Munhall City Zoning Code

ARTICLE VI

Industrial and Mixed-Use Districts

§ 440-19 Special requirements and regulations for all industrial districts.

All buildings and uses in any industrial district or mixed-use district in the Borough shall, in addition to the requirements and regulations outlined in this article, comply with all of the other requirements and regulations of this chapter.

§ 440-20 General Service District (GS).

[Amended 3-19-1997 by Ord. No. 1409; 9-17-1997 by Ord. No. 1414]

Purpose. The General Service District is an industrial district which is intended to provide suitable locations and development standards for a variety of retail businesses, business services, light industrial, limited production and processing and general service facilities and uses along high-volume arterial traffic corridors in the Borough. This district is also designed primarily to serve vehicular rather than pedestrian traffic.

Permitted uses. The following principal and accessory uses, permitted and conditional uses, and uses by special exception shall be permitted in the General Service District.

(1)

Principal uses. The following principal uses shall be permitted in the General Service District:

(a)

Buildings and uses of the type permitted and as regulated as principal uses in the B-2 Business District, excluding all types of dwellings, hospitals, nursing homes, clinics, hotels and motels, public library and eating and drinking establishments of any kind.

(b)

Automotive and machinery repair establishments.

(c)

Commercial or business school.

(d)

Commercial laundry, dry cleaning, dyeing, drapes and carpet cleaning.

(e)

Electrical and household appliance repair.

(f)

Essential services.

(g)

Food-processing establishments.

(h)

Freight terminal.

(i)

Horticultural nursery.

(j)

Light industry.

(k)

Lumber and/or building material supply yard.

(l)

Maintenance and storage facilities.

(m)

Manufacturing of clothes, leather goods, furniture, wood patterns and other wood products, mattresses, upholstery, brushes and brooms.

(n)

Offices and storage building for general construction and/or building contractors.

(o)

Parcel delivery stations.

(p)

Petroleum distribution facilities.

(q)

Pilot manufacturing facilities.

(r)

Public utility substations and structures.

(s)

Rental storage facilities for the storage of household goods.

(t)

Research and development facilities and laboratories.

(u)

Uniform and towel cleaning and supply establishments.

(v)

Warehouse, storage as a principal use contained entirely within an enclosed building.

(w)

Wholesale businesses.

(x)

Temporary uses under Article VIII, § 440-49A(1), (2) and (3).

(2)

Accessory uses. The following accessory uses shall be permitted in the General Service District:

(a)

Accessory buildings and uses of the type permitted and as regulated as in the least-restrictive contiguous residential district.

(b)

Off-street parking and loading facilities, as required and regulated under Article VIII, §§ 440-27 and 440-28, of this chapter.

(c)

Signs, as elsewhere herein regulated.

(d)

Other comparable or customary architectural, design or landscaping features or uses.

(3)

Conditional uses. The following uses shall be permitted as conditional uses in the General Service District, subject to the regulations and procedures outlined under Article IX of this chapter:

(a)

Quasi-public uses.*

(b)

Mobile home park and mobile home (only as permitted and regulated in an approved mobile home park).

(c)

Auto wrecking or salvage.

(d)

Junk buildings, shops or yards.

(e)

Kennel.

(f)

Drive-in theater.

(g)

Adult entertainment establishment.

(h)

Telecommunications signal receiving, transmission or relay tower.

As required in the R-1 Residential District.

(4)

Use by special exception. The following uses shall be permitted as uses by special exception in the General Service District, subject to the regulations and procedures outlined under Article X of this chapter:

(a)

Buildings and uses of the type permitted and as regulated as special exceptions in the least-restrictive contiguous residential district.

(b)

Automotive, mobile home, boat, camper or trailer sales.

(c)

Billboard.

(d)

Recycling collection facility.

(e)

Satellite-signal-receiving antennas.

(f)

Roadside stand.

Bulk and area requirements. The following bulk and area requirements are hereby established for all permitted principal and accessory structures and uses in the General Service District.

(1)

Minimum lot dimensions, setbacks and densities. The minimum lot frontage, depth, width and area (in square feet or acres) dimensions and minimum front, rear and side yard setbacks shall be as follows:

	Lot Dimensions		Required Setbacks
Principal Use	Frontage/Depth (feet)	Lot Area	Principal Buildings Front/Rear/Side (feet)	Accessory Structures Rear/Side (feet)
Shopping center	300/300	2 acres	30/30/30	10*
Funeral home	100/150	0.5 acres	30/0/10	10*
Auto service station	200/200	40,000 square feet	60/35/20	10*
Off-street parking	NA/NA	NA	8/5/5***	NA
All others	100/150	0.5 acres	30/30/10	10*

NOTES:
NA	Not applicable.
*	Except required setbacks for approved off-street parking areas and driveways, as otherwise herein regulated.
**	Includes both principal and accessory off-street parking areas (lots).
***	No side yard setback is required where any such off-street parking area is adjacent to an existing building on a neighboring lot which is both under separate ownership and built on the lot line separating the two uses.

(2)

Maximum lot coverage. The maximum lot coverage shall be as follows:

(a)

Shopping center: 30%.

(b)

Funeral home: 40%.

(c)

All other uses: 90%.

(3)

Maximum height. The maximum height in the General Service District shall be five stories and 60 feet.

§ 440-21 Heavy Industrial District (HI).

[Amended 12-29-1997 by Ord. No. 1420; 8-19-1998 by Ord. No. 1431]

Purpose. The Heavy Industrial District is an industrial district which is intended to provide suitable locations and appropriate development standards for a variety of light and heavy industrial manufacturing, assembly, fabricating, processing, production and treatment, pilot manufacturing and research and development related uses and/or facilities. This district is also designed primarily to serve vehicular rather than pedestrian traffic.

Permitted uses. The following principal uses shall be permitted in the Heavy Industrial District.

(1)

Principal uses. The following principal uses shall be permitted in the Heavy Industrial District:

(a)

Assembly, compounding, fabricating, processing and treatment facilities.

(b)

Essential services.

(c)

Heavy industry, including manufacturing facilities.

(d)

Laboratories and testing facilities.

(e)

Light industry.

(f)

Museums.

(g)

Offices, other than professional offices.

(h)

Pilot manufacturing.

(i)

Public utility substations and structures.

(j)

Research and development facilities.

(k)

Safety services.

(l)

Security facilities.

(m)

Temporary uses under Article VIII, § 440-49A.

(2)

Accessory uses. The following accessory uses shall be permitted in the Heavy Industrial District:

(a)

Employee restaurants and cafeterias which are not open to the general public, when located within a permitted structure housing a permitted principal or conditional use or a use by special exception.

(b)

Fences and/or walls, as follows:

[1]

Security fencing in any yard at any location on the site.

[2]

Other approved fences and/or walls which are to serve in conjunction with approved landscaping as screening for ancillary storage in an open yard, at approved locations in any side or rear yard only.

(c)

Off-street parking and loading facilities.

(d)

Office(s), ancillary.

(e)

Radio, television and/or satellite signal-receiving antenna.

(f)

Signage, including shared signage.

(g)

Storage of petroleum and/or petroleum by-products (other than in an auto parts store or in conjunction with an automotive sales and service facility):

[1]

For on-premises use only;

[2]

In an amount not to exceed a ninety-day supply; and

[3]

Contained wholly within an approved structure.

(h)

Storage, ancillary:

[1]

Inside, only when contained within an approved enclosed structure.

[2]

Outside, only when:

[a]

Situated at an approved location in an open side or rear yard on the same lot as the principal use.

[b]

Enclosed entirely by an approved solid wall or fence which meets or exceeds the HI District's required front yard setback distance.

[c]

Screened by an approved, landscaped, earthen mound which assures that all of the items/materials stored on site are not visible at or below a point located six feet above the finished center-line grade of each and every public street upon which the lot has frontage.

(i)

Vehicle service and maintenance.

(j)

Other customary architectural, design or landscaping features or uses.

(k)

Such other compatible uses and structures as may be approved by the Zoning Board.

(3)

Conditional uses. The following uses shall be permitted as conditional uses in the Heavy Industrial District, subject to the regulations and procedures outlined in Article IX of this chapter.

(a)

Distribution facilities.

(b)

Marinas, recreational boat docking and servicing facilities.

(c)

Recreational facilities.

(d)

Storage and warehousing facilities.

(e)

Wholesale facilities.

(f)

Telecommunications signal receiving, transmission or relay tower.

(4)

Use by special exception. The following uses by special exception shall be permitted in the Heavy Industrial District:

(a)

None.

(5)

Prohibited uses. The following principal uses shall be specifically prohibited in the Heavy Industrial District:

(a)

Adult entertainment establishments.

(b)

Automotive service stations.

(c)

Arsenals.

(d)

Billboards and all other forms of off-site advertising.

(e)

Car wash.

(f)

Coal, bones, wood or tar distillation.

(g)

Coke ovens.

(h)

Fish or other meat smoking or curing.

(i)

Funeral homes.

(j)

Garbage disposal, incineration or processing.

(k)

Manufacturing, processing or treatment of any toxic or hazardous chemical, acetylene, acid, ammonia, bleach, candles, celluloid, chlorine, creosote, disinfectants, dyestuffs, emery cloth, explosives, fertilizer, fireworks, grease, insecticides, lamp black, lard, linoleum, matches, natural gas, oil, oil cloth, paint, paper, pulp, pyroxline, roofing or waterproofing materials or products, rubber, sandpaper, shellac, tallow, tar, turpentine, varnish, vinegar and yeast.

(l)

Natural gas storage exceeding 10,000 cubic feet.

(m)

On-site disposal of wastes of any kind.

(n)

Ore reduction and smelting.

(o)

Petroleum refineries.

(p)

Plating or potash works.

(q)

Recycling collection or processing facilities.

(r)

Residences, residential uses of any kind.

(s)

Retail sales and/or businesses.

(t)

Roadside stands.

(u)

Slaughterhouse, meat packing or stockyards.

(v)

Storage in an open yard, as a principal use.

(w)

Tanning, curing or storage of leather, rawhide or skins.

(x)

Vehicle storage compounds, except as part of an automobile sales and service facility where completely enclosed.

(y)

Any use not listed above which is identified as producing hazardous waste of any kind by regulations promulgated under § 3301 of the Federal Resource Conservation and Recovery Act of 1976, as amended,[1] or any subsequent federal or commonwealth statute or regulation.

[1]

Editor's Note: See 42 U.S.C. § 6901 et seq.

Bulk and area requirements. The following bulk and area requirements are hereby established for all permitted principal and accessory structures and uses in the Heavy Industrial District:

(1)

	Lot Dimensions		Required Setbacks
Principal Use	Frontage/Depth (feet)	Lot Area	Principal Buildings Front/Rear/Side (feet)	Accessory Buildings Rear and Side (feet)
Off-street parking	NA/NA	NA	5/5/5**	NA
All others	200/200	1 acre	30/0/0	10***

NOTES:
NA	Not applicable.
*	Includes both principal and ancillary off-street parking areas (lots).
**	No side yard setback is required where any such off-street parking area is adjacent to an existing building on a neighboring lot which is both:
	(1)	Under separate ownership.
	(2)	Built on the lot line separating the two uses.
***	Except required setbacks for off-street parking areas and driveways as otherwise herein regulated.

(2)

Maximum lot coverage. The maximum lot coverage shall be as follows.

(a)

All uses: 70%.

(3)

Maximum height. The maximum height in the Heavy Industrial District shall be seven stories and 84 feet.[2]

[2]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(4)

Special setback requirements.

(a)

Monongahela River. No structure in the Heavy Industrial District, except one which is clearly related to an approved water-dependent use, may be located within 25 feet of the top edge of the river's bank.

(b)

Railroad. No structure in the Heavy Industrial District may be located within 30 feet of any railroad right-of-way line, other than a privately owned spur servicing the specific use in question.

§ 440-22 Riverfront Development District (RDD).

[Amended 3-19-1997 by Ord. No. 1409; 9-17-1997 by Ord. No. 1414; 12-29-1997 by Ord. No. 1420; 3-15-2000 by Ord. No. 1459; 9-19-2001 by Ord. No. 1469; 2-20-2002 by Ord. No. 1474]

Purpose. The Riverfront Development District is a mixed-use district which is intended to facilitate the redevelopment of large, underutilized or vacant, former industrial sites along the Monongahela River which may be suitable for a variety of large-scale commercial, residential and flex office uses, provided that the arrangement and design of those uses are carefully planned and implemented. These regulations are further intended to allow considerable flexibility within the RDD in the specific types of uses, their arrangement and their intensity while assuring that:

(1)

Uses are either compatible in scale, intensity, visual and operational characteristics or, if different, are so arranged that adverse impacts on adjacent properties are minimized.

(2)

All necessary utilities, facilities and site improvements are provided in accordance with the requirements of the Borough's Subdivision and Land Development Ordinance, Chapter 389.

(3)

Negative environmental impacts are avoided.

(4)

Provision is made for the safe movement of people, goods and vehicles without increasing congestion or creating hazards within the RDD or within the area of impact in the larger community.

(5)

Each building site has adequate off-street parking and loading facilities, safe pedestrian circulation, light and air, access for emergency vehicles and landscaped areas and open space as may be required by other articles of this chapter.

(6)

The improvement and use of land within the RDD does not adversely affect existing development in adjacent areas.

Community development objectives.

(1)

Development within the RDD should be physically integrated with the community in the following ways:

(a)

A system of public or approved and improved private streets should be constructed in a way so as to ensure coordination with the Borough's Land Use and Thoroughfare Plan.

(b)

All utilities should be designed and installed in a manner which ensures coordination with the infrastructure systems serving the Borough.

(c)

Pedestrian and vehicular access to the riverfront should be provided through the RDD.

(d)

Land uses along the riverfront which permit public access to the river should be encouraged.

(2)

In order to enhance the Monongahela River as a scenic and recreational community resource, the following criteria shall be adhered to:

(a)

Development is encouraged which is visually and aesthetically oriented toward the river by enhancing views and creating new ones.

(b)

Development shall provide for the establishment and maintenance by each individual abutting property owner or an owners' association of a landscaped buffer area which is not less than 25 feet in width measured from the river's edge at "normal pool"; this requirement may, however, be waived by the Borough for water-dependent uses, provided that alternative plans for access to the riverfront have been approved by the Borough.

(c)

Development shall focus on water-dependent and water-related uses along the river by creating a balance of retail, residential, office and recreational uses which will bring residents and visitors to the riverfront.

(d)

Development shall include a wide variety of waterfront spaces such as promenades, plazas and tree lawns for walking, jogging, shopping and dining, as well as for sitting and quiet contemplation.

(e)

Public spaces shall be designed to fit the changeable nature of the riverfront on a daily, seasonal and annual basis.

(f)

Riverfront spaces shall be designed for public events and celebrations.

(g)

Public access shall be clearly defined by emphasizing the line of the riverfront's edge with pathways, promenades and plazas that give immediate and continuous public access along the river while defining its physical boundary.

(h)

Public access to the riverfront shall be highlighted with visual links such as pedestrian-oriented streets and sidewalks, plazas and view corridors, as well as appropriate site planning and building design.

(i)

The site's history shall be celebrated by incorporating that history into street and building design. The site's history should be told through informative signage and public spaces for periodic events and historical celebrations.

(3)

Development within the RDD should, to the extent possible:

(a)

Provide employment opportunities at wage rates substantially above established minimum standards for area residents, particularly residents of Munhall.

(b)

Contribute to the creation of a diversified job base within the community, with an emphasis on health, education and other service-oriented industries, advanced technology firms, the recreation industry and other more traditional manufacturing firms.

(c)

Contribute to the long-term stability and growth of Munhall's tax base.

Permitted uses. The following principal and accessory uses, permitted and conditional uses, and uses by special exception shall be permitted in the Riverfront Development District (RDD).

(1)

Principal uses. The following principal uses shall be permitted in the RDD:

(a)

Art, music or photographic studios.

(b)

Business services.

(c)

Commercial or business schools.

(d)

Commercial recreation.

(e)

Department stores.

(f)

Eating and drinking establishments of any size, including the sale of alcoholic beverages, also includes fast-food and drive-in restaurants.

(g)

Essential public services.

(h)

Financial institutions, including satellite banking facilities and/or ATMs.

(i)

Hospitals.

(j)

Hotels/motels, including customary ancillary retail and service uses.

(k)

Museums.

(l)

Offices, business or professional.

(m)

Office, flex.

(n)

Off-track-betting establishments.

Passive recreation.

Personal services.

Private clubs.

Public parking garages.

(s)

Public utility substations and structures.

(t)

Research and development facilities.

(u)

Residences, garden apartments and townhouses, as regulated in the R-4 Residential District.

Retail business.

Safety services.

Security facilities.

Shopping centers.

Banners and banner clusters not accessory to any other use.

(aa)

Temporary uses, Article VIII, § 440-49A.

(bb)

Theaters, including multiscreen theaters, but excluding adult entertainment establishments.

(cc)

Other similar principal uses and structures, subject to approval by the Zoning Board.

(dd)

Storage and warehousing facilities of 50,000 square feet or greater.

(2)

Accessory uses. The following accessory uses shall be permitted in the RDD:

(a)

Child's playhouse, garden house, gazebo, private residential swimming pool, party house or room, tennis court or similar private recreational facility and private greenhouse, ancillary to multifamily dwelling.

(b)

Employee restaurants and cafeterias which are not open to the general public, when located in a permitted office or commercial building.

(c)

Fences and/or walls, in side or rear yards only.

(d)

Off-street parking and loading facilities, including garages and/or carports.

(e)

Office(s), ancillary.

(f)

Storage, only when clearly ancillary and only when contained within an approved enclosed building.

(g)

Storage of petroleum and/or petroleum by-products (other than in an auto parts store or in conjunction with an automotive sales and service facility):

[1]

For on-premises use only.

[2]

In an amount not to exceed a ninety-day supply.

[3]

Contained wholly within an approved structure.

(h)

Signage, including shared signage.

(i)

Vehicle service and maintenance.

(j)

Distribution facilities.

(k)

Radio, television and/or satellite signal-receiving antenna.

(l)

Security facilities.

(m)

Other customary accessory uses and structures, subject to approval by the Zoning Board.

(3)

Conditional uses. The following uses shall be permitted as conditional uses in the RDD, subject to the regulations and procedures outlined under Article IX of this chapter:

[Amended 9-27-2006 by Ord. No. 1509]

(a)

Adult entertainment facility.

(b)

ARC house or halfway house.

(c)

Casino.

(d)

Distribution facilities (as a principal use).

(e)

Light industry.

(f)

Marinas, recreational boat docking and servicing facilities.

(g)

Methadone treatment facility, provided all methadone treatment facilities must be 500 feet from an existing school, public playground, residential housing area, child-care facility, church, meeting house or actual place of regularly stated religious worship, and must be licensed by the proper agency of the Commonwealth of Pennsylvania regulating this conditional use. Any subsequent federal or commonwealth statutes or regulations are incorporated herein without the necessity of amending this subsection.[1]

[1]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(h)

Recreational facilities.

(i)

Residences; townhouses and/or garden apartments at densities up to 50 units per acre.

(j)

Telecommunications signal receiving, transmission or relay tower.

(k)

Storage and warehousing facilities.

(4)

Uses by special exception. The following uses by special exception shall be permitted in the RDD:

(a)

Automotive, mobile home, boat, camper or trailer sales and service.

(5)

Prohibited uses. The following principal uses shall be specifically prohibited in the RDD:

(a)

Those used listed as prohibited uses in the Heavy Industrial District, except for "residential uses" and "retail businesses."

(b)

Heavy industrial uses and facilities.

(c)

Pilot manufacturing facilities.

(d)

Wholesale facilities.

(e)

Any use not listed above which is identified as producing hazardous wastes of any kind by regulations promulgated under § 3301 of the Federal Resource Conservation and Recovery Act of 1976, as amended, or any subsequent federal or commonwealth statute or regulation.

Bulk and area requirements. The following bulk and area requirements are hereby established for all permitted principal and accessory structures and uses in the RDD:

(1)

	Lot Dimensions		Required Setbacks
Principal Uses	Frontage/Depth (feet)	Lot Area	Principal Buildings Front/Rear/Side (feet)	Accessory Buildings Rear/Side (feet)
Off-street parking	NA/NA	NA	30/5/5**	NA
All others	200/200	1 acres	30/0/0**	10***

NOTES:
NA	Not applicable.
*	Includes both principal and accessory off-street parking areas (lots).
**	No side yard setback is required where any such off-street parking area is adjacent to an existing building on a neighboring lot which is both under separate ownership and built on the lot line separating the two uses.
***	Except required setbacks for approved off-street parking areas and driveways, as otherwise herein regulated.

(2)

Maximum lot coverage:

(a)

For all uses contained on a single lot, the maximum lot coverage shall be 40%.

(b)

For office, flex office and warehouse uses that are contained on more than one lot but are owned and being developed by a single owner for related purposes, the maximum lot coverage for all lots involved shall be an average of 40%; provided, however, that the maximum lot coverage permitted on each such lot shall be 50%.

(3)

Maximum height. The maximum height in the RDD shall be seven stories and 84 feet.

(4)

Special setback requirements.

(a)

Monongahela River. No structure in the RDD, except one which is clearly related to a water-dependent use, may be located within 25 feet of the top edge of the river's bank.

(b)

Railroad. No structure in the RDD may be located within 30 feet of any railroad right-of-way.

Development plan requirements.

(1)

Application and intent. No building, structure or land within the RDD shall be erected, constructed, razed, altered, reconstructed, converted, maintained or used except in accordance with an approved land development plan. The intent of this requirement is to maximize the flexibility available to the applicant in the selection and arrangement of uses within the RDD while assuring that all aspects of the proposed development will be properly coordinated, negative impacts avoided, and the public health, safety and welfare protected.

(2)

Coordination of zoning and subdivision and land development regulations.

(a)

Zoning provisions. This chapter establishes the uses that are allowed in the RDD, the size of structures and the intensity of land use or development, requirements for off-street parking and loading, open spaces, landscaping, performance standards for operations, signs and other specific standards required of permitted uses.

(b)

Subdivision and land development provisions. The Subdivision and Land Development Ordinance, Chapter 389, establishes standards for determining that the land is suitable for the use(s) proposed; for the arrangement of uses, structures and open spaces within the RDD; for the design and improvement of public streets, private streets and other public facilities and improvements; requirements for drainage, utilities, community facilities and site improvements; and requirements for the reservation and dedication of recreational and open space areas.

(3)

Procedures.

(a)

Preliminary land development plan. A preliminary plan for land development within the RDD shall include all contiguous real property which is either currently under common ownership or control or proposed to be under common ownership or control and shall be submitted and processed in accordance with the requirements of Chapter 389, Subdivision and Land Development.

[1]

If a preliminary land development plan encompasses land in two or more municipalities, approval by the Borough of the plan for the use of the land within its corporate boundaries shall be conditioned upon the applicant's provision to the Borough of proof of approval by all of the municipalities involved.

[2]

After a preliminary land development plan has been approved, the applicant shall be entitled to final land development plan approval as well, provided that the final land development plan is consistent with the approved preliminary land development plan, including any conditions attached to the preliminary land development plan approval, and provided that the final land development plan is submitted in accordance with all of the requirements of the Borough's Subdivision and Land Development Ordinance, Chapter 389.

(b)

Final land development plan. Applications for final approval shall be submitted and processed in accordance with Chapter 389, Subdivision and Land Development.

[1]

An application for final approval may include only those portions of the total area encompassed by the land development plan which are intended for initial development or use, provided the proposed phasing of development is in accordance with the approved preliminary plan and the criteria listed in Chapter 389, Subdivision and Land Development.

[2]

If the land is to be subdivided for transfer of ownership or if the land is to be developed by an entity other than the applicant submitting the preliminary plan:

[a]

Where the proposed subdivision or development contains substantial variations, as herein defined, from an already approved preliminary plan, a new preliminary plan shall be required.

[b]

Where the proposed subdivision or development does not contain substantial variations, as herein defined, from an already approved preliminary plan, the new owner (applicant) may elect to submit an application for final plan approval.

(4)

Conditional uses. Applications for the approval of conditional uses in the RDD may be submitted and considered by the Commission and Council concurrent with an application for preliminary approval of the land development plan. Any subsequent proposed change in the list of already approved conditional uses shall require the resubmission of both the preliminary land development plan and the list of proposed conditional uses.

(5)

Permitted uses. Application for the approval of permitted uses in the RDD shall be submitted and considered by the Zoning Officer concurrent with an application for preliminary approval of the land development plan. Any change in the proposed uses not included in the approval of the preliminary land development plan shall require resubmission of the preliminary land development plan as well as a resubmission of the request for approval of the permitted uses.

(6)

Required plan components.

(a)

In order to establish and maintain the Monongahela River as a scenic and recreational community resource, all structures except for those related to approved water-dependent uses and public or private roadways or driveways shall be set back a distance of at least 25 feet from the edge of the top of the river's bank.

[1]

The riverfront yard area established by this setback shall be landscaped in accordance with an approved landscape plan and may be used as permanent open space or for passive recreational purposes and shall be generally accessible to the general public.

[2]

Public or private roadways or driveways shall be set back a distance of not less than 25 feet from any property line separating the lot from the edge of the top of the Monongahela River's bank.

[3]

The Commission may or may not elect to establish setback requirements, as deemed appropriate, for water-dependent uses, based upon the specific proposal(s) outlined in the plan by the applicant.

(b)

The street pattern within the RDD shall be designed so as to encourage access to the riverfront.

Munhall City Zoning Code

ARTICLE VI

Industrial and Mixed-Use Districts

§ 440-19 Special requirements and regulations for all industrial districts.

§ 440-20 General Service District (GS).

[Amended 3-19-1997 by Ord. No. 1409; 9-17-1997 by Ord. No. 1414]

Permitted uses. The following principal and accessory uses, permitted and conditional uses, and uses by special exception shall be permitted in the General Service District.

(1)

Principal uses. The following principal uses shall be permitted in the General Service District:

(a)

(b)

Automotive and machinery repair establishments.

(c)

Commercial or business school.

(d)

Commercial laundry, dry cleaning, dyeing, drapes and carpet cleaning.

(e)

Electrical and household appliance repair.

(f)

Essential services.

(g)

Food-processing establishments.

(h)

Freight terminal.

(i)

Horticultural nursery.

(j)

Light industry.

(k)

Lumber and/or building material supply yard.

(l)

Maintenance and storage facilities.

(m)

Manufacturing of clothes, leather goods, furniture, wood patterns and other wood products, mattresses, upholstery, brushes and brooms.

(n)

Offices and storage building for general construction and/or building contractors.

(o)

Parcel delivery stations.

(p)

Petroleum distribution facilities.

(q)

Pilot manufacturing facilities.

(r)

Public utility substations and structures.

(s)

Rental storage facilities for the storage of household goods.

(t)

Research and development facilities and laboratories.

(u)

Uniform and towel cleaning and supply establishments.

(v)

Warehouse, storage as a principal use contained entirely within an enclosed building.

(w)

Wholesale businesses.

(x)

Temporary uses under Article VIII, § 440-49A(1), (2) and (3).

(2)

Accessory uses. The following accessory uses shall be permitted in the General Service District:

(a)

Accessory buildings and uses of the type permitted and as regulated as in the least-restrictive contiguous residential district.

(b)

Off-street parking and loading facilities, as required and regulated under Article VIII, §§ 440-27 and 440-28, of this chapter.

(c)

Signs, as elsewhere herein regulated.

(d)

Other comparable or customary architectural, design or landscaping features or uses.

(3)

Conditional uses. The following uses shall be permitted as conditional uses in the General Service District, subject to the regulations and procedures outlined under Article IX of this chapter:

(a)

Quasi-public uses.*

(b)

Mobile home park and mobile home (only as permitted and regulated in an approved mobile home park).

(c)

Auto wrecking or salvage.

(d)

Junk buildings, shops or yards.

(e)

Kennel.

(f)

Drive-in theater.

(g)

Adult entertainment establishment.

(h)

Telecommunications signal receiving, transmission or relay tower.

As required in the R-1 Residential District.

(4)

(a)

Buildings and uses of the type permitted and as regulated as special exceptions in the least-restrictive contiguous residential district.

(b)

Automotive, mobile home, boat, camper or trailer sales.

(c)

Billboard.

(d)

Recycling collection facility.

(e)

Satellite-signal-receiving antennas.

(f)

Roadside stand.

Bulk and area requirements. The following bulk and area requirements are hereby established for all permitted principal and accessory structures and uses in the General Service District.

(1)

	Lot Dimensions		Required Setbacks
Principal Use	Frontage/Depth (feet)	Lot Area	Principal Buildings Front/Rear/Side (feet)	Accessory Structures Rear/Side (feet)
Shopping center	300/300	2 acres	30/30/30	10*
Funeral home	100/150	0.5 acres	30/0/10	10*
Auto service station	200/200	40,000 square feet	60/35/20	10*
Off-street parking	NA/NA	NA	8/5/5***	NA
All others	100/150	0.5 acres	30/30/10	10*

NOTES:
NA	Not applicable.
*	Except required setbacks for approved off-street parking areas and driveways, as otherwise herein regulated.
**	Includes both principal and accessory off-street parking areas (lots).
***	No side yard setback is required where any such off-street parking area is adjacent to an existing building on a neighboring lot which is both under separate ownership and built on the lot line separating the two uses.

(2)

Maximum lot coverage. The maximum lot coverage shall be as follows:

(a)

Shopping center: 30%.

(b)

Funeral home: 40%.

(c)

All other uses: 90%.

(3)

Maximum height. The maximum height in the General Service District shall be five stories and 60 feet.

§ 440-21 Heavy Industrial District (HI).

[Amended 12-29-1997 by Ord. No. 1420; 8-19-1998 by Ord. No. 1431]

Permitted uses. The following principal uses shall be permitted in the Heavy Industrial District.

(1)

Principal uses. The following principal uses shall be permitted in the Heavy Industrial District:

(a)

Assembly, compounding, fabricating, processing and treatment facilities.

(b)

Essential services.

(c)

Heavy industry, including manufacturing facilities.

(d)

Laboratories and testing facilities.

(e)

Light industry.

(f)

Museums.

(g)

Offices, other than professional offices.

(h)

Pilot manufacturing.

(i)

Public utility substations and structures.

(j)

Research and development facilities.

(k)

Safety services.

(l)

Security facilities.

(m)

Temporary uses under Article VIII, § 440-49A.

(2)

Accessory uses. The following accessory uses shall be permitted in the Heavy Industrial District:

(a)

Employee restaurants and cafeterias which are not open to the general public, when located within a permitted structure housing a permitted principal or conditional use or a use by special exception.

(b)

Fences and/or walls, as follows:

[1]

Security fencing in any yard at any location on the site.

[2]

Other approved fences and/or walls which are to serve in conjunction with approved landscaping as screening for ancillary storage in an open yard, at approved locations in any side or rear yard only.

(c)

Off-street parking and loading facilities.

(d)

Office(s), ancillary.

(e)

Radio, television and/or satellite signal-receiving antenna.

(f)

Signage, including shared signage.

(g)

Storage of petroleum and/or petroleum by-products (other than in an auto parts store or in conjunction with an automotive sales and service facility):

[1]

For on-premises use only;

[2]

In an amount not to exceed a ninety-day supply; and

[3]

Contained wholly within an approved structure.

(h)

Storage, ancillary:

[1]

Inside, only when contained within an approved enclosed structure.

[2]

Outside, only when:

[a]

Situated at an approved location in an open side or rear yard on the same lot as the principal use.

[b]

Enclosed entirely by an approved solid wall or fence which meets or exceeds the HI District's required front yard setback distance.

[c]

(i)

Vehicle service and maintenance.

(j)

Other customary architectural, design or landscaping features or uses.

(k)

Such other compatible uses and structures as may be approved by the Zoning Board.

(3)

Conditional uses. The following uses shall be permitted as conditional uses in the Heavy Industrial District, subject to the regulations and procedures outlined in Article IX of this chapter.

(a)

Distribution facilities.

(b)

Marinas, recreational boat docking and servicing facilities.

(c)

Recreational facilities.

(d)

Storage and warehousing facilities.

(e)

Wholesale facilities.

(f)

Telecommunications signal receiving, transmission or relay tower.

(4)

Use by special exception. The following uses by special exception shall be permitted in the Heavy Industrial District:

(a)

None.

(5)

Prohibited uses. The following principal uses shall be specifically prohibited in the Heavy Industrial District:

(a)

Adult entertainment establishments.

(b)

Automotive service stations.

(c)

Arsenals.

(d)

Billboards and all other forms of off-site advertising.

(e)

Car wash.

(f)

Coal, bones, wood or tar distillation.

(g)

Coke ovens.

(h)

Fish or other meat smoking or curing.

(i)

Funeral homes.

(j)

Garbage disposal, incineration or processing.

(k)

(l)

Natural gas storage exceeding 10,000 cubic feet.

(m)

On-site disposal of wastes of any kind.

(n)

Ore reduction and smelting.

(o)

Petroleum refineries.

(p)

Plating or potash works.

(q)

Recycling collection or processing facilities.

(r)

Residences, residential uses of any kind.

(s)

Retail sales and/or businesses.

(t)

Roadside stands.

(u)

Slaughterhouse, meat packing or stockyards.

(v)

Storage in an open yard, as a principal use.

(w)

Tanning, curing or storage of leather, rawhide or skins.

(x)

Vehicle storage compounds, except as part of an automobile sales and service facility where completely enclosed.

(y)

[1]

Editor's Note: See 42 U.S.C. § 6901 et seq.

Bulk and area requirements. The following bulk and area requirements are hereby established for all permitted principal and accessory structures and uses in the Heavy Industrial District:

(1)

	Lot Dimensions		Required Setbacks
Principal Use	Frontage/Depth (feet)	Lot Area	Principal Buildings Front/Rear/Side (feet)	Accessory Buildings Rear and Side (feet)
Off-street parking	NA/NA	NA	5/5/5**	NA
All others	200/200	1 acre	30/0/0	10***

NOTES:
NA	Not applicable.
*	Includes both principal and ancillary off-street parking areas (lots).
**	No side yard setback is required where any such off-street parking area is adjacent to an existing building on a neighboring lot which is both:
	(1)	Under separate ownership.
	(2)	Built on the lot line separating the two uses.
***	Except required setbacks for off-street parking areas and driveways as otherwise herein regulated.

(2)

Maximum lot coverage. The maximum lot coverage shall be as follows.

(a)

All uses: 70%.

(3)

Maximum height. The maximum height in the Heavy Industrial District shall be seven stories and 84 feet.[2]

[2]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(4)

Special setback requirements.

(a)

(b)

Railroad. No structure in the Heavy Industrial District may be located within 30 feet of any railroad right-of-way line, other than a privately owned spur servicing the specific use in question.

§ 440-22 Riverfront Development District (RDD).

[Amended 3-19-1997 by Ord. No. 1409; 9-17-1997 by Ord. No. 1414; 12-29-1997 by Ord. No. 1420; 3-15-2000 by Ord. No. 1459; 9-19-2001 by Ord. No. 1469; 2-20-2002 by Ord. No. 1474]

(1)

Uses are either compatible in scale, intensity, visual and operational characteristics or, if different, are so arranged that adverse impacts on adjacent properties are minimized.

(2)

All necessary utilities, facilities and site improvements are provided in accordance with the requirements of the Borough's Subdivision and Land Development Ordinance, Chapter 389.

(3)

Negative environmental impacts are avoided.

(4)

Provision is made for the safe movement of people, goods and vehicles without increasing congestion or creating hazards within the RDD or within the area of impact in the larger community.

(5)

(6)

The improvement and use of land within the RDD does not adversely affect existing development in adjacent areas.

Community development objectives.

(1)

Development within the RDD should be physically integrated with the community in the following ways:

(a)

A system of public or approved and improved private streets should be constructed in a way so as to ensure coordination with the Borough's Land Use and Thoroughfare Plan.

(b)

All utilities should be designed and installed in a manner which ensures coordination with the infrastructure systems serving the Borough.

(c)

Pedestrian and vehicular access to the riverfront should be provided through the RDD.

(d)

Land uses along the riverfront which permit public access to the river should be encouraged.

(2)

In order to enhance the Monongahela River as a scenic and recreational community resource, the following criteria shall be adhered to:

(a)

Development is encouraged which is visually and aesthetically oriented toward the river by enhancing views and creating new ones.

(b)

(c)

(d)

Development shall include a wide variety of waterfront spaces such as promenades, plazas and tree lawns for walking, jogging, shopping and dining, as well as for sitting and quiet contemplation.

(e)

Public spaces shall be designed to fit the changeable nature of the riverfront on a daily, seasonal and annual basis.

(f)

Riverfront spaces shall be designed for public events and celebrations.

Development within the RDD should, to the extent possible:

(a)

Provide employment opportunities at wage rates substantially above established minimum standards for area residents, particularly residents of Munhall.

(b)

(c)

Contribute to the long-term stability and growth of Munhall's tax base.

Permitted uses. The following principal and accessory uses, permitted and conditional uses, and uses by special exception shall be permitted in the Riverfront Development District (RDD).

(1)

Principal uses. The following principal uses shall be permitted in the RDD:

(a)

Art, music or photographic studios.

(b)

Business services.

(c)

Commercial or business schools.

(d)

Commercial recreation.

(e)

Department stores.

(f)

Eating and drinking establishments of any size, including the sale of alcoholic beverages, also includes fast-food and drive-in restaurants.

(g)

Essential public services.

(h)

Financial institutions, including satellite banking facilities and/or ATMs.

(i)

Hospitals.

(j)

Hotels/motels, including customary ancillary retail and service uses.

(k)

Museums.

(l)

Offices, business or professional.

(m)

Office, flex.

(n)

Off-track-betting establishments.

Passive recreation.

Personal services.

Private clubs.

Public parking garages.

(s)

Public utility substations and structures.

(t)

Research and development facilities.

(u)

Residences, garden apartments and townhouses, as regulated in the R-4 Residential District.

Retail business.

Safety services.

Security facilities.

Shopping centers.

Banners and banner clusters not accessory to any other use.

(aa)

Temporary uses, Article VIII, § 440-49A.

(bb)

Theaters, including multiscreen theaters, but excluding adult entertainment establishments.

(cc)

Other similar principal uses and structures, subject to approval by the Zoning Board.

(dd)

Storage and warehousing facilities of 50,000 square feet or greater.

(2)

Accessory uses. The following accessory uses shall be permitted in the RDD:

(a)

(b)

Employee restaurants and cafeterias which are not open to the general public, when located in a permitted office or commercial building.

(c)

Fences and/or walls, in side or rear yards only.

(d)

Off-street parking and loading facilities, including garages and/or carports.

(e)

Office(s), ancillary.

(f)

Storage, only when clearly ancillary and only when contained within an approved enclosed building.

(g)

Storage of petroleum and/or petroleum by-products (other than in an auto parts store or in conjunction with an automotive sales and service facility):

[1]

For on-premises use only.

[2]

In an amount not to exceed a ninety-day supply.

[3]

Contained wholly within an approved structure.

(h)

Signage, including shared signage.

(i)

Vehicle service and maintenance.

(j)

Distribution facilities.

(k)

Radio, television and/or satellite signal-receiving antenna.

(l)

Security facilities.

(m)

Other customary accessory uses and structures, subject to approval by the Zoning Board.

(3)

Conditional uses. The following uses shall be permitted as conditional uses in the RDD, subject to the regulations and procedures outlined under Article IX of this chapter:

[Amended 9-27-2006 by Ord. No. 1509]

(a)

Adult entertainment facility.

(b)

ARC house or halfway house.

(c)

Casino.

(d)

Distribution facilities (as a principal use).

(e)

Light industry.

(f)

Marinas, recreational boat docking and servicing facilities.

(g)

[1]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(h)

Recreational facilities.

(i)

Residences; townhouses and/or garden apartments at densities up to 50 units per acre.

(j)

Telecommunications signal receiving, transmission or relay tower.

(k)

Storage and warehousing facilities.

(4)

Uses by special exception. The following uses by special exception shall be permitted in the RDD:

(a)

Automotive, mobile home, boat, camper or trailer sales and service.

(5)

Prohibited uses. The following principal uses shall be specifically prohibited in the RDD:

(a)

Those used listed as prohibited uses in the Heavy Industrial District, except for "residential uses" and "retail businesses."

(b)

Heavy industrial uses and facilities.

(c)

Pilot manufacturing facilities.

(d)

Wholesale facilities.

(e)

Bulk and area requirements. The following bulk and area requirements are hereby established for all permitted principal and accessory structures and uses in the RDD:

(1)

	Lot Dimensions		Required Setbacks
Principal Uses	Frontage/Depth (feet)	Lot Area	Principal Buildings Front/Rear/Side (feet)	Accessory Buildings Rear/Side (feet)
Off-street parking	NA/NA	NA	30/5/5**	NA
All others	200/200	1 acres	30/0/0**	10***

NOTES:
NA	Not applicable.
*	Includes both principal and accessory off-street parking areas (lots).
**	No side yard setback is required where any such off-street parking area is adjacent to an existing building on a neighboring lot which is both under separate ownership and built on the lot line separating the two uses.
***	Except required setbacks for approved off-street parking areas and driveways, as otherwise herein regulated.

(2)

Maximum lot coverage:

(a)

For all uses contained on a single lot, the maximum lot coverage shall be 40%.

(b)

(3)

Maximum height. The maximum height in the RDD shall be seven stories and 84 feet.

(4)

Special setback requirements.

(a)

Monongahela River. No structure in the RDD, except one which is clearly related to a water-dependent use, may be located within 25 feet of the top edge of the river's bank.

(b)

Railroad. No structure in the RDD may be located within 30 feet of any railroad right-of-way.

Development plan requirements.

(1)

(2)

Coordination of zoning and subdivision and land development regulations.

Procedures.

Final land development plan. Applications for final approval shall be submitted and processed in accordance with Chapter 389, Subdivision and Land Development.

[1]

[2]

If the land is to be subdivided for transfer of ownership or if the land is to be developed by an entity other than the applicant submitting the preliminary plan:

[a]

Where the proposed subdivision or development contains substantial variations, as herein defined, from an already approved preliminary plan, a new preliminary plan shall be required.

Required plan components.

(a)

[1]

[2]

Public or private roadways or driveways shall be set back a distance of not less than 25 feet from any property line separating the lot from the edge of the top of the Monongahela River's bank.

[3]

The Commission may or may not elect to establish setback requirements, as deemed appropriate, for water-dependent uses, based upon the specific proposal(s) outlined in the plan by the applicant.

(b)

The street pattern within the RDD shall be designed so as to encourage access to the riverfront.

Munhall City Zoning Code

ARTICLE VI

Industrial and Mixed-Use Districts

§ 440-19 Special requirements and regulations for all industrial districts.

§ 440-20 General Service District (GS).

[Amended 3-19-1997 by Ord. No. 1409; 9-17-1997 by Ord. No. 1414]

Permitted uses. The following principal and accessory uses, permitted and conditional uses, and uses by special exception shall be permitted in the General Service District.

(1)

Principal uses. The following principal uses shall be permitted in the General Service District:

(a)

(b)

Automotive and machinery repair establishments.

(c)

Commercial or business school.

(d)

Commercial laundry, dry cleaning, dyeing, drapes and carpet cleaning.

(e)

Electrical and household appliance repair.

(f)

Essential services.

(g)

Food-processing establishments.

(h)

Freight terminal.

(i)

Horticultural nursery.

(j)

Light industry.

(k)

Lumber and/or building material supply yard.

(l)

Maintenance and storage facilities.

(m)

Manufacturing of clothes, leather goods, furniture, wood patterns and other wood products, mattresses, upholstery, brushes and brooms.

(n)

Offices and storage building for general construction and/or building contractors.

(o)

Parcel delivery stations.

(p)

Petroleum distribution facilities.

(q)

Pilot manufacturing facilities.

(r)

Public utility substations and structures.

(s)

Rental storage facilities for the storage of household goods.

(t)

Research and development facilities and laboratories.

(u)

Uniform and towel cleaning and supply establishments.

(v)

Warehouse, storage as a principal use contained entirely within an enclosed building.

(w)

Wholesale businesses.

(x)

Temporary uses under Article VIII, § 440-49A(1), (2) and (3).

(2)

Accessory uses. The following accessory uses shall be permitted in the General Service District:

(a)

Accessory buildings and uses of the type permitted and as regulated as in the least-restrictive contiguous residential district.

(b)

Off-street parking and loading facilities, as required and regulated under Article VIII, §§ 440-27 and 440-28, of this chapter.

(c)

Signs, as elsewhere herein regulated.

(d)

Other comparable or customary architectural, design or landscaping features or uses.

(3)

Conditional uses. The following uses shall be permitted as conditional uses in the General Service District, subject to the regulations and procedures outlined under Article IX of this chapter:

(a)

Quasi-public uses.*

(b)

Mobile home park and mobile home (only as permitted and regulated in an approved mobile home park).

(c)

Auto wrecking or salvage.

(d)

Junk buildings, shops or yards.

(e)

Kennel.

(f)

Drive-in theater.

(g)

Adult entertainment establishment.

(h)

Telecommunications signal receiving, transmission or relay tower.

As required in the R-1 Residential District.

(4)

(a)

Buildings and uses of the type permitted and as regulated as special exceptions in the least-restrictive contiguous residential district.

(b)

Automotive, mobile home, boat, camper or trailer sales.

(c)

Billboard.

(d)

Recycling collection facility.

(e)

Satellite-signal-receiving antennas.

(f)

Roadside stand.

Bulk and area requirements. The following bulk and area requirements are hereby established for all permitted principal and accessory structures and uses in the General Service District.

(1)

	Lot Dimensions		Required Setbacks
Principal Use	Frontage/Depth (feet)	Lot Area	Principal Buildings Front/Rear/Side (feet)	Accessory Structures Rear/Side (feet)
Shopping center	300/300	2 acres	30/30/30	10*
Funeral home	100/150	0.5 acres	30/0/10	10*
Auto service station	200/200	40,000 square feet	60/35/20	10*
Off-street parking	NA/NA	NA	8/5/5***	NA
All others	100/150	0.5 acres	30/30/10	10*

NOTES:
NA	Not applicable.
*	Except required setbacks for approved off-street parking areas and driveways, as otherwise herein regulated.
**	Includes both principal and accessory off-street parking areas (lots).
***	No side yard setback is required where any such off-street parking area is adjacent to an existing building on a neighboring lot which is both under separate ownership and built on the lot line separating the two uses.

(2)

Maximum lot coverage. The maximum lot coverage shall be as follows:

(a)

Shopping center: 30%.

(b)

Funeral home: 40%.

(c)

All other uses: 90%.

(3)

Maximum height. The maximum height in the General Service District shall be five stories and 60 feet.

§ 440-21 Heavy Industrial District (HI).

[Amended 12-29-1997 by Ord. No. 1420; 8-19-1998 by Ord. No. 1431]

Permitted uses. The following principal uses shall be permitted in the Heavy Industrial District.

(1)

Principal uses. The following principal uses shall be permitted in the Heavy Industrial District:

(a)

Assembly, compounding, fabricating, processing and treatment facilities.

(b)

Essential services.

(c)

Heavy industry, including manufacturing facilities.

(d)

Laboratories and testing facilities.

(e)

Light industry.

(f)

Museums.

(g)

Offices, other than professional offices.

(h)

Pilot manufacturing.

(i)

Public utility substations and structures.

(j)

Research and development facilities.

(k)

Safety services.

(l)

Security facilities.

(m)

Temporary uses under Article VIII, § 440-49A.

(2)

Accessory uses. The following accessory uses shall be permitted in the Heavy Industrial District:

(a)

Employee restaurants and cafeterias which are not open to the general public, when located within a permitted structure housing a permitted principal or conditional use or a use by special exception.

(b)

Fences and/or walls, as follows:

[1]

Security fencing in any yard at any location on the site.

[2]

Other approved fences and/or walls which are to serve in conjunction with approved landscaping as screening for ancillary storage in an open yard, at approved locations in any side or rear yard only.

(c)

Off-street parking and loading facilities.

(d)

Office(s), ancillary.

(e)

Radio, television and/or satellite signal-receiving antenna.

(f)

Signage, including shared signage.

(g)

Storage of petroleum and/or petroleum by-products (other than in an auto parts store or in conjunction with an automotive sales and service facility):

[1]

For on-premises use only;

[2]

In an amount not to exceed a ninety-day supply; and

[3]

Contained wholly within an approved structure.

(h)

Storage, ancillary:

[1]

Inside, only when contained within an approved enclosed structure.

[2]

Outside, only when:

[a]

Situated at an approved location in an open side or rear yard on the same lot as the principal use.

[b]

Enclosed entirely by an approved solid wall or fence which meets or exceeds the HI District's required front yard setback distance.

[c]

(i)

Vehicle service and maintenance.

(j)

Other customary architectural, design or landscaping features or uses.

(k)

Such other compatible uses and structures as may be approved by the Zoning Board.

(3)

Conditional uses. The following uses shall be permitted as conditional uses in the Heavy Industrial District, subject to the regulations and procedures outlined in Article IX of this chapter.

(a)

Distribution facilities.

(b)

Marinas, recreational boat docking and servicing facilities.

(c)

Recreational facilities.

(d)

Storage and warehousing facilities.

(e)

Wholesale facilities.

(f)

Telecommunications signal receiving, transmission or relay tower.

(4)

Use by special exception. The following uses by special exception shall be permitted in the Heavy Industrial District:

(a)

None.

(5)

Prohibited uses. The following principal uses shall be specifically prohibited in the Heavy Industrial District:

(a)

Adult entertainment establishments.

(b)

Automotive service stations.

(c)

Arsenals.

(d)

Billboards and all other forms of off-site advertising.

(e)

Car wash.

(f)

Coal, bones, wood or tar distillation.

(g)

Coke ovens.

(h)

Fish or other meat smoking or curing.

(i)

Funeral homes.

(j)

Garbage disposal, incineration or processing.

(k)

(l)

Natural gas storage exceeding 10,000 cubic feet.

(m)

On-site disposal of wastes of any kind.

(n)

Ore reduction and smelting.

(o)

Petroleum refineries.

(p)

Plating or potash works.

(q)

Recycling collection or processing facilities.

(r)

Residences, residential uses of any kind.

(s)

Retail sales and/or businesses.

(t)

Roadside stands.

(u)

Slaughterhouse, meat packing or stockyards.

(v)

Storage in an open yard, as a principal use.

(w)

Tanning, curing or storage of leather, rawhide or skins.

(x)

Vehicle storage compounds, except as part of an automobile sales and service facility where completely enclosed.

(y)

[1]

Editor's Note: See 42 U.S.C. § 6901 et seq.

Bulk and area requirements. The following bulk and area requirements are hereby established for all permitted principal and accessory structures and uses in the Heavy Industrial District:

(1)

	Lot Dimensions		Required Setbacks
Principal Use	Frontage/Depth (feet)	Lot Area	Principal Buildings Front/Rear/Side (feet)	Accessory Buildings Rear and Side (feet)
Off-street parking	NA/NA	NA	5/5/5**	NA
All others	200/200	1 acre	30/0/0	10***

NOTES:
NA	Not applicable.
*	Includes both principal and ancillary off-street parking areas (lots).
**	No side yard setback is required where any such off-street parking area is adjacent to an existing building on a neighboring lot which is both:
	(1)	Under separate ownership.
	(2)	Built on the lot line separating the two uses.
***	Except required setbacks for off-street parking areas and driveways as otherwise herein regulated.

(2)

Maximum lot coverage. The maximum lot coverage shall be as follows.

(a)

All uses: 70%.

(3)

Maximum height. The maximum height in the Heavy Industrial District shall be seven stories and 84 feet.[2]

[2]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(4)

Special setback requirements.

(a)

(b)

Railroad. No structure in the Heavy Industrial District may be located within 30 feet of any railroad right-of-way line, other than a privately owned spur servicing the specific use in question.

§ 440-22 Riverfront Development District (RDD).

[Amended 3-19-1997 by Ord. No. 1409; 9-17-1997 by Ord. No. 1414; 12-29-1997 by Ord. No. 1420; 3-15-2000 by Ord. No. 1459; 9-19-2001 by Ord. No. 1469; 2-20-2002 by Ord. No. 1474]

(1)

Uses are either compatible in scale, intensity, visual and operational characteristics or, if different, are so arranged that adverse impacts on adjacent properties are minimized.

(2)

All necessary utilities, facilities and site improvements are provided in accordance with the requirements of the Borough's Subdivision and Land Development Ordinance, Chapter 389.

(3)

Negative environmental impacts are avoided.

(4)

Provision is made for the safe movement of people, goods and vehicles without increasing congestion or creating hazards within the RDD or within the area of impact in the larger community.

(5)

(6)

The improvement and use of land within the RDD does not adversely affect existing development in adjacent areas.

Community development objectives.

(1)

Development within the RDD should be physically integrated with the community in the following ways:

(a)

A system of public or approved and improved private streets should be constructed in a way so as to ensure coordination with the Borough's Land Use and Thoroughfare Plan.

(b)

All utilities should be designed and installed in a manner which ensures coordination with the infrastructure systems serving the Borough.

(c)

Pedestrian and vehicular access to the riverfront should be provided through the RDD.

(d)

Land uses along the riverfront which permit public access to the river should be encouraged.

(2)

In order to enhance the Monongahela River as a scenic and recreational community resource, the following criteria shall be adhered to:

(a)

Development is encouraged which is visually and aesthetically oriented toward the river by enhancing views and creating new ones.

(b)

(c)

(d)

Development shall include a wide variety of waterfront spaces such as promenades, plazas and tree lawns for walking, jogging, shopping and dining, as well as for sitting and quiet contemplation.

(e)

Public spaces shall be designed to fit the changeable nature of the riverfront on a daily, seasonal and annual basis.

(f)

Riverfront spaces shall be designed for public events and celebrations.

Development within the RDD should, to the extent possible:

(a)

Provide employment opportunities at wage rates substantially above established minimum standards for area residents, particularly residents of Munhall.

(b)

(c)

Contribute to the long-term stability and growth of Munhall's tax base.

Permitted uses. The following principal and accessory uses, permitted and conditional uses, and uses by special exception shall be permitted in the Riverfront Development District (RDD).

(1)

Principal uses. The following principal uses shall be permitted in the RDD:

(a)

Art, music or photographic studios.

(b)

Business services.

(c)

Commercial or business schools.

(d)

Commercial recreation.

(e)

Department stores.

(f)

Eating and drinking establishments of any size, including the sale of alcoholic beverages, also includes fast-food and drive-in restaurants.

(g)

Essential public services.

(h)

Financial institutions, including satellite banking facilities and/or ATMs.

(i)

Hospitals.

(j)

Hotels/motels, including customary ancillary retail and service uses.

(k)

Museums.

(l)

Offices, business or professional.

(m)

Office, flex.

(n)

Off-track-betting establishments.

Passive recreation.

Personal services.

Private clubs.

Public parking garages.

(s)

Public utility substations and structures.

(t)

Research and development facilities.

(u)

Residences, garden apartments and townhouses, as regulated in the R-4 Residential District.

Retail business.

Safety services.

Security facilities.

Shopping centers.

Banners and banner clusters not accessory to any other use.

(aa)

Temporary uses, Article VIII, § 440-49A.

(bb)

Theaters, including multiscreen theaters, but excluding adult entertainment establishments.

(cc)

Other similar principal uses and structures, subject to approval by the Zoning Board.

(dd)

Storage and warehousing facilities of 50,000 square feet or greater.

(2)

Accessory uses. The following accessory uses shall be permitted in the RDD:

(a)

(b)

Employee restaurants and cafeterias which are not open to the general public, when located in a permitted office or commercial building.

(c)

Fences and/or walls, in side or rear yards only.

(d)

Off-street parking and loading facilities, including garages and/or carports.

(e)

Office(s), ancillary.

(f)

Storage, only when clearly ancillary and only when contained within an approved enclosed building.

(g)

Storage of petroleum and/or petroleum by-products (other than in an auto parts store or in conjunction with an automotive sales and service facility):

[1]

For on-premises use only.

[2]

In an amount not to exceed a ninety-day supply.

[3]

Contained wholly within an approved structure.

(h)

Signage, including shared signage.

(i)

Vehicle service and maintenance.

(j)

Distribution facilities.

(k)

Radio, television and/or satellite signal-receiving antenna.

(l)

Security facilities.

(m)

Other customary accessory uses and structures, subject to approval by the Zoning Board.

(3)

Conditional uses. The following uses shall be permitted as conditional uses in the RDD, subject to the regulations and procedures outlined under Article IX of this chapter:

[Amended 9-27-2006 by Ord. No. 1509]

(a)

Adult entertainment facility.

(b)

ARC house or halfway house.

(c)

Casino.

(d)

Distribution facilities (as a principal use).

(e)

Light industry.

(f)

Marinas, recreational boat docking and servicing facilities.

(g)

[1]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(h)

Recreational facilities.

(i)

Residences; townhouses and/or garden apartments at densities up to 50 units per acre.

(j)

Telecommunications signal receiving, transmission or relay tower.

(k)

Storage and warehousing facilities.

(4)

Uses by special exception. The following uses by special exception shall be permitted in the RDD:

(a)

Automotive, mobile home, boat, camper or trailer sales and service.

(5)

Prohibited uses. The following principal uses shall be specifically prohibited in the RDD:

(a)

Those used listed as prohibited uses in the Heavy Industrial District, except for "residential uses" and "retail businesses."

(b)

Heavy industrial uses and facilities.

(c)

Pilot manufacturing facilities.

(d)

Wholesale facilities.

(e)

Bulk and area requirements. The following bulk and area requirements are hereby established for all permitted principal and accessory structures and uses in the RDD:

(1)

	Lot Dimensions		Required Setbacks
Principal Uses	Frontage/Depth (feet)	Lot Area	Principal Buildings Front/Rear/Side (feet)	Accessory Buildings Rear/Side (feet)
Off-street parking	NA/NA	NA	30/5/5**	NA
All others	200/200	1 acres	30/0/0**	10***

NOTES:
NA	Not applicable.
*	Includes both principal and accessory off-street parking areas (lots).
**	No side yard setback is required where any such off-street parking area is adjacent to an existing building on a neighboring lot which is both under separate ownership and built on the lot line separating the two uses.
***	Except required setbacks for approved off-street parking areas and driveways, as otherwise herein regulated.

(2)

Maximum lot coverage:

(a)

For all uses contained on a single lot, the maximum lot coverage shall be 40%.

(b)

(3)

Maximum height. The maximum height in the RDD shall be seven stories and 84 feet.

(4)

Special setback requirements.

(a)

Monongahela River. No structure in the RDD, except one which is clearly related to a water-dependent use, may be located within 25 feet of the top edge of the river's bank.

(b)

Railroad. No structure in the RDD may be located within 30 feet of any railroad right-of-way.

Development plan requirements.

(1)

(2)

Coordination of zoning and subdivision and land development regulations.

Procedures.

Final land development plan. Applications for final approval shall be submitted and processed in accordance with Chapter 389, Subdivision and Land Development.

[1]

[2]

If the land is to be subdivided for transfer of ownership or if the land is to be developed by an entity other than the applicant submitting the preliminary plan:

[a]

Where the proposed subdivision or development contains substantial variations, as herein defined, from an already approved preliminary plan, a new preliminary plan shall be required.

Required plan components.

(a)

[1]

[2]

Public or private roadways or driveways shall be set back a distance of not less than 25 feet from any property line separating the lot from the edge of the top of the Monongahela River's bank.

[3]

The Commission may or may not elect to establish setback requirements, as deemed appropriate, for water-dependent uses, based upon the specific proposal(s) outlined in the plan by the applicant.

(b)

The street pattern within the RDD shall be designed so as to encourage access to the riverfront.