Penn Hills Township
City Zoning Code
City Zoning Code
CHAPTER 1270
Business Districts
§ 1270.01 In General.
[Ord. 2121, passed 11-9-1992]
The following uses are permitted in the applicable B Use District. No uses in these districts are permitted to be conducted on a public right-of-way. Uses of land and structures not clearly permitted in the applicable district are prohibited.
§ 1270.02 Permitted Uses.
[Ord. 2121, passed 11-9-1992; Ord. 2420, passed 5-3-2004]
(a)
B-1 Districts (Neighborhood Business) Permitted Uses. In the B-1 District, the types of uses permitted are uses of land for commercial purposes directed at the residents of the neighborhood in which the use is located. This district excludes commercial and industrial uses which would alter the character of the district as a residential area containing only neighborhood businesses.
Prohibited uses include fast food restaurants, service stations, auto laundries, auto repair garages and planned developments.
(1)
Uses permitted in a B-1 District are those uses which are retail sales or service establishments:
A.
Sales of non-alcoholic beverages, books, confections, drugs, electrical appliances, flowers, food, hardware, notions, novelties, periodicals, shoes, sundries, household articles, tobacco and wearing apparel.
Manufacturing or processing on the premises is not permitted unless incidental and essential to an enterprise in which merchandise is sold at retail primarily on the premises.
B.
Barber shops or beauty parlors.
C.
Clothes pressing, cleaning, tailoring or repair and shoe repair.
D.
Financial institutions.
E.
Professional offices.
F.
Conventional restaurants where there is no live entertainment, dancing, or serving of intoxicating beverages.
H.
Nursery (day care center).
I.
Funeral homes.
(2)
Permitted uses in a B-1 District are subject to the condition that all activity except for off-street parking and loading shall be completely conducted within enclosed buildings.
(b)
B-2 Districts (Community Business) Permitted Uses. In a B-2 District the following uses are permitted:
(1)
Permitted uses in a B-1 District.
(2)
Retail goods and service establishments.
(3)
Combination retail and wholesale goods and service establishments where the primary use is office or retail. Warehousing, wholesaling, self-storage warehousing and similar operations are permitted operations in M, I-1 or I-2 Districts.
(4)
Lodges, clubs and meeting halls, restaurants which may serve alcoholic beverages for on-premises consumption.
(6)
Fast-food restaurants, subject to the following conditions:
A.
The operators of a fast food restaurant are required to collect all litter from the fast food restaurant daily in an area within 250 feet of the restaurant. This 250-foot area includes both sides of all roadways in the area.
B.
There shall be a minimum of five parking spaces plus one space for each 100 square feet of gross floor area.
C.
Compliance with any and all additional conditions imposed by this Zoning Code and any other applicable ordinances, is mandatory.
(7)
Mixed residential and commercial structures, subject to the following conditions:
A.
The structure must meet the provisions of § 1280.05(j); and
B.
The structure may include a maximum of 10 dwelling units.
(8)
Amusement arcades, subject to the following conditions:
A.
An amusement arcade shall operate only between the hours of 9:00 a.m. and 12:00 midnight Monday through Saturday, and between 1:00 p.m. and 12:00 midnight on Sunday, except for arcades, which are an accessory to a business selling alcoholic beverages.
B.
No loitering and no smoking signs must be posted and enforced.
C.
There shall be no admission of school children during normal school hours and the owners of the establishment shall be responsible for refusing admission.
(9)
Motor vehicle service stations, repair garages, bus garages, and auto body repair garages, subject to the following conditions:
A.
Parking of more than four vehicles not in running condition, and not completely enclosed in a building, is prohibited.
B.
Gasoline pumps, kerosene pumps, light standards, and similar fixtures are permitted provided no portion of the same shall be placed closer to the property line than 15 feet.
C.
With the exception of minor incidental maintenance and repairs, all work must be done indoors.
D.
No access drive shall be wider than 35 feet.
E.
Vehicular access drives shall be limited to intervals of not less than 100 feet as measured from the nearest sidelines of each, when on an arterial highway, and not less than 40 feet as measured from the nearest sidelines of each, on all other streets.
F.
Vehicular access drives on a corner lot shall be limited to not less than 40 feet distant on each street measured from the intersection of the curb lines of the two streets as extended to the nearest sidelines of the access drives, except that on corner lots of arterial highways the distance shall be 100 feet.
G.
Any building shall be set back at least 25 feet from any public right-of-way lines. Any portion of a canopy shall be set back at least 15 feet from any right-of-way line.
H.
All debris, used tires, junk, etc., shall be stored in an enclosure in such a manner that it cannot be seen from any adjacent property, or from the roadway.
(c)
B-3 Districts (Office and Professional). In a B-3 District, the following uses are permitted:
(1)
Business and professional offices.
(2)
Retail sales of books, literature, periodicals, stationery supplies and floral items; financial institutions; antiques and objects d'art; and barber shops, beauty parlors, conventional restaurants (which may serve alcoholic beverages for on-premise consumption) and drug stores.
These non-office business uses shall be located only on the first floor of a building and the total of such non-office business uses shall not occupy more than 20% of the floor area of the entire building, exclusive of basement floor area.
(4)
Nursery (day care center).
§ 1270.03 Conditional Uses.
[Ord. 2121, passed 11-9-1992; Ord. 2382, passed 9-18-2002]
The approval of conditional uses by the Council is governed by the applicable provisions of Chapter 1280.
(b)
B-2 Districts. The approval of conditional uses by the Council is governed by the applicable provisions of Chapter 1280.
The following uses are conditional uses in a B-2 District:
(1)
Public or privately-owned recreation facilities or community centers.
(2)
Senior citizen housing.
(3)
Health centers, hospitals and sanitariums.
(4)
Libraries.
(5)
Theaters.
(6)
Mixed residential and commercial buildings with more than 10 dwelling units.
(7)
(Reserved)
(8)
Group Care Facilities.
(9)
Half-Way houses.
(10)
Nursing homes.
(11)
Forestry.
(c)
B-3 District. There are no conditional uses in a B-3 District.
§ 1270.04 Special Exceptions.
[Ord. 2121, passed 11-9-1992]
The approval of special exceptions by the Zoning Hearing Board is regulated by the applicable provisions of Chapter 1282.
(a)
There are no special exceptions in a B-1 District.
(b)
The following uses are special exceptions in a B-2 District:
(1)
Auto laundries, subject to the following conditions:
A.
All operations shall take place in a completely enclosed building, including operations such as vacuuming, brushing, steaming, wiping, and polishing.
B.
All driveway and waiting areas shall be paved.
C.
All other areas shall be either paved or planted in such a way that no dust can be created.
D.
Waiting areas outside the building, exclusive of employee parking areas, for 30 autos, shall be provided. Such waiting areas shall not be in the right-of-way or in the transitional yard.
E.
Engineering and architectural plans for the treatment and disposal of sewage and waste are required and must be submitted and approved by the appropriate municipal officer.
F.
No access drive shall be wider than 35 feet.
G.
Vehicular access drives shall be limited to intervals of not less than 100 feet as measured from the nearest sidelines of each when the use is located on an arterial highway, and not less than 40 feet as measured from the nearest sidelines of each, on all other streets.
H.
Vehicular access drives on a corner lot shall be limited to not less than 40 feet distant on each street measured from the intersection of the curb lines of the two streets as extended to the nearest sidelines of the access drives, except that on corner lots of arterial highways the distance shall be 100 feet.
I.
Any building shall be set back at least 40 feet from any public right-of-way line.
J.
There shall be a raised curb six inches in height along all property lines coinciding with public right-of-ways, except for driveway openings.
K.
Outdoor lighting shall be designed so as to eliminate any glare on adjoining properties.
§ 1270.05 Bulk and Area Requirements.
[Ord. 2121, passed 11-9-1992; Ord. 2420, passed 5-3-2004]
(d)
The following transitional yard regulations apply whenever a B District abuts a Residential District or use.
(1)
Where a side yard in a B District abuts a side yard in a Residential District or use, a transitional side yard of at least 10 feet in width shall be maintained in addition to the required side yard.
(2)
Where a side yard in a B District abuts a rear yard in a Residential District or use, a transitional side yard shall be maintained which is to be at least equal to the required residential rear yard in addition to the required side yard.
(3)
Where a rear yard in a B District abuts a rear or side yard in a Residential District or use, a transitional rear yard shall be maintained which is to be at least equal to the required residential rear yard in addition to the required rear yard.
(4)
Where a front yard or an extension of a side yard in a B District abuts a front yard in a Residential District or use, a transitional yard shall be maintained which is to be at least equal in depth to the required residential front yard for a distance of at least 30 feet from the residential lot in addition to the required front yard.
(e)
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 which 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.
§ 1270.06 General Regulations.
[Ord. 2121, passed 11-9-1992]
All uses in any B District are subject to the applicable provisions of Chapter 1278 regarding parking, loading, noise and other performance standards, and any other applicable provision of this Zoning Code.