Penn Hills Township
City Zoning Code
City Zoning Code
CHAPTER 1268
Residential Districts
§ 1268.01 Purpose.
[Ord. 2121, passed 11-9-1992]
R-1, R-1A, R-2, and R-3 Single-Family Residential Districts are composed of certain quiet, low-density residential areas of the Municipality and vacant lands where single-family residential development is encouraged. The regulations for these districts are designed to stabilize and protect the essential characteristics of these districts; to protect the amenities of certain areas where a single-family residential pattern has already been established; to promote a suitable environment conducive to family life; and to prohibit those commercial activities not explicitly approved. To these ends, development is limited to those uses expressly permitted and certain bulk and area regulations are established.
§ 1268.02 Permitted Uses.
[Ord. 2121, passed 11-9-1992; Ord. 2420, passed 5-3-2004]
(a)
R-1 Districts. The following uses are permitted in an R-1 District. No uses are permitted to be conducted in the public right-of-way. Structures and uses not clearly permitted in an R-1 District are prohibited.
(b)
R-1A Districts. The following uses are permitted in an R-1A District. No uses are permitted to be conducted in a public right-of-way. Structures and uses not clearly permitted in an R-1A District are prohibited.
(1)
The permitted uses in an R-1A District are the same uses permitted in an R-1 District.
(c)
R-2 Districts. The following uses are permitted in an R-2 District. No uses are permitted to be conducted in a public right-of-way. Structures and uses not clearly permitted in an R-2 District are prohibited.
(1)
The permitted uses in an R-2 District are the same uses permitted in an R-1 District.
(d)
R-3 Districts. The following uses are permitted in an R-3 District. No uses are permitted to be conducted in a public right-of-way. Structures and uses not clearly permitted in an R-3 District are prohibited.
(1)
The permitted uses in an R-3 District are the same uses permitted in an R-1 District, plus house trailers and mobile homes.
(e)
R-4 Districts. The R-4 District is composed of certain areas within the Municipality where multi-family dwelling units have been constructed, or are likely to be constructed. These multi-family districts are generally restricted as to type and density, namely townhouses, duplexes, and other types of two-family dwelling units at a lower density than those in R-5, R-6, and R-7 Districts.
R-4 Districts are established in an effort to provide an alternative to the single-family detached dwelling unit, which is suitable for families with living styles not requiring large lots and the private open spaces that they include. To these ends, development is limited to those uses expressly permitted and certain bulk and area regulations are established.
The following uses are permitted in an R-4 District. No uses are permitted to be conducted in a public right-of-way. Structures and uses not clearly permitted in an R-4 District are prohibited.
The permitted uses in an R-4 District are:
(f)
R-5 Districts. The R-5 District is composed of certain areas within the Municipality where multifamily residential dwelling units exist or are most likely to occur. These Multifamily Residential Districts are generally restricted as to type and density, namely garden apartment buildings, townhouses, and other types of multifamily units at a density greater than that of an R-4 District and less than that of an R-6 District.
R-5 Districts are established in an effort to provide a variety of dwelling unit types within the Municipality, including rental apartments and condominiums where open space is provided in the form of common open spaces and recreation areas. To these ends, development is limited to those uses expressly permitted and certain bulk and area regulations are established.
The following uses are permitted in an R-5 District. No uses are permitted to be conducted in the public right-of-way. Structures and uses not clearly permitted in an R-5 District are prohibited.
The permitted uses in an R-5 District are:
(g)
R-6 Districts. The R-6 Multifamily Residential District is composed of certain areas within the Municipality where high-density multifamily dwelling units exist or are likely to occur. These Multifamily Residential Districts are generally restricted as to type and density, namely garden apartments, high-rise apartment structures and other types of multifamily residential structures at a higher density than in R-4 and R-5 Districts.
R-6 Districts are established in an effort to provide for a variety of housing types within the Municipality, but should be located in areas of the Municipality where the land can be appropriately developed in a manner compatible with surrounding land uses, and where the structures are adequately supported by community services. To these ends, development is limited to uses expressly permitted and certain bulk and area regulations are established.
The following uses are permitted in an R-6 District. No uses are permitted to be conducted in the public right-of-way. Structures and uses not clearly permitted in an R-6 District are prohibited.
The permitted uses in an R-6 District are:
(h)
R-7 Districts. The R-7 District is composed of certain areas within the Municipality where high density, multifamily residential dwelling units in conjunction with certain limited commercial uses exist or are likely to occur. These Multifamily Residential Districts are generally restricted as to type and density, namely garden apartments, high-rise apartment structures, and other types of multifamily housing, including structures which combine commercial uses with apartments.
R-7 Districts are established in an effort to provide for a variety of housing types within the Municipality, but should be located in areas of the Municipality where the land can be appropriately developed in a manner compatible with surrounding land uses, and where the structures are adequately supported by community services. To these ends development is limited to uses expressly permitted and certain bulk and area regulations are established.
The following uses are permitted in an R-7 District. No uses are permitted to be conducted in the public right-of-way. Structures and uses not clearly permitted in an R-7 District are prohibited.
The permitted uses in an R-7 District are:
(i)
C Districts. The C District is intended to encourage the conservation of certain lands within the Municipality where the economics of building and supplying public services and facilities argue against the most usual type of building development; where only high expenditures for grading, increased foundation costs and other additional site preparations will make the land more buildable; where commercial and industrial uses of the land are prohibited; and to discourage any use because its character or location within the district would create requirements and costs for public services substantially in excess of such requirements and costs in areas of the Municipality where land is not of the same physical character.
The lands within the C District are identified by studies within the Penn Hills Land Use Policy Plan as lands possessing physical features presenting potential hazards to development. These features include, but are not limited to:
Steep slopes (slopes in excess of 25%) |
Slide-prone soils |
Flood-prone areas |
Undermined areas |
As it may be demonstrated that lands in this district can be utilized for more intensive uses, consideration may be given to a change of zoning classification as may be appropriate for the area and in accordance with the Comprehensive Plan for the Municipality.
The following uses are permitted in a C District. No uses are permitted to be conducted in the public right-of-way. Structures and uses not clearly permitted in a C District are prohibited.
(1)
The permitted uses in a C District are the same as permitted in an R-1 District.
(j)
Non-Residential Uses in R-7 Districts. These uses are permitted on the first and second floors of a structure, provided the total floor space of all non-residential uses does not exceed 20% of the floor space of the entire structure, exclusive of basement floor area.
The following non-residential uses are permitted in an R-7 District only:
(1)
Retail sale of wearing apparel, jewelry and notions.
(2)
Retail sale of stationery supplies.
(3)
Retail sale of unused books, literature and periodicals.
(4)
Retail florists.
(5)
Bank and savings and loan associations.
(6)
Barber shops.
(7)
Beauty shops.
(8)
Business or professional offices.
(9)
Drug stores.
(10)
General photography.
(11)
Retail laundry or cleaning agencies (deposit and pickup only).
(12)
Conventional restaurants (which may serve alcoholic beverages for consumption on the premises).
§ 1268.03 Provisions Applying to All Uses in Residential Districts.
[Ord. 2121, passed 11-9-1992]
All uses in a residentially-zoned district are subject to the applicable provisions of Chapter 1278 regarding parking, loading and other performance standards, and any other applicable provisions in this Zoning Code.
§ 1268.04 Conditional Uses.
[Ord. 2121, passed 11-9-1992; Ord. 2217, passed 5-7-1995; Ord. 2281, passed 10-7-1997; Ord. 2382, passed 9-18-2002; Ord. 2534, passed 3-7-2011]
The approval of conditional uses by the Council is regulated by the applicable provisions of Chapter 1280.
(a)
R-1 Districts. The following uses are conditional uses in an R-1 District:
(1)
Churches, rectories, cemeteries, mausoleums, and similar religious structures.
(2)
Community facilities (non-profit).
(3)
Public and private recreational facilities.
(4)
Family care facilities.
(5)
Schools.
(6)
Nurseries (day care centers).
(7)
Public utilities and public services.
(8)
Senior citizens' housing.
(9)
Planned unit residential developments.
(10)
De-activated school re-use, subject to the following conditions:
A.
Only the following uses are permitted:
1.
Conditional uses listed above, excluding Subsection (a)(4) and (9) hereof.
2.
Research and Development Organizations. (However, organizations proposing to undertake research involving the use of animals must submit appropriate additional information, including licenses, reports from regulatory agencies, descriptions of methods to be used and proposed animal care.)
3.
Parks and playgrounds.
4.
Libraries.
5.
Community health centers.
6.
Art galleries and museums.
7.
Professional offices.
B.
Expansion or enlargement may not exceed the current building space.
D.
All zoning provisions associated with the intended use shall be adhered to, such as parking requirements, landscaping, curb cuts, etc.
(11)
Major excavation and grading, subject to the following conditions:
A.
A grading permit shall be obtained from the Municipality.
B.
No operation shall conduct activities within 300 feet of any residential structure and 100 feet of the right-of-way of any public street.
C.
Should a site plan requirement be waived by the Planning Commission, a plan shall be presented which illustrates all wooded areas and fields. Evergreen trees shall be planted at a rate of 300 trees per acre in addition to reseeding in any area shown to be wooded. Seedlings of a minimum of two years are permitted.
D.
A bond shall be posted with the Municipality to cover 1 1/2 times the cost of restoration, as determined by the Municipal Engineer.
E.
Hours of operation shall be limited to between 7:00 a.m. and 7:00 p.m. unless special permission is granted by the Council.
F.
Trucks and other equipment shall not be operated on any Municipal street except between the hours of 7:00 a.m. and 7:00 p.m. unless special permission is granted by the Council.
G.
A map of the truck route shall be supplied to, and approved by, the Municipality. This route shall be consistent with size and weight limits, and any use of Municipal streets other than the designated streets is prohibited.
H.
A bond supplied by the operator to the Municipality may be used by the Municipality to repair any damage to streets caused by trucks or equipment associated with the operation, or to cover the cost of cleaning mud and/or controlling dust, or abating any other nuisance.
I.
Only one Operation is Permitted to be Active per Watershed. No two operations shall be permitted to use concurrently the same Municipally-owned streets.
(12)
Funeral homes.
(13)
Conference centers.
(14)
Telecommunications towers and telecommunications facility buildings.
(15)
Forestry.
(d)
R-3 Districts. The approval of conditional uses by the Council is regulated by the applicable provisions of Chapter 1280.
Conditional uses in an R-3 District are:
§ 1268.05 Special Exceptions.
[Ord. 2121, passed 11-9-1992]
(b)
R-1A Districts. The approval of special exceptions by the Zoning Hearing Board is regulated by the applicable provisions of Chapter 1282.
Special exceptions in an R-1A District are the same as in an R-1 District.
(c)
R-2 Districts. The approval of special exceptions by the Zoning Hearing Board is regulated by the applicable provisions of Chapter 1282.
The following uses are special exceptions in an R-2 District:
(1)
Conversion of a single-family residence to a two-family residence, subject to the following conditions:
A.
Minimum lot size: 7,500 square feet.
B.
Minimum gross floor area: 1,600 square feet.
C.
Minimum floor area of each dwelling unit after conversion: 500 square feet.
D.
A minimum of four off-street parking spaces shall be provided. These parking spaces shall not be provided in any required front yard.
E.
The structure must otherwise be in conformance with zoning, building code, and health regulations for two-family residences.
F.
Appropriate occupancy, building, and sewage permits must be obtained.
(2)
Special exceptions in an R-1 District.
(d)
R-3 Districts. The approval of special exceptions by the Zoning Hearing Board is regulated by the applicable provisions of Chapter 1282.
Special exceptions in an R-3 District are the same as in an R-1 District.
(g)
R-6 Districts. The approval of special exceptions by the Zoning Hearing Board is regulated by the applicable provisions of Chapter 1282.
Special exceptions in an R-6 District are the same as in an R-5 District.
§ 1268.06 Bulk and Area Regulations For Residential Districts.
[Ord. 2121, passed 11-9-1992; Ord. 2281, passed 10-7-1997]
(a)
The following Table (Table I) contains bulk and area regulations for all Residential Districts:
Table I | |||||||||
|---|---|---|---|---|---|---|---|---|---|
Bulk and Area Regulations | |||||||||
C | R-3 | R-1A | R-1 | R-2 | R-4 | R-5 | R-6 | R-7 | |
Minimum Lot Area (Square Feet) | 40,000 | 20,000 | 10,000 | 8,400 | 5,000 | 8,000 and 4,000/DU** | 9,000 and 3,000/DU | 30,000 and 1,500/DU | 20,000 and 1,500/DU |
Minimum Frontage and Average Lot Width (Ft.) | 150 | 110 | 75 | 60 | 50 | 50 | 50 | 150 | 150 |
Minimum Front Yard Depth (Ft.) | 35 | 30 | 30 | 25 | 20 | 20 | 20 | 20* | 20* |
Minimum Side Yard (Ft.) | 25 | 15 | 10 | 5*** | 5 | 10 | 15 | 20* | 20* |
Minimum Rear Yard (Ft.) | 25 | 15 | 15 | 15 | 10 | 10 | 15 | 20* | 20* |
Maximum Height (Ft.) | 45 | 45 | 35 | 35 | 35 | 35 | 45 | 100 | 100 |
Maximum Density (Dwelling Units/Acre) | 1.5 | 3 | 4 | 5 | 8 | 10 | 15 | 25 | 25 |
Notes: | |
|---|---|
* | Plus three feet for every story over three |
** | DU = dwelling units |
*** | Provided the sum of both yards must be a minimum of 15 feet. |
NOTE: Bulk and area regulations for uses permitted as special exceptions shall be established by the Zoning Hearing Board, and for uses permitted as conditional uses, by the Council. |
(c)
Subdivisions involving existing structures with common walls shall be subject to the following regulations:
(1)
If a lot or parcel is of sufficient size and otherwise in conformance with this Zoning Code and the Subdivision Regulations, a subdivision may be approved that effectively creates a zero lot line or a zero side and/or rear yard setback.
(2)
Such subdivisions shall apply to existing structures only with a common party wall.
(3)
Standard maintenance agreements regarding common or shared facilities shall be prepared and properly recorded with newly-created deeds.