West Homestead City Zoning Code
PART 9
WATERFRONT DEVELOPMENT DISTRICT
§ 27-901 District Purposes.
[Ord. No. 745, 1/13/2026]
1.
The Waterfront Development District ("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 large-scale industrial, retail, office, recreational, and/or residential uses provided the arrangement and design of those uses are carefully planned and implemented. These provisions are further intended to allow considerable flexibility within the WDD in the specific types of uses, their arrangement and their intensity while assuring that:
A.
Uses are either compatible in scale, intensity, visual, and/or operational characteristics, or, if different, are so arranged that adverse impacts on adjacent properties are minimized.
B.
All necessary utilities, facilities, and site improvements are provided in accordance with Borough requirements.
C.
Negative environmental impacts are avoided.
D.
Provision is made for the safe movement of people, goods, and vehicles without increasing congestion and/or creating hazards within the WDD and/or within the area of impact in the larger community.
E.
Each building site has adequate off-street parking, safe pedestrian circulation, light and air, access for emergency vehicles, and landscaped areas and open spaces as may be required.
§ 27-902 Community Development Objectives.
[Ord. No. 745, 1/13/2026]
1.
Development within the WDD should be physically integrated with the community in the following ways:
A.
A system of public and private streets should be designed and constructed in a way so as to insure coordination with streets outside of the WDD.
B.
All utilities should be designated and installed in a manner which insures coordination with the infrastructure systems serving the Borough.
C.
Pedestrian and vehicular access to the riverfront should be provided through the WDD.
D.
Land uses along the riverfront which permit public access to the river should be encouraged.
E.
In order to enhance the Monongahela River as a scenic and recreational community resource, the following design criteria shall be adhered to:
(1)
Strengthen the river's impact by enhancing views and creating new ones.
(2)
Focus on water-dependent and water-related uses along the river by creating a balance of retail, residential, office, and recreational uses which will bring residents and visitors to the riverfront.
(3)
Create a wide variety of waterfront spaces such as promenades, plazas, and tree lawns for walking, jogging, shopping, and dining, as well as for sitting and quiet contemplation.
(4)
Design public spaces to fit the changeable nature of the riverfront on a daily, seasonal, and annual basis.
(5)
Design riverfront spaces for public events and celebrations.
(6)
Clearly define public access by emphasizing the line of the riverfront's edge with pathways, promenades, and plazas that give immediate and continuous public access along the river while defining its physical boundary.
(7)
Highlight public access to the riverfront with visual links such as pedestrian oriented streets and sidewalks, plazas, and view corridors, as well as appropriate site planning and building design.
(8)
Celebrate the site's history by incorporating that history into street and building design. The site's history should be told through informative signage, and public spaces for periodic events and historical celebrations.
2.
Development within the WDD should, to the extent possible:
A.
Provide employment opportunities.
B.
Contribute to the creation of a diversified job base within the community.
C.
Contribute to the long-term stability and growth of the community tax base.
§ 27-903 Development Plan Requirements.
[Ord. No. 745, 1/13/2026]
1.
Application and Intent. No building, structure, or land within the WDD shall be constructed, reconstructed, converted, or used except in accordance with an approved land development plan. The intent of this requirement is to maximize the flexibility available to the applicant in the selection and arrangement of uses within the WDD, while assuring all aspects of the proposed development will be properly coordinated; negative impacts avoided; and the public health, safety, and welfare protected.
2.
Procedures:
A.
Preliminary Land Development Plan. A preliminary plan for land development shall be submitted to the Allegheny County Department of Economic Development for processing, review and approval or disapproval consistent with the provisions of the Allegheny County Subdivision Ordinance in effect on the date of submission. A preliminary plan for land development within the WDD shall include all contiguous real property within the Boroughs of Munhall, Homestead, and West Homestead which is either currently under common ownership or control, or proposed to be under common ownership or control.
(1)
If a preliminary land development plan encompasses land in two or more municipalities, approval by the Borough of the plan for the use of the land within its corporate boundaries shall be conditioned upon the applicant's provision, to the Borough, of proof of approval by all of the municipalities involved.
(2)
After a preliminary land development plan has been approved, the applicant shall be entitled to final land development plan approval provided that the final land development plan is consistent with the approved preliminary land development plan, including any conditions attached to the preliminary land development plan approval and the final land development plan is submitted in accordance with all requirements provided herein.
B.
Final Land Development Plan. Applications for final land development plan approval shall be submitted and processed by the Borough consistent with the provisions of the Allegheny County Subdivision Ordinance in effect on the date of submission.
(1)
An application for final land development plan approval may include only those portions of the total area encompassed by the land development plan which are intended for development or use.
(2)
If land is to be subdivided for transfer of ownership, or if land is to be developed by an entity other than the applicant submitting the preliminary land development plan:
(a)
Where the proposed land development contains "substantial variations" as herein defined from an already approved preliminary land development plan, a new preliminary land development plan shall be required.
(b)
Where the proposed land development does not contain "substantial variations" as herein defined from an already approved preliminary land development plan, the new owner (applicant) may elect to submit an application for final land development plan approval.
3.
Permitted Uses. Applications for a Zoning Certificate for a permitted use in the WDD shall be submitted to the Zoning Officer concurrent with an application for preliminary approval of the land development plan. Any change(s) in the proposed use(s) not included in the approval of the preliminary land development plan shall require resubmission of the preliminary land development plan, as well as the application for the Zoning Certificate. Applications for Building Permits in the WDD shall be submitted to the Zoning Officer concurrent with submission of the final land development plan.
4.
Conditional Uses. Applications for a Conditional Use in the WDD shall be submitted to the Zoning Officer concurrent with or at any time prior to submission of an application for final approval of a land development plan.
A.
Procedure.
(1)
The procedure for requesting approval of a conditional use in the WDD is outlined in section § 27-1202.
B.
General Conditions.
(1)
All conditional uses approved by Council shall be completed within two years of approval, unless an extension is granted by the Zoning Officer for good cause shown.
C.
Specific Conditions. The following specific conditions shall be met for a conditional use to be approved:
(1)
Roadside stand in the WDD:
(a)
The premises and all adjacent public and private properties shall be daily thoroughly policed and all litter, trash, and/or garbage which may have been generated by the establishment or its customers must be properly disposed of.
(b)
Hours of operation shall conform to other commercial uses within the WDD.
(c)
Careful consideration shall be given to pedestrian and vehicular traffic flow and parking.
(d)
A detailed site development plan shall be submitted for review and approval.
(2)
Flashing, animated, or moving signs in the WDD:
(a)
May only be situated upon property which has frontage on Waterfront Drive or Amity Street.
(b)
May not serve to detract from the aesthetics of the development or pose a danger to the smooth flow of pedestrian and vehicular traffic.
(3)
Pylon signs in excess of 45 feet in height in the WDD:
(a)
May only be situated upon property which has frontage on Waterfront Drive or Amity Street.
(b)
Shall be adequately anchored in accordance with acceptable engineering practices to prevent flotation, collapse, or lateral movement.
(c)
Shall be designed in conformance with the overall design scheme of the property to be advertised by the sign.
§ 27-904 Site Development Standards.
[Ord. No. 745, 1/13/2026]
1.
The following site development standards are hereby established for all permitted principal and accessory structures and uses in the WDD:
A.
General.
(1)
If these standards conflict in any way with any other provisions of this chapter or other ordinances concerning land use and development, then the standards of the WDD as set forth herein shall prevail.
B.
The standards included herein shall not require modification of any structures, landscaping, or other improvements actually in place as a result of development occurring prior to August 1, 1997. Such structures, landscaping, and improvements shall be considered permitted, legal, and conforming uses at the location and to the size and degree they exist at the time of creation of the WDD, and all improvements and land development plans which have already obtained preliminary and/or final approval for development prior to August 1, 1997, and which are located within the WDD, are acknowledged to be approved for development consistent with such plans approved by the Borough, and the intended uses to be permitted uses within the WDD.
2.
Required Setbacks.
A.
Public Roadways. Along all public roadways, a minimum setback of 30 feet for all parking and buildings shall be required.
B.
Monongahela River. No structure, except one, which clearly contributes to the Community Development Objectives established in § 27-301(1)B above may be located within 25 feet of the river's top of bank.
C.
Railroad. No structure may be located within 30 feet of any railroad right-of-way line.
D.
Other. All other setbacks can be a minimum of zero feet.
3.
Height. The maximum building height shall be seven stories and 84 feet.
4.
Off-Street Parking Requirements.
A.
The following parking ratios shall be required.
(1)
Retail. One space per 300 square feet of GFA.
(2)
Office. One space per 300 of GFA.
(3)
Restaurant. One space per 100 square feet of GFA.
(4)
Theater. One space per four seats.
(5)
Warehouse. One space per 5,000 square feet of GFA.
(6)
Industrial. One space per 800 square feet of GFA.
(7)
Residential. One space per bedroom or 1 1/2 spaces per unit, whichever is less.
(8)
Cultural/Educational. One space per 300 square feet of GFA.
(9)
Recreation. One space per each four persons of maximum design capacity for the facility.
(10)
Services. One space per 300 square feet of CFA.
(11)
Hotel/motel. One space per guest room plus one per employee on peak shifts, plus parking requirements for any eating and drinking establishment required herein.
B.
Building square footage shall be measured as the gross floor area.
C.
Minimum parking space shall be 9' x 18'.
D.
Minimum drive aisle shall be 20'.
5.
Landscaping.
A.
A general tree planting program shall be required at the rate of one tree per five outdoor parking spaces. At least 50% of required tree plantings shall be integrated within parking or service areas.
B.
Within any front yard setbacks, tree planting shall be required at a density of one tree per every 30 lineal feet of frontage.
C.
Minimum size of required trees:
Deciduous Trees: | 2 1/2" minimum caliper |
Ornamental Trees: | 2 1/2" minimum caliper |
Evergreen Trees: | 6-7' minimum height |
D.
Approved Tree List. The following trees shall be used to fulfill the minimum tree requirement. Additional trees may be approved by Council if an irrigation system is used.
Deciduous Trees: | |
Common Name | Scientific Name |
London Plane Tree | Platanus Acerifola |
Honeylocust | Gleditsia |
Green Ash | Fraxinus Pennsylvanica |
Norway Maple | Acer Platanoides |
Celebration Maple | Acer Celebration |
Hornbeam | Carpinus Betulus |
Elm | Ulmus |
Ornamental Trees: | |
Common Name | Scientific Name |
Hawthorn | Crataegus |
Crabapple | Malus |
Callery Pear | Pyrus Calleryana |
Evergreen Trees: | |
Common Name | Scientific Name |
Norway Spruce | Picea Abies |
White Spruce | Picea Glauca |
White Fir | Abies Concolor |
Austrian Pine | Pinus Nigra |
6.
Special Screening. Dumpsters shall be screened either by walls, fencing, or landscaping to a height of six feet on three sides with a gate on the fourth side. All sites shall be kept free of loose trash and debris.
7.
Lighting.
A.
All external outdoor lighting shall be cut-off style fixtures.
B.
All external outdoor lighting fixtures to be used within a WDD subarea shall reflect a similar design character.
C.
Maximum height of outdoor lighting fixtures shall be 28 feet.
8.
Signs.
A.
General.
(1)
Maintenance.
(a)
All signs shall be properly maintained so as to present a legible appearance. All signs shall be maintained in good repair. All inoperative, broken, excessively weathered, or faded signs shall be repaired or removed.
(b)
All temporary signs shall be removed at the expiration of the event or sale for which they were erected.
(2)
Prohibited Signs.
(a)
No sign shall be erected or maintained so as to be distractive or hazardous, or to obstruct visibility with respect to the safety of motorists or pedestrians proceeding along any public way, or entering or leaving a lot.
(b)
No banners, streamers, pennants, balloons, flags (other than national, state and/or municipal flags) are permitted.
(3)
Vacation. All signs, other than the permitted "for sale" or "for rent" signs shall be removed from the zoning lot within 30 days of the closing or vacation of any business formerly located in the WDD.
(4)
Exemptions.
(a)
Traffic signs for all public and private streets, including, but not limited to, street names, stop signs, and yield signs shall be exempted from this § 27-605.8.
(b)
Any recreational use open to the public without charge shall be exempt from the requirements of this § 27-605.9.
(5)
Off-Premises Signs. Off-premises signs shall be permitted throughout the WDD.
(6)
Overall Development Signage. Signs containing the name of the overall development may be located on the existing, approximately 250 feet tall, steel stack located west of the Homestead High Level Bridge and on monument signs, which shall be limited to 15 feet in height and located at major entrances to the WDD. Additional signage announcing the entire WDD development may be approved by the Council.
B.
Residential Communities.
(1)
The following signs shall be permitted in any Residential Community, subject to the following conditions:
(a)
Monument Signs. One such sign for each access point to a public right-of-way. Each sign shall not exceed 50 square feet in total surface area per side and shall not exceed 10 feet in height or be closer than 10 feet to any public right-of-way. Letters shall not exceed 18 inches in height.
(b)
Identification Signs. Not more than one such sign shall be permitted for each multi-family dwelling structure containing more than five dwelling units, club house/leasing office, or any recreational facility ancillary to a Residential Community. Each sign shall not exceed eight square feet in total surface area per side and shall not be closer than 10 feet to any property line. Such signs shall additionally be permitted to display address information and hours of operation.
(c)
Illuminated Signs. Externally or internally illuminated signs are permitted provided that the lighting source is not visible from any dedicated public right-of-way and no glare is generated by any such sign.
(d)
Temporary Signs. Temporary signs may be permitted for a period not to exceed 14 consecutive calendar days and not more than 28 calendar days in any one calendar year. There shall be no limit as to the number or size of temporary signs, except that such signs must be located on the lot of the business whose opening, sale, or ownership is being advertised, and that such signs shall not constitute a hazard or impediment to vehicular and pedestrian traffic.
(e)
Directional Signs. Only two directional signs are permitted per curb opening. Any such directional sign may not exceed two square feet in total surface area.
(f)
Awning Signs. Signs on awnings are exempt from the limitations imposed by this Part, regarding the location of the signs with respect to the public right-of-way. An awning sign shall be affixed flat to the surface of the awning, shall not be illuminated, and shall indicate only the name and/or address of the business, and shall otherwise conform to the regulations outlined under this Part.
(g)
Real Estate Signs. Shall be limited to one such sign for each access point to a public street and may be located in a required front yard. Such sign shall not exceed 10 square feet in total surface area, 10 feet in height, and shall not be closer than five feet to any private property line or public right-of-way.
(h)
Development Signs.
(i)
Other than Real Estate and Development Signs, signs shall not include identification of the owner, developer, builder, or realtor.
(j)
Neon signs shall be permitted.
(2)
Exceptions. Applications may vary from the above signage requirements when it can be demonstrated that special circumstances exist, subject to approval from Council.
C.
Commercial, Office and Industrial Uses.
(1)
Permitted sign area for each sign in a commercial, office, or industrial use shall be 10% of the total area of the front building facade of that use (building height x building width x 0.10 = permitted sign area). Permitted sign area shall be increased by 25% for uses having frontage on more than one public right-of-way. Permitted sign area may be used for any of the following signs:
(a)
Flush Mounted Wall Sign. Not to exceed 75% of the total permitted sign area. Such signs may be located on any wall, and shall be architecturally integrated into the overall design of the building.
(b)
Pylon Signs. Individual user/tenant panels shall not exceed 250 square feet of sign area per side. Such signs shall be limited to users/tenants situated on parcels equal to or greater than three acres in size. The number of pylon signs within the WDD shall be limited to the number of access points to public rights-of-way.
(c)
Monument Signs. Shall be limited to 50 square feet of sign area per side per each street frontage. Such signs shall be limited to users/tenants situated on parcels less than three acres in size.
(d)
Menu Boards. In addition to other signs, a fast food restaurant may provide a menu board for drive-thru customers. A menu board shall not be located within the required front yard setback area, shall not exceed 20 square feet in total surface area, and shall not impede the safe flow of traffic.
(e)
Automotive Service Stations.
1)
Not more than two price signs may be attached to the permitted free-standing sign. The area of these signs shall be included in the total permitted signage surface area. The total surface area of all free-standing signs shall not exceed 50 square feet per side.
2)
Additional signs are permitted on and above gasoline pump islands, provided they do not extend beyond the edge of the island and are within 15 feet of the ground. The total surface area of all permitted free-standing and pump island signs shall not exceed 200 square feet.
3)
State inspection shingles, where applicable, shall not exceed 24 inches by 26 inches in dimension and may be flush-mounted on the structure.
(2)
The following signs shall be permitted but will not count towards permitted sign area:
(a)
Window Graphic Signs.
(b)
Projected or Projecting Signs.
(c)
Development Signs.
(d)
Temporary Signs. Temporary signs may be permitted for a period not to exceed 14 consecutive calendar days and not more than 28 calendar days in any one calendar year. There shall be no limit as to the number or size of temporary signs, except that such signs must be located on the lot of the business whose opening, sale, or ownership is being advertised, and that such signs shall not constitute a hazard or impediment to vehicular and pedestrian traffic.
(e)
Directional Signs. Only two directional signs are permitted per curb opening. Any such directional sign may not exceed two square feet in total surface area.
(f)
Awning Signs. Signs on awnings are exempt from the limitations imposed by this Part, regarding the location of the signs with respect to the public right-of-way. An awning sign shall be affixed flat, to the surface of the awning, shall not be illuminated, and shall indicate only the name and/or address of the business, and shall otherwise conform to the regulations outlined under this Part.
(g)
Marquee Signs. One such sign shall be permitted for each use and shall not exceed one foot in depth or five square feet in area per side.
(h)
Real Estate Signs. Shall be permitted for each business, may be located in a required front yard, and shall be limited to 10 square feet in area per side and shall be set back a minimum of five feet from any property line.
(3)
Pylon signs shall be limited to 500 square feet of total sign area per side in size and a maximum height of 45 feet as a permitted use, with any sign in excess of 45 feet requiring approval as a conditional use.
(4)
Monument signs shall be limited to 50 square feet of total sign area per side and a maximum height of 10 feet.
(5)
Exceptions. Applications may vary from the above signage requirements when it can be demonstrated that special circumstances exist, subject to approval from Council.
D.
Location of Signs.
(1)
All portions of pylon signs shall be set back a minimum of 30 feet from any dedicated public right-of-way.
(2)
All portions of monument signs shall be set back a minimum of 10 feet from any dedicated public right-of-way.
(3)
A sign shall be placed so as not to interfere with the safe, regular, and orderly flow of pedestrian and vehicular traffic.
(4)
Flush-mounted signs shall be permitted on all sides of a building provided they are in conformance with the requirements contained herein.
(5)
Free-standing signs shall be permitted in any yard area provided they are in conformance with the requirements contained herein.
E.
Illumination.
(1)
Indirectly illuminated signs are permitted provided that the lighting source for indirectly illuminated signs and shall not be visible from any dedicated public right-of-way.
(2)
Internally illuminated signs are permitted. No glare shall be generated by any such sign.
(3)
Electronic time/temperature and/or message board signs are permitted subject to the other regulations of this Part.
(4)
Neon signs are permitted.
(5)
Density - Residential Uses. The maximum dwelling unit density in the WDD shall be 50 units per acre.
