A.
For the purpose of this chapter, Bridgeport Borough
is hereby divided into the following zoning districts, with the following
abbreviations:
|
OS
|
Open Space District
| |
|
R1
|
Low Density Residential District
| |
|
R2
|
Medium Density Residential District
| |
|
R3
|
High Density Residential District
| |
|
INR
|
Institutional/Residential
| |
|
NC
|
Neighborhood Commercial District
| |
|
GC
|
General Commercial District
| |
|
LIC
|
Light Industrial Commercial District
| |
|
LIC(R)
|
Light Industrial Commercial District (Residential
Option)
| |
|
GIC
|
General Industrial Commercial District
| |
|
MUR
|
Mixed Use Riverfront District
|
C.
Overlay districts: The Floodplain Area, as defined by Article V, shall serve as an overlay district to the applicable underlying districts.
D.
Purposes of each district: In addition to serving
the overall purposes of this chapter, the specific purposes of each
zoning district are summarized below.
(1)
OS Open Space District. To provide for very low-intensity
development in areas with significant important natural features,
such as wetlands, flood-prone lands and very steeply sloped areas.
To assist in protecting the water quality and habitats along creeks.
To recognize the larger parks open to the public.
(2)
R1 Low Density Residential District. To provide for
low-density residential neighborhoods that are primarily composed
of single-family detached dwellings. To protect these areas from incompatible
uses. To encourage owner occupancy and neighborhood stability.
(3)
R2 Medium Density Residential District. To provide
for medium-density residential neighborhoods. To protect these areas
from incompatible uses. To encourage "one home, one lot" development
in order to promote home ownership and neighborhood stability. To
make sure that infill development is consistent with neighboring development.
(4)
R3 High Density Residential District. To provide for
medium-high-density residential neighborhoods with a mix of housing
types. To protect these areas from incompatible uses.
(5)
INR Institutional Residential District. To provide
for places of worship and selected similar institutional uses that
are compatible with nearby neighborhoods. To also provide for medium-density
residential uses.
(6)
NC Neighborhood Commercial District. To promote pedestrian-oriented
activities in the downtown. To strengthen the downtown and commercial
areas that are close to homes. To recognize commercial areas that
are close to residential areas, as opposed to commercial areas that
are more highway-oriented. To promote an appropriate mix of retail,
service, office, public, institutional and residential uses. To avoid
heavy commercial uses that are most likely to conflict with nearby
neighborhoods and which are most likely to spur demolition of historic
buildings. To primarily provide for smaller-scale uses that utilize
existing buildings, as opposed to uses that would involve substantial
demolition. To recognize that the availability of off-street parking
at the former Bridgeport Elementary School makes it more suitable
for commercial reuse than other institutional buildings in the Borough.
(7)
GC General Commercial District. To provide for a wide
mix of commercial uses in areas that are not historic and not surrounded
by many homes. To recognize commercial areas that are more highway-oriented.
To provide for uses that are more auto-related than uses in the NC
Districts.
(8)
LIC Light Industrial Commercial District. To provide
for light industrial, office and related commercial development in
a manner that is compatible with any nearby homes. To carefully control
the types of industrial operations to avoid nuisances (such as excessive
noise) and hazards. To encourage the preservation of key historic
buildings.
(9)
LIC(R) Light Industrial Commercial District (Residential
Option). To serve the same purposes as the LIC District. To also provide
for historic rehabilitation of large older industrial buildings for
use as apartments or condominiums.
(10)
GIC General Industrial Commercial District.
To provide for a wide variety of industrial and commercial uses in
locations that are not adjacent to neighborhoods. To meet requirements
of state law to provide opportunities for a wide range of business
uses. To carefully control industrial uses to avoid significant nuisances
and hazards, particularly to neighboring residences.
A.
The regulations set by this chapter shall apply uniformly
to each class or kind of structure or land, except as provided for
in this chapter.
B.
No structure shall hereafter be erected, used, constructed,
reconstructed, structurally altered or occupied and no land shall
hereafter be used, developed or occupied unless it is in conformity
with the regulations herein specified for the use and district in
which it is located.
C.
No yard or lot existing at the time of passage of
this chapter shall be reduced in dimension or area below the minimum
requirements set forth herein. Yards or lots created after the effective
date of this chapter shall meet at least the minimum requirements
established by this chapter.
D.
Boundary change. Any territory which may hereafter
become part of the Borough through annexation or a boundary adjustment
shall be classified as the R1 Zoning District of Bridgeport Borough
until or unless such territory is otherwise classified by Borough
Council.
A.
A map entitled "Borough of Bridgeport Zoning Map"
accompanies this chapter and is declared a part of this chapter. The
Official Zoning Map, which should bear the adoption date of this chapter
and the words "Official Zoning Map," shall be retained in the Borough
Hall.
B.
Map changes: Changes to the boundaries and districts
of the Official Zoning Map shall only be made in conformity with the
amendment procedures specified in the State Municipalities Planning
Code.[1] All changes should be noted by date with a brief description
of the nature of the change, either on the Map or within an appendix
to this chapter.
[1]
Editor's Note: See 53 P.S. § 10101
et seq.
C.
Replacement map: If the Official Zoning Map becomes
damaged, destroyed, lost or difficult to interpret because of changes
and additions, or needs to have drafting errors or omissions corrected,
Borough Council may, by resolution, adopt a new copy of the Official
Zoning Map which shall supersede the prior Official Zoning Map. Unless
the prior Official Zoning Map has been lost or has been totally destroyed,
the prior map or any remaining parts shall be preserved, together
with all available records pertaining to its previous adoption or
amendment.
The following rules shall apply where uncertainty
exists as to boundaries of any district as shown on the Zoning Map.
A.
District boundary lines are intended to follow or
be parallel to the center line of street rights-of-way, streams and
railroads, and lot lines as they existed on a recorded deed or plan
of record in the County Recorder of Deeds' office at the time of the
adoption of this chapter, unless such district boundary lines are
fixed by dimensions as shown on the Official Zoning Map.
B.
Where a district boundary is not fixed by dimensions
and where it approximately follows lot lines, such boundary shall
be construed to follow such lot lines unless specifically shown otherwise.
C.
The location of a district boundary on unsubdivided
land or where a district boundary divides a lot shall be determined
by the use of the scale appearing on the Zoning Map unless indicated
otherwise by dimensions.
D.
Where a municipal boundary divides a lot, the minimum
lot area shall be regulated by the municipality in which the principal
use(s) are located, unless otherwise provided by applicable case law.
The land area within each municipality shall be regulated by the use
regulations and other applicable regulations of each municipality.
A.
Intent: To continue the objective of compatible land
uses across municipal boundaries.
B.
This chapter requires additional setbacks and the
provision of buffer yards when certain uses would abut an existing
dwelling or a residential zoning district.
C.
These same additional setback and buffer yard provisions
shall be provided by uses proposed within Bridgeport Borough regardless
of whether such abutting existing dwelling or principally residential
zoning district is located in an abutting municipality and/or in Bridgeport.
A.
Editor's Note: The Table of Permitted Uses by District is included at the end of this chapter; see Attachments 1 and 2.
B.
Unless otherwise provided by law or specifically stated
in this chapter, any land or structure shall only be used or occupied
for a use specifically listed in this chapter as permitted in the
zoning district where the land or structure is located. Such uses
shall only be permitted if the use complies with all other requirements
of this chapter.
C.
Permitted accessory uses in all districts. An accessory use of a dwelling is only permitted if such use is customarily incidental to the residential use and is specifically permitted by this chapter. The following are permitted by right as accessory uses to a lawful principal use in all districts, within the requirements of § 560-30 and all other requirements of this chapter:
(1)
Standard antennas, including antennas used by contractors
to communicate with their own vehicles*.
(3)
Garage, household.
(4)
Garage sale*.
(5)
Pets, keeping of*.
(6)
Parking or loading, off-street, only to serve a use
that is permitted in that district.
(7)
Recreational facilities, limited to use by: residents
of a development or students at a primary or secondary school or center
for the care and treatment of youth, and their occasional invited
guests.
(10)
Swimming pool, household*.
D.
Permitted accessory uses to business and institutional
uses. The following are permitted by right accessory uses only to
a permitted by right, special exception or conditional commercial,
industrial or institutional use, provided that all requirements of
this chapter are met:
A.
The following area, yard and building requirements shall apply for the specified zoning district, unless a more restrictive requirement for a specific use is required by § 560-29 or 560-30 or another section of this chapter. All measurements shall be in feet unless otherwise stated. See definitions of terms (such as lot width) in § 560-18. Editor's Note: The Table of Dimensional Requirements in Each District is included at the end of this chapter; see Attachment 3.
B.
Height: The following height provisions shall apply
unless specifically stated otherwise for a specific use.
(1)
Within the OS, R1, R2, R3 and INR Districts:
(a)
The maximum height for structures that are accessory
to dwellings shall have a maximum height of 1.5 stories (with the
half-story limited to nonhabitable storage areas) or 25 feet, whichever
is more restrictive; and
(b)
The maximum height for other structures shall
be three stories or 40 feet, whichever is more restrictive.
(2)
The maximum height of senior housing within the R3
District may be increased under footnote "5" as provided in the Table of Dimensional Requirements.[1]
[1]
Editor's Note: Said Note 5 states: "The lot
area per dwelling unit may be reduced to 1,200 square feet and the
maximum height may be increased to six stories or 72 feet, whichever
is more restrictive, if a lot includes six or more dwelling units
and all the units are permanently restricted by deeds and leases to
persons age 62 and older, the physically handicapped and their spouses."
(3)
Within all other districts, the maximum height for
all buildings shall be six stories or 72 feet, whichever is more restrictive,
provided that the maximum height shall be 40 feet within 40 feet of
an existing primarily residential use within a residential district.
A.
Purposes: to provide an alternative use for large
older industrial buildings within selected areas; to minimize conflicts
between business and residential uses.
B.
Uses: Rental, condominium or cooperative apartments
shall be allowed in the LIC(R) District as a special exception use,
provided that all of the following requirements are met:
(1)
Apartments shall only be allowed as a conversion of
a building(s) that existed prior to the adoption of this chapter and
shall not be allowed within any building constructed after the adoption
of this chapter.
(2)
The applicant shall prove to the satisfaction of the
Zoning Hearing Board that the residential uses will be able to occur
in a manner that will not create conflicts with nearby business uses.
Particular attention shall be paid to potential safety hazards regarding
proximity of any hazardous material handling or storage and conflicts
involving truck traffic and unloading operations.
(a)
To address potential conflicts, the Zoning Hearing
Board may, as a condition of the special exception, require limitations
on the location of trucking operations and/or hazardous material operations
and use of noise control measures on property under the control of
the applicant.
(3)
The applicant shall provide evidence that professional
analysis has been conducted of possible environmental contamination
of the building and land area proposed for residential use. The applicant
shall also, in writing, describe:
(a)
Any past and proposed remediation measures;
and
(b)
The level of compliance with any applicable
state and federal remediation regulations. However, zoning approval
under this chapter shall not constitute any guarantee or warranty
by the Borough of Bridgeport that the property is suitable for residential
use from an environmental perspective.
(4)
The residential use shall be limited to within existing
buildings, except that minor additions may be constructed to improve
emergency exits and handicapped access, add architectural interest
and accommodate amenities, provided that setback requirements are
met for new construction.
(5)
The residential use may occur within the same building
as permitted uses that do not involve manufacturing or bulk storage
of hazardous materials. Such permitted uses include, but are not limited
to, offices, retail sales, exercise clubs and restaurants.
[Added 8-26-2003 by Ord. No. 2003-003, approved 8-26-2003]
A.
Purposes: The Mixed Use Riverfront District provides
flexibility in land use planning by providing criteria that allow
a mix of uses in a designated area. The district is intended to achieve
the following purposes:
(1)
Provide for a mix of uses that will meet community
planning goals and objectives.
(2)
Provide for orderly and creative arrangement of land
uses with respect to each other within the district, those on adjoining
properties and to the entire community.
(3)
Provide adequate and well designed open space for
the use of district residents and the community.
(4)
Provide a means for review and mitigation of potential
community and environmental impacts.
(5)
Provide for innovative design and zoning techniques.
(6)
Encourage innovative transportation strategies to
reduce transportation impacts, improve safety, reduce congestion and
provide adequate access.
(7)
Provide for a Mixed Use Riverfront District that is
flexible and responsive to changes in land use market demands.
B.
Uses. Table 1 identifies the uses that are permitted
by right or by conditional use in the Mixed Use Riverfront District.
The uses in the Mixed Use Riverfront District are to include: open
space, medium- and high-density housing, retail/commercial/business/light
industrial workplaces, civic buildings, and parking.
|
NOTE: The section numbers in parentheses refer to additional requirements for specific uses in §§ 560-29 and 30 of this chapter.
|
|
Table 1
Types of Uses in the Mixed Use Riverfront
District
[Amended 6-27-2017 by Ord. No. 2017-004, approved 6-27-2017] | ||||
|
Types of Uses
(see Definitions in Article II)
|
Permitted Use
|
Conditional Use
| ||
|---|---|---|---|---|
|
Residential uses:
| ||||
|
Single-family detached dwelling
|
X
| |||
|
Twin dwelling, side by side, with each new dwelling
unit on its own fee-simple or condominium lot
|
X
| |||
|
Townhouse/row house [§ 560-29A(34)], with each new dwelling on its own fee-simple or condominium lot
|
X
| |||
|
Apartment [§ 560-29A(34)]
|
X
| |||
|
Group home within a lawful existing dwelling unit [§ 560-29A(14)], not including a treatment center
|
X
| |||
|
Commercial uses:
| ||||
|
Bakery, retail (if less than 15,000 square feet)
|
X
| |||
|
Bed-and-breakfast inn [§ 560-29A(9)]
|
X
| |||
|
Catering, custom, for off-site consumption
|
X
| |||
|
Communications tower/antennas, commercial
|
X
| |||
|
Conference center
|
X
| |||
|
Crafts or artisans studio (see also as "home
occupation")
|
X
| |||
|
Custom printing, photocopying, faxing, mailing
or courier service
|
X
| |||
|
Exercise club
|
X
| |||
|
Financial institution (includes banks)
|
X
| |||
|
Laundromat
|
X
| |||
|
Massage therapy, certified, see "personal services"
|
X
| |||
|
Mixed-use buildings
|
X
| |||
|
Motel or hotel [§ 560-29A(15)]
|
X
| |||
|
Office
|
X
| |||
|
Personal services (includes tailoring, custom
dressmaking, haircutting/styling, dry cleaning, shoe repair, and "message
therapy, certified" (see also "home occupation")
|
X
| |||
|
Picnic grove, private [§ 560-29A(24)]
|
X
| |||
|
Recreation, indoor (includes bowling alley,
roller or ice skating, batting practice; other than uses listed separately)
|
X
| |||
|
Recreation, outdoor [§ 560-29A(26)], including miniature golf course, golf driving range, boating, fishing; not including uses listed separately
|
X
| |||
|
Restaurant [§ 560-29A(28)] or banquet hall, without drive-through service
|
X
| |||
|
Retail store (not including individual uses
such as firearm sales and adult uses) (if less than 15,000 square
feet)
|
X
| |||
|
Retail sales as accessory to items manufactured,
assembled or processed on the premises, providing the retail sales
area does not exceed 5% of the total floor area of the use (if less
than 15,000 square feet)
|
X
| |||
|
Tavern which may include a state-licensed microbrewery
(not including after-hours club)
|
X
| |||
|
Theater, indoor, other than adult use
|
X
| |||
|
Trade/hobby school
|
X
| |||
|
Industrial uses (if less then 20,000 square
feet):
| ||||
|
Assembly or finishing of products using material
produced elsewhere (such as products from plastics manufactured off
site)
|
X
| |||
|
Manufacture and/or bulk processing of the following,
provided manufacturing occurs only indoors:
| ||||
|
Apparel, textiles, shoes and apparel accessories
(see also "craft studio")
|
X
| |||
|
Ceramics products (other than crafts studio)
|
X
| |||
|
Computers and electronic and microelectronic
products
|
X
| |||
|
Electrical equipment, appliances and components
|
X
| |||
|
Jewelry and silverware
|
X
| |||
|
Medical equipment and supplies
|
X
| |||
|
Pharmaceuticals and medicines
|
X
| |||
|
Scientific, electronic and other precision instruments
|
X
| |||
|
Sporting goods, toys, games and musical
|
X
| |||
|
Wood products and furniture (not including raw
paper pulp)
|
X
| |||
|
Packaging
|
X
| |||
|
Photo processing, bulk
|
X
| |||
|
Printing or bookbinding
|
X
| |||
|
Research and development, engineering or testing
facility or laboratory
|
X
| |||
|
Warehousing or storage as an accessory use to
a permitted principal use on the same lot or an adjacent lot or located
in the same zoning district
|
X
| |||
|
Institutional uses:
| ||||
|
College or university; educational and support
buildings
|
X
| |||
|
Community center or library
|
X
| |||
|
Cultural center or museum
|
X
| |||
|
Day-care center, adult [§ 560-29A(2)]
|
X
| |||
|
Day-care center, child [§ 560-29A(13)]
|
X
| |||
|
Hospital
|
X
| |||
|
Membership club meeting and recreational facility,
not including an "after-hours club" or "tavern"
|
X
| |||
|
Nursing home or personal care home/assisted living [§ 560-29A(22)]
|
X
| |||
|
Place of worship [§ 560-29A(25)]
|
X
| |||
|
Public/semipublic uses:
| ||||
|
School, public or private, primary or secondary [§ 560-29A(29)]
|
X
| |||
|
Borough-owned uses
|
X
| |||
|
Emergency services station, which may include
a supporting social club building or facility
|
X
| |||
|
Publicly owned or publicly operated recreation
or closely similar park open for public recreation use without charge
|
X
| |||
|
Public utility facility (see also § 560-13) (not including commercial communications antennas)
|
X
| |||
|
Swimming pool, nonhousehold [§ 560-29A(32)]
|
X
| |||
|
U.S. postal service facility, which may include
a leased facility
|
X
| |||
|
Accessory uses:
| ||||
|
Day-care center accessory to a lawful place
of worship
|
X
| |||
|
Day care, child [§ 560-30D(3)]:
|
X
| |||
|
Group day-care home
|
X
| |||
|
Family day-care home
|
X
| |||
|
Helipad
|
X
| |||
|
Miscellaneous uses:
| ||||
|
Nature preserve, wildlife sanctuary or environmental
education center
|
X
| |||
|
Parking lot as the principal use of a lot
|
X
| |||
C.
Procedures for development.
(1)
Development within the Mixed Use Riverfront District
shall be consistent with the Master Plan for the Mixed Use Riverfront
District as prepared by the Borough. The master plan shall contain
the following information:
(a)
Perimeter boundaries of the district.
(b)
Land uses of adjacent properties.
(c)
Natural features that may impact development
or should be incorporated into the district's development plan.
(d)
Proposed land uses for the district, including
open space areas with approximate location and boundaries.
(e)
Proposed streets within the district and access
areas into the district.
(2)
Preapplication meeting and sketch plan: A preapplication
meeting and sketch plan of a proposed subdivision/land development
plan within the Mixed Use Riverfront District is required of any applicant.
This preapplication meeting and sketch plan shall be regarded as informational
only where the major elements of any proposed plan can be reviewed
and discussed. The preapplication meeting/sketch plan shall not be
regarded as a formal application for the district nor shall the Borough
take any formal action on the sketch plan.
(3)
Subdivision and land development plans submitted to
the Borough for the Mixed Use Riverfront District must be consistent
with the Master Plan for the Mixed Use Riverfront District and meet
the applicable requirements of the master plan, and the Bridgeport
Borough Subdivision and Land Development Ordinance[1] in addition to the requirements of this article or any
other provisions of the Bridgeport Borough Zoning Ordinance. In the
event of a conflict between the requirements contained in this article
and any other ordinance, the requirements of this article will apply.
(4)
The Master Plan for the Mixed Use Riverfront District
may be revised by the Borough. Any subdivision/land development plans
would be consistent with the revised plan.
D.
Design standards and provisions.
(1)
Area, setback and bulk requirements:
|
Standard
|
Dimensions
| |
|---|---|---|
|
Minimum lot area
|
8,000 square feet (1,600 square feet for twin
dwelling and townhouse/row house)
| |
|
Maximum building coverage/ impervious cover
|
90%
| |
|
Front setback
|
0/10 feet, minimum/maximum
| |
|
Side setbacks
|
10/25 feet, minimum/maximum
| |
|
Rear setback
|
10/25 feet minimum/maximum
| |
|
Maximum building height (for all uses)
|
72 feet (see definition of "height" in Article II)
|
(2)
Open space requirements:
(a)
A minimum of 25% of the gross land area of the
Mixed Use Riverfront District shall be devoted to public and/or common
open space. The areas set aside for open space areas shall be consistent
with areas identified in the master plan for the district.
(b)
Borough Council may require dedication of part
of the open space shown on the plan in one or several locations according
to the following standards:
[1]
The land so dedicated is large enough to support
active and passive recreation facilities for the proposed population
densities and housing characteristics.
[2]
The land is accessible to the public and is
viewable from a public street.
[3]
The land is located along the Schuylkill River
and is accessible to the public.
(3)
Development requirements: Development within the Mixed
Use Riverfront District shall be consistent with the master plan for
the district and shall also meet the minimum/maximum requirements
established by this section.
(a)
Open space/recreation.
[1]
A minimum of 25% of the gross area of the Mixed
Use Riverfront District shall be designated for public recreation/open
use.
(b)
Commercial.
[1]
A minimum of 5% and a maximum of 30% of the
gross area of the Mixed Use Riverfront District shall be designated
for commercial uses.
(c)
Residential.
[1]
A minimum of 15% and a maximum of 30% of the
gross area of the Mixed Use Riverfront District shall be designated
for residential use.
[2]
All residential units in the district must include
a minimum of 1,000 square feet of living space.
[3]
Maximum permitted dwelling units may not exceed
28 units per acre.
(4)
Parking requirements.
(a)
Parking standards.
[1]
Townhouses: two per dwelling unit; apartments:
1.5 per dwelling unit.
[2]
Flexibility in the amount of parking provided
is allowed, providing that the applicant sufficiently proves to Borough
Council that the minimum off-street parking should be modified because
of one or more of the following standards:
[a]
The applicant proves that parking
will be shared with another use that will reduce the total amount
of parking needed because the uses have different peak times of parking
need and there is a legally guaranteed method to make sure that the
parking will continue to be available during all the years that the
use(s) are in operation.
[b]
The applicant proves that the parking
demand for a particular use is unusually low because of some unusual
and peculiar characteristic of the use.
[3]
Surface parking shall not occupy any part of any front yard. With the exception of corner lots, parking areas must be located to the rear or side of new or existing buildings. If an applicant can demonstrate to the Borough that parking in the rear is not feasible, the Borough may amend this requirement by conditional use. Off-street parking must be screened from views on public streets, according to screening standards in § 495-63 of the Borough's Subdivision and Land Development Ordinance.
[4]
Where access is through the frontage, garages
or carports shall be located a minimum of 30 feet behind the front
facade of the structure.
[5]
Parking lots should be designed to facilitate
interconnectivity between parcels in order to create comprehensive
and efficient banks of rear parking areas and to eliminate the need
for redundant accessways. The Borough may require access easements
through parking areas to provide access to existing or future adjacent
parking areas.
(5)
Landscaping.
(a)
Landscaping and buffering shall be in accordance with § 495-63 of the Borough's Subdivision and Land Development Ordinance.
(b)
Buffer requirements will be determined by the
Borough based upon the Master Plan for the Mixed Use Riverfront District.
(c)
Precise landscaping and buffering requirements
may be adjusted to allow views of and access to the riverfront.
(7)
Utilities.
(a)
Sewage disposal: Development within the Mixed
Use Riverfront District shall utilize public sewer service.
(b)
Water supply: Development within the Mixed Use
Riverfront District shall utilize public water service. All water
mains constructed shall meet the design and installation specifications
of the public water supplier.
(c)
Other utilities: All other utilities servicing
the Mixed Use Riverfront District shall be provided underground.
(8)
Pedestrian design standards:
(a)
Sidewalks are required along all existing and
proposed streets (minimum four-foot width).
(b)
Paved pedestrian walkways, sidewalks or equivalent
shall connect road frontage sidewalks to building entries, parking
areas, open spaces and other significant pedestrian destination areas.
(c)
Public pedestrian access shall be provided between
distinct uses through pedestrian access easements with a minimum width
of 15 feet. Walkways between office buildings, retail establishments,
housing areas and open spaces shall facilitate "walkability" in the
Mixed Use Riverfront District. Direct pedestrian connections to public
transit stops, retail uses and adjacent properties shall be accommodated,
where feasible, within the overall land use plan.
(9)
Traffic and access standards:
(a)
Public right-of-way access with a minimum width
of 25 feet shall be provided for all subdivided lots.
(b)
In the event that a commercial use with a traffic-generating
business is designated for any lot, that lot must have adequate access
and frontage along an existing or proposed public right-of-way.
(c)
The applicant shall demonstrate to the Borough
Council that satisfactory provisions are made to prevent traffic congestion
and hazards to the surrounding area. Provisions shall be made for
safe and efficient ingress and egress to and from the development.
The Borough Council may require a traffic impact study for any use
in the Mixed Use Riverfront District when it determines that such
a study is necessary to demonstrate the adequacy of the access points
and streets for accommodating the traffic generated by the proposed
use. Existing residential areas shall not be infringed upon by the
significant volumes of traffic from the proposed use.
(10)
Sewer and water:
(a)
Borough Council may require a sewer and water
impact study to determine the effect of the proposed use on capacity
and operations.
(11)
Neighborhood impact:
(a)
The impact of the proposed use on the surrounding
properties and neighborhood shall be considered. The use shall not
adversely affect the general welfare or orderly development of the
general neighborhood in which it is proposed. The scale, form and
appearance of structures and open space should be compatible with
the general character of the master plan. The applicant is encouraged
to present evidence on the need for the proposed use, including data
on the location of other similar uses in the Borough and surrounding
areas.
