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Rostraver Township City Zoning Code

ARTICLE XI

B-1 Special Business District

§ 195-32 Statement of purpose and use summary.

[Amended 11-6-2019 by Ord. No. 717]
The B-1 Special Business District is established to provide locations for retail-oriented businesses in conjunction with private and public services in growth areas.
A. 
Use permitted by right.
(1) 
Bank and related financial services.
(2) 
Churches.
(3) 
Fire stations.
(4) 
Funeral homes.
(5) 
Offices.
(6) 
Personal and professional services.
(7) 
Public utility buildings.
(8) 
Essential services.
(9) 
Accessory uses.
(10) 
Communications antennas that fall under the Pennsylvania Wireless Broadband Collocation Act,[1] subject to the requirements of § 195-81.
[Added 9-5-2018 by Ord. No. 705[2]]
[1]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
[2]
Editor’s Note: This ordinance also repealed former Subsection A(10), regarding essential communications antennas, and Subsection A(11), regarding commercial communications antennas, both added 5-7-1997 by Ord. No. 341.
(11) 
Ancillary residential/live-work unit.
[Added 7-7-2021 by Ord. No. 739]
(12) 
Ambulance station.
[Added 9-2-1998 by Ord. No. 387]
(13) 
Public facility.
[Added 6-2-2010 by Ord. No. 601]
(14) 
Artisan workspace.
[Added 7-7-2021 by Ord. No. 739]
(15) 
Coworking space.
[Added 7-7-2021 by Ord. No. 739]
(16) 
Makerspace.
[Added 7-7-2021 by Ord. No. 739]
(17) 
Day-care center.
[Added 7-7-2021 by Ord. No. 739]
(18) 
Pet grooming.
[Added 7-7-2021 by Ord. No. 739]
B. 
Conditional use.
(1) 
Eating and drinking establishments.
(2) 
(Reserved)[3]
[3]
Editor's Note: Former Subsection B(2), Ancillary residential, was repealed 7-7-2021 by Ord. No. 739.
(3) 
(Reserved)[4]
[4]
Editor's Note: Former Subsection B(3), Electronic variable message sign, added 12-4-2002 by Ord. No. 475, was repealed 4-5-2006 by Ord. No. 545.
(4) 
Billboard.
[Added 12-4-2002 by Ord. No. 475]
(5) 
Communications antennas that do not fall under the Pennsylvania Wireless Broadband Collocation Act[5] and communications towers, subject to the requirements of § 195-81.
[5]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
C. 
Special exception.
(1) 
(Reserved)[6]
[6]
Editor's Note: Former Subsection C(1), Multifamily dwellings, was repealed 4-4-2007 by Ord. No. 562.
(2) 
Educational institution, commercial.
[Amended 4-2-2003 by Ord. No. 483]
(3) 
Shopping centers.
(4) 
(Reserved)[7]
[7]
Editor’s Note: Former Subsection C(4), regarding essential communications towers, added 5-7-1997 by Ord. No. 341, was repealed 5-7-1997 by Ord. No. 341.
(5) 
Blasting.
[Added 4-2-2003 by Ord. No. 483]
(6) 
(Reserved)[8]
[8]
Editor's Note: Former Subsection C(6), Day-care center, added 4-2-2003 by Ord. No. 483, was repealed 7-7-2021 by Ord. No. 739.
(7) 
(Reserved)[9]
[9]
Editor's Note: Former Subsection C(7), Public library, added 4-2-2003 by Ord. No. 483, was repealed 6-2-2010 by Ord. No. 601
(8) 
(Reserved)[10]
[Added 5-4-2005 by Ord. No. 528]
[10]
Editor's Note: Former Subsection C(8), Pet grooming, added 5-4-2005 by Ord. No. 528, was repealed 7-7-2021 by Ord. No. 739.
(9) 
Model home.
[Added 5-4-2005 by Ord. No. 528]
(10) 
Electronic variable message sign.
[Added 4-5-2006 by Ord. No. 545]
D. 
Accessory use.
(1) 
Uses customary to principal use. (See § 195-80, Design review requirement.)
(2) 
Accessory solar energy system.
[Added 5-6-2020 by Ord. No. 728]

§ 195-33 Conditional use provisions.

The following conditional uses may be authorized by the Township Commissioners pursuant to the standards and criteria specified herewith:
A. 
Eating and drinking establishments.
(1) 
Points of vehicular ingress and egress shall be limited to adjacent thoroughfares having business-zoned frontage only. The angle and siting of driveway intersections with adjacent thoroughfares shall be based upon safe traffic movements and shall be approved only following a positive report from the Township Engineer.
(2) 
When abutting a residential dwelling, no driveways or parking stalls shall be closer than 25 feet from the property line and shall provide a screen planting, subject to the standards and criteria of Article XVIII, § 195-75G, of this chapter. All parking areas shall be landscaped subject to the standards and criteria of Article XVII, § 195-64D, of this chapter.
[Amended 6-2-2010 by Ord. No. 601]
(3) 
Provisions shall be established and maintained on a continuing basis to control and eliminate litter on and adjacent to the site.
(4) 
All lighting shall be designed and utilized in compliance with § 195-81.2.
[Added 4-7-2004 by Ord. No. 508]
B. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection B, Ancillary residential, was repealed 7-7-2021 by Ord. No. 739.
C. 
(Reserved)[2]
[2]
Editor’s Note: Former Subsection C, Electronic variable message sign, added 12-4-2002 by Ord. No. 475, was repealed 4-5-2006 by Ord. No. 545.
D. 
Billboard, subject to the standards and criteria of Article XVI, § 195-58H, of this chapter.
[Added 12-4-2002 by Ord. No. 475]
E. 
Communications antennas that do not fall under the Pennsylvania Wireless Broadband Collocation Act[3] and communications towers, subject to the standards and criteria of Article XVIII, § 195-81, of this chapter.
[Added 9-5-2018 by Ord. No. 705]
[3]
Editor’s Note: See 53 P.S. § 11702.1 et seq.

§ 195-34 Special exception provisions.

The following special exceptions may be authorized by the Zoning Hearing Board pursuant to the standards and criteria specified herewith:
A. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection A, Multifamily dwellings, was repealed 4-4-2007 by Ord. No. 562.
B. 
Educational institution, commercial.
[Amended 4-2-2003 by Ord. No. 483]
(1) 
A site plan showing proposed development of the site, including topography, building locations, parking, traffic circulation, landscaped area and utilities and drainage features.
(2) 
Ingress and egress for all site access and off-street parking shall be situated in a manner to minimize interference with traffic movements on adjacent street rights-of-way. No on-street parking shall be permitted in conjunction with uses.
(3) 
All parking areas shall be landscaped subject to the standards and criteria of Article XVII, § 195-64D, of this chapter and shall provide a screen planting, subject to the standards and criteria of Article XVIII, § 195-75G, of this chapter.
[Amended 6-2-2010 by Ord. No. 601]
(4) 
All state and municipal code requirements shall be met consistent with the primary use of the site and associated activities.
C. 
Shopping center.
(1) 
A combination of retail commercial and service uses situated on a common site and designed as an integral business center.
(a) 
The proposed site shall not be less than five acres in size, meet Act 537[2] and all local sewerage requirements, be under single ownership or control and shall be developed as a single entity for the type of commercial establishments permitted under this chapter for the B-1 District. Permitted uses shall be limited to those uses specified for B-1 Districts under the provisions of this chapter for use by right and special exception.
[2]
Editor's Note: See 35 P.S. § 750.1 et seq.
(b) 
Off-street loading, parking and signs shall be provided and developed consistent with the requirements of Articles XVI, XVII and XVIII of this chapter.
[Amended 6-2-2010 by Ord. No. 601]
(c) 
All lighting shall be designed and utilized in compliance with § 195-81.2.
[Added 4-7-2004 by Ord. No. 508]
(2) 
The following area and bulk requirements shall apply:
(a) 
Site size: 217,800 square feet (5 acres).
(b) 
Site width: 500 feet minimum.
(c) 
Site coverage: 35% maximum.
(d) 
Distance between buildings: 30 feet minimum.
(e) 
Building setback line: 100 feet minimum.
(f) 
Side yards: 50 feet minimum.
(g) 
Rear yards: 50 feet minimum.
(h) 
Paved areas: 60% maximum.
(i) 
Building length: 400 feet maximum.
(j) 
Building height: 65 feet maximum.
[Amended 12-29-2008 by Ord. No 580]
(k) 
Highway access points: 300 feet minimum
(3) 
A site plan shall be submitted as part of the application for special exception for review by the Zoning Hearing Board. The site plan shall include:
(a) 
A survey drawn to scale prepared by a licensed professional land surveyor, registered in the Commonwealth of Pennsylvania, showing the exact size, shape and dimensions of the lot to be built upon;
(b) 
The exact size and location of all existing buildings and structures on the lot;
(c) 
The exact size and location on the lot of the structure or building proposed to be erected, moved, repaired or altered;
(d) 
All adjacent streets or alleys with traffic flow patterns;
(e) 
The proposed parking facilities, including the size, arrangement and number of parking stalls and placement of lighting standards;
(f) 
The circulation plan for all vehicles and ingress and egress drives for all off-street parking and loading areas, both front and rear, to ensure the prevention of blockage of vehicles entering and leaving the site and to provide for clean lines of vision;
(g) 
Preliminary architectural engineering sketches showing plan levels, elevations and other necessary information related to water runoff control, slope, contours, type of building construction, etc.;
(h) 
Areas to be utilized for the exterior storage of materials and type of architectural screen to be provided; and
(i) 
Such other information as may be required by the Zoning Hearing Board.
D. 
Essential communications tower, subject to the standards and criteria of Article VI, § 195-14M, of this chapter.
[Added 5-7-1997 by Ord. No. 341]
E. 
Blasting, subject to the standards and criteria of Article VI, § 195-14N, of this chapter.
[Added 4-2-2003 by Ord. No. 483]
F. 
(Reserved)
G. 
(Reserved)[3]
[3]
Editor's Note: Former Subsection G, Day-care/center, added 4-2-2003 by Ord. No. 483, was repealed 7-7-2021 by Ord. No. 739.
H. 
(Reserved)[4]
[4]
Editor's Note: Former Subsection H, which provided for a public library, added 4-2-2003 by Ord. No. 483, was repealed 6-2-2010 by Ord. No. 601.
I. 
(Reserved).[5]
[5]
Editor's Note: Former Subsection I, Pet grooming, added 5-4-2005 by Ord. No. 528, was repealed 7-7-2021 by Ord. No. 739.
J. 
Model home, subject to the standards and criteria of Article VI, § 195-14R, of this chapter.
[Added 5-4-2005 by Ord. No. 528; amended 4-4-2007 by Ord. No. 562]
K. 
Electronic variable message sign, subject to the standards and criteria of Article XVI, 195-55.1, of this chapter.
[Added 4-5-2006 by Ord. No. 545]

§ 195-35 Lot, area and dimensional requirements.

The following requirements shall apply in B-1 Special Business Districts:
Use Category
Min. Lot Area
(sq. ft.)
Min. Lot Width
(ft.)
Min. Front Setback
(ft. from ROW)
Min. Side Yard
(ft.)
Min. Rear Yard
(ft.)
Max. Bldg Height
(ft.)
Max. Lot
Coverage
Permitted Use:
Banks-related financial services
5,000
60
25
15
15
35
50%
Churches
43,560
150
50
15
15
40
50%
Fire stations
51,000
60
25
15
15
35
50%
Funeral homes
32,000
150
50
15
15
35
50%
Offices
5,000
60
25
15
15
35
50%
Personal and professional services
5,000
60
25
15
15
35
50%
Public utility buildings
5,000
60
25
15
15
35
50%
Essential services
5,000
60
25
15
15
35
50%
Ambulance station
[Added 9-2-1998 by Ord. No. 387]
5,000
60
25
15
15
35
50%
Communications antennas that fall under the Pennsylvania Wireless Broadband Collocation Act[1]
[Added 2-23-2000 by Ord. No. 421; amended 9-5-2018 by Ord. No. 705]
Subject to the requirements of § 195-81
Public facility
[Added 6-2-2010 by Ord. No. 601]
5,000
50
25
15
15
35
50%
Ancillary residential/live-work unit
[Added 7-7-2021 by Ord. No. 739]
Standard for principal use shall apply
Artisan workspace
[Added 7-7-2021 by Ord. No. 739]
5,000
50
25
15
15
35
50%
Coworking space
[Added 7-7-2021 by Ord. No. 739]
5,000
50
25
15
15
35
50%
Makerspace
[Added 7-7-2021 by Ord. No. 739]
5,000
50
25
15
15
35
50%
Day-care center
[Added 7-7-2021 by Ord. No. 739]
32,000
60
25
15
15
35
40%
Pet grooming
[Added 7-7-2021 by Ord. No. 739]
5,000
50
25
15
15
35
50%
Conditional Use:[2]
Eating and drinking establishment
5,000
60
25
15
15
35
50%
Communications antennas that do not fall under the Pennsylvania Wireless Broadband Collocation Act[3]
[Added 9-5-2018 by Ord. No. 705]
Subject to the requirements of § 195-81
Special Exception:[4][5]
Shopping centers
Subject to the requirements of § 195-34C
Essential communications tower
[Added 2-23-2000 by Ord. No. 421]
Subject to the requirements of § 195-14M
Educational institution, commercial
[Added 4-2-2003 by Ord. No. 483]
32,000
100
50
20
20
35
40%
Blasting
[Added 4-2-2003 by Ord. No. 483]
Subject to the requirements of § 195-14N
Model home
[Added 5-4-2005 by Ord. No. 528; amended 4-4-2007 by Ord. No. 562]
Subject to the requirements of § 195-14R
NOTES:
* Standard for principal use shall apply
[1]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
[2]
Editor's Note: The entry for ancillary residential was repealed 7-7-2021 by Ord. No. 739.
[3]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
[4]
Editor's Note: The entry for multifamily dwellings was repealed 4-4-2007 by Ord. No. 562. The entry for public library, added 4-2-2003 by Ord. No. 483, was repealed 6-2-2010 by Ord. No. 601.
[5]
Editor's Note: The entries for day-care center, added 4-2-2003 by Ord. No. 483; and pet grooming, added 5-4-2005 by Ord. No. 528, as amended 4-4-2007 by Ord. No. 562, were repealed 7-7-2021 by Ord. No. 739.