Shaler Township City Zoning Code
ARTICLE III
District Classifications and Boundaries
§ 225-6 District classification.
To carry out the purpose and provisions of this chapter, the Township of Shaler is hereby divided into classifications of zoning districts for the purpose of applying the provisions of this chapter. These zoning districts are:
R-1 | Limited One-Family District |
R-2 | One-Family District |
R-3 | Two-Family District |
R-4 | Multifamily Dwelling District |
R-5 | Apartment District |
PRD | Planned Residential Development |
C | Cemetery District |
P | Professional District |
NS | Neighborhood Shopping District |
GC | General Commercial District |
I | Industrial District |
§ 225-7 Definitions applicable to zoning districts.
§ 225-8 Zoning Map.
§ 225-9 District boundaries.
The boundaries of districts shall be as shown by heavy dashed lines on the Zoning Map. A district boundary shown within a street or way shall be construed to be in the center thereof and shall remain a boundary if the street or way is vacated unless the boundary is changed by an amending ordinance. Where a district boundary is not within a street or way and its location is not precisely indicated by dimensioned distances from known lines and where the designation on the Zoning Map indicates that such distance boundary is upon or approximately upon the boundary line of a recorded lot or separate parcel of land, the district boundary shall be construed to be said line or recorded lot or parcel of land. In other cases, its location shall be determined by the use of the scale of the map.
§ 225-10 Overlay districts.
[Amended 3-11-2025 by Ord. No. 1987; 5-13-2025 by Ord. No. 1986]
Shaler Township is hereby divided into a series of overlay districts, which are listed below and shown on the Township Zoning Map. The provisions for the overlay districts shall supplement the requirements for the underlying zoning districts contained in this chapter.
A.
Stormwater management districts.
(1)
These following districts are established according to the boundaries of the watersheds designated by the Pennsylvania Department of Environmental Preservation in accordance with the Pennsylvania Storm Water Management Act (Act 167 of 1978, as amended)[1] and the watershed stormwater management plans prepared pursuant thereto:
[1]
Editor's Note: See 32 P.S. § 680.1 et seq.
(2)
Certain watersheds may be further subdivided into hydrologic subareas as shown on the watershed subarea map in the watershed plans and on the Zoning District Map. Copies of these maps are available in the municipal offices.
B.
Floodplain management districts. These districts are established as those areas subject to the one-hundred-year flood as shown in the federal flood insurance studies. Copies of the studies and maps are available in the municipal offices.
C.
Riverfront Green Overlay District.
(1)
Authorized uses. Riverfront infill developments shall be authorized by conditional use in the Riverfront Overlay.
(2)
Compliance. No riverfront development may be finally approved, nor any structure built, altered, moved or enlarged in any riverfront development, unless and until the improvements required in connection therewith have either been constructed or their construction guaranteed, as herein provided.
(3)
Location of overlay. The Riverfront Overlay is located and bounded as shown on the Shaler Riverfront Overlay Map on file in the Township office.
(4)
Concept. The Riverfront Overlay shall be deemed to be an overlay on any existing or future zoning districts enacted to regulate the use of land in the Township.
(6)
Riverfront development procedure. Riverfront developments may be allowed or denied by the Commissioners after recommendation by the Planning Commission in accordance with this article.
(7)
General riverfront development criteria. A riverfront development plan for a riverfront development shall be approved if, and only if, it is found to meet the following criteria:
(a)
Comprehensive Plan. The proposed riverfront development preserves the community development objectives of this article and is consistent with the Township Comprehensive Plan and "Allegheny Places," the Allegheny County Comprehensive Plan.
(b)
Compatibility. The proposed riverfront development physically integrates with the larger community of which it is a part in the following ways:
[1]
Physical access is provided throughout the development in order to connect the community with the riverfront.
(c)
Riverfront. The proposed riverfront development incorporates plans and means for improving public access to, use of, and enjoyment of the scenic and other assets of the Allegheny River and furthers the goals of the Township relative to the use and preservation of riverfront property.
(d)
Comparable departure. Where the proposed riverfront development departs from zoning and subdivision and land development regulations otherwise applicable to the subject property, such departures must be shown to be in the public interest and promote the health, safety and general welfare of the public.
(e)
Common open space. The proposals for the maintenance and conservation of any proposed common open space are reliable, and the amount and extent of improvements of such common open space are adequate with respect to the purpose, use and type of development proposed.
(f)
Infrastructure. The physical design of the proposed riverfront development adequately provides for public services, pedestrian and vehicle traffic facilities and parking, light, air, recreation and visual enjoyment.
(g)
Safety. No use or design feature in the proposed riverfront development shall involve any element or cause any condition or traffic hazard that may be dangerous, injurious or noxious to any other property or persons. Consideration of potential traffic hazards shall include, but not be limited to, the effect of the riverfront development on traffic congestion on the roads, streets, and highways affected by the riverfront development.
(h)
Timing. In the case of a riverfront development plan which proposes development over a period of years, the riverfront development will provide at each stage of development a proportion of open space, planned facilities and amenities, and other improvements equal to the stage's proportion of the entire development. Conditions as required in this article and as intended to protect the interests of the public and of the residents of the riverfront development and the integrity of the riverfront development plan shall also be met.
(8)
Riverfront infill development.
(a)
Procedure. Riverfront infill developments are authorized in the Township Riverfront Overlay. All riverfront infill developments shall follow the procedure for conditional use in this chapter.
(b)
Authorized uses. The following uses, and only the following uses, are authorized in a riverfront infill development, provided their design, arrangement, landscaping, relationship to adjacent properties and uses, and construction form a compatible and harmonious group of uses, afford reasonable protection to adjacent development, and otherwise meet all requirements set forth in this article:
(c)
Required improvements. The following improvements shall be completed in connection with every riverfront infill development, and such improvements will be in conformance with such standards as may be specified and required in Chapter 195, Subdivision of Land, or other Township, county or state law.
[1]
Off-street parking spaces and off-street loading spaces shall be provided in accordance with the provisions of this chapter. The Commissioners may approve alternate design standards for off-street parking in response to specific site conditions, such as attendant parking, indoor parking, interaction between abutting uses, accessibility to mass transit, bike and pedestrian systems, river transportation, or a clearly documented difference between expected parking load and required parking spaces.
[2]
Parking lots having an area of 4,000 square feet or more shall be landscaped with trees, shrubs and other plantings appropriate in hardiness to their location, in accordance with the following:
[a]
The lot's perimeter shall be bordered with a landscaped border not less than five feet in width, and the lot shall be screened from every adjacent residential use.
[b]
A landscaped island of not less than 100 square feet shall be installed to separate long rows of parking stalls into groups of 10 or less stalls. Each island shall contain at least two three-and-one-half-inch-caliper trees and shall be planted in grass or other ground cover.
[c]
Parking areas which abut a street, structure or open space may be required to provide a landscaped hedgerow, low wall or similar landscaping device to adequately screen parked cars from view of the street or adjacent use.
[3]
Streetlights shall be provided by the developer throughout the riverfront infill development. Lighting standards for pedestrian areas and walkways shall not be higher than 12 feet above ground level; lighting standards for parking areas and streets shall not be higher than 18 feet above ground level; all lighting shall conform to § 225-50. Streetlights shall be located to ensure adequate illumination in order to protect the safety of the visitors and residents of the riverfront development.
[4]
Streets shall be related to street plans or parts thereof as have been officially adopted by the Township. Proposed streets shall conform to the requirements herein as well as to any other plans, statute, ordinance, law or regulation applicable thereto. Streets shall be logically related to the topography in order that usable sites and reasonable grades shall be produced. Provisions will be required to accommodate traffic from adjacent areas, but minor streets should be laid out so as to discourage through traffic.
[5]
Where a riverfront development abuts or contains an existing or proposed major street, the Commissioners may require marginal access streets, rear service alleys, reverse frontage lots or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with major streets, and separation of local and through traffic.
[6]
Drainage structures, culverts, storm sewers, ditches and related installations shall be provided to ensure adequate drainage of all points along the streets.
[7]
Stormwater management facilities should be installed according to the Pennsylvania Stormwater Best Management Practices (BMP) Manual.
[8]
Pedestrian walks shall be required to assist circulation or provide access throughout the development and its open space, along the riverfront and to community facilities. Walkways shall either be provided between the river and any structure located beside the river or in a convenient and attractive location. Walkways shall have a paved width of not less than four feet and be so improved as to assure accessibility to handicapped persons.
[9]
A multiuse/purpose trail shall be provided along the riverfront. This trail shall connect with adjacent trails and form a continuous trail along the riverfront.
[10]
Bikeways, where provided, shall meet the requirements of the Pennsylvania Department of Transportation's Highway Design Manual (Publication 13M) Chapter 16.
[11]
Erosion and sedimentation control. When topsoil has been removed from the surface on a slope where erosion may cause a displacement of loose material, the area shall be seeded or otherwise treated as soon as possible to prevent damage to adjacent property or streets.
[12]
Utilities located within a riverfront development shall all be located underground.
D.
Mount Royal Boulevard Corridor.
(1)
Purpose.
(a)
The Mount Royal Boulevard corridor consists of a mix of land uses, including single and multifamily residential, including a mixture of housing types and densities; small commercial, including retail, professional offices, bars and restaurants, and service businesses like auto repair and a day-care center.
(b)
Especially in the Neighborhood Shopping areas, like the zone between West Pennview Street and Homer Place, off-street parking areas are limited along Mount Royal Boulevard and consist primarily of small lots in front of the business. These defined areas limit potential expansion of parking areas to meet current parking minimums that may be associated with redevelopment of a lot. The current structure of parking areas also lacks defined access points, with wide curb cuts running almost the entire length of the parking area, allowing drivers to easily pull out anywhere, but increasing potential conflict with any nonmotorized users of the corridor.
(c)
Due to the existing conditions along Mount Royal Boulevard, the Mount Royal Boulevard Parking Overlay strives to encourage revitalization and redevelopment along the corridor specifically for parcels and properties located between Homer Place and West Pennview Street. Any property that is located along Mount Royal Boulevard between Homer Place and Pennview Street, with specific frontage on Mount Royal Boulevard, can provide a parking needs analysis to show that meeting the parking minimum requirements of this chapter are not possible at the property and the parking that is provided is adequate for the subject property's business or use.
(2)
Requirements. If a property with frontage along Mount Royal Boulevard, anywhere between Homer Place and West Pennview Street, cannot meet the parking minimums set forth in Article VI, § 225-35, they can submit a parking needs analysis that includes the following information:
(a)
The parking needs analysis shall be signed and sealed by a professional engineer.
(b)
The parking needs analysis, in narrative form, shall include the following:
[1]
A site plan of the subject lot identifying where the proposed project is located, all existing uses/tenant spaces and existing parking spaces.
[2]
A list of all existing/proposed uses.
[3]
The square footage of any proposed structure, listed by type of use.
[4]
A list of dining and seating counts for all restaurant, bar, and coffee shop uses.
[5]
A list of total office space, if applicable.
[6]
A list of the total number of existing parking spaces on-site.
[7]
The difference (if any) between the total number of parking spaces required and the number of parking spaces existing on-site.
[8]
Floor plan layout(s) may be required to determine relevant seating areas and other relevant square-footage areas.
[9]
Additional requirements as determined by the Zoning Officer.
(3)
Review procedures. The parking needs analysis shall be reviewed by Township staff, including the Township Engineer and Solicitor, and final review and approval shall be completed and granted by the Township's Board of Commissioners at a regular public meeting.
(4)
The landowner or developer shall update the approved parking needs analysis upon any change in the use of the subject lot.
(5)
The number of off-street parking spaces and loading spaces required by this subsection may be reduced if a parking needs analysis demonstrates that the specified ratios required exceed the total parking demand of all uses on the subject lot at any one time.
E.
Mt. Alvernia Overlay (MAO). This overlay district is intended to regulate development of that part of the Mt. Alvernia Historic District located within the Township. References herein to the MAO or any structure within the MAO refer only to land and structures, or parts thereof, located entirely within the Township.
(1)
General objectives. The MAO acknowledges the long-established, multi-municipal relationship between land areas within the MAO, preservation and protection of existing structures within the MAO, adjacent existing development, preservation and protection of cultural and historical resources both within and adjacent to the MAO, nearby locally and/or state-owned transportation infrastructure, and existing topography. As such, the provisions herein provide processes and standards to accomplish the following goals:
(a)
Uphold sound land use function.
(b)
Maintain legacy and preserve the unique architecture and form of buildings and structures now existing in the MAO.
(c)
Encourage pedestrian-oriented connections and mobility alternatives.
(d)
Minimize land use impacts on adjacent align with community planning goals in strengthening the Township's sense of place by reinforcing its architectural heritage and built environment.
(e)
In particular, the MAO recognizes the existence of two significant structures, namely, the "Motherhouse" (a very large multistory convent building that spans the boundary between the Township and Millvale Borough erected in the late 1890s) and "St. Clare Hall," a four-story brick building containing approximately 50,000 square feet of floor area regulations in this existing development.
(f)
The MAO is applicable and only governs and applies to the portion of the Motherhouse within the Township.
(2)
Permitted principal uses shall be as follows:
(a)
One-family dwelling.
(b)
Two-family dwelling.
(c)
Multifamily dwelling.
(d)
Townhouse.
(e)
No more than 100 dwelling units within the Motherhouse and/or no more than 50 dwelling units within St. Clare Hall so that each would then be classified as an apartment building.
(f)
If St. Clare Hall is demolished, not more than 50 dwelling units within a replacement apartment building meeting the requirements of Subsection E(6) below.
(g)
Day nursery within either the Motherhouse or St. Clare Hall, together with any legally required ancillary outdoor play area.
(3)
Conditional uses shall be as follows:
(a)
Assisted care facility, continuing care facility and/or independent living facility.
(b)
Day nursery, within a structure not in existence as of January 1, 2025, together with any legally required ancillary outdoor play area.
(c)
Small-scale convenience retail or fitness facilities such as a coffee shop, bakery, yoga studio, weight room or the like, but only if (x) part of a structure where another permitted land use also is located and (y) the floor area of all such facilities within the MAO is limited to and may not exceed 15,000 square feet.
(4)
Supplemental conditional use criteria.
(a)
The specific regulations and requirements in this § 225-10 shall supersede and take priority over any regulation or requirement elsewhere in this chapter that may be inconsistent with those set forth in this § 225-10. Subject to the foregoing, however, in supplement and addition to all other applicable provisions of this § 225-10, the relevant provisions of Articles IV, V, VI, VII, IX, and XVIII of this chapter shall apply to all uses permitted in the MAO as either a permitted principal use or a conditional use and shall meet the following additional requirements.
(b)
Building and structure design, height, massing, and form shall be designed to add to the visual interest of the MAO and shall provide a distinctive quality, consistent architectural character and style compatible with the existing legacy architecture and form. In particular:
[1]
Building design shall, where applicable and appropriate, avoid featureless building massing, provide building design details to reduce the visual scale of large multifamily or commercial buildings, and be designed to achieve unity of design through the use of similar materials which shall be durable and attractive.
[2]
Accessory structures shall be compatible in design with the primary buildings they serve.
[3]
As applicable, new building design should respect the context of adjacent residential neighborhoods, including the height, scale mass, form and character of surrounding development.
[4]
Any application for approval of a new building in the MAO shall include a written statement describing how the new building respects the historic nature of the MAO through, for example, the use of appropriate materials for the building facade, traditionally designed, pedestrian-scale exterior lighting fixtures and landscaping and tree plantings along roads and the perimeters of parking areas.
(5)
The total number of dwelling units in the MAO shall not exceed 200.
(6)
Dimensional requirements. The following dimensional requirements apply to the MAO in supplement to all other applicable bulk and area requirements.
(a)
Maximum floor area ratio: 1.0.
(b)
Minimum open space: 20%.
(c)
Minimum off-street parking.
[1]
Townhouse: two parking spaces, one or both of which may be within a garage.
[2]
For the first 150 dwelling units within the Motherhouse, St Clair Hall or a multifamily building: 1.2 parking spaces per dwelling unit; thereafter, no new dwelling units shall be permitted unless either (x) the applicant submits a parking demand study demonstrating that there is adequate on-site parking for the new dwelling units, or (y) the applicant's plans depict 1.5 parking spaces for each dwelling unit above the initial 150 dwelling units.
[3]
All other land uses within the MAO, including assisted care facility, continuing care facility or independent living facility, shall provide for review and approval by the Township a parking demand study establishing minimum on-site parking for the use and demonstrating that such parking is or can be made available on-site. Uses shall be permitted to calculate and incorporate shared parking associated with parking demand at the peak hour of the corresponding land uses. The preparation of any shared parking model and plan to accommodate the peak hour parking demand within the MAO shall be based upon peak hour demand criteria as published by the Urban Land Institute (ULI) or corresponding planning industry equivalent.
(d)
Maximum building height. The maximum building height for any new structure within the MAO shall be 45 feet, not to exceed three stories; provided, however, that if St. Clare Hall is demolished, it may be replaced with a new apartment building of up to four stories, but no more than 50 feet in height, and no more than 50,000 gross square feet of total floor area.
(e)
The minimum dwelling unit size within either the Motherhouse or St. Clare Hall shall be 350 square feet of net livable area.
(7)
For all uses within the MAO where a landscape buffer or established planting area adequate to screen the proposed use from adjacent residential uses outside the MAO does not otherwise exist at the time of application, a landscape buffer of a minimum of 45 feet in depth shall be installed along any exterior lot line immediately adjacent to existing single-family homes.
(8)
Concurrent with the erection of any new multifamily dwelling building or townhouse building within the MAO, there shall be erected and installed a six-foot-tall solid fence along the boundary line of the MAO adjacent to those single-family fronting on Oakwood Square.
(9)
Comparative traffic assessment requirements. A comparative traffic assessment shall be provided to the Township with any application for development within the MAO. The comparative traffic assessment shall be prepared in accordance with the following:
(a)
The applicant shall provide existing peak hour and average daily trips generated at those street intersections identified by the Township Engineer.
(b)
The applicant shall provide the net change in peak hour and average daily trips generate at those street intersections identified by the Township Engineer.
(c)
The Township Engineer shall include within the study area all relevant intersections located around the MAO that might be impacted by traffic associated with development of the MAO; the Township Engineer shall not assume that traffic leaving the MAO would flow in only one direction.
(d)
Trip generation for all land uses shall be calculated based on similar land uses as identified in accordance with standards outlined in the most recently updated Trip Generation Manual published by the Institute of Transportation Engineers.
[1]
Identified land uses within the Trip Generation Manual to be used by the applicant shall be approved by the Zoning Officer prior to the completion of the comparative traffic assessment.
[2]
Any alternative publication requested by an applicant to be used for the comparative traffic assessment shall be subject to approval by the Township Zoning Officer prior to the completion of the Comparative Traffic Assessment.
[3]
The applicant shall propose, if necessary, remediation measures reasonably satisfactory to the Township Commissioners to ensure that all unsignalized intersections within the study area continue to function in a safe and efficient fashion and that any signalized intersection within the study area do not fall below Level of Service D (as that phrase is used in the most current ITE Trip General Manual).
F.
Shaler Plaza Area.
(1)
Purpose.
(a)
Located off William Finn Highway, also known as State Route 8, Shaler Plaza is a strip commercial development that can be accessed from Route 8 or Saxonburg Boulevard. The Plaza is currently zoned in the General Commercial District (GC), as well as the adjacent parcels along Route 8. Areas to the north, east and south are zoned R-1. The adjacent parcels along Route 8 are zoned GC to the south of the Plaza and Industrial (I) to the west. Current land use is generally in keeping with the zoning, although there are some commercial uses included in the industrial areas.
(b)
The Plaza has a large, shared parking area in the center which serves the surrounding strip development. To date, there has been interest in the development of the large parking area to include additional commercial use. However, existing parking requirements have made this difficult because the space does not accommodate additional development and sufficient parking to meet the current parking minimum requirements.
(c)
Due to the existing conditions within Shaler Plaza, the Shaler Plaza Parking Overlay strives to encourage revitalization and development within the Plaza's existing parking area. The Overlay is meant to encourage development within the parking lot area of the Plaza, which is located at 880 Butler Street, or Allegheny County Parcel ID Number 222-A-212. Any proposed development can provide a parking needs analysis to show that meeting the parking minimum requirements of this chapter are not possible at the property and the parking that is provided is adequate for the subject property's business or use.
(2)
Requirements. If a proposed development at Shaler Plaza cannot meet the parking minimums set forth in Article VI, § 225-35, they can submit a parking needs analysis that includes the following information:
(a)
The parking needs analysis shall be signed and sealed by a professional engineer.
(b)
The parking needs analysis, in narrative form, shall include the following:
[1]
A site plan of the subject lot identifying where the proposed project is located, all existing uses/tenant spaces and existing parking spaces.
[2]
A list of all existing/proposed uses.
[3]
The square footage of any proposed structure, listed by type of use.
[4]
A list of dining and seating counts for all restaurant, bar, and coffee shop uses.
[5]
A list of total office space, if applicable.
[6]
A list of the total number of existing parking spaces on-site.
[7]
The difference (if any) between the total number of parking spaces required and the number of parking spaces existing on-site.
[8]
Floor plan layout(s) may be required to determine relevant seating areas and other relevant square-footage areas.
[9]
Additional requirements as determined by the Zoning Officer.
(3)
Review procedures. The parking needs analysis shall be reviewed by Township staff, including the Township Engineer and Solicitor, and final review and approval shall be completed and granted by the Township's Board of Commissioners at a regular public meeting.
(4)
The landowner or developer shall update the approved parking needs analysis upon any change in the use of the subject lot.
(5)
The number of off-street parking spaces and loading spaces required by this chapter may be reduced if a parking needs analysis demonstrates that the specified ratios required exceed the total parking demand of all uses on the subject lot at any one time.