Pleasant Hills City Zoning Code
ARTICLE XI
Commercial District C-2
§ 374-36 Permitted and conditional uses.
In this district, the land may be used and buildings and structures may be erected, altered or used for the following purposes and no other:
A.
Permitted uses. The following listed uses shall be permitted when conducted in an enclosed building and subject to compliance with the performance standards specified in § 374-56 of this chapter.
(1)
Commercial establishments such as shops or stores for sale of baked goods, books, beverages, confections, drugs, dry goods, flowers, foodstuffs, gifts, hardware, dairy products, jewelry and its repair, notions, periodicals, footwear, stationery, sundry small household articles, tobacco, or wearing apparel.
(2)
Professional offices.
(3)
Banks or other financial institutions.
(4)
Sales or brokerage offices.
(5)
Picture, art or professional studios.
(6)
Barbershops, beauty salons, hairdressing salons.
(7)
Mortuary, funeral homes, undertaking establishment or cemetery.
(8)
Duly licensed private school, nursery school or day-care center.
(9)
Restaurant.
(10)
Essential services.
B.
Conditional uses.
(1)
The following conditional uses shall be permitted by Borough Council in accordance with the provisions of § 374-118 of this chapter and the following express standards and criteria:
(a)
Car washes, subject to:
[1]
The minimum site area shall be 10,000 square feet.
[2]
The site shall have direct access to an arterial or collector street as defined by this chapter.
[3]
All property lines adjoining residential use or zoning classification shall be screened by a buffer area as defined by this chapter which shall be at least six feet in depth measured from the property line.
[4]
Gasoline pumps for servicing cars may be located on the property. Gasoline pumps when installed shall not be within 15 feet of any street line. Canopies over gasoline pumps shall be subject to the provisions of § 374-59 of this chapter.
[5]
No car repair work and no car lubrication shall be performed on the property.
[6]
All car washing shall be performed within an enclosed building.
[7]
In addition to all other required parking areas, sufficient paved automobile storage area shall be provided so that at anticipated peak business hours automobiles waiting to be washed shall not overflow onto adjacent properties, streets or berms.
[8]
Drainage water from the washing operation shall be controlled so as not to become a nuisance or hazard to persons using adjoining properties, and so that water does not drain onto berms and roadways.
(b)
Veterinary offices and clinics, subject to:
[1]
The minimum lot area shall be 20,000 square feet.
[2]
Such uses shall be located at least 100 feet from any property line adjoining residential use or zoning classification and at least 50 feet from any other property line.
[3]
Outdoor runs and similar facilities shall be constructed for easy cleaning, shall be adequately secured by a fence with self-latching gate and shall be screened by a buffer area as defined by this chapter which is at least three feet in depth.
(c)
Nursing homes, subject to the following express standards and criteria:
[1]
The minimum site size required shall be two acres.
[2]
The site shall have direct access to an arterial or collector street, as defined by this chapter.
[3]
The facility shall be licensed by the commonwealth.
[5]
All other area and bulk regulations shall be as required by the C-2 District.
[6]
Buildings shall have a capacity of not less than 20 beds nor more than 200 beds.
[7]
Nursing homes shall not be considered to be dwelling units and shall not be governed by the density requirements of the district in which they are located.
[8]
Nursing homes may include service facilities such as beauty shops, barbershops, pharmacies, professional offices, banking facilities and guest rooms for visitors, provided that such supporting facilities shall not exceed 50% of the total floor area of the ground floor or first floor of the building.
[9]
All property lines adjoining residential use or zoning classification shall be screened by a buffer area, as defined by this chapter, which is at least six feet in depth as measured from the property line.
[10]
Traffic circulation on the site shall be designed to ensure safety, minimize congestion and provide adequate access for emergency vehicles.
[11]
Outdoor lighting shall be shielded and reflected away from adjacent streets and properties.
[12]
Parking shall be provided in accordance with the ratio of one parking space for each three beds.
[13]
The maximum height of a nursing home building shall be three stories and no more than 35 feet.
[14]
One off-street loading space which is at least 20 feet in depth shall be provided at the rear or the side of the building for the purpose of loading and unloading merchandise. The off-street loading space shall be located so that it does not interfere with the use of the required parking spaces and does not obstruct the free flow of traffic on the site.
[15]
Multifamily dwellings may be constructed on the same site with a nursing home, provided that all of the following requirements are met:
[a]
The dwelling units shall be designed for and occupied exclusively as housing for the elderly, as defined by this chapter.
[b]
Residents of the housing for the elderly shall be eligible to participate in the services provided by the nursing home facility.
[c]
The dwelling unit density shall not exceed 18 units per acre.
[d]
All other area and bulk regulations shall be the same as required in Article VI of this chapter governing low-rise multifamily development in the R-3 District.
[e]
In addition to the parking required for the nursing home, parking for the housing for the elderly shall be provided based on the ratio for multifamily dwellings, unless the housing for the elderly meets the definition of independent assisted living in which case the parking required may be reduced to 0.5 spaces per dwelling unit plus one space for each staff on peak shift.
(d)
Independent assisted living, as defined herein, subject to:
[1]
The dwelling unit density shall not exceed 18 units per acre.
[2]
Parking shall be provided at the rate of 0.5 spaces per dwelling unit plus one parking space for each staff on peak shift.
[3]
Common open space shall be provided on the site to accommodate the leisure and recreational needs of the residents. These areas shall be adequately buffered from any commercial uses on adjoining properties.
[4]
The facility shall be designed to maximize accessibility by fire-fighting and emergency vehicles.
[5]
The facility shall be designed to provide a protected off-street area for dropping off and picking up residents.
(e)
Personal care boarding home, as defined herein, subject to:
[1]
Twenty-four-hour supervision shall be provided by staff qualified by the sponsoring agency.
[2]
Evidence of certification or licensing by the sponsoring agency shall be provided. Suspension or revocation of the certification or license shall be a violation of this chapter and shall result in revocation of the occupancy permit and possible enforcement of the penalty provisions of this chapter.
[3]
The facility shall be designed to maximize accessibility by fire-fighting and emergency vehicles.
[4]
Common areas shall be provided to accommodate the leisure and recreational needs of the residents. Outdoor areas, if proposed, shall be adequately buffered from any commercial uses on adjoining properties.
[5]
For each acre of land area on the site, the maximum number of residents shall be 25.
[6]
All buildings which house 100 or more residents shall provide loading facilities in accordance with § 374-38 of this chapter.
[7]
Off-street parking shall be provided at the rate of one parking space for each three residents.
(2)
Accessory uses on the same lot with and customarily incidental to any of the above permitted uses and not seriously detrimental to the neighborhood.
(3)
In this district, no business of any kind may be conducted from any sidewalk or street abutting said property.
§ 374-37 Lot, yard and open space requirements.
In this district, the minimum dimensions of lots, yards and other open spaces and the area of lot required per building thereon shall be as follows:
A.
There shall be a front yard of not less than 35 feet at any point from the property line and not less than 60 feet at any point from the center line of streets or roads.
B.
On each lot, there shall be two side yards totaling not less than 15 feet and neither yard being less than five feet. In the case of a corner lot, the required front yard shall conform to the established building line on the street or 35 feet, whichever is greater and there shall be no rear yard required.
C.
Where land extends through in the rear to another street, there shall be a rear yard equal in depth to that required for the front yard on the opposite side of such street, but not less than 35 feet.
D.
A buffer area, as defined by this chapter, shall be provided along all property lines which adjoin single-family development or single-family or civic district zoning classification. The buffer area shall be at least six feet in depth as measured from the property line.
E.
There shall be a rear yard of not less than 25 feet at any point.
F.
The maximum permitted lot coverage shall be 35%.
§ 374-38 Loading area.
In this district, a loading and access area shall be provided to the rear or side of all commercial buildings. This area shall be sufficiently large so that any vehicle, while servicing such commercial building, shall not protrude out into any street or sidewalk and this area, in all cases, shall be at least 20 feet in depth. The purpose of this area, inter alia, shall be to grant rear access to the building for fire and police protection and for the loading and unloading of merchandise, and to protect such property and the occupants thereof.
§ 374-39 Site plan approval required.
All authorized uses in this district shall be subject to the application requirements and approval procedures for site plan approval specified in § 374-71 of this chapter.