Tarentum City Zoning Code
ARTICLE IV
District Regulations
§ 265-401 Authorization of districts.
A.
The following base zoning districts are authorized by this chapter and shall be depicted on the Zoning Map.
§ 265-402 Commercial Center, CC.
A.
Purpose. The purpose of the CC District is to promote the character and vitality of Tarentum's traditional downtown through preservation of existing structures and development and redevelopment of commercial and residential structures and uses.
B.
Traditional neighborhood development. Where any construction or improvement of structures in the CC Commercial Center District constitutes a traditional neighborhood development (TND) as defined in Article II of this chapter, the construction or improvement shall meet the standards and require approval in accordance with Article VI of this chapter. In addition, to the extent possible, construction or improvement should meet the guidelines prepared by the Pittsburgh History and Landmarks Foundation, attached as an appendix to this chapter.[1]
[1]
Editor's Note: Said appendix is on file in the Borough offices.
C.
Permitted uses. The following uses shall be authorized within the CC District subject to the performance standards of this article.
(1)
Administrative and professional offices.
(2)
Adult day services center.
(3)
Animal hospital/clinic.
(4)
Assembly hall, public or semipublic.
(5)
Bank.
(6)
Banquet hall.
(7)
Bar/tavern.
(8)
Bed-and-breakfast.
(9)
Cemetery.
(10)
Church.
(11)
Day-care center.
(12)
Entertainment recreation facilities, indoor.
(13)
Essential services and facilities.
(14)
Family day-care home.
(15)
Funeral home.
(16)
General and specialty retail.
(17)
Group residential facility.
(18)
Local public use.
(19)
Minor equipment and automotive repairs.
(20)
Nursery schools.
(21)
Personal care home.
(22)
Personal and professional services.
(23)
Pharmacy.
(24)
Restaurant.
(25)
School, commercial or private.
(26)
Traditional neighborhood developments.
(27)
Dwelling units, single-family and duplex.
(28)
Mixed-use structures with residential uses above the first floor.
E.
Basic dimensional standards. The following standards may be modified through the performance standards of the traditional neighborhood development approval processes outlined in Articles VI and VII of this chapter.
(1)
Minimum front yard: 0 feet.
(2)
Build-to line: one quarter of lot width to 0 feet unless otherwise specified in a design manual if adopted by the Borough.
(3)
Minimum side yard: 0 feet.
(4)
Minimum rear yard: 40 feet.
(5)
Maximum lot coverage: 80%.
(6)
Maximum impervious surface coverage: 85%.
(7)
Maximum building height: 45 feet or three stories, whichever is less.
F.
Design standards. The following shall apply to traditional neighborhood developments as authorized in this section.
(1)
All buildings shall provide one or more of the following on all building facades or groups of buildings with party walls that face a front lot line for every 50 lineal feet of building frontage.
(a)
Change in building facade material accompanied by a variation in the roof parapet or roof style, which may simply include a variation in height or change in the style of cornice used.
(b)
Offset in the building of at least one foot.
(c)
The above variations shall occur not more than once every 20 lineal feet.
(2)
Flat roofs, those without any pitched form, shall include a parapet on the front concealing the roof.
(3)
At least three of the following shall be incorporated into any building proposed.
(4)
At least 15% of the entire face of any building that parallels a front lot line shall be comprised of windows or tinted glass the sum of which shall be distributed as follows for multistory buildings:
(5)
Drive-through facilities shall be limited to one per block.
(6)
Parking lots and access drives that access or lie within 50 feet of a particular street shall be limited to two per block of said street, separated by distances as may be required by Borough ordinances. The access to such parking lots shall be one way with egress on an alley where site conditions allow. One-way entrances shall be limited to 14 feet in street opening width and two-way access shall be limited to 28 feet. The lot shall be surrounded by a four-foot-high fence or solid hedgerow of four feet in height at maturity, notwithstanding clear sight triangle requirements where the maximum may be three feet. The fence shall be a picket style or opaque fence constructed of wood, vinyl, or materials authorized as exterior building facades.
(7)
All buildings shall include a pedestrian entrance on the side of the building paralleling the front lot line which shall be integrated with municipal sidewalks through a sidewalk of at least four feet in width extended to the entrance. One such entrance shall occur for every 50 lineal feet of said side of building. Where no municipal sidewalk fronts the building, Council may require the applicant to construct a sidewalk to Borough specifications within said right-of-way.
(8)
Loading and garage access shall occur from and be oriented to an alley, where frontage of a lot is borne on an alley as of the adoption date of this chapter.
(9)
Dwelling units shall not be located on the first story of structures within the CC District unless permitted through conversion of single-family homes. Each dwelling unit shall bear a minimum of 800 square feet of gross floor area.
(10)
Buildings may set back up to 12 feet from the required build-to line where a porch roof, marquee, awning, or other approved covering covers a space used for food consumption or congregation by patrons of an establishment and where no more than 25% of said area shall be used for the display of goods sold on the premises in normal business hours.
(11)
New buildings on corner lots shall have two facades.
§ 265-403 HC-M, Highway Commercial and Manufacturing District.
A.
Purpose. The HC-M District aims to encourage development and redevelopment of highway-oriented retail and commercial uses near or with access to corridors of the Borough where land and corridor type may reasonably accommodate these uses and related vehicular and truck traffic. Within these areas of the Borough, the District also aims to provide for comparatively large scale manufacturing and industrial uses that meet the performance standards of this chapter.
B.
Permitted uses. The following uses shall be authorized as permitted uses within the HC-M District:
(1)
Administrative and professional offices.
(2)
Adult day services center.
(3)
Animal hospital/clinic.
(4)
Assembly hall, public or semipublic.
(5)
Bank.
(6)
Banquet hall.
(7)
Bar/tavern.
(8)
Bed-and-breakfast.
(9)
Day-care center.
(10)
Entertainment recreation facilities, indoor.
(11)
Essential service.
(12)
Essential service buildings.
(13)
Funeral home.
(14)
General retail.
(15)
Group residential facility.
(16)
Local public use.
(17)
Minor equipment and automotive repairs.
(18)
Nursery schools.
(19)
Personal care home.
(20)
Personal service establishment.
(21)
Pharmacy.
(22)
Restaurant.
(23)
School, commercial.
(24)
School, private.
(25)
Drive-through facilities.
(26)
Industrial uses.
D.
Basic dimensional standards.
(1)
Minimum front yard: 35 feet.
(2)
Minimum front yard for industrial uses: 75 feet from front lot line adjoining West Seventh Avenue.
(3)
Minimum side yard: 20 feet.
(4)
Minimum rear yard: 30 feet.
(5)
Maximum lot coverage: 75%.
(6)
Maximum impervious surface coverage: 85%.
(7)
Maximum building height: 45 feet or three stories, whichever is less.
§ 265-404 R-2 Mixed Density Residential District.
A.
Purpose. The R-2 District aims to preserve the character of the Borough's traditional residential neighborhoods which have historically been comprised of single-family detached dwelling units on small lots.
D.
Basic dimensional standards.
(1)
Minimum front yard: The depth of the determined build-to line.
(2)
Build-to line: One quarter of lot width to 15 feet unless otherwise specified in a design manual if adopted by the Borough.
(3)
Minimum side yard: 12 feet total between both yards with two feet minimum on each side yard.
(4)
Minimum rear yard: 25 feet.
(5)
Maximum lot coverage: 80%.
(6)
Maximum impervious surface coverage: 85%.
(7)
Maximum building height: 40 feet or 2 1/2 stories, whichever is less.
(8)
Minimum lot area: 5,000 square feet.
E.
Design standards. The following improvements and standards shall be constructed or adhered to where all new principal structures are proposed or where single-family detached structures are converted to other uses authorized.
(1)
Exterior building renovations and additions as well as new buildings shall be constructed in a manner that meets the district performance standards as set forth in § 265-1104 and as applied to the building facade.
(3)
If not existing, a sidewalk or pedestrian connection from the entrance to the sidewalk shall be provided.
(4)
If not existing, a sidewalk meeting Borough standards, constructed within the adjoining street right-of-way and spanning the frontage of the lot on which a traditional neighborhood development is proposed shall be constructed.
(5)
Street trees, where specified, shall be installed.
F.
Demolition of structures. No building of historic significance shall be demolished unless the applicant has demonstrated that the building is in disrepair and is in an immediately unsafe condition, thereby warranting condemnation by the Borough Building Code Official through the Pennsylvania Uniform Construction Code and applicable Borough ordinances.
§ 265-405 R-1 Single-Family Residential District.
A.
Purpose. R-1 Single-Family Residential District is intended to promote limited, primarily residential, development in areas that now consist of natural open spaces, including areas of steep slopes and portions of the Borough's riverfront.
B.
Permitted uses. The following uses shall be authorized as permitted uses within the R-1 District:
(1)
Single-family dwelling.
E.
Dimensional standards for traditional lots. Traditional lots shall be subject to the following standards which shall prevail over the basic dimensional standards.
(1)
Minimum front yard: 30 feet.
(2)
Minimum side yard: Two yards totaling 15 feet with none less than six feet.
(3)
Minimum rear yard: 30 feet.
(4)
Maximum lot coverage: 60%.
(5)
Maximum impervious surface coverage: 75%.
(6)
Minimum lot area: 7,500 square feet.
(7)
Minimum lot width: 50 feet.
(8)
Maximum building height: 40 feet or 2 1/2 stories, whichever is less.
§ 265-406 RFO Riverfront Overlay and RRO Rural Resource Overlay Districts.
A.
Purpose. The RFO and RRO Districts are designed to encourage innovative development in conjunction with complementary protection of the Borough's natural features and assets, including its riverfront and wooded hillsides.
B.
Applicability of the districts. The RFO and RRO Districts shall be designated as overlay districts. Therefore, the district standards, whether greater or lesser than those of the underlying base zoning district, shall prevail when uses expressly authorized within the overlay are constructed, operated, and maintained.
C.
The following uses shall be authorized as permitted uses within the RFO and RRO Districts:
(1)
All permitted and conditional uses in the R-1 Single-Family District.
(2)
Administrative and professional offices.
(3)
Banquet hall.
(4)
Entertainment recreation facilities, indoor.
(5)
Personal care home.
(6)
School, private.
(7)
Group residential facility.
(8)
Planned commerce park model.
(9)
Hospital or clinic.
(10)
Transitional residential facility.
(11)
Animal hospital/clinic.
D.
Basic dimensional standards. The following shall apply to all uses authorized:
E.
Dimensional standards for authorized conditional uses. The planned commercial park model shall be subject to the standards enumerated in § 265-504.
(1)
Minimum front yard: 75 feet.
(2)
Minimum side yard: 75 feet.
(3)
Minimum rear yard: 75 feet.
(4)
All yards shall increase by five feet for every 1,000 square feet of gross floor area beyond 5,000 square feet of total gross floor area of buildings on the lot.
(5)
Maximum lot coverage: 35%.
(6)
Maximum impervious surface coverage: 50%.
(7)
Minimum lot area: 80,000 square feet.
(8)
Minimum lot width: 50 feet.
(9)
Maximum building height: 45 feet or three stories, whichever is less.
F.
Billboards are authorized uses in the RRO Overlay District only, subject to Pennsylvania Department of Transportation (PaDOT) regulations where such billboard is proposed on land abutting a Commonwealth-owned and -maintained right-of-way and the following standards:
(1)
Billboards may not exceed 42 feet in width and fourteen 14 feet in height.
(2)
Billboards may not be illuminated after 1:00 a.m. and before 6:00 a.m.
(3)
Billboards may not be placed closer than 500 feet from another billboard.
(4)
An annual billboard permit fee shall be paid to the Borough, upon inspection, at a rate set by Council by resolution, as may be amended from time to time.
§ 265-407 Floodplain districts.
A.
Purposes. The purpose of these provisions is to prevent the loss of property and life, the creation of health and safety hazards, the disruption of commerce and governmental services, the extraordinary and unnecessary expenditure of public funds for flood protection and relief and the impairment of the tax base by:
(1)
Regulating uses, activities and development which, acting alone or in combination with other existing or future uses, activities and development, will cause unacceptable increases in flood heights, velocities and frequencies.
(2)
Restricting or prohibiting certain uses, activities and development from locating within areas subject to flooding.
(3)
Requiring all those uses, activities and developments that do occur in flood-prone areas to be protected and/or floodproofed against flooding and flood damage.
(4)
Protecting individuals from buying lands and structures which are unsuited for intended purposes because of flood hazards.
B.
Applicability.
(1)
These provisions shall apply to all lands within the jurisdiction of the Borough of Tarentum and shown as being located within the boundaries of the designated floodplain districts which are considered as a part of the Official Zoning Map.
(2)
No structure or land shall hereafter be used and no structure shall be located, relocated, constructed, reconstructed, enlarged or structurally altered except in full compliance with the terms and provisions of this article and any other applicable ordinances and regulations which apply to uses within the jurisdiction of this article.
C.
Overlay concept.
(1)
The floodplain districts described in this section shall be overlays to the existing underlying districts as shown on the Official Zoning Ordinance Map, and as such, the provisions for the floodplain districts shall serve as a supplement to the underlying district provisions.
(2)
Where there happens to be any conflict between the provisions or requirements of any of the floodplain districts and those of any underlying district, the more restrictive provisions and/or those pertaining to the floodplain districts shall apply.
(3)
In the event that any provision concerning a floodplain district is declared inapplicable as a result of any legislative or administrative actions or judicial discretion, the basic underlying district provision shall remain applicable.
D.
Zoning Map. The boundaries of the floodplain district are established as part of the Official Zoning Map of the Borough of Tarentum which is declared to be a part of this article and which shall be kept on file at the Borough of Tarentum offices.[1]
[1]
Editor's Note: The Zoning Map is included at the end of this chapter.
E.
District boundary changes. The delineation of any of the floodplain districts may be revised by the governing body where natural or manmade changes have occurred and/or more detailed studies conducted or undertaken by the United States Army Corps of Engineers, a River Basin Commission or other qualified agency or individual documents the notification for such change. However, prior to any such change, approval must be obtained from the Federal Insurance Administration (HA).
F.
Interpretation of district boundaries. Initial interpretations of the boundaries of the floodplain districts shall be made by the Zoning Officer. Should a dispute arise concerning the boundaries of any of the districts, the Zoning Hearing Board shall make the necessary determination. The person questioning or contesting the location of the district boundary shall be given a reasonable opportunity to present his case to the Board and to submit his own technical evidence if he so desires.
G.
District provisions.
(1)
All uses, activities and development occurring within any floodplain district shall be undertaken only in strict compliance with the provisions of this article and with all other applicable codes and ordinances such as the Borough of Tarentum Building Code and applicable Subdivision Ordinance. In addition, all such uses, activities and development shall be undertaken only in compliance with federal or state law, including § 404 of the Federal Water Pollution Control Act Amendments of 1972, 33 U.S.C. § 1334.
(2)
Under no circumstances shall any use, activity and/or development adversely affect the capacity of the channels or floodways of any watercourse, drainage ditch or any other drainage facility or system.
(3)
Prior to any proposed alteration or relocation of any stream, watercourse, etc., within the Borough of Tarentum, a permit shall be obtained from the Department of Environmental Protection, Dams and Waterways Management Bureau. Further, notification of the proposal by the Borough shall be given to all affected adjacent municipalities. Copies of such notifications shall be forwarded to both the Federal Insurance Administration and the Department of Community Affairs.
§ 265-408 P-1 Public District.
A.
Purpose: The purpose of the P-1 Public District is to provide areas for active and passive recreational activities and facilities as determined appropriate by Borough Council.
B.
Permitted uses.
(1)
Permitted principal uses:
(a)
Appropriate recreational uses as determined by the Borough Council, and in accordance with the current Park and Recreation Commission rules and guidelines.
(b)
Facilities designed and constructed to promote access to and utilization of riverfront property including, but not limited to, boat launch ramps, outlooks and fishing docks.
(2)
Permitted accessory uses: Accessory uses and structures customarily appurtenant to a permitted use.
C.
Basic dimensional standards: Dimensional standards shall be determined based on the characteristics of the use proposed and the physical attributes of the land being developed.