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(A) No use of land or structure in any district shall involve, or cause, any condition or material that may be dangerous, injurious or noxious to any other property or person in the borough.
(B) Furthermore, every industrial or commercial use of land or structure in any district must observe the following performance requirements.
(1) Fire protection. Fire protection and fighting equipment acceptable to the Board of Fire Underwriters shall be readily available when any activity involving the handling or storage of flammable or explosive material is carried on.
(2) Electric disturbance. No activity shall cause electrical disturbances adversely affecting radio, television or other communication equipment in the neighboring area.
(3) Noise. Noise which is determined to be objectionable because of volume or frequency shall be muffled or otherwise controlled, except for fire sirens and related apparatus used solely for public safety purposes.
(4) Odors. In any district, no malodorous gas or matter shall be permitted which is discernible on any adjoining lot or property.
(5) Air pollution. No pollution of air by fly-ash, dust, vapors or other substances shall be permitted which is harmful to health, or to animals, vegetation or other property.
(6) Glare. Lighting devices which produce objectionable direct or reflected glare on adjoining properties or thoroughfares shall not be permitted.
(7) Erosion. No erosion by wind or water shall be permitted which carry objectionable substances onto neighboring properties.
(8) Water pollution. No permit shall be issued until all applicable wastewater, stormwater or erosion/sedimentation control permits have been obtained.
(9) Burning. To further protect property from noxious and malodorous nuisances, and provide for protection of property from fire, outdoor open burning of any paper, brush, refuse or similar material is prohibited in all districts. This prohibition does not include outdoor commercial or recreational barbeques, or small campfires burning natural firewood.
(1980 Code, Ch. 28, Part 5, § 28-506) (Ord. 1419, passed 9-16-2013, § 506) Penalty, see § 156.999
(A) Off-street loading and parking space shall be provided in accordance with the specifications in this section in all districts, whenever any new use is established or an existing one is enlarged.
(B) However, any new development in the C-1 Commercial District shall not be subject to parking or loading standards, unless specifically required by conditional use or special exception.
(1) Off-street loading.
(a) Generally. Every use listed in the following table shall provide off-street loading berths in accordance with its size:
Table 156.111A: Off-Street Loading | ||
Use | First Berth | Additional Berth(s) Per Each Additional Increment |
Table 156.111A: Off-Street Loading | ||
Use | First Berth | Additional Berth(s) Per Each Additional Increment |
Institutional Uses | ||
Hospitals, nursing homes, personal care homes, auditoriums and arenas | 50,000 | 100,000 |
Schools | 10,000 | 50,000 |
Commercial Uses | ||
Convenience store/service station | 5,000 | 40,000 |
Eating and drinking place | 40,000 | 50,000 |
Hotel | 50,000 | 100,000 |
Retail sales/shopping centers | 40,000 | 50,000 |
Industrial Uses | ||
Heavy manufacturing, wholesale, warehouses truck terminals | 5,000 | 10,000 |
Light manufacturing | 10,000 | 50,000 |
Note: All figures given in the above table are the gross feet of floor area for each listed use | ||
(b) Size and access. Each off-street loading space shall be not less than ten feet in uniform width and 65 feet in length. It shall be so designed so the vehicles using loading spaces are not required to back onto a public street or alley. Such spaces shall abut a public street or alley or have an easement of access thereto. Loading berths may be combined with parking areas if it can be shown that peak loading hours will not conflict with the parking of other vehicles.
(2) Off-street parking.
(a) Size and access. Off-street parking spaces shall have an area determined by their use. In the case of multi-family dwellings, mobile home parks, industrial and manufacturing establishments, warehouses, wholesale and truck terminals, each space shall be not less than 144 square feet, being at least eight feet wide and 18 feet long. For all other uses, each space shall have a uniform area of 180 square feet, being at least ten feet wide and 18 feet long. These uniform sizes shall be exclusive of access drives or aisles, and shall be in usable shape and condition. Parking areas shall be designed to provide sufficient turnaround area so that vehicles are not required to back onto public streets. Where an existing lot does not abut on a public or private street, alley or easement of access, there shall be provided an access drive leading to the parking or storage areas or loading spaces. Such access drive shall be consistent with requirements for private streets in the Subdivision and Land Development Ordinance (Chapter 156). Access to off-street parking areas shall be limited to well-defined locations, and in no case shall there be unrestricted access along a street.
(b) Off-street parking lot design. All off-street parking lots shall be designed in accordance with standards within the Subdivision and Land Development Ordinance (Chapter 156).
(c) Number of parking spaces required. The number of off-street parking spaces required is set forth in Table 156.111B. Where the use of the premises is not specifically mentioned, requirements for similar uses shall apply. If no similar uses are mentioned, the parking requirements shall be one space for each two proposed patrons and/or occupants of that structure. Where more than one use exists on a lot, parking regulations for each use must be met, unless it can be shown that peak times will differ.
Table 156.111B: Off-Street Parking | |
Parking Spaces Required | |
Use | Parking Spaces Required |
Table 156.111B: Off-Street Parking | |
Parking Spaces Required | |
Use | Parking Spaces Required |
Residential | |
Family and group day care | 2 spaces for the dwelling and at least 1 additional space |
Mobile home parks | 2 per dwelling unit |
Multi-family dwelling | 2.0 per dwelling unit, unless limited to persons over the age of 55, or 1-bed-room units, then 1.25 spaces per dwelling unit |
Single-family dwelling | 2 per dwelling unit |
Institutional Uses | |
Churches, auditoriums, indoor assembly places | 1 per each 3 seats or 1 per each 4 persons permitted in maximum occupancy |
Hospitals | 1 per each staff on the largest shift plus 1 per each bed |
Nursing homes and personal care homes | 1 per each staff on the largest shift plus 1 per each 4 beds |
Schools | 1 per each teacher and staff plus 1 for each 4 classrooms plus 1 for each 2 students age 16 and over |
Stadiums, sports arenas and places of outdoor assembly | 1 per each 6 seats or 1 per each 4 persons permitted in maximum occupancy |
Commercial Uses | |
Auto sales and service, trailer sales and similar outdoor sales | 1 per 5,000 square feet developed lot area for vehicle display and 1 per 300 square feet customer service area; to a required maximum of 30 designated customer parking spaces |
Convenience store/service stations | 1 per 200 square feet gross floor area |
Day care centers | 1 space for every 8 children under care and 1 space for each employee on shift |
Eating and drinking places | 1 per each 2.5 patron seats |
Fast food, drive through eating and drinking | 1 per each 2 patron seats |
Funeral home and mortuaries | 25 for the first parlor or viewing room, plus 10 per each additional viewing room |
Furniture stores, building material and supply yards | 1 per each 800 square feet of gross floor area |
Hotels/motels | 1 per guest room plus 1 per each employee on the largest shift |
Indoor commercial recreation | 1 per each 3 persons in maximum occupancy |
Medical and dental office | 8 spaces per doctor |
Outdoor commercial recreation | 1 per each 2,500 square feet of lot area developed and used for the recreational activity |
Professional office and banks | 1 per each 250 square feet of gross floor area |
Retail stores/shopping centers | 1 per each 400 square feet of gross floor area |
Industrial Uses | |
Business parks, light manufacturing, heavy manufacturing, truck terminals and warehouses | 1 per each employee on largest shift plus 1 visitor space per each 10,000 square feet gross floor area |
(d) Location and parking. Required parking spaces shall be located on the same lot with the principal use. The borough may permit parking spaces to be located not more than 200 feet from the lot of the principal use, if located in the same zoning district as the principal use, and either a sufficiency of public spaces can be proven, or the developer has leased or owns adequate spaces. In such cases, the application shall be reviewed as a land development plan under the Subdivision and Land Development Ordinance (Chapter 156) as it involves more than one lot.
(e) Screening and landscaping. Off-street parking areas for more than five vehicles, and off-street loading areas, shall be effectively screened on any side which adjoins a residential district (see definition of screening) or use. In addition, there shall be a planting strip of at least five feet between the front lot line and the parking lot. Such planting strip shall be suitably landscaped and maintained.
(f) Minimum distance and setbacks. No off-street loading or parking area for more than five vehicles shall be closer than ten feet to any adjoining property line containing a dwelling, residential district, school, hospital or similar institution.
(g) Surfacing. With the exception of single-family dwellings, all parking and loading areas and access drives shall have a paved surface, graded with positive drainage to prevent the flow of surface water onto neighboring properties. Lots shall be designed to provide for orderly and safe loading and parking.
(h) Lighting. Any lighting used to illuminate off-street parking or loading areas shall be arranged so as to reflect the light away from the adjoining premises of any residential district or use and away from roads or highways.
(1980 Code, Ch. 28, Part 5, § 28-507) (Ord. 1419, passed 9-16-2013, § 507) Penalty, see § 156.999
(A) The borough supports housing choice for persons with disabilities, and group residences that meet the definition under § 156.146 shall be permitted by right in all districts where single-family dwellings are permitted.
(B) However, it shall be the applicant’s responsibility to ensure to the borough that:
(1) All applicable standards of the Pennsylvania Department of Public Welfare and other licensing entities are met;
(2) All standards of the Uniform Construction Code (Chapter 150, §§ 150.25 and 150.26) are met prior to occupancy; and
(3) The applicant shall certify that it will provide no group housing on the site for persons who:
(a) Have been adjudicated a juvenile delinquent;
(b) Have a criminal record;
(c) Have a legal status as a sex offender;
(d) Are persons who currently use illegal drugs;
(e) Are persons who have been convicted of the manufacture or sale of illegal drugs; and
(f) Are persons with or without disabilities who present a direct threat to the persons or property of others.
(C) The borough will make reasonable accommodation for the need of resident caregivers and disabled persons in applying its definition of family, but the applicant shall show that the number of persons and caregivers proposed to reside in the group residence will be generally consistent with the density of dwellings in the proposed zoning district.
(1980 Code, Ch. 28, Part 5, § 28-508) (Ord. 1419, passed 9-16-2013, § 508) Penalty, see § 156.999
The practice of forestry, including timber harvesting, is declared as a permitted use in all districts. It is subject to the following conditions:
(A) Any harvesting shall be preceded by presenting an approved erosion and sediment control plan prior to the issuance of a zoning permit, as needed. The harvester shall also confer with the owner of any above ground utilities on the property to ensure lines will not be damaged.
(B) In all districts, to avoid traffic congestion and sound disturbance, all activities must start after 8:00 a.m. and end by 6:00 p.m. during the week. No Sunday work shall be permitted.
(C) No harvesting of timber shall be permitted within any setback area except for necessary removal from storm damage, disease prevention, utility protection, or pursuant to land development.
(1980 Code, Ch. 28, Part 5, § 28-509) (Ord. 1419, passed 9-16-2013, § 509) Penalty, see § 156.999
(A) Fences utilized for screening shall be of permanent opaque construction, such as wood or vinyl, and kept in repair and maintenance to ensure their continued function. Unless permitted as a boundary fence, the developer shall ensure a maintenance area of at least three feet in width between any screen fence and a property line. The area outside the screen fence shall be mowed grass or landscaped vegetation.
(B) If screen planting is used, it shall be comprised of an evergreen hedge at least six feet high at time of planting, planted in such a way that it will block a line of sight. The screening may consist of either one, or multiple rows of bushes or trees and shall be at least four feet wide. It shall be the responsibility of the property owner to maintain a screen planting, replacing trees as needed. The Zoning Officer may require replacement of screening trees.
(1980 Code, Ch. 28, Part 5, § 28-510) (Ord. 1419, passed 9-16-2013, § 510) Penalty, see § 156.999
SIGNS
The following sign regulations shall be observed in all districts. It is not the purpose of this subchapter to abridge commercial or noncommercial free speech. The purpose of these regulations is to ensure that the time, place and manner of sign emplacement within the borough is conducted with regard to the safety of motorists and pedestrians (especially in avoiding distractions or confusion in high traffic areas), access to light and air by neighboring properties, and avoidance of negative impact upon neighboring properties, including unnecessary glare.
(1980 Code, Ch. 28, Part 6) (Ord. 1419, passed 9-16-2013, Part 6)
The following types of signs are permitted in all zoning districts, and exempt from permitting requirements, but not from performance standards relative to traffic safety, or overall sign limitations of any specific sign type or district:
(A) Temporary signs announcing a campaign, drive or event of a civic, philanthropic, educational or religious organization, provided such sign shall not exceed 16 square feet in area and shall be removed immediately upon the completion of the campaign, drive or event;
(B) Temporary signs erected in connection with the development or proposed development of the premises or property provided that the area of any such sign shall not exceed 16 square feet. Not more than one such sign shall be placed on property held in single and separate ownership unless the property fronts on more than one street, in which case one such sign shall be permitted on each separate street frontage. Such signs shall be removed within ten days after the development has been completed and/or the last structure occupied. No such sign may be erected until all zoning, subdivision and land development approvals have been obtained;
(C) Political signs announcing candidates seeking public office, a referendum or similar political speech, provided that such sign shall not exceed 16 feet in area;
(D) Religious or holiday displays or messages with no commercial content;
(E) The flag of the United States, Commonwealth or any state or nation;
(F) Signs offering the sale or rental of the premises upon which the sign is erected; provided that the area of any such sign shall not exceed ten square feet and not more than one such sign shall be placed on the property unless such property fronts on more than one street, in which case one sign may be erected on each street frontage;
(G) Auctions, garage or yard sale signs provided that they do not exceed four square feet and are removed as soon as the event or activity has occurred;
(H) Directory signs which list all the occupants of a multi-tenant or multiple-family building, or buildings in a multi-building development; provided, that the area of such signs does not exceed one-half square foot per tenant or two square feet per individual building;
(I) Temporary signs of contractors, developers, architects, engineers, builders and artisans, erected and maintained on the premises where the work is being performed, provided that the area of such sign shall not exceed 16 square feet in any residential district, and 32 square feet in all other districts; provided that such sign shall be removed upon completion of the work;
(J) Any signs not visible from outside a lot or building;
(K) Displays of time and temperature, including electronic displays;
(L) Rest room, exit, public telephone, handicapped parking or access, and similar directional or informational signs emplaced for the benefit of the public or building tenants;
(M) No trespassing signs, signs indicating the private nature of a road, driveway or premises, signs controlling fishing on the premises; provided that the area of such sign shall not exceed two square feet;
(N) House and address numbers, home occupation or nameplate sign displaying the name and address of the occupant or the profession or activity of the occupant of a dwelling unit, provided that not more than one such sign shall be erected for each permitted use, and provided that the area of each such sign shall not exceed four square feet and may not be illuminated;
(O) Memorial signs or tablets denoting the date of erection of a building;
(P) Temporary signs announcing the birth of a child, birthday commemoration, marriage, graduation or similar event in the life of a householder shall be permitted provided such signs do not exceed 32 square feet;
(Q) Any sign warning of a hazard that contains no other information or commercial content;
(R) Signs erected by the borough or an authorized entity that serve to provide directions and explanations for public recreational purposes and facilities, for dedication/memorial purposes, and to mark and explain historical events, persons or structures. Such signs shall not exceed 16 square feet in area. Such signs may include the name or logos of businesses or individuals who have sponsored a public improvement or general support of said facility;
(S) Traffic signs and similar regulatory notices placed by a duly constituted governmental body; and
(T) Signs erected for the purpose of scoring an athletic event taking place upon the site, which may include electronic scoring devices and names and or logos of sponsors of the sign, provided there is no illumination of the sign at times when the activity is not taking place.
(1980 Code, Ch. 28, Part 6, § 28-601) (Ord. 1419, passed 9-16-2013, § 600)
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