West Homestead City Zoning Code
PART 5
GENERAL DISTRICT REGULATIONS AND TEMPORARY USES
§ 27-501 General District Regulations.
[Ord. No. 745, 1/13/2026]
1.
Establishment of District Classifications. The Borough is hereby divided into the following zoning districts:
R-1 | Single Family Residential District |
R-1T | Traditional Single-Family District |
AVE BUS | Avenues Business District |
MU | Mixed Use |
C-1 | Commercial Business District |
WDD | Waterfront Development District |
IND | Industrial District |
SC | Slope Conservation District |
2.
Purpose of Each District. In addition to purpose stated in the Comprehensive Plan, the purposes of each zoning district are summarized below.
A.
R-1 District is intended to provide suitable locations principally for single-family homes. Certain residentially related uses are also allowed as conditional uses.
B.
R-1T District provides for single-family dwellings on smaller traditional lots and two-family dwellings, triplexes, and quadruplexes at moderate densities and townhouses under special circumstances, along with certain residentially related conditional uses.
C.
AVE-BUS District encompasses the Borough's central commercial core and provides for a wide variety of retail and service commercial uses along with business, professional, and medical offices and related business uses and residential secondary uses. The orientation of this district is toward the pedestrian rather than the automobile. The preservation of historic resources and compatible reuses are encouraged in this District.
D.
M-U is a mixed used district to provide guidance and flexibility for the development of a compact, mixed-use, pedestrian-friendly neighborhood commercial and residential district. The purpose of this District is to provide convenience goods and services to the residents of the adjacent neighborhood. The District is ancillary and complementary to the Eighth Avenue Business District and the waterfront. The purposes of the District will be achieved through the development of a mixture of complementary land uses that include small-scale convenience retail, commercial services, civic uses, and upper floor office space and residential uses in an environment that is safe, comfortable and attractive to pedestrians and encourages economic and social vitality and the linking of trips. The District shall be designed in such a way that adjacent land uses are well integrated with uses within comfortable walking distance and are connected to each other with direct, convenient, and attractive sidewalks.
E.
C-1 District provides an area of Economic Reuse where certain heavier commercial uses which are not appropriate in the Central Business District are permitted and where the adaptive reuse of existing buildings and assembly of property for planned commercial developments are encouraged.
F.
WDD is intended to facilitate the development of large, under-utilized or vacant former industrial sites along the Monongahela River which may be suitable for a variety of retail, office, recreational, and/or residential uses, provided the arrangement and design are carefully planned and implemented. It is the intent of these provisions to allow considerable flexibility within the WDD in the specific types of uses, their arrangement, and their intensity while assuring that:
(1)
Uses within the WDD are either compatible in scale, intensity, visual and operational characteristics, or, if different, are so arranged that adverse impacts on adjacent properties are minimized.
(2)
All necessary utilities, facilities and site improvements are provided in accordance with the requirements of Chapter 22, Subdivision and Land Development.
(3)
Negative impacts on the natural environment are avoided.
(4)
Provision is made for the safe movement of people, goods and vehicles without increasing congestion and/or creating hazards within the WDD or within the area of impact in the larger community.
(5)
Each building site has adequate off-street parking, safe pedestrian circulation, loading and unloading, light and air, access for emergency vehicles, and landscaped areas and open spaces as may be required.
(6)
The improvement of land and land uses within the WDD do not adversely affect existing development in adjacent areas.
G.
IND District is intended to provide areas for industrial uses on the sites of past legacy manufacturing sites in the Borough.
H.
SC is a light commercial and residential use district that is designed to provide guidance and flexibility for the development of a mixed-use, pedestrian-friendly neighborhood commercial and residential district. The purpose of this District is to not only focus on needed convenience goods and services to the residents of the neighborhood but also consider the unique challenges of the district with regard to the existing slope conditions.
§ 27-502 Zoning District Map and Boundaries.
[Ord. No. 745, 1/13/2026]
1.
Boundaries Established. The boundaries of the various zoning districts are hereby established on the map known as the "Official Zoning District Map of the Borough of West Homestead," as amended in February 2025 (hereinafter referred to as "the Official Zoning Map"), on file in the office of the Zoning Officer/Building Inspector. The Official Zoning Map with all explanatory matter thereon is hereby made part of this chapter.[1] The Official Zoning Map shall be dated and shall carry the Borough Seal and the signature of the President of Borough Council and the Borough Secretary certifying it is the true map adopted by the Borough Council. All amendments shall be identified on the map and similarly certified. The boundaries between districts are, unless otherwise indicated, either the center line of streets or such lines extended, or parallel lines thereto, or property lines, or other physical boundaries or features. Where streets, property lines, or other physical boundaries or features are not applicable, boundaries shall be determined by the scale shown on the Official Zoning Map.
[1]
Editor's Note: Said map is included as an attachment to this chapter.
2.
Interpretation. Where physical boundaries or features existing on the ground are at variance with those shown on the Official Zoning Map or in other circumstances not specifically covered above, the Zoning Hearing Board shall interpret the district boundaries.
3.
Future Street Vacation. In the event a street, alley, or other way shown on the Zoning District Map is vacated, the property formerly in said street right-of-way shall be included within the zoning district of the adjoining property on either side of said vacated street or way. Where said street forms a zoning district boundary, the new district boundary shall be the new property line created by the former center line of said vacated street.
§ 27-503 District Regulations.
[Ord. No. 745, 1/13/2026]
1.
District regulations governing the uses and area and dimensional standards for each zoning district shall be as set forth in the regulations that follow.
2.
In the event of any conflict between the regulations contained in a section related to a specific zoning district and any other provisions of Part 16, the regulations set forth in the section related to the specific zoning district shall prevail.
3.
Notwithstanding any other provision of this chapter or any other ordinance, a building owned by the Borough of West Homestead and which is also a public building or use shall be a permitted use in any district, and such building shall be exempt from area, dimensional, and similar standards of this chapter and any other ordinance if the Zoning Officer determines that exemption is not contrary to the public interest or public safety.
4.
Notwithstanding any other provision of this chapter or any other ordinance, a building owned by the Borough of West Homestead and which is also a public building or use shall be exempt from area, buffer, bulk, density, dimensional, distance, height, lot, parking, setback, space, yard, and similar standards of this chapter and any other ordinance if the Zoning Officer determines that the exemption is not contrary to the public interest or public safety.
§ 27-504 Table of Permitted Uses by District.
[Ord. No. 745, 1/13/2026]
The Table of Permitted Uses is attached to this chapter.
§ 27-505 Table of Permitted Accessory Uses by District.
[Ord. No. 745, 1/13/2026]
The Table of Permitted Accessory Uses is attached to this chapter.
§ 27-506 Temporary Uses.
[Ord. No. 745, 1/13/2026]
1.
The following listing of permitted temporary uses shall be subject to the specific regulations and time limits as indicated, in addition to the regulations and procedures outlined for "temporary uses" under § 27-1121 of this chapter:
A.
Temporary Real Estate Sales Offices. Any such use shall contain no living accommodations, shall require the issuance of a certificate of occupancy (use), and may be permitted for any new subdivision which is 10 acres or more in area for a period not to exceed 12 consecutive calendar months; except that, in addition, not more than two extensions for periods of up to six months each in length may be granted, if in the judgment of the Zoning Officer conditions warrant the extension.
B.
Temporary Buildings, Offices, Equipment and Storage Facilities. Any such use which may be required in conjunction with an approved construction activity or project shall require the issuance of a certificate of occupancy (use) and may be permitted for a period not to exceed 12 consecutive calendar months; except that an unlimited number of six-month extensions may be granted where in the judgment of the Zoning Officer construction is substantially underway and progress is being made.
C.
Temporary Sales and Services. Any such use shall be limited to the sale of flowers, plants, arts and crafts, farm produce, or similar perishable items, shall require the issuance of a certificate of occupancy (use), and may be permitted for any private for-profit or non-profit individual or organization. Any application for such a certificate shall be accompanied by a valid vender's license if the proposed use is for-profit and a written statement from the property owner granting permission or the proposed use. Any such certificate:
(1)
Shall be valid for a period not to exceed four consecutive calendar days.
(2)
May only be issued up to three separate times within any 12 consecutive calendar month period to:
(a)
Any individual or organization for use anywhere in the Borough.
(b)
For any particular zoning lot regardless of whether or not the lot would be used for the same proposed temporary use.
(c)
May only be issued where the proposed use encroaches upon not more than 25% of any required off-street parking area.
D.
Garage Sales, Yard Sales, and Similar Activities. May be permitted in any specified residential district(s) only and must abide by the following:
(1)
Any individual or family may:
(a)
Conduct not more than two such sales within any 12 consecutive calendar month period.
(b)
Conduct any such sale only upon the property upon which he resides.
(c)
Conduct any such sale for a period not to exceed three consecutive days, and then only between the hours of 8:00 a.m. and 8:00 p.m.
(2)
As long as the provisions of this chapter pertaining to such a sale, signage, and off-street parking are met, a certificate of occupancy (use) shall not be required.
(3)
Where more than one residence participates in any such sale at one location, the activity shall be considered a "group sale" and, as such, shall require the issuance of a certificate of occupancy (use).
§ 27-507 Lot, Yard, and Height Regulations by District.
[Ord. No. 745, 1/13/2026]
1.
For the purposes of this chapter, the following abbreviations shall have the following meanings:
sq. ft. | = | square feet |
ft. | = | linear feet |
% | = | percent |
NA | = | not applicable |
2.
The following figure depicts typical lot features including setbacks, build areas and lot lines.
 |
3.
The following requirements shall apply for each respective district unless a more restrictive requirement is listed for a particular use in § 27-504 or § 27-505 or elsewhere in this Zoning Chapter.
A.
R-1 – Single-Family Residential District Lot, Yard and Height Regulations.
(1)
Minimum lot area:
(a)
1-family: 8,400 sf.
(b)
Church: 18,000 sf.
(c)
School: two acres.
(2)
Minimum lot width: 75 feet.
(3)
Minimum depth: 120 feet.
(4)
Front yard setback: 25 feet.
(5)
Rear yard setback: 30 feet.
(6)
Side yard setback: 7.5 feet.
(7)
Accessory structures lot line setback: 3 ft.
(8)
Maximum height of principal structure: 36 feet.
(9)
Maximum height of accessory structure: 15 feet.
(10)
Bulk: maximum building coverage: 30%.
(11)
Walls or fences: four feet in any required front yard and six feet in any required side or rear yard; except that recreational facilities and schools may have open chain link security fencing in any required side or rear yard to a height not to exceed 10 feet.
B.
R-1T –Traditional Single-Family Residential District Lot, Yard and Height Regulations.
(1)
Minimum lot area:
(a)
1-family: 3,000 sf.
(b)
Other uses: 4,000 sf.
(2)
Minimum lot width: 25 feet.
(3)
Minimum depth: 110 feet.
(4)
Front yard setback: see § 27-604.
(5)
Rear yard setback: 3 feet.
(6)
Side yard setback: 2.5 feet.
(7)
Accessory structures lot line setback: 2 feet.
(8)
Maximum height of principal structure: 36 feet.
(9)
Maximum height of accessory structure: 15 feet.
(10)
Bulk: maximum building coverage: 50%.
(11)
Walls or fences: four feet in any required front yard and six feet in any required side or rear yard; except that recreational facilities and schools may have open chain link security fencing in any required side or rear yard to a height not to exceed 10 feet.
C.
AVE-BUS – Avenues Business District Lot, Yard and Height Regulations.
(1)
Minimum lot area:
(a)
1-Family: 3,000 sf.
(b)
Other uses: 4,000 sf.
(2)
Minimum lot width: 35 feet.
(3)
Minimum depth: 110 feet.
(4)
Front yard setback see § 27-604.
(5)
Rear yard setback: 30 feet.
(6)
Side yard setback: zero feet.
(7)
Accessory structures lot line setback: 3 feet.
(8)
Maximum height of principal structure: 40 feet.
(9)
Maximum height of accessory structure: 15 feet.
(10)
Bulk: maximum building coverage: 33%.
(11)
Walls or fences: four feet in any required front yard and six feet in any required side or rear yard; except that recreational facilities and schools may have open chain link security fencing in any required side or rear yard to a height not to exceed 10 feet.
D.
MU – Mixed Use District Lot, Yard and Height Regulations.
(1)
Minimum lot area:
(a)
1-Family: 3,000 sf.
(b)
Other uses: 4,000 sf.
(2)
Minimum lot width: 25 feet.
(3)
Minimum depth: 110 feet.
(4)
Front yard setback: see § 10.
(5)
Rear yard setback: 30 feet.
(6)
Side yard setback: 2.5 feet.
(7)
Accessory structures lot line setback: 3 feet.
(8)
Maximum height of principal structure: 40 feet.
(9)
Maximum height of accessory structure: 15 feet.
(10)
Bulk: maximum building coverage: 33%.
(11)
Walls or fences: four feet in any required front yard and six feet in any required side or rear yard; except that recreational facilities and schools may have open chain link security fencing in any required side or rear yard to a height not to exceed 10 feet.
E.
C-1 – Commercial District Lot, Yard and Height Regulations.
(1)
Minimum lot area: 5,000 sf.
(2)
Minimum lot width: 50 feet.
(3)
Minimum depth: 110 feet.
(4)
Front yard setback: see section 10 feet.
(5)
Rear yard setback: 30 feet.
(6)
Side yard setback: 5 feet.
(7)
Accessory structures lot line setback: 3 feet.
(8)
Maximum height of principal structure: 40 feet.
(9)
Maximum height of accessory structure: 15 feet.
(10)
Bulk: maximum building coverage: 50%.
(11)
Walls or fences: four feet in any required front yard and six feet in any required side or rear yard; except that recreational facilities and schools may have open chain link security fencing in any required side or rear yard to a height not to exceed 10 feet.
F.
IND – Industrial District Lot, Yard and Height Regulations.
(1)
Minimum lot area: 20,000 sf.
(2)
Minimum lot width: 100 feet.
(3)
Minimum depth: 200 feet.
(4)
Front yard setback: 20 feet.
(5)
Rear yard setback: 20 feet.
(6)
Side yard setback: 10 feet.
(7)
Accessory structures lot line setback: 10 feet.
(8)
Maximum height of principal structure: 50 feet.
(9)
Maximum height of accessory structure: 15 feet.
(10)
Bulk: maximum building coverage: 50%.
(11)
Walls or fences: four feet in any required front yard and six feet in any required side or rear yard; except that recreational facilities and schools may have open chain link security fencing in any required side or rear yard to a height not to exceed 10 feet.
G.
SC – Slope Conservation District Lot, Yard and Height Regulations.
(1)
Minimum lot area: 20,000 sf.
(2)
Minimum lot width: 100 feet.
(3)
Minimum depth: 200 feet.
(4)
Front yard setback: 35 feet.
(5)
Rear yard setback: 50 feet.
(6)
Side yard setback: 15 feet.
(7)
Accessory structures lot line setback: 10 feet.
(8)
Maximum height of principal structure: 36 feet.
(9)
Maximum height of accessory structure: 15 feet.
(10)
Bulk: maximum building coverage: 20%.
(11)
Walls or fences: four feet in any required front yard and six feet in any required side or rear yard; except that recreational facilities and schools may have open chain link security fencing in any required side or rear yard to a height not to exceed 10 feet.
(12)
No slopes greater than 2.5H:1V.
H.
WDD – Waterfront Development District Lot, Yard and Height Regulations.
(1)
Minimum lot area: none.
(2)
Minimum lot width: none.
(3)
Minimum depth: none.
(4)
Setback from public roadways: 30 feet.
(5)
Monongahela River setback: 25 feet from top of river bank.
(6)
Railroad setback: 30 feet from right-of-way.
(7)
All other setbacks: zero feet.
(8)
Maximum height of principal structure: 84 feet.
*See also Part 9, Waterfront Development District.
§ 27-508 Lot, Yard, and Height Regulations; Exceptions.
[Ord. No. 745, 1/13/2026]
1.
Lot Area. Any lot, together with the required yards and open areas on it, shall be equal to or exceed the minimum lot area established for the zoning district in which it is located. In case of a subdivision or combination of lots, no lot shall be created which does not meet the requirements of this chapter.
2.
Required Lot Area. Any portion of a lot once designated as a yard or as lot area per dwelling unit in compliance with the lot area requirements of this chapter shall not be counted again as a required yard or lot area per dwelling unit for another lot or building, nor shall it be sold as a separate lot. Any portion of a lot which is recorded or otherwise reserved for future streets shall not be used as a factor in determining lot area per dwelling unit or yard dimensions.
3.
Building on Nonconforming Lots of Record. Any nonconforming lot of record, as defined by this chapter, may be used for the erection of a structure conforming to the use of the district in which it is located, subject to the provisions of this chapter.
4.
Front Yards on Corner Lots. Lots which abut more than one street shall provide the required front yards along every street. There shall be no rear yard required on corner lots, and the remaining yards shall be side yards.
5.
Nonconforming Lots. Where dwellings exist on adjacent nonconforming lots which have front, side, or rear yards less than the minimum depth required by this chapter, the minimum yards required for construction of a dwelling on an adjacent undeveloped nonconforming lot shall be the average of the front, side or rear yards of the immediately adjacent developed lots on either side of the undeveloped lot, provided that in no instance shall a front or rear yard be less than five feet, and a side yard shall not be less than 2 1/2 feet.
6.
Projections into Required Front and Rear Yards. All structures, whether open or enclosed, including porches, balconies, or other platforms above normal grade level, shall not project into any minimum front, side, or rear yard with the following exceptions:
A.
Typical architectural features, including, but not limited to, bay windows, window sills, eaves, buttresses, chimneys, cornices, piers, or pilasters which do not project more than 18 inches from the wall of a building may project into a required front or rear yard.
B.
Balconies or other aboveground platforms, open fire escapes and access steps to a structure, not exceeding six feet in width, may extend up to three feet into a required front or rear yard.
C.
An unenclosed porch for a residential structure may extend into a required side yard, provided the porch is not more than 10 feet in height and is no closer than 2 1/2 feet to any side lot line or 10 feet to any rear lot line.
7.
Access to Public Street. All lots shall have access either directly or via a driveway to a public street. Such driveway shall have a uniform width of not less than 12 feet.
8.
Height Exceptions. Church spires and towers, chimneys, elevator bulkheads and other mechanical equipment which is part of the principal structure, standpipes, elevated water tanks, flagpoles, silos, conveyors, and similar structures which are not intended for human habitation and which are not conditional uses regulated by Part 12 may exceed the height limitations of the zoning district in which they are located by not more than 15 feet.
