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South Fayette Township
City Zoning Code

ARTICLE X

PED Planned Economic Development District

§ 240-56 Purpose.

The purpose of this District is to promote economic development on large undeveloped tracts in a campus-style atmosphere, allowing for a compatible mix of uses that encourages an integrated living and working environment while preserving adequate buffers between dissimilar uses.

§ 240-57 Authorized uses.

In the PED Planned Economic Development District, only the following uses are authorized:
A. 
Permitted uses.
(1) 
Principal uses.
(a) 
Agriculture, subject to § 240-103.
(b) 
Essential services.
(c) 
Forestry, subject to § 240-105.
(d) 
Incidental mineral removal.
(e) 
Water towers and water storage facilities.
(f) 
Once conditional use approval has been granted to a planned economic development, one or more of the following uses may be established on a lot within the planned economic development, subject to land development plan approval as required by the Township Subdivision and Land Development Ordinance.[1]
[1] 
Within an approved open space design component: (Note: The maximum percentage of the total tract of land that can be used for development of any residential component equals 20%.)
[Amended 4-20-2006 by Ord. No. 7-2006]
[a] 
Single-family dwellings.
[b] 
Two-family dwellings.
[c] 
Triplexes or fourplexes.
[d] 
Townhouses.
[e] 
Garden apartments.
[f] 
Mid-rise apartments.
[g] 
Retirement community.
[h] 
Nursing home.
[i] 
Common open space.
[j] 
Public recreation; noncommercial recreation.
[k] 
Community club.
[2] 
Within an approved planned commercial development component:
[a] 
Any permitted principal use in the C-2 District specifically listed in § 240-50A(1).
[b] 
Any conditional use in the C-2 District specifically listed in § 240-50B, except billboards, subject to compliance with the applicable express standards and criteria in Article XV.
[3] 
Within an approved planned educational campus component:
[a] 
Public, private or commercial school.
[b] 
Campus housing.
[c] 
Administrative offices.
[d] 
Restaurants.
[e] 
Indoor entertainment.
[f] 
Motel or hotel.
[g] 
Public recreation; noncommercial recreation.
[h] 
Places of assembly.
[i] 
Museums, libraries.
[j] 
Research and development.
[k] 
Financial institution.
[l] 
Hospital.
[4] 
Within an approved planned research or technology park component:
[a] 
Business and professional offices; medical offices; medical clinic.
[b] 
Business services.
[c] 
Financial institutions.
[d] 
High technology industries.
[e] 
Research and development.
[f] 
Health club.
[g] 
Motel or hotel.
[h] 
Public recreation; noncommercial recreation.
[i] 
Restaurant.
[j] 
Hospital.
[5] 
Within an approved planned industrial park component:
[a] 
Business or professional offices.
[b] 
Business services.
[c] 
Contracting business.
[d] 
Equipment storage yard.
[e] 
Financial institutions.
[f] 
High technology industries.
[g] 
Light manufacturing.
[h] 
Medical offices; medical clinic.
[i] 
Printing establishment.
[j] 
Research and development, including pilot manufacturing.
[k] 
Hotel or motel.
[l] 
Health club.
[m] 
Public recreation; noncommercial recreation.
[n] 
Repair shop.
[o] 
Restaurant.
[p] 
Truck and heavy equipment rental, sales and service.
[q] 
Vehicle repair.
[r] 
Warehousing and distribution.
[s] 
Wholesale business.
[6] 
Within an approved mixed-use development:
[Added 10-12-2022 by Ord. No. 3-2022]
[a] 
Residential uses including:
[i] 
Single-family dwellings.
[ii] 
Two-family dwellings.
[iii] 
Triplexes or fourplexes.
[iv] 
Townhouses.
[v] 
Garden apartments.
[vi] 
Mid-rise apartments.
[vii] 
Age-restricted housing community.
[b] 
Nonresidential uses including:
[i] 
All permitted uses in § 240-57A(1)(f)[2] through [5] and § 240-57B(1)(d)[2] through [5].
[ii] 
Assisted living facility.
[iii] 
Retirement community.
[iv] 
Nursing homes.
[v] 
Common open space.
[vi] 
Public recreation; noncommercial recreation.
[vii] 
Community club.
[1]
Editor's Note: See Ch. 215, Subdivision and Land Development.
(2) 
Accessory uses.
(a) 
Signs, subject to Article XVIII.
(b) 
Off-street parking and loading, subject to Article XVII.
(c) 
Fences, subject to § 240-99.
(d) 
Other accessory uses customarily incidental to and on the same lot with any permitted use, conditional use or use by special exception authorized in this District.
(e) 
Warehousing of products produced on site, comprising no more than 25% of the gross floor area of the building.
(f) 
Water towers and water storage facilities.
(g) 
Community center in connection with an age-restricted housing community.
[Added 10-12-2022 by Ord. No. 3-2022]
B. 
Conditional uses.
(1) 
Principal uses.
(a) 
Airport, subject to § 240-95A(50).
(b) 
Communications tower, subject to § 240-95A(11).
(c) 
Mineral removal, subject to § 240-95A(28).
(d) 
Planned economic development, subject to § 240-95A(34), comprised of one or more of the following components:
[1] 
Open space design option.
[2] 
Planned commercial development.
[3] 
Planned educational campus.
[4] 
Planned research or technology park.
[5] 
Planned industrial park.
[6] 
Mixed-use development.
[Added 10-12-2022 by Ord. No. 3-2022]
(e) 
Shooting range, subject to § 240-95A(47).
(f) 
Oil and gas development, subject to § 240-95A(54).
[Added 7-13-2016 by Ord. No. 6-2016]
(g) 
Within an approved planned commercial development component:
[Added 1-9-2019 by Ord. No. 1-2019]
[1] 
Pet services only in combination with a kennel, subject to § 240-95A(57).
(2) 
Accessory uses.
(a) 
Supporting commercial uses in a planned industrial park or planned research or technology park, subject to § 240-95A(41).
(b) 
Communications antenna mounted on an existing building or on an existing public utility storage or transmission structure, subject to § 240-95A(12).
(c) 
Temporary construction trailer or sales office, subject to § 240-95A(49).
C. 
Uses by special exception.
(1) 
Principal uses.
(a) 
Temporary use or structure, other than a construction trailer or sales office, subject to § 240-95A(42).
(b) 
Comparable uses not specifically listed, subject to § 240-95A(13).
(2) 
Accessory uses.
(a) 
Agricultural sales, subject to § 240-95A(48).

§ 240-58 Area and bulk regulations.

In the PED Planned Economic Development District, all uses shall be subject to the following regulations, except as they may be modified by the express standards and criteria for the specific conditional uses and uses by special exception contained in Article XV.
A. 
Minimum site: 15 acres.
B. 
Minimum lot area.
(1) 
Agriculture: 10 acres.
(2) 
Airport: 50 acres.
(3) 
Communication tower: none.
(4) 
Shooting range: 20 acres.
(5) 
Lots in an open space design option: see Article XIV.
(6) 
Lots in a planned commercial development: 20,000 square feet.
(7) 
All other lots in any other planned development: 40,000 square feet.
(8) 
Mixed-use development (overall property/parcel): 100 contiguous acres (total lot area).
[Added 11-9-2022 by Ord. No. 4-2022]
(9) 
Lots in a mixed-use development: See § 240-58M.
[Added 11-9-2022 by Ord. No. 4-2022]
(10) 
Age-restricted housing community: No minimum lot area is required. However, a minimum of one parent parcel that is made subject to the Pennsylvania Uniform Condominium Act or Planned Community Act[1] is required where the units are in a condominium or planned community form of ownership and where individual fee simple ownership of units is limited to the physical dwelling unit and common areas are owned by a condominium or homeowners' association.
[Added 11-9-2022 by Ord. No. 4-2022]
[1]
Editor’s Note: See 68 Pa.C.S.A. § 3101 et seq. and 68 Pa.C.S.A. § 5101 et seq., respectively.
C. 
Minimum lot width.
(1) 
Lots in an open space design option: see article XIV.
(2) 
Lots in a planned commercial development: 60 feet.
(3) 
All other individual lots: 150 feet.
(4) 
Lots in a mixed-use development: See § 240-58M.
[Added 11-9-2022 by Ord. No. 4-2022]
(5) 
Age-restricted housing community: No lots are required when units are in a condominium or planned community and where individual fee simple ownership is limited to the physical dwelling unit and common areas are owned by a condominium or homeowners' association.
[Added 11-9-2022 by Ord. No. 4-2022]
D. 
Maximum impervious surface coverage.
(1) 
Open space design option: see article XIV.
(2) 
All others: 45%
(3) 
Mixed-use development (overall property): See § 240-58M.
[Added 10-12-2022 by Ord. No. 3-2022]
E. 
Perimeter setback.
(1) 
Structures three stories or less: 100 feet.
(2) 
Structures four to six stories: 100 feet plus 50 feet for each story over three stories.
F. 
Minimum front yard.
(1) 
Lots in an open space design option: see article XIV.
(2) 
Lots in a planned commercial development: 50 feet.
(3) 
All other individual lots: 50 feet.
(4) 
Lots in a mixed-use development: See § 240-58M.
[Added 11-9-2022 by Ord. No. 4-2022]
(5) 
Age-restricted housing community: no minimum front yard when units are in a condominium or planned community and where individual fee simple ownership is limited to the physical dwelling unit and common areas are owned by a condominium or homeowners' association.
[Added 11-9-2022 by Ord. No. 4-2022]
G. 
Minimum rear yard.
(1) 
Open space design option: see article XIV.
(2) 
All other principal structures adjoining residential use or zoning classification: 100 feet.
(3) 
All other rear yards for principal structures.
(a) 
Structures three stories or less: 50 feet.
(b) 
Structures four to six stories: 50 feet plus 50 feet for each story over three stories.
(4) 
All accessory structures: 50 feet.
(5) 
Lots in a mixed-use development: See § 240-58M.
[Added 11-9-2022 by Ord. No. 4-2022]
(6) 
Age-restricted housing community: no minimum rear yard when units are in a condominium or planned community and where individual fee simple ownership is limited to the physical dwelling unit and common areas are owned by a condominium or homeowners' association.
[Added 11-9-2022 by Ord. No. 4-2022]
H. 
Minimum side yard.
(1) 
Open space design option: see Article XIV.
(2) 
All other principal structures adjoining residential.
(3) 
Use or zoning classification: 100 feet.
(4) 
All other side yards for principal structures.
(a) 
Structures three stories or less: 25 feet.
(b) 
Structures four to six stories: 25 feet plus 50 feet for each story over three stories.
(5) 
All accessory structures: 25 feet.
(6) 
Lots in a mixed-use development: See § 240-58M.
[Added 11-9-2022 by Ord. No. 4-2022]
(7) 
Lots in an age-restricted housing community: no minimum side yard when units are in a condominium or planned community and where individual fee simple ownership is limited to the physical dwelling unit and common areas are owned by a condominium or homeowners' association.
[Added 11-9-2022 by Ord. No. 4-2022]
I. 
Special yard requirements: see § 240-99.
J. 
Permitted projections into required yards: see § 240-100.
K. 
Maximum height.
(1) 
All principal structures: six stories but no more than 75 feet.
(2) 
All accessory structures: one story but no more than 20 feet.
(3) 
Community center in age-restricted housing community: three stories but no more than 40 feet.
[Added 11-9-2022 by Ord. No. 4-2022]
L. 
Height exceptions: see § 240-101.
M. 
Special regulations for mixed-use development.
[Added 11-9-2022 by Ord. No. 4-2022]
(1) 
The mixed-use development shall be planned and developed according to a single tentative master development concept plan, whether for immediate, future, or phased implementation, and whether in single or multiple ownership. The single tentative master development may be submitted to the Township in the form of a sketch plan. A mixed-use development shall be required to contain commercial uses within the proposed plan. The overall mixed-use development property may be comprised of, or further subdivided into, individual mixed-use development lots, provided that all lots or parcels comprising the overall mixed-use development property are developed pursuant to the singular tentative master development concept plan.
(2) 
Applications for a mixed-use development shall be processed in accordance with the procedure delineated under Sections 707 through 711 of the MPC [53 P.S. §§ 10707 through 10711].
(3) 
Where existing buffer plantings are insufficient to provide adequate screening between any proposed residential and nonresidential use, appropriate buffering shall be installed pursuant to § 240-98, Buffer areas and landscaping.
(4) 
Area and bulk regulations in accordance with the following:
Overall Parcel Requirements For Mixed-Use Development
(does not apply to individual subdivided lots)
Minimum cumulative acres
100
Maximum cumulative impervious coverage (percentage of cumulative acres)
35%
Minimum required cumulative open space (percentage of cumulative acres)
25%
Perimeter setback for apartment uses GA/MR (feet)
100
Perimeter setback for uses other than apartments (feet)
75
Maximum steep slope disturbance
Overall disturbance permitted (percent)
Slopes from 15% to 20%
75%
Slopes from 20% to 25%
50%1
Slopes from 25% to 30%
30%1
Slopes from 30% to 40%
30%1
Slopes 40% and greater
30%1
NOTE:
1
With supporting geotechnical engineer report.
Mixed-Use: Residential Development Individual Lot Requirements
Key:
SF
Single-family detached
DUP
Duplex
TRI
Triplex home
QUAD
Fourplex
TH
Townhouse
AL
Assisted living
NH
Nursing home
RC
Retirement community
GA
Garden apartment
MR
Mid-rise apartment
AR
Age-restricted housing community
Mixed-Use Development
SF
DUP, TRI, QUAD
AL, NH, RC
GA, MR
AR
Minimum lot area (square feet)
7,500
1,250
100,000
300,000
n/a
Minimum lot width (feet)
60
20
100
100
n/a
Minimum front yard (feet)
15
15
75
100
n/a
Minimum rear yard (feet)
25
25
25
25
n/a
Minimum side yard (feet)
7.5
7.5
10
10
n/a
Mixed Use: Nonresidential Development Individual Lot Requirements
Mixed-Use Development
Nonresidential
Minimum lot area (square feet)
20,000
Minimum lot width (feet)
100
Minimum front yard (feet)
75
Minimum rear yard (feet)
25
Minimum side yard (feet)
10
Mixed Use: Residential Building to Building Separation Distances
Key:
SF
Single-family detached
DUP
Duplex
TRI
Triplex home
QUAD
Fourplex
TH
Townhouse
AL
Assisted living
NH
Nursing home
RC
Retirement community
GA
Garden apartment
MR
Mid-rise apartment
AR
Age-restricted housing community
Mixed-Use Development
SF
DUP
TRI
QUAD
TH
AL
NH
RC
GA
MR
AR
Side-Side
15
15
25
25
35
35
35
35
35
35
15
Side-Front
50
50
50
50
50
50
50
50
50
50
50
Side-Rear
50
50
50
50
50
50
50
50
50
50
30
Front-Front
65
65
65
65
65
80
80
80
80
80
65
Front-Rear
85
85
85
85
85
85
85
85
85
85
85
Rear-Rear
85
85
65
65
65
80
30
30
80
80
50
Minimum Building Width (feet)
40
40 (20 per unit)
60 (20 per unit)
80 (20 per unit)
20 per unit
N/A
N/A
N/A
N/A
N/A
36
(5) 
Maximum density for overall parcel (that is used as the property for the mixed-use development): four dwelling units per gross acre.
(a) 
Applicable on an overall/cumulative basis to the mixed-use development. Individual subdivided lots or sectors of a mixed-use development may exceed four dwelling units per gross acre, provided that the overall mixed-use development does not exceed four dwelling units per gross acre.
(b) 
"Gross acre" excludes steep slopes (25% slopes and greater) and environmental resources: streams, 100-year floodplains, and delineated wetlands.
(6) 
Percentages of dwelling types:
(a) 
At least 20% of the dwelling types must be in an age-restricted housing community and/or senior living which includes assisted living facility, nursing home, retirement community or similar senior housing.
(b) 
In no event shall more than 15% of the dwelling types be townhouses.
(7) 
Off-street parking requirements: Per Article XVII, § 240-112C except for:
(a) 
Triplex, fourplex, garden apartments, mid-rise apartments, townhouses: 1.5 parking spaces per unit for all units having two or fewer bedrooms;
(b) 
Assisted living facilities: one parking space per every two employees on the largest shift plus one parking space per every 10 units; and
(c) 
Nursing homes and retirement communities: one parking space per every two employees on the largest shift plus one parking space per every 20 beds.
(8) 
Street/right-of-way setback: 12 feet, but in no event more than 22 feet from the edge of the curb or paved cartway.
(9) 
Private recreation facilities: In an age-restricted housing community, a private community center shall be constructed and maintained by the assigned and agreed upon party to provide recreation facilities and areas, including for example, a community center with fitness facilities and an outdoor swimming pool. Other than providing private recreation facilities and areas, an age-restricted housing community is exempt from providing recreation facilities or areas.
(10) 
Sidewalks: Sidewalks shall only be required on one side of public streets.

§ 240-59 Parking and loading.

See Article XVII.

§ 240-60 Signs.

See Article XVIII.

§ 240-61 Buffer areas and landscaping.

See § 240-98.

§ 240-62 Storage.

See § 240-104.