City of Warren, PA Article V Commercial Districts

§ 470-24 Intent of commercial districts.

[Amended 12-12-1988 by Ord. No. 1491]

A. The intent of the commercial districts is to provide sufficient space in appropriate locations for the types of commercial and service establishments required within the City of Warren.

B. It is further the intent to promote the most desirable use of land and buildings and, in particular, to promote their reuse.

C. It is also intended that maximum use should be made of upper stories of existing buildings and, in this regard, residential use is not only permitted but encouraged in this district.

D. The uses and controls established for the commercial districts recognize the growing trend toward mixed-use developments. When such developments are done in a planned and coordinated manner, they are hereby encouraged.

§ 470-25 Area requirements.

[Amended 7-11-1983 by Ord. No. 1358; 5-18-1992 by Ord. No. 1549; 4-10-1995 by Ord. No. 1591]

It is the intent of these requirements to permit the maximum possible commercial development potential while protecting any adjacent residential properties:

A. Minimum lot size. There are no limitations on lot size, maximum lot coverage, minimum lot width or maximum height.

B. The floor area ratio (FAR).

(1) The total square feet of building area, exclusive of basements, expressed as a ratio to the total square feet of lot area. The maximum permitted floor area ratio (FAR) for each of the commercial districts shall be:

(a) In the C-1 District: 6.0.

(b) In the C-2 District: 2.0.

(2) To calculate the maximum square feet of floor area in a building permitted in any commercial zone, multiply the FAR times the total lot area.

C. Street setback. Shall be the same as the average setback for the block. Where no average setback exists on a given block, or where such setback is difficult to determine, the Zoning Administrator shall determine the setback requirement in keeping with the character of the neighborhood.

D. Adjacent to residential use. On a commercially zoned lot which borders a residential district, the following shall apply to all new construction, including exterior structural renovations which decrease the distance from the commercial structure to the residential district:

(1) No commercial structure, except a fence or a wall, shall be located closer than 10 feet to the boundary of the adjacent residential lot or lots.

(2) No commercial building shall be located closer than 15 feet to the boundary of the adjacent residential lot or lots.

(3) Commercial buildings must be constructed so that the general residential character of the adjoining residential neighborhood is maintained in architecture, facade and materials. A site plan detailing construction must be approved by the Planning Commission.

E. Parking. Parking shall be provided in accordance with Article X of this chapter.

F. Residential use density. Residential uses in commercial districts shall comply with the regulations for R-3 Residential Districts.

§ 470-26 Central Commercial C-1.

[Amended 7-11-1983 by Ord. No. 1358; 5-8-1989 by Ord. No. 1500]

A. Intent. To provide a district in which will be encouraged the development of an attractive, functional and efficient central shopping and business district containing offices, retail and service establishments serving the entire community. Further, to provide for residential uses, particularly on the upper floors of business establishments.

B. Permitted uses. Within the C-1 District, the following uses of land, buildings or premises are permitted:

(1) Retail business.

(2) Service establishments.

(3) Offices.

(4) Restaurants.

(5) Hotels, motels.

(6) Public recreation facilities.

(7) Clubs, membership.

(8) Public/semipublic.

(9) Parking facilities.

(10) Residential, except street level.

[Amended 6-20-2016 by Ord. No. 1869]

(11) Mortuary.

(12) Boardinghomes.

(13) Bed-and-breakfast facilities use is subject to Article VIII, General Controls, § 470-49, of this chapter.

[Amended 3-17-2008 by Ord. No. 1762]

(14) Buildings originally constructed for residential use may revert to residential use.

[Added 3-17-2014 by Ord. No. 1843]

C. Special exceptions. The following uses shall be permitted as special exceptions where authorized by the Zoning Hearing Board, subject to Article XIII of this chapter:

(1) Light manufacturing.

(2) Automotive service establishments.

(3) Drive-in businesses.

(4) Multifamily residential.

(5) Single-family detached dwelling (new construction).

[Added 3-17-2014 by Ord. No. 1843]

(6) Residential, street level.

[Added 10-21-2019 by Ord. No. 1938]

§ 470-27 General Commercial C-2.

[Amended 7-11-1983 by Ord. No. 1358; 7-11-1985 by Ord. No. 1480; 5-8-1980 by Ord. No. 1500; 2-11-1991 by Ord. No. 1522]

A. Intent. To provide a district in which will be encouraged the maintenance of those offices, retail and service business establishments essential to the efficient functioning of a residential neighborhood; to provide for auto-oriented business along major transportation routes; to encourage such commercial development to provide a proper interface with adjacent residential uses.

B. Permitted uses. Within the C-2 District, the following uses of land, buildings or premises are permitted:

(1) Retail business.

(2) Automotive dealers.

(3) Clubs.

(4) Restaurants.

(5) Drive-in facilities.

(6) Service establishments.

(7) Public/semipublic.

(8) Public recreation facilities.

(9) Offices.

(10) Parking facilities.

(11) Automotive service establishments.

(12) Residential uses.

(13) Hotels, motels.

(14) Mortuary.

(15) Boardinghomes.

(16) Bed-and-breakfast facilities use is subject to Article VIII, General Controls, § 470-49, of this chapter.

[Added 3-17-2008 by Ord. No. 1762]

C. Special exception. The following uses shall be permitted as special exceptions where authorized by the Zoning Hearing Board, subject to Article XIII of this chapter:

(1) Light manufacturing.

(2) Automotive repair garage.

(3) Mini storage building.