Mount Lebanon Township
City Zoning Code
City Zoning Code
PART 4
SPECIAL DISTRICTS
§ 20-401 OB - Office Boutique Overlay.
401.1.
Purpose; Location. The OB Office Boutique Overlay District protects the older, well-established neighborhoods along major and secondary thoroughfares or proximate to commercial or cultural centers in Mt. Lebanon. These areas may experience pressure for Offices or smaller retail to service the residents within close proximity. The OB District permits mixed residential and limited small-scale Commercial Uses. The accessibility and exposure provides an environment suitable for certain small-scale Commercial Uses that can exist proximate to neighborhoods without adversely affecting the residential environment.
The OB Overlay District is a Conditional Use in the following areas: Any lot that abuts McNeilly Road and is located along said road between McCormick Lane and Pearce Road; and for any lot that abuts Washington Road and is located along said road between Shady Drive West/Shady Drive East and Lebanon Avenue.
401.3.
Authorized Uses Subject to Site Plan Review. The following Uses are authorized in the OB Overlay District subject to Site Plan Review to conduct its sales and store its inventory:
401.3.1.
Uses subject to Site Plan Review in the underlying District.
401.3.2.
Commercial Uses when limited to the following:
401.3.2.1.
Art galleries.
401.3.3.
Retail Sales and Service limited to the following types of businesses:
401.3.3.1.
Antiques.
401.3.3.2.
Art objects.
401.3.3.3.
Art and craft supplies.
401.3.3.4.
Books.
401.3.3.5.
Clothing.
401.3.3.6.
Flowers and plants.
401.3.3.7.
Handicrafts.
401.3.3.8.
Home decorative accessories.
401.3.3.9.
Jewelry.
401.3.3.10.
Offices, excluding Medical Facilities.
401.3.3.11.
Specialty foods.
401.3.3.12.
Specialty toys.
401.3.3.13.
Barbers and hairdressers.
401.4.
Retail sales and service establishments shall only operate between the hours of 6:00 a.m. and 11:00 p.m.
401.5.
Conditional Use. The following Uses are authorized as Conditional Uses in the OB Overlay District, subject to the conditions as set forth in §20-1002, to conduct its sales and store its inventory:
401.7.
Area and Bulk Regulations.
401.7.1.
The Lot, Area and Yard requirements of the OB Overlay District shall conform to the underlying district; structures originally constructed for residential use may use the underlying residential Lot, Area and Yard requirements.
401.7.2.
In addition to the requirements of the underlying district, the following shall apply to all Conditional Uses in the OB Overlay District:
401.7.2.1.
Buffer Area Requirements.
401.7.2.1.1.
Developments shall have a minimum Buffer Area established around the entire perimeter of the property a minimum of 35 feet.
401.7.2.1.2.
When the maximum natural ground surface Slope, perpendicular to and within 100 feet of the perimeter, at any point on the perimeter, is greater than 10%, the width of the Buffer Area shall be increased by one foot at that location for each 1% increase in Grade in excess of 10%.
401.7.2.1.3.
In the case of small or irregular properties, where the minimum Buffer Area prescribed as aforesaid would create a special hardship, the Commission, after receiving the recommendation of the Planning Board, may reduce such minimum Buffer Area or eliminate it in its entirety, in its sole discretion.
401.7.2.1.4.
The Buffer Area shall be preserved in its Natural State.
401.7.2.1.5.
Additional planting and screening may be required.
401.7.2.1.6.
Vehicular and pedestrian access to the development through the Buffer Area shall be so constructed as to minimally disturb the Buffer Area.
401.7.2.2.
Building Height Requirements.
401.7.2.2.1.
The maximum Building Height authorized in the zoning district in which the property is located shall not be exceeded.
401.7.2.2.2.
Where two districts abut, the lesser authorized Building Height shall prevail.
401.7.2.3.
Density Requirements.
401.7.2.3.1.
Single-family Attached and Multi-family Dwellings shall have a maximum density of 15 Dwelling Units Per Acre.
§ 20-402 OS-P - Open Space Passive District.
402.1.
Purpose. The Open Space Districts preserve and enhance Mt. Lebanon’s open spaces and recreational areas by protecting these amenities and restricting development that does not respect these environmentally sensitive areas while providing necessary recreational facilities. Mt. Lebanon recognizes the value and importance of the resources for Mt. Lebanon and regional residents, and therefore, strictly limits the development of these areas. Open Space Districts are intended to apply to all cemeteries, squares, natural wildlife areas and publicly owned Recreational Areas and Parks. The OS-P — Open Space Passive District is designed to provide for the maintenance and protection of naturalized Public open space areas.
402.2.
Uses by Rights. The following Uses are permitted in the OS-P District:
402.2.1.
Botanical gardens, arboretums, and conservatories.
402.2.2.
Conservation areas.
402.2.3.
Creative play areas and playgrounds.
402.2.4.
Greens and commons.
402.2.5.
Hiking and walking trails.
402.2.6.
Natural wildlife areas.
402.2.7.
Outdoor nature study areas.
402.2.8.
Picnic Areas.
402.2.9.
Sitting Areas.
402.2.10.
Public Reserved Open Space.
402.2.11.
Small WCF mounted on an existing Public Utility Transmission Tower, or other Wireless Support Structure, subject to the requirements of §20-607.
402.2.12.
Municipal Facilities.
402.2.13.
Municipal Parks and Recreation Areas.
402.3.
Conditional Uses. The following Uses are authorized as conditional uses subject to the conditions as set forth in §20-1002 of this chapter:
402.5.
Area and Bulk Regulations. Any Use listed in this Section shall comply with the Area and Bulk Regulations of the most restrictive district that abuts the OS-P — Open Space Passive District.
§ 20-403 OS-A - Open Space Active District.
403.1.
Purpose. The OS-A Open Space Active District allows those Uses specified in the OS-P District and is also designed to provide indoor and outdoor sporting and health/fitness related facilities to enhance the wellbeing of the residents of the Municipality.
403.2.
Uses by Right. The following Uses are permitted in the OS-A District:
403.2.1.
Botanical gardens, arboretums, and conservatories.
403.2.2.
Camping facilities.
403.2.3.
Conservation areas.
403.2.4.
Creative play areas and playgrounds.
403.2.5.
Hiking, bicycle, and walking trails.
403.2.6.
Greens and commons.
403.2.7.
Natural wildlife areas.
403.2.8.
Outdoor nature study areas.
403.2.9.
Picnic facilities.
403.2.10.
Sitting Areas.
403.2.11.
Plant and wildlife sanctuary.
403.2.12.
Public Reserved Open Space.
403.2.13.
Small WCF mounted on an existing Public Utility Transmission Tower, or other Wireless Support Structure, subject to the requirements of §20-607.
403.2.14.
Municipal Facilities.
403.2.15.
Municipal Parks and Recreation Areas.
403.3.
Conditional Uses. The following Uses are authorized as conditional uses subject to the conditions as set forth in §20-1002 of this chapter:
403.3.1.
A Civic, Social, Recreational, Educational or Cultural Center.
403.3.2.
Band shells and outdoor theaters, not including drive-in theaters.
403.3.3.
Facility for nature study.
403.3.4.
Commercial facilities incidental to the operation of Public recreational Uses, such as refreshment stands, small concessionaire shops dispensing sporting goods, miniature golf and similar amusement and recreational facilities.
403.3.5.
Cultural facilities, such as Museums and observatories.
403.3.6.
Golf courses, including Par 3 courses and driving ranges.
403.3.7.
Lighting of all outdoor recreational activity areas for nighttime use.
403.3.8.
Parking Lots of 10 or more spaces.
403.3.9.
Indoor facilities providing rooms for sports and health and fitness instruction, child day care, community group meetings, art, dancing, music activities and recreation administration.
403.3.10.
Indoor and outdoor courts, fields and other playing facilities for sports activities of all types, including but not limited to: football; baseball; softball; rugby; soccer; ice and field hockey; skating, skiing, sledding and other winter sports; basketball; volleyball; tennis, racquetball and other racket sports; handball; swimming; weightlifting; golf.
403.3.11.
Structure classified as having historical significance.
§ 20-404 CD - Conservation District.
The CD — Conservation District preserves municipally owned lands, where appropriate, for greenspace in accordance with the most recent Comprehensive Plan of Mt. Lebanon.
§ 20-405 CC - Continuing Care Overlay District.
405.1.
Purpose. The Continuing Care Overlay District provides for a residential facility, consisting of either a single Building or group of Buildings, located on a single Lot or on contiguous Lots, containing services for the elderly or disabled persons who are residents of the facility.
405.3.
Conditional Uses. The following Uses are authorized as conditional uses subject to the conditions as set forth in §20-1002 of this chapter:
405.3.1.
Uses allowed as Conditional Uses in the underlying district.
405.3.2.
Continuing Care Facility containing two or more of the following:
405.3.2.1.
Adult Family Day Care Home.
405.3.2.2.
Family Day Care Home.
405.3.2.3.
Home and Community Based Services Facility.
405.3.2.4.
Housing for the Elderly.
405.3.2.5.
Independent Living Facility.
405.3.2.6.
Nursing Home.
405.3.2.7.
Personal Care Home for Adults.
405.3.2.8.
Personal Support Services.
405.3.2.9.
Residential Care Facilities.
405.3.2.10.
Skilled Nursing.
405.3.2.11.
Assisted Living.
405.3.2.12.
Institutional Home.
405.4.
Area and Bulk Regulations.
405.4.1.
The Lot, Area and Yard requirements of the CC District shall conform to the underlying district.
405.4.2.
In addition to the requirements of the underlying district the following shall apply to all Conditional Uses in the CC Overlay District:
405.4.2.1.
Buffer Area Requirements.
405.4.2.1.1.
Developments shall have a minimum Buffer Area established around the entire perimeter of the property a minimum of 35 feet.
405.4.2.1.2.
When the maximum natural ground surface Slope, perpendicular to and within 100 feet of the perimeter, at any point on the perimeter, is greater than 10%, the width of the Buffer Area at that location shall be increased by one foot for each 1% increase in Grade in excess of 10%.
405.4.2.1.3.
In the case of small or irregular properties, where the minimum Buffer Area prescribed as aforesaid would create a special hardship, the Commission, after receiving the recommendation of the Planning Board, may reduce such minimum Buffer Area or eliminate it in its entirety, in its sole discretion.
405.4.2.1.4.
The Buffer Area shall be preserved in its Natural State.
405.4.2.1.5.
Additional planting and screening may be required.
405.4.2.1.6.
Vehicular and pedestrian access to the development through the Buffer Area shall be so constructed as to minimally disturb the Buffer Area.
405.4.2.2.
Building Height Requirements.
405.4.2.2.1.
The maximum Building Height authorized in the zoning district in which the property is located shall not be exceeded.
405.4.2.2.2.
Where two districts abut, the lesser authorized Building Height shall prevail.
§ 20-406 MX - Mixed Use Overlay District.
406.1.
Purpose. The MX Mixed Use Overlay District provides for a mix of Residential and Office Uses. The MX Overlay District provides flexibility for a transition between Districts abutting major arterial roadways.
406.5.
Area and Bulk Regulations.
406.5.1.
The Lot, Area and Yard requirements of the MX Overlay District shall conform to the underlying district.
406.5.2.
In addition to the requirements of the underlying district the following shall apply to all Conditional Uses in the MX District.
406.5.2.1.
Buffer Area Requirements.
406.5.2.1.1.
Developments shall have a minimum Buffer Area established around the entire perimeter of the property a minimum of 35 feet.
406.5.2.1.2.
When the maximum natural ground surface Slope, perpendicular to and within 100 feet of the perimeter, at any point on the perimeter, is greater than 10%, the width of the Buffer Area at that location shall be increased by one foot for each 1% increase in Grade in excess of 10%.
406.5.2.1.3.
In the case of small or irregular properties, where the minimum Buffer Area prescribed as aforesaid would create a special hardship, the Commission, after receiving the recommendation of the Planning Board, may reduce such minimum Buffer Area or eliminate it in its entirety, in its sole discretion.
406.5.2.1.4.
The Buffer Area shall be preserved in its Natural State.
406.5.2.1.5.
Additional planting and screening may be required.
406.5.2.1.6.
Vehicular and pedestrian access to the development through the Buffer Area shall be so constructed as to minimally disturb the Buffer Area.
406.5.2.2.
Building Height Requirements.
406.5.2.2.1.
The maximum Building Height authorized in the zoning district in which the property is located shall not be exceeded.
406.5.2.2.2.
Where two Zoning districts abut, the lesser authorized Building Height shall prevail.