Sewickley City Zoning Code
ARTICLE IV
Zoning District Regulations
§ 330-401 Establishment of zoning districts.
For the purposes of carrying out the provisions of this chapter, Sewickley Borough is divided into a series of zoning district and antennas, which are shown by the zoning district boundaries on Map 1 of 4 of the Official Zoning Map.[1]
[1]
Editor's Note: The Official Zoning Map, Maps 1 through 4, is included as an attachment to this chapter.
§ 330-402 General intent of zoning districts.
In order to maintain the Borough's established historic integrity within all zoning districts, all proposed development, whether new, infill, adaptive reuse or redevelopment, shall maintain compatible building orientation, building form, parking, massing location, and pedestrian connectivity. The general intent of each zoning district is outlined below:
A.
Single-Family Residential (R-1). This district is intended to protect, preserve and enhance the character and lifestyle of the existing larger-lot(s), low-density single-family neighborhoods.
B.
Single-Family Residential (R-1A). This district is intended to protect, preserve and enhance the existing character and lifestyle of moderate-density single-family residential development.
C.
Multifamily Residential (R-2). This district is intended to protect, preserve and enhance the existing higher-density housing opportunities available by allowing small lot development and multifamily dwellings.
D.
General Commercial (C-1). This district is intended to protect, preserve and enhance the character and vibrancy of the community's business environment for small-scale enterprises and consumer services.
E.
Highway Commercial (C-2). This district is intended to protect, preserve and enhance the existing larger business establishments located along Ohio River Boulevard that support the broader needs of surrounding communities as well as the residents of the Borough of Sewickley.
F.
Institutional (Inst.). This district is intended to accommodate civic-oriented uses and a limited range of privately owned and operated services and facilities necessary to serve the Borough.
G.
Industrial (I). This district is intended to accommodate land uses for research and development, light manufacturing and limited commercial uses, including those which require substantial amount(s) of open air storage.
H.
Open Space (OS). This district is intended to accommodate public activities, outdoor recreation and/or the preservation of open space.
I.
Ohio River Boulevard Mixed Use (OMU). This district is intended to accommodate integrated development/redevelopment of land for various nonresidential and residential land uses that are consistent with the existing character of the overall Ohio River Boulevard corridor within the Borough.
J.
Floodplain Overlay (FPO). This antennas is intended to encourage the utilization of appropriate construction practices in order to prevent or minimize flood damage in the future.
K.
Village Overlay (VO). This antennas is intended to maintain and enhance the character of the Borough's "village" area as authorized by the Pennsylvania Municipalities Planning Code Article VI and Article VII-A.
L.
Natural Resource Protection Overlay (NRP). This antennas is intended to mitigate potential hazards, prevent potential impacts on the region's water and stream quality and protect private property from potential damages that may occur due to the uncontrolled development of lands with sensitive natural resources.
§ 330-403 Permitted uses, conditional uses and uses by special exception.
A.
No building, structure or lot shall be constructed, improved or used for any purpose or in any manner other than for a permitted use in the zoning district in which such building, structure or lot is located.
B.
In addition to the basic zoning requirements defined by Article IV of this chapter, all uses by special exception shall conform to all applicable requirements and provisions defined by Article VII of this chapter. All conditional uses shall conform to all applicable requirements and provisions defined by Article VIII of this chapter.
C.
To promote the continuing retention of the Borough's established urban form and character as well as to encourage sustainable development and resource conservation, a landowner and/or developer shall demonstrate the following as part of any proposed land use activity, lot improvement and/or building improvement.
§ 330-404 Principal land uses.
No building, structure or land within any zoning district may be used, and no building or structure may be erected, constructed, reconstructed or altered on or after the effective date of this chapter unless intended or designed to be used for any uses enumerated in Table 1.[1]
A.
The letter "P" denotes a permitted principal use by right, subject to the requirements specified by this chapter. The Borough's permitted use procedure is described on Application Diagram A found on record in the Sewickley Borough Municipal Building Administrative Office.
[1]
Editor's Note: Table 1 is included as an attachment to this chapter.
§ 330-405 Accessory uses.
See Table 2 attached to this chapter.[1]
[1]
Editor's Note: Table 2 is included as an attachment to this chapter.
§ 330-406 Minimum lot size and dimensions.
A.
The Borough seeks to:
(1)
Create compatibility in the urban form and character for uses and buildings in relationship to existing development for:
(a)
Infill development;
(b)
Redevelopment;
(c)
Building replacement;
(d)
Building additions;
(e)
Adaptive reuse; and to
(f)
Preserve and protect the integrity of buildings or other structures and the streetscape;
(g)
Reduce conflict and prevent blighting caused by incompatible development and to promote new compatible development; and
(h)
Foster civic pride.
B.
The minimum dimensional requirements for lots in each district shall be provided as shown in Table 3.[1]
[1]
Editor's Note: Table 3 is included as an attachment to this chapter.
§ 330-407 Additional lot requirements.
A.
Building coverage includes all structures with a roof measured at the exterior wall.
B.
Impervious surface coverage includes the building coverage as well as all other impervious surfaces calculated using the Impervious Surface Coverage Worksheet.
C.
The following figures illustrate typical corner setbacks.
Figure 5: Typical Corner Lot Setbacks  |
Figure 6: Typical Double Corner and Through Lot Setbacks  |
D.
Clear sight triangle. Notwithstanding setback requirements or other dimensional standards provided in this chapter, a clear sight triangle must be maintained. A clear sight triangle shall be measured at the height of a driver's eye, which is assumed to be 3.75 feet above the road surface, between points at a given distance from the intersection of the center lines of the two streets or of a street and driveway as specified in this chapter and the Borough's Subdivision and Land Development Ordinance (SALDO). (See Chapter 292, Subdivision and Land Development.)
§ 330-408 Neighborhood compatibility standards.
A.
General.
(1)
The Borough shall designate the principal street and the secondary street(s). This designation shall be completed on a principal building-by-principal building basis.
(2)
The facade facing the designated principal street shall contain the building's primary entry. On the remaining street frontage(s), said secondary facade(s) shall be designed to a level comparable to the front facade but shall not necessarily include a building entry. The secondary facade(s) shall have the following design characteristics which are consistent in scale and detail to the front facade:
(3)
The majority of the front principal building/structure facade(s) should be parallel to the front lot line unless the applicant demonstrates that the majority of the building on the block face is not parallel to the block face.
(4)
For new construction, the front facade(s) of the principal building(s) shall be parallel to the principal right-of-way.
(5)
In all single-family zoning districts, vehicular garage doors shall face the secondary street or alley as defined by the Borough. Exceptions shall only be made when:
(a)
A majority of the buildings on said block face have garage doors facing the principal street. Those exceptions shall demonstrate that only 25% of the front building face length shall be taken up as a garage door.
(b)
A completely detached garage that is located entirely behind the principal building.
(6)
Where multiple buildings are located on a lot, no more than two curb cuts shall be permitted per street.
B.
Front setbacks.
(1)
Front setbacks for the R-1A District shall be a minimum of 20 feet; however, provided the applicant can prove that the median setback of all other principal buildings making up the block face where such building shall be located is less than 20 feet, the front setback may be reduced to such median setback. Any applicant proposing less than the median setback of the block face must obtain a variance from the Zoning Hearing Board.
(2)
In the case of a corner lot in the R-1A Zoning District, the full front setback shall be calculated as outlined in Subsection B(1) above. The half front setback shall be the full front setback divided by two but no less than 10 feet.
(3)
See Figures 5 and 6 for front setback locations.
C.
Except for those established prior to the date of this chapter, flag lots are expressly prohibited.
D.
Height exemptions.
(1)
Scenery lofts, towers, cupolas, steeples and domes not exceeding 30% of the gross roof area, and flagpoles, airplane beacons, chimneys, stacks, water tanks, antennas and communications equipment meeting Federal Communications Commission (FCC) requirements, satellite dishes and roof structures used only for ornamental or mechanical purposes may exceed the permissible height limit in any district by no more than 30% unless specified.
(2)
Parapet walls may extend not more than five feet above the allowable height of a principal building.
(3)
If structures defined in § 330-408D(1) exceed 55 feet in height above the ground, they shall not be approved unless application for construction is accompanied by a written opinion of a registered professional engineer attesting that the structure has sufficient strength to withstand maximum forces that may be imposed upon it by wind, ice and snow loads. Working drawings and specifications of freestanding towers of excess height shall accompany the professional engineer's opinion.
(4)
No sign of any kind shall be attached to a tower.
§ 330-409 Multiple principal building standards.
A.
Multiple buildings may be constructed only on lots situated within the R-2, C-1, C-2, Institutional, Industrial and OMU Districts. Multiple principal buildings in the OMU shall comply with standards established in the SALDO and shall not be subject to the other provisions of this section.
B.
In the case of a lot that contains multiple principal buildings/structures, the term and provisions associated with "principal building/structure," as used in this chapter, shall apply unless otherwise specifically noted in this section.
D.
Internal roads/circulation.
(1)
R-2 District:
(a)
Any road internal to a land development that serves three or more dwelling units shall be a dedicated public street and use the standards for a lane.
(b)
A maximum of 20 dwelling units shall be permitted on a lane that ends in a cul-de-sac.
(c)
There shall be no limit to the number of dwelling units on a lane which has more than one point of access with no dead ends.
(d)
A maximum of two dwelling units shall be accessed by a private driveway.
(2)
C-1, C-2, Inst. and I Districts. Any internal private road servicing a land development that contains two or more buildings shall use the standards for a lane and shall comply with the design standards established in the SALDO.
(3)
The dimensions of a lane shall be as defined in the Borough's SALDO.
(4)
Every dwelling unit/tenant space shall have direct access to a minimum of one public right-of-way. If proposed building(s) in a residential land development can be situated in a manner to obtain direct access to an existing public right-of-way on the perimeter of the lot, no internal road shall need to be dedicated to the Borough.
(5)
When a lane is proposed, a five-foot-wide landscape easement shall be required on both sides of the lane. The easement may coincide with the building setback.
E.
No building shall be located closer than 10 feet from the defined right-of-way line of a lane.
G.
Landscape easement.
(1)
Within the landscape easement, street trees shall be provided for a minimum of 75% of the total length of the lane (each side of right-of-way). The Planning Commission may make recommendations regarding said minimum and Council shall have the right to modify the seventy-five-percent ratio based upon specifics of the site.
(2)
R-2 District: one street tree per dwelling unit shall be planted within said area.
(3)
C-1, C-2, Inst. and I District: one tree per every 1,000 square feet of nonresidential square footage shall be planted within said area.
(4)
A maintenance agreement regarding said maintenance of trees within a landscape easement along a lane and access to said easement shall be prepared and signed by applicable parties.
H.
Parking.
(1)
Parking requirements shall be calculated based upon the ratios defined in this chapter. In the case of a fraction of a space, round up to the nearest whole number.
(2)
No on-street parking is permitted on or along a lane. Each single-family dwelling shall provide at least two off-street parking spaces unless visitor parking may be provided in the driveway.
(3)
On a lot in the R-2, C-1, C-2, Inst. and/or I Districts, the first 10 feet of a driveway measured from the right-of-way to the front line of the building shall not be used to satisfy off-street parking requirements.
(4)
In addition to the parking requirements for each dwelling unit on the lot, for every three dwelling units one off-street visitor space shall be provided.
(5)
Off-street parking spaces shall be located outside of the public right-of-way.
(6)
Nonresidential parking requirements shall be provided in accordance with base district requirements.
I.
Setbacks and building spacing.
(1)
Perimeter setbacks on a lot shall be calculated in accordance with the standards of the base zoning district.
§ 330-410 Impervious surface requirements.
A.
Purpose and intent.
(1)
To decrease stormwater runoff volumes and increase the stormwater infiltration and groundwater recharge.
(2)
To reduce peak stormwater discharge rates significantly by diverting stormwater into the ground and away from the pipe-and-pond/cistern stormwater management system.
(3)
To improve site appearance by encouraging the installation of vegetation or other permeable surfaces where there would otherwise be only hard pavement or impermeable surfaces.
(4)
To increase a lot's effective developable area by downsizing the need for a piped stormwater management system.
(5)
To provide a landowner and/or developer flexibility in complying with Borough, Allegheny County and Commonwealth of Pennsylvania regulations related to stormwater management.
B.
Applicability.
(1)
The impervious surface coverage requirements shall apply to all zoning applications, land development plans and building permit applications.
(2)
All horizontal surfaces on a lot shall be accounted for. Horizontal surfaces shall include but may not be limited to roofs, patios, decks, terraces, stoops, sidewalks, swimming pools, ponds, driveways, parking areas and sports courts.
C.
Methodology.
(1)
The applicant shall assign a surface material type as outlined in Table 4 (below) to all surface materials indicated on the site plan. This includes both existing surface materials as well as proposed surface materials.
(2)
All surface material assignments shall be denoted on the site plan.
(3)
A table itemizing the total square footage of each surface material (surface area) and the total square footage of the lot (total lot area) shall be depicted on the site plan.
(4)
In a situation where a horizontal surface such as a deck is suspended or supported above another horizontal surface, in the calculation the applicant shall account for the surface with the greatest surface area.
(5)
An applicant shall compute the square footage of a roof's surface area based on the building footprint.
(6)
The maximum permitted impervious surface coverage for each zoning district shall be in accordance with Table 4 (below).
(7)
The rate of imperviousness for each surface material denoted on the site plan shall be based on Table 5 (below). An applicant can provide an alternative imperviousness rate based on a professional engineer's statement and computation. The Borough reserves the right to evaluate the proposed alternative imperviousness rate and to accept or reject the proposal.
(8)
No allowances or deductions shall be made for tree canopy except as associated to a woodland; see Table 5 (below).
(9)
Details shall be provided so compliance may be determined.
(10)
The total surface area for all surface material assignments shall be equal to the total lot area.
(11)
In addition to the data indicated on the site plan, the applicant shall complete the Impervious Surface Coverage Worksheet provided by the Borough; see Table 6 (below). The worksheet shall be submitted to the Zoning Officer as part of a preliminary land development application or a building permit application.
(12)
All required stormwater designs and calculations as regulated by the Borough of Sewickley and/or Allegheny County need to consider the impact of frozen ground conditions.
Table 4: Permitted Impervious Surface Coverage | |||
|---|---|---|---|
Zoning District | Permitted Maximum Impervious Surface Coverage | ||
R-1 | 50% | ||
R-1A | 60% | ||
R-2 | |||
Detached or duplex | 60% | ||
Townhouse | 65% | ||
Apartment or other multifamily | 75% | ||
C-1 | 80% | ||
C-2 | 65% | ||
Institutional | 75% | ||
Industrial (I) | 80% | ||
Village Overlay | 100% | ||
OMU | 90% | ||
Table 5: Impervious Surface Ratings | ||
|---|---|---|
Surface Materials | Rate of Imperviousness1 (% impervious) | |
Asphalt, rubber or metal roofing roof; conventional concrete pavement; conventional asphalt pavement; open water body; gravel roof | 0.95 | |
Stone, concrete or brick pavers with grouted joints on concrete base; compacted angular aggregate pavement; wood or composite wood deck | 0.75 | |
Green roof less than or equal to 4-inch depth; stone, concrete or brick pavers with ungrouted joints on sand and/or aggregate base | 0.50 | |
Uncompacted nonangular aggregate pavement; Green roof greater than 4-inch to 8-inch depth; open-celled concrete grid with lawn or nonangular aggregate fill | 0.30 | |
Open-celled plastic grid with lawn or nonangular aggregate fill; lawn; green roof great than 8-inch depth; permeable concrete pavement; permeable asphalt pavement; field | 0.20 | |
Woodland | 0.15 | |
Notes: | ||
|---|---|---|
1 | Based on slopes between 0 and 3%. Reduce the impervious rating of each surface material by 0.05 for surfaces located on slopes > 3% to 10%. Reduce the impervious rating of surface material by 0.15 for surfaces on slopes > 10%. | |
Table 6: Impervious Surface Coverage Worksheet | ||||
|---|---|---|---|---|
Column A | Column B | Column C | Column D | |
Surface Material | Total Square Feet of Surface | Rate of Imperviousness (see Table 5) | Adjusted Square Feet of Surface Material (Column B x C) | |
Line 1 | Asphalt, rubber or metal roofing roof; conventional concrete pavement; conventional asphalt pavement; open water body, gravel roof | _____ x | 0.95 | =_____ |
Line 2 | Stone, concrete or brick pavers with grouted joints on concrete base; compacted angular aggregate pavement; wood or composite wood deck | _____ x | 0.75 | _____ |
Line 3 | Green roof less than 4-inch depth; stone, concrete or brick pavers with ungrouted joints on sand and/or aggregate base | _____ x | 0.50 | = _____ |
Line 4 | Uncompacted nonangular aggregate pavement; green roof greater than 4-inch to 8-inch depth; open-celled concrete grid with lawn or nonangular aggregate fill | _____ x | 0.30 | =_____ |
Line 5 | Open-celled plastic grid with lawn or nonangular aggregate fill; lawn; green roof greater than 8-inch depth; permeable concrete pavement; permeable asphalt pavement; field | _____ x | 0.20 | =_____ |
Line 6 | Woodland | _____ x | 0.15 | =_____ |
Line 7 | Sum of Lines 1 + 2 + 3 + 4 + 5 + 6 | _____ Total Lot Area | _____ Adjusted Impervious Surface Total | |
Maximum Permitted Impervious Surface Coverage (per Table 4) | = _____ | |||
Percent of Impervious Surface Coverage (Adjusted Surface Area/Total Lot Area) | = _____ | |||
D.
Bonuses.
(1)
An applicant may increase the maximum permitted impervious surface coverage of a lot as defined by Table 5 by implementing any one or a combination thereof of the following permeability enhancements:
Table 7: Permeability Enhancement | ||
|---|---|---|
Permeability Enhancement | Increase to Permitted Impervious Surface Coverage | |
Installation of a cistern | 15% | |
Installation of a rain garden or series of rain gardens | 10% | |
Installation of a bioswale | 5% | |
(2)
All permeability enhancements shall be designed and engineered by a professional engineer or landscape architect and shall be supported by plans and stormwater calculations as required by the Borough Engineer.