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Wesleyville City Zoning Code

PART 2

ZONING DISTRICT AND DISTRICT REGULATIONS

§ 27-201 Official Zoning Map.

[Ord. No. 11/8/1989, 11/8/1989, § 201]
The map entitled "Official Zoning Map of Wesleyville Borough" is hereby adopted as part of this chapter. The Official Zoning Map shall be maintained and be available for inspection at the Borough office. The Official Zoning Map shall be updated in the future should there be any property rezoning amendments made pursuant to the procedure required by this chapter and the Planning Code.

§ 27-202 Zoning Districts.

[Ord. No. 11/8/1989, 11/8/1989, § 202]
1. 
Wesleyville Borough is divided into six districts, five of which are shown by the district boundaries on the Zoning Map, and shall be known as:
A. 
R-1 Residential.
B. 
R-2 Residential.
C. 
R-3 Residential.
D. 
B-1 Business.
E. 
B-2 Business.
F. 
F-P Floodplain.

§ 27-203 District Boundaries.

[Ord. No. 11/8/1989, 11/8/1989, § 203]
The boundaries between districts are center lines of streets, or such lines extended or lines parallel or concentric therewith, or property lines when proximate thereto, or may be numerical figures otherwise indicated on the Zoning Map. When the Zoning Officer cannot definitely determine the location of a district boundary, he shall consult the Zoning Hearing Board, which shall interpret the location of the district boundary.

§ 27-204 Classification of Annexed Lands.

[Ord. No. 11/8/1989, 11/8/1989, § 204]
Any land annexed to or made a part of Wesleyville Borough subsequent to the adoption of this chapter shall immediately be classified in the same zoning district as the area to which it is contiguous; as of the effective date of any annexation proceedings, the Planning Commission shall prepare and submit to the Borough Council a report and study of its recommendations for rezoning of the annexed territory. The Planning Commission shall hold at least one public hearing thereon before submitting its final report to the Council.

§ 27-205 District Regulations.

[Ord. No. 11/8/1989, 11/8/1989, § 205]
The minimum lot and yard requirements and other development standards for each zoning district are set forth within the chart located in § 27-213.[1] These standards must be met at the minimum as well as any other requirement(s) listed within this Part that apply to the respective use. The permitted uses are set forth within the table located in § 27-212. Any use not expressly listed for a district, or uses which the Zoning Officer cannot interpret as being of the same classification as a listed use, are prohibited within the district. Permitted uses require normal application procedures through the Zoning Officer. The established zoning districts within this Part are designed to achieve the intent of the Wesleyville Comprehensive Plan update; more specifically, the Borough Land Use Plan Map of this Plan.
[1]
Editor's Note: Said chart, Basic Development Standards, is included as an attachment to this chapter.

§ 27-206 R-1 Residential District.

[Ord. No. 11/8/1989, 11/8/1989, § 206]
The purpose of this district is to preserve the primary area, single-family residential dwellings. Additional land uses that are compatible with lower-density single-family detached dwellings are also provided for within this district.

§ 27-207 R-2 Residential District.

[Ord. No. 11/8/1989, 11/8/1989, § 207]
The purpose of this district is to provide transitional residential areas between the preservation-oriented R-1 District and the redevelopment-oriented R-3 District. Some variety in housing, together with secondary religious uses that are compatible with middle-density residential uses, are also provided for within this district.

§ 27-208 R-3 Residential District.

[Ord. No. 11/8/1989, 11/8/1989, § 208]
The purpose of this district is to provide for diverse residential composition through allowing a wide variety of housing types to serve the future housing needs of the Borough. Secondary uses that are comprised of public services or housing that are compatible with higher density residential uses are also provided for within this district.

§ 27-209 B-1 Business District.

[Ord. No. 11/8/1989, 11/8/1989, § 209]
The purpose of this district is to provide sufficient land area for the commercial potential of the Borough. While the district is primarily designed for the shopping convenience of persons residing within the Borough, the uses provided for also serve regional interests and needs, and it is designed and intended to permit a wide range of commercial and institutional uses. Standards are developed to provide an attractive, functional and efficient shopping and business atmosphere; to protect existing investments; and encourage redevelopment and revitalization with adequate off-street parking facilities.

§ 27-210 B-2 Business District.

[Ord. No. 11/8/1989, 11/8/1989, § 210]
The purpose of this district is to provide for the industrial needs and potential of the Borough. This district will contain only those industrial establishments, nonresidential commercial activities, and facilities for manufacturing, processing, packaging, storage and warehousing which can conform to the performance standards of this chapter.

§ 27-211 F-P Floodplain District.

[Ord. No. 11/8/1989, 11/8/1989, § 211]
The purpose of this district is to provide for the protection of life and property in the recognized 100-year floodplain of the Borough, which is Four Mile Creek, as is identified in the Flood Insurance Rate Maps (FIRM) and related study prepared by the Federal Insurance Administration. The Floodplain District, as mapped specifically (officially) within the aforementioned FIRM study, shall be considered an area whereby all uses and structures are subject to special development standards. All uses and structures shall be regulated by Chapter 9, Floodplain Regulations, to protect the health, safety and welfare of the Borough's residents and businesses.

§ 27-212 Permitted Use Table.

[Ord. No. 11/8/1989, 11/8/1989, § 212]
The permitted uses for each district, as shown in the following table, shall be according to the common meaning of each term or according to the definitions given in Part 8. The letter "P" designates a permitted use for that district. The letter "D" in brackets means the term is defined in this chapter. A section reference in brackets means that the use must comply with the requirements within that section in this chapter. The districts are shown by the symbols as designated in § 27-202.
R-1
R-2
R-3
B-1
B-2
F-P
Public grounds (D)
P
P
P
P
P
P
Essential services (D)
P
P
P
P
P
P
Accessory uses (D)
P
P
P
P
P
P
Wall or fence (§ 27-405)
P
P
P
P
P
P
Off-street loading and parking (§ 27-402)
P
P
P
P
P
P
Sign (D) (§ 27-404)
P
P
P
P
P
P
Temporary structure (§ 27-401)
P
P
P
P
P
P
Home occupation (§ 27-409)
P
P
P
P
P
Single-family detached dwelling (D)
P
P
P
Mobile home park (D) (§ 27-411)
P
P
Several-family dwelling (D)(§ 27-407)
P
P
P
Church (D)
P
P
P
Multifamily dwelling (D) (§ 27-406)
P
P
Multiple dwelling (D) (§ 27-406)
P
P
Government (D)
P
P
Resident treatment facility (D) (§ 27-413)
P
P
Placement treatment facility (D) (§ 27-413)
P
Residential/commercial building (§ 27-408)[1]
P
Services business (D)
P
P
Finance, insurance and real estate business
P
P
Retail trade business (D)
P
P
Wholesale trade business (D)
P
P
Commercial/manufacturing building (D)
P
P
Transportation and public utilities industries
P
Manufacturing industry (D)
P
Construction industry (D)
P
Other, industrial (D)
P
[1]
Editor's Note: Section 27-408 was omitted from this chapter in the 1989 Code of Ordinances.

§ 27-213 Lot Size and Area, Height and Yard Standards.

[Ord. No. 11/8/1989, 11/8/1989, § 213]
The following chart[1] delineates the basic development standards for each district. Specific applications and further description of these requirements are included within § 27-214. The numbers, in parentheses in the chart, refer to the respective subsections of § 27-214.
[1]
Editor's Note: The Basic Development Standards chart is included as an attachment to this chapter.

§ 27-214 Application of Area, Lot, Yard and Height Requirements.

[Ord. No. 11/8/1989, 11/8/1989. § 214]
1. 
The following requirements apply to the previous § 27-213. The numbers in parentheses in § 27-213 refer to the following subsections:
A. 
Minimum lot area shall be exclusive of street rights-of-way or access easements. In the R-2, R-3 and B-1 Districts, minimum lot area shall increase the square feet indicated for each dwelling unit over one.
B. 
Front, side and rear yard requirements are established from the edge of the right-of-way and/or adjacent property line.
C. 
Front yard setbacks in existing developed areas may be reduced by the Zoning Officer in those situations where a continuity of existing setback situations has been established. In such situations, the minimum front yard setback shall be determined by an averaging of the existing buildings within 150 feet of both sides of the proposed structure on the same side of the street.
D. 
Exceptions to yard requirements are granted for the following principal use projections: steps or stoops, eaves, cornices and belt courses, chimneys, and open fire escapes.
E. 
Corner lots shall have one front yard requirement for that portion of the lot, facing a street right-of-way, which is the primary building orientation.
F. 
Measuring of building height shall be established from the average elevation of the finished grade at the front of the structure to the highest point of the structure. When the following conditions are met, height limits may be increased up to a 50% increase over those specified. Building height in excess of the height above the ground level allowed in any district may be permitted, provided all minimum front, side and rear yard depths are increased one foot for each additional foot of height. The following structures are exempt from height requirements, provided they do not constitute a hazard to an established airport: television and radio towers; church spires; belfries; monuments; tanks; water and fire towers; ornamental towers; elevator bulkheads; chimneys; smokestacks; flagpoles; wind generators; and other necessary mechanical apparatus normally carried above roof level.
G. 
Building coverage is that total coverage by all structures, both principal and accessory uses.
H. 
A portion of all lots must abut a street right-of-way for at least 30 feet. No lot can be landlocked.
I. 
Accessory uses are not permitted within the front yard.
J. 
Permitted uses in the B-1 District may be allowed to reduce or eliminate the setback requirement for one or both front or side yards, provided that approval is granted by the Zoning Hearing Board under variance procedure. No side yard, however, shall be permitted closer than 10 feet to any residential district.
K. 
All principal buildings and structures shall have the minimum unit size with the habitable floor area indicated for each dwelling unit or business unit as applicable. In no case shall the habitable floor area be less than 100 square feet per resident and/or employee on a maximum shift as applicable. The entire habitable floor area of a principal building or structure shall be placed on a full perimeter permanent foundation consisting of at least an eight-inch-by-eighteen-inch continuous concrete footer, at a depth of 40 inches below finished grade; and a continuous concrete (block or poured) supporting wall up to finished grade, which may include doors, windows and/or utility connections.