed 35 feet; or
(3)
A structure for any permitted or conditional use in any zoning district may exceed the maximum permitted height, provided that:
B.
The height requirements in any zoning district shall not apply to church spires, belfries, monuments, water or fire towers, ornamental towers, spires, chimneys, elevator bulkheads and smokestacks, provided that every required yard is increased by one foot for each additional foot of height above the maximum height.
§ 359-31 All other uses.
Where a use is not listed as a permitted, conditional or special exception use, a landowner and/or developer may request approval for a use variance, in which case the Zoning Hearing Board shall determine if the characteristics of the proposed use are similar in nature to any use listed in this article. In order to receive approval, the Zoning Hearing Board shall determine that the impact of the proposed use on the environment and adjacent streets and properties is equal to or less than any use specifically listed in the applicable zoning district. In making such determination, the Zoning Hearing Board shall consider at least the following characteristics of the proposed use:
A.
The proposed use must be fully consistent and in harmony with the purpose of the district in which it will be located;
B.
The proposed use shall comply with all applicable area and bulk regulations of the zoning district in which it is located;
D.
The proposed use shall comply with the criteria set forth within the Municipal Code regarding traffic and environmental impacts;
E.
The proposed use shall be in accordance with the community development objectives of this chapter and the Comprehensive Plan, Joint Comprehensive Plan, and Active Transportation Plan;
F.
In making such determination, the Zoning Hearing Board shall evaluate the following characteristics of the proposed use:
§ 359-32 Site plan review checklist.
A.
B.
Site plan review. No zoning permit or zoning occupancy permit shall be issued for any use upon any lot except a one-family home until a site development plan has been submitted, reviewed and approved in accordance with the following provisions; provided, however, that existing structures where the occupancy is being changed without any change in use category or new construction or addition to structures and without change in the site are exempt from this requirement.
(1)
The application for approval of a proposed site development plan shall be submitted in the office of the Zoning Officer and shall be accompanied by a fee established by resolution of Council to cover the cost of review. The Zoning Officer shall set a reasonable time schedule to be followed prior to the presentation of the application to Council.
(2)
The application shall consist of not less than 15 copies of the letter of application together with not less than 15 prints (folded) of each drawing submitted as part of the proposed site development plan. The proposed site development plan shall be drawn by a licensed architect, engineer, planner, surveyor or landscape architect in accordance with standard architectural and engineering practices to clearly indicate the following:
(a)
Property lines and total acreage of parcel proposed for development;
(b)
All existing streets, rights-of-way, and easements related to the development;
(c)
The location of existing driveways on adjacent properties;
(d)
The location of relevant natural features, including, but not limited to, streams or other natural water courses and adjacent lands which are subject to flooding, and significant stands of existing trees;
(e)
The location of existing structures, including structures located on abutting property if within 50 feet of the common property line;
(f)
Required front, side and rear yard lines, and any required building line;
(g)
Fuel tank/hazardous material setback line as required by the governing agency for the substance to be stored;
(h)
Contour lines at two-foot intervals where average slope is 10% or less, and five-foot intervals where average slope exceeds 10%, and twenty-foot intervals were average slope exceeds 25%;
(i)
Location, dimensions, total square footage and ground floor elevations of proposed structures, walkways, driveways, entrances, parking facilities, loading spaces, landscaping, signs, lighting facilities, fences or walls, fire hydrants and fire lanes and other site improvements or amenities;
(j)
Contours and sufficient elevations to show proposed grading and data to show gradient of access drives, parking facilities and surface water runoff;
(k)
Location and approximate size of utilities to serve the development;
(l)
Schematic elevations at an appropriate architectural scale;
(m)
Surface water runoff controls;
(n)
Title block giving name of development, property owner, developer, North point, date and scale (minimum one inch equals 50 feet written and graphic) on a standard sheet size of 24 inches height by 36 inches width; and
(o)
Such other information as may be required by the Zoning Officer;
(p)
Table listing zoning requirements, including bulk dimensional and parking (required and provided).
(3)
For proposals in floodplains, the application shall additionally include:
(a)
Topographic contour lines at an interval of two feet;
(b)
The location of any existing bodies of water or watercourses, identified flood plains, information pertaining to the floodway, and the flow of water including direction and velocities;
(c)
The proposed lowest floor elevation of any proposed building based upon National Geodetic Vertical Datum of 1929;
(d)
The elevation of the 100-year flood; and information concerning flood depths, pressures, impact and uplift forces and other factors associated with a 100-year flood;
(e)
Detailed information concerning any proposed floodproofing measures;
(f)
A document, certified by a registered professional surveyor, engineer or architect, which states that the proposed construction of development has been adequately designed to withstand the 100-year flood elevations, pressures, velocities, impact and uplift forces associated with the 100-year flood. Such statement shall include a description of the type and extent of floodproofing measures which have been incorporated into the design of the structure or development; and
(g)
Where any excavation or grading is proposed, a plan meeting the requirements of the Pennsylvania Department of Environmental Resources, to implement and maintain erosion and sedimentation control.
(4)
Action shall be taken by the Council, either approving or disapproving, within 90 days from the date of the regular Planning Commission meeting at which the site plan first appears as an agenda item. Failure of the Council to so act shall be considered approval of the plan as submitted. Council may attach such conditions as they deem appropriate to approval. Approval may be conditioned upon the grant of a variance or of a special exception by the Zoning Hearing Board where such variance or special exception is required, but such conditional approval by Council shall not be binding on the Zoning Hearing Board, and the conditional approval shall be canceled if the requested variance or special exception is denied by the Board.
(a)
Site plan approval shall not be official until and unless the site plan as approved by Council and including all conditions of approval by Council is filed with the Zoning Officer within 90 days of action by Council.
(b)
Site plan approval shall be valid for a period of one year following Council action. If the proposed improvements are not under construction within one year or completed within two years, Council approval shall be void.
(5)
Council shall not approve a site development plan unless the following standards are met:
(a)
Screening (reference § 359-98 for specific requirements). A planted visual barrier, or landscape screen shall be provided and maintained on any property in a commercial or industrial district which is contiguous to any residential district, except where natural or physical barriers exist which are deemed to provide an adequate buffer by the Planning Agency. This screen shall be composed of plants and trees arranged to form both a low-level and a high-level screen. The high-level screen shall consist of trees planted with specimens not less 10 feet in height, and planted at intervals of not more than 10 feet of separation. The low-level screen shall consist of shrubs or hedges planted at an initial height of not less than two feet, placed in alternating rows to produce a dense visual barrier. Any plant not surviving three years after planting, shall be replaced.
(b)
Storage (reference § 359-104 for specific requirements). Any article or material stored temporarily outside an enclosed building as an incidental part of the primary commercial or industrial operation shall be so screened by opaque ornamental fencing, walls or evergreen planting that it cannot be seen from adjoining public streets or adjacent lots, when viewed by a person standing on ground level.
(c)
Landscaping (reference § 359-98 for specific requirements). Any part or portion of the site which is not used for buildings, other structures, loading or parking spaces and aisles, sidewalks and designated storage areas shall be planted with an all-season ground cover and shall be landscaped with trees and shrubs in accordance with an overall landscape plan and shall be in keeping with natural surroundings. Any off-street parking area with five or more spaces shall provide a landscaped perimeter for the parking area of not less than 5% of the parking area which shall be in addition to open area requirements or the district. At least one tree per five parking spaces, or portion thereof, shall be provided.
(d)
Lighting. All parking areas, driveways and loading areas, entry ways, and pedestrian paths shall be provided with a lighting system which shall furnish an average minimum of 0.5 footcandle within such areas during hours of operation. All lighting shall be completely shielded from traffic on any public right of way and from any residential district.
(e)
Interior circulation. The interior circulation of traffic in commercial areas shall be designated so that no driveway or access lane providing parking spaces, shall be used as a through street. If parking spaces are indicated by lines with angles other than 90°, then traffic lanes shall be restricted to one-way permitting head-in parking. No driveway or street used for interior circulation shall have traffic lanes less than 10 feet in width.
(f)
Access. Areas provided for loading and unloading of delivery trucks and other vehicles, and for the servicing of shops by refuse collection, fuel and other service vehicles, shall be adequate in size and shall be so arranged that they may be used without blockage, or interference with the use of public streets or sidewalks, other accessways or automobile parking facilities.
(g)
Traffic control. No design shall be approved which is likely to create substantial pedestrian or vehicular traffic hazards endangering the public safety. Safety requirements which may be imposed in such a review shall include traffic control devices, acceleration or deceleration lanes, turning lanes, traffic and lane markings, walkways, and signs. The developer shall be responsible for the construction of any such traffic control devices.
(i)
Signs. Every existing nonconforming sign shall be removed.
(j)
Waste handling. All rubbish shall be stored in airtight, verminproof, easily cleanable, damage resistant containers on the same lot as the principal use with sufficient capacity for storing the maximum volume of garbage, rubbish, and other waste material which may be generated on the site. For one-family attached or detached homes, such containers shall be on the same lot as the principal structure. For all other uses such containers shall be stored on the same lot as the principal structure in a suitable buffered and landscaped area with concrete pads constructed with aprons below the frost line for vector control and having ready access for refuse trucks. Bulk refuse containers for food facilities shall be placed on concrete pads equipped with drains that permit frequent cleaning and disposal of wastewater to a sanitary sewer. Storage may also be in a separate room within the principal structure, sprinklered and having a concrete floor designed for and capable of storing the maximum volume of garbage, rubbish, and other waste material which may be generated on the site.
(k)
Street traffic control devices. All street name signs, traffic control signs and other traffic control devices shall be provided as follows:
[1]
All street name signs, traffic control signs and other traffic control devices as deemed necessary by the Municipality shall be provided and erected by the applicant.
[2]
All street name signs shall conform to and be erected as per the Municipality of Monroeville's specifications for street name signs.
[3]
All traffic control signs shall be Pennsylvania Department of Transportation approved, conform to applicable regulations and be placed using heavy duty breakaway channel posts (or equal as approved by the Municipality).
[4]
All other traffic control devices shall be Municipal approved and conform to Pennsylvania Department of Transportation as well as all other applicable regulations, including any federal or county regulations promulgated for specific projects.
[5]
All traffic signals shall have preemptive equipment provided and erected by the applicant.
§ 359-33 Inspection of site development work.
A.
Inspections.
(1)
The Municipality shall make the inspections hereinafter required and shall either approve that portion of the work which has been completed or notify the owner wherein the same fails to comply with the provisions of this chapter;
(2)
Site plans, approved by the Municipality, shall be maintained at the site during the progress of the site developments until the work has been approved;
(3)
Owner shall notify the Municipality in order to obtain inspections in accordance with the following schedule and such notification shall be made by the owner at least 24 hours before the inspection is to be made:
(a)
Initial inspection. When work is about to be commenced;
(b)
Rough grading. When all rough grading has been completed;
(c)
Drainage facilities. When drainage facilities are being installed and before such facilities are backfilled;
(d)
Sanitary facilities. When sanitary facilities are being installed and before such facilities are backfilled;
(e)
Special structures. When excavations are completed for retaining and crib walls and when reinforcing steel is in place and before concrete is poured;
(f)
Roadways. When roadways and parking areas are rough graded and before final paving;
(g)
Additional inspection. When in the opinion of the Municipality other inspections are necessary;
(h)
Final inspection. When all work, including the installation of all drainage, landscaping and other structures has been completed.
§ 359-34 Zoning use chart.
Legend: R=Use by Right; CU=Conditional Use; SE=Special Exception; N=Not Permitted |
Legend: R=Use by Right; CU=Conditional Use; SE=Special Exception; N=Not Permitted |