This article lists specific controls over general aspects of
land utilization that either further explain requirements of this
chapter, provide additional requirements or are not included elsewhere
in this chapter.
Accessory buildings shall meet the following requirements:
A.
Building-mounted broadcast transmission antennas shall not be located
on any single-family or two-family dwelling.
B.
Building-mounted broadcast transmission antennas shall be permitted
to exceed the height limitations of the applicable zoning district
by not more than 20 feet. Broadcast transmission antennas co-located
on existing permitted antennas shall not exceed the height established
by the Borough Council. The applicant shall demonstrate that the proposed
height of the communications tower is the minimum height necessary
to perform its function.
C.
Omnidirectional or whip antennas shall not exceed 20 feet in height
and seven inches in diameter.
D.
Directional or panel broadcast transmission antennas shall not exceed
five feet in height and three feet in width.
E.
Any applicant proposing broadcast transmission antennas to be mounted
on an exiting building or other structure shall submit the following:
(1)
Evidence from a Pennsylvania registered professional engineer or
architect certifying that the proposed installation will not exceed
the structural capacity of the building or other structure, considering
wind and other loads associated with the antenna location.
(2)
Detailed construction and elevation drawings to the Borough indicating
how the antennas will be mounted on the structure.
(3)
Evidence of agreements and/or easements necessary to provide access
to the building or structure on which the antennas are to be mounted
so that installation and maintenance of the antennas and broadcast
transmission equipment building can be accomplished.
F.
Broadcast transmission antennas shall comply with all applicable
standards associated with:
G.
Broadcast transmission antennas shall not cause radio frequency interference
with other broadcast transmission facilities located in the Borough.
H.
Broadcast transmission antennas' base/foundation shall be set back
from any residential dwelling a distance equal to the height of the
tower plus 50 feet, or 100 feet from the property line with a property
in the R-l District, whichever is greater. The minimum setback from
nonresidential structures shall be the height of the tower plus 50
feet, or 50 feet from the property line, whichever is greater.
I.
A broadcast transmission equipment building shall be subject to the
height and setback requirements of the applicable zoning district
for an accessory structure. Broadcast transmission equipment housed
in underground vaults shall be exempt from setback requirements.
J.
The owner and/or operator of broadcast transmission antennas shall
be licensed by the Federal Communications Commission to operate such
antennas.
K.
The applicant shall supply the following documentation to the Borough:
(1)
Documenting the need for the broadcast transmission facilities and efforts to secure co-location (see Subsection L below);
(2)
A visual impact assessment and neighborhood impact assessment of
the proposed facilities;
(3)
Certification from a Pennsylvania registered professional engineer
that a proposed communications tower will be designed and constructed
in accordance with the current Structural Standards for Steel Antenna
Towers and Antenna Supporting Structures, published by the Electrical
Industrial Association/Telecommunications Industry Association; and
(4)
Scale drawings showing the proposed placement, spacing, construction
and/or modification of the broadcast transmission antennas and related
facilities.
L.
Any applicant proposing construction of a new communications tower
shall provide written evidence that a good-faith effort has been made
to obtain permission to mount the broadcast transmission communications
antennas on an existing building, structure or communications tower.
A good-faith effort shall require that all owners of potentially suitable
structures within a one-quarter-mile radius of the proposed communications
tower site be contacted and that one or more of the following reasons
for not selecting such structure apply:
(1)
Proposed antennas and related equipment would exceed the structural
capacity of the existing structure and its reinforcement cannot be
accomplished at a reasonable cost;
(2)
Proposed antennas and related equipment would cause radio frequency
interference with other existing equipment for that existing structure
and the interference cannot be prevented at a reasonable cost;
(3)
Existing buildings, structures or towers do not have adequate location,
space, access or height to accommodate the proposed equipment or to
allow it to perform its intended function;
(4)
Addition of the proposed antennas and related equipment would result
in electromagnetic radiation from such structure exceeding applicable
standards established by the Federal Communications Commission governing
human exposure to electromagnetic radiation; and/or
(5)
A commercially reasonable agreement could not be reached with the
owners of the existing building, structure or tower.
M.
As conditions to issuance of the permit, applicants for broadcast
transmission facilities shall be required to supply the following:
(1)
A copy of its current Federal Communications Commission license;
(2)
The name, address and emergency telephone number for the operator
of the broadcast transmission antenna and equipment;
(3)
General liability coverage in the minimum amount of $1,000,000 per
occurrence and property damage coverage in the minimum amount of $1,000,000
per occurrence covering the broadcast transmission antenna and equipment;
and
(4)
All documentation applicable to the facility, including its operation
and any enforcement/activities by other agencies.
N.
Access shall be provided to the broadcast transmission antenna and
equipment building by means of a public street or easement to a public
street. The easement shall be a minimum of 20 feet in width and shall
be paved to a width of at least 10 feet with a dust-free, all-weather
surface for its entire length.
O.
The site of a communications tower shall be secured by a fence with
a minimum height of eight feet to limit accessibility by the general
public.
P.
No signs or lights shall be mounted on a communications tower, except
as may be required by the Federal Communications Commission, Federal
Aviation Administration or other governmental agency that has jurisdiction.
The following are exceptions to the height requirements of the
districts:
A.
Height regulations of this chapter shall not apply to water towers,
church spires, belfries, antennas, chimneys, architectural ornaments,
or appurtenances placed above the roof level not intended for human
occupancy, although certain height regulations may be in other Borough
ordinances.
No structure or part of a structure shall be erected within
or shall project into any required yard setback except the following:
A.
Overhanging eaves, gutters, cornices or solar energy collectors not
exceeding two feet in width.
B.
Arbors, trellises, garden sheds, flagpoles, unroofed steps, unroofed
patios, awnings, movable canopies, walls and fences.
C.
Unenclosed fire escapes that extend no more than six feet into any
required yard area.
D.
Ramps and other access aids and appurtenances required to assure
ADA access and/or access by persons with mobility limitations.
In districts where permitted, these uses are restricted to those
not conducted primarily for gain, although a dining room may be operated
for the benefit of club members; provided that no sign advertising
the sale of food or beverages will be permitted. Buildings or structures
hereafter erected or converted for such uses are subject to all applicable
regulations for the zoning district in which they are located.
Punxsutawney Borough may require safeguards to assure compliance
with certain environmental standards for nonresidential development.
When required, the applicant shall demonstrate that adequate provisions
will be made to reduce and minimize any objectionable elements related
to this section. Upon request of the Borough, the owner shall furnish
or obtain proof, at his own expense, that he/she is in compliance
with the following environmental standard:
A.
Lighting and heat.
(1)
All lighting shall be shielded and shall not cause a glare beyond
the lot boundary.
(2)
Any operation producing heat shall prevent any effect from the heat
beyond the property lines.
(3)
No flashing or oscillating lights shall be permitted.
(4)
Lighting that, by reason of intensity, color, location or movement
of its beam, may interfere with or abrogate public safety shall not
be permitted.
Group homes are facilities intended and allowed as a permitted
use in the TND District and a special exception in the R-2 District,
subject to the following requirements:
A.
The number of persons living in such group home shall not exceed
two persons per bedroom and shall include at least one on-site support
staff member who shall not be included in the maximum number.
B.
All group home structures should have the appearance of single-family
or other traditionally residential structures.
C.
All group homes shall meet the minimum yard, setback and lot width
requirements in the applicable zoning district.
D.
A group home must be sponsored and operated by a group, organization
or corporation licensed by either the county or the state. Proof of
licensing shall be submitted with the application for the group home
use. Proof of compliance with all applicable county or state regulations
shall be furnished to the Zoning Officer.
E.
No group home shall be located within a radius of 0.5 mile of any
other group home.
The minimum habitable floor area of any dwelling unit hereafter
established shall conform to the International Property Maintenance
Code, which provides for the following minimums for differing types
of floor space:
|
Minimum Area in Square Feet
| ||||
|---|---|---|---|---|
|
Space
|
1 to 2 Occupants
|
3 to 5 Occupants
|
6+ Occupants
| |
|
Living room/area*
|
No requirements
|
120
|
150
| |
|
Dining room/area*
|
No requirements
|
80
|
100
| |
|
Bedrooms:
| ||||
|
First person
|
70
|
70
|
70
| |
|
Each additional person
|
50
|
50
|
50
| |
|
NOTES:
| |
|
*
|
Combined living/dining areas shall comply with the total of
each as per the table.
|
A.
No permits for alterations, additions, reconstruction or rehabilitation
to Class I structures, meeting the definition of “impact activities”
in the H Overlay District, shall be issued by the Zoning Officer prior
to review and issuance of a special exception. Any proposed alteration,
addition, reconstruction or rehabilitation meeting the definition
of “impact activities” in a Class I structure shall be
in substantial compliance with the following:
(1)
A property will be used as it was historically or be given a new
use that requires minimal change to its distinctive materials, features,
spaces and spatial relationships.
(2)
The historic character of a property will be retained and preserved.
The removal of distinctive materials or alteration of features, spaces
and spatial relationships that characterize a property will be avoided.
(3)
Each property will be recognized as a physical record of its time,
place, and use. Changes that create a false sense of historical development,
such as adding conjectural features or elements from other historic
properties, will not be undertaken.
(4)
Changes to a property that have acquired historic significance in
their own right will be retained and preserved.
(5)
Distinctive materials, features, finishes, and construction techniques
or examples of craftsmanship that characterize a property will be
preserved. Deteriorated historic features will be repaired rather
than replaced. Where the severity of deterioration requires replacement
of a distinctive feature, the new feature will match the old in design,
color, texture, and, where possible, materials.
(6)
Chemical or physical treatments, if appropriate, will be undertaken
using the gentlest means possible. Treatments that cause damage to
historic materials will not be used.
(7)
Archeological resources will be protected and preserved in place.
If such resources must be disturbed, mitigation measures will be undertaken.
(8)
New additions, exterior alterations, or related new construction
will not destroy historic materials, features, and spatial relationships
that characterize the property. The new work shall be differentiated
from the old and will be compatible with the historic materials, features,
size, scale and proportion, and massing to protect the integrity of
the property and its environment.
(9)
New additions and adjacent or related new construction will be undertaken
in such a manner that, if removed in the future, the essential form
and integrity of the historic property and its environment would be
unimpaired.
(10)
Application procedures. Applications for any proposed alteration,
addition, reconstruction or rehabilitation of a Class I building meeting
the definition of “impact activities” shall comply with
the provisions in this section. The completed application shall be
submitted to the Zoning Officer and shall include a written description
of the proposed alteration, addition, reconstruction or rehabilitation
and, where applicable:
A.
General requirements. No Class 1 building shall be demolished, removed or otherwise relocated without a special exception in accordance with Article VI. An applicant for a special exception to demolish a Class I building shall submit the required application fee and the required number of copies of the special exception application to the Zoning Officer, who shall forward a copy of the application to the Zoning Hearing Board, that shall include the following:
(1)
A
description of the structural condition of the building proposed to
be demolished, removed or relocated;
(2)
A report from the Borough Code Enforcement Officer indicating the
building's status in relation to the Property Maintenance Code;
(3)
Documentation of costs associated with rehabilitating the property;
(4)
Recent interior and exterior photographs of the building proposed
for demolition, removal or relocation;
(5)
Documentation that there is no feasibility to continue the current
use and other uses permitted within the underlying zoning district,
either as permitted uses, special exception uses, or conditional uses,
have been denied or are not feasible; and
(6)
An explanation that adaptive reuse opportunities do not exist due
to constraints related to the building proposed to be demolished,
removed or relocated or the lot on which it is located.
Home occupations, not meeting the definition of a “no-impact
home-based business,” are special exception uses in the R-1
and R-2 Districts and permitted uses in the TND District, subject
to the following requirements:
A.
The home occupation shall be carried on only by residents of the
dwelling and/or no more than one employee other than the residents
of dwelling. Additional nonresident employees may be approved as part
of the special exception.
B.
The character or external appearance of the dwelling unit or accessory
structure must be consistent with the zoning district. No display
of products may be shown so as to be visible from outside.
C.
A sign not larger than two square feet in area shall be permitted
and cannot be animated or illuminated by direct light.
D.
Not more than 35% of the gross floor area of a dwelling unit may
be devoted to a home occupation.
E.
The use will not involve any waste product other than domestic sewage
or municipal waste.
F.
The use is clearly an incidental and secondary use of a residential
dwelling unit.
G.
The use does not require mechanical equipment other than that customarily
used for domestic or hobby purposes.
H.
The use does not generate more than eight vehicles during the average business day and can accommodate parking on site in accordance with § 235-40F.
I.
The use requires shipments or deliveries by the United States Postal
Service or commercial parcel services customarily associated with
deliveries and shipments in residential areas.
J.
The use will not be one that creates dust, heat, glare, smoke, vibration,
audible noise, or odors outside the building.
K.
The home occupation use shall involve the provision of services and
shall not involve the sale of goods.
In the case of a lot of record held in single and separate ownership
at the effective date of this chapter, the following apply:
Within the I District, junkyards meeting the definition of this
chapter shall be a special exception use, subject to the following
requirements:
A.
The deposit or storage for more than 120 days of two or more motor
vehicles not having valid inspection stickers issued by the Pennsylvania
Department of Transportation, excluding farm vehicles, or of two or
more wrecked or broken vehicles, or the major parts of two or more
such vehicles, shall be deemed to make the lot a junkyard.
B.
No material shall be placed in any junkyard in such a manner that
is capable of being transferred out of the junkyard by wind, water,
or other natural causes.
C.
The boundaries of any junkyard shall at all times be clearly delineated
by a closed fence.
D.
All paper, rags, cloth and other fibers, and activities involving
the same, other than loading and unloading, shall be kept within fully
enclosed buildings.
E.
The land area used for junkyard purposes shall not be less than 10
acres and shall not be exposed to public view from any public street
or road by virtue of its location on a hillside or location on a plateau
below street level.
F.
Screening of the junkyard from neighboring land uses shall, as a
minimum, require the following:
(1)
The junkyard shall be entirely enclosed by a closed fence at least
eight feet but no more than 10 feet high, constructed of approved
fencing material, with access only through solid gates. Such fence
or wall shall be kept in good repair. A brick wall, stockade fence
or a chain-link fence with opaque insets that shield the view of the
property will meet this requirement.
(2)
The contents of such junkyard shall not be placed or deposited to
a height greater than the height of the fence or wall herein prescribed.
(3)
The fence or wall shall be situated no closer to any street or property
line than 25 feet.
G.
All materials shall be stored in such a manner as to prevent the
breeding or harboring of rats, insects, or other vermin. When necessary,
this shall be accomplished by enclosure in containers, raising of
materials above the ground, separation of types of material, preventing
the collection of stagnant water, extermination procedures, or other
means.
H.
Fire shall be prevented and hazards avoided by organization and segregation
of stored materials, with particular attention to the separation of
combustibles from other materials and enclosure of combustibles where
necessary by the provision of adequate aisles at least 15 feet for
escape and fire fighting, and by other necessary measures.
Mobile home parks are permitted as a special exception in the
R-2 and TND Districts, subject to the following provisions:
A.
General standards.
(1)
A notice shall be placed on the land development plan stating that
it shall be the responsibility of the mobile home park owner to maintain
all park facilities, including private streets, sewage disposal facilities,
and areas designated as open space.
(2)
The minimum width of any mobile home lot shall be not less than 75
feet. The minimum length of any mobile home lot shall be not less
than 120 feet or equal to the overall length of any mobile home located
on the lot plus 30 feet, whichever length is greater. The maximum
number of mobile home lots per acre shall be four.
(3)
Construction and related standards associated with design, foundation
systems, skirting and perimeter enclosures, footings and foundations,
pier construction/height, anchorage installation and ties/materials
installation governing the placement of units in a mobile home park
shall conform to the requirements of the International Residential
Code.
(4)
A minimum of two off-street parking spaces per each mobile home lot
within the development shall be provided within 200 feet of the lot
to be served.
B.
Setbacks, buffer strips, and screening requirements.
(1)
All mobile homes, auxiliary park buildings and other park structures
shall be located at least 40 feet from the mobile home park boundary
lines. The minimum buffer strip may be reduced to 25 feet if a suitable
perimeter screening of plantings or fencing is provided and approved
as a part of the special exception approval.
(2)
Mobile homes shall be located at least 50 feet from any auxiliary
park buildings and any repair, maintenance or storage areas of buildings.
C.
Design standards.
(1)
A mobile home park shall have a gross area of a least five contiguous
acres of land.
(2)
The developer shall provide a minimum of 10% of the gross area of
the mobile home park for recreational/open space.
(3)
Access to mobile home lots within the development shall be provided via an internal street system designed and constructed in accordance with the standards of Chapter 211, Subdivision of Land (SALDO).
(a)
Developers proposing public dedication of streets within a mobile
home park shall submit road design and construction plans which meet
the minimum specifications of the Borough as part of the plan submission
process. A deed, which dedicates the land to be used as a public street
to the municipality, shall be recorded with the final plan.
(b)
Private streets include all streets or roads not dedicated,
accepted, and maintained for public use. Private streets may be permitted
and shall conform to the design standards as per the SALDO.
(4)
Mobile home parks shall be provided with water supply facilities
designed and constructed in accordance with the standards of the Department
of Environmental Protection and the following regulations:
(a)
The developer shall construct a system of water mains and connect
with such public water supply system where a public water supply with
sufficient capacity is available at plat boundary or within 1,000
feet of any section of the mobile home park.
(b)
If a public water supply system is not available under the conditions
stated above, the developer shall provide individual or community
wells to serve the mobile home park that shall be approved by the
Department of Environmental Protection.
(c)
Where wells provide a water supply in a mobile home park, at
least one test well shall be drilled in the proposed area for each
10 lots, or upon the requirements of the Department of Environmental
Protection.
(d)
All public water systems shall be laid wherever possible in
the planting strip on the higher side of the street and constructed
in accordance with the standards of the authority, utility company,
Department of Environmental Protection or municipal department operating
such water mains.
(5)
Mobile home parks shall be provided with sanitary sewer facilities
designed and constructed in accordance with the standards of the Department
of Environmental Protection and the following regulations:
(a)
The developer shall construct a sanitary sewer system and connect
with such sewer main and provide lateral connections for each lot
where a public sanitary sewer main is available at a plat boundary
or within 1,000 feet of any section of the mobile home park.
(b)
If a public sanitary sewer main is not available under the conditions
stated above, the developer shall construct a public or community
sewage treatment system as approved by the Department of Environmental
Protection.
(c)
All sanitary sewers shall be constructed and installed according
to the standards of the authority or municipal department operating
such sewers. Stormwater shall not be permitted to enter sanitary sewers.
(d)
All phases of construction, including excavation, trench, pipe
size, grade, backfill and manholes, shall be in accordance with approved
construction drawings and Department of Environmental Protection requirements
and shall be inspected by the Borough Engineer, his authorized representative,
the authority or the health officer during the entire construction
period.
(6)
In areas where a municipal sewer is planned to be available as per
the most recent Act 537 Plan but not yet built, laterals shall be
extended to the center of the street or into the right-of-way, and
trunk lines shall be provided to the edge of the mobile homes closest
to the municipal trunk location and capped. Until such time as a municipal
sewer becomes available, a project system must be installed. In the
case of a project system, a trunk shall be provided to connect into
the municipal system.
(7)
All phases of construction, including minimum size line, excavation,
trench, type of pipe, backfill hydrants, tees and valves, shall be
in accordance with approved construction drawings and Department of
Environmental Protection standards and shall be inspected by the Borough
Engineer, his authorized representative or the authority or agency
representative of the utility company during the entire construction
period.
A.
On a corner lot, no structure shall be erected or enlarged and no
vegetation shall be planted or maintained which may cause visual obstruction
to motorists on any public road.
B.
Clear sight triangles shall be provided at all street intersections,
with documentation provided by the applicant/developer. Within such
triangles, no object shall be permitted which obscures vision above
the height of 30 inches and below 10 feet, measured from the center-line
grade of intersecting streets. Such triangles shall be established
from a distance of 50 feet from the point of intersection of the center
lines of local and collector streets. For all intersections with arterial
streets, triangles shall be established in accordance with the current
edition of Geometric Design of Highways and Streets, by the American
Association of State Highways and Transportation Officials (AASHTO),
that takes factors such as vertical grade, speed limit, number of
travel lanes and other factors of the intersecting arterial into account.
A.
To minimize traffic congestion and hazard, control road access and
encourage orderly development of street frontage, the following regulations
shall apply:
(1)
Every building erected or altered shall be on a lot adjacent to a
public road or have access to a public road via an approved private
road/driveway.
(2)
Each use with less than 100 feet of road frontage shall not have
more than one ingress and egress lane to such road. No use with 100
feet or more of road frontage shall have more than two accessways
to any one road for each 300 feet of road frontage. A common access
point for two or more uses is encouraged, where practical, to minimize
vehicular access points along roads classified as other than local
roads.
(3)
All driveways to any public road shall be located a minimum of 40
feet from any intersection of road center lines.
(4)
Provision shall be made for safe and efficient ingress and egress
to and from public roads, without undue congestion or interference
with normal traffic flow. The developer shall be responsible for the
design and construction, and the costs thereof, of any necessary traffic
control device and/or highway modifications required by the county,
the Borough or the Pennsylvania Department of Transportation.
(5)
The maximum width of driveway entrances and exits onto a public road,
measured at the road line and within the road right-of-way, shall
be 14 feet for one-way driveways and 28 feet for two-way driveways.
The radius of the edge of the driveway apron shall not exceed 25 feet.
B.
The following internal circulation regulations shall apply to multiple-family
residential, commercial and industrial uses, unless otherwise specified:
(1)
Design of access aisles and drives.
(a)
Internal drives and service areas shall be designed to prevent
blockage of vehicles entering or leaving the site. Drives may be one-way
or two-way. Egress to roads classified other than as local roads shall
be in a forward direction.
(b)
Accessways, parking areas and loading areas shall have clearly
defined parking bays and circulation designated by markings, curbs,
and/or landscaped islands, so that patrons shall not impede traffic
as a result of any confusion as to location of entrances and exits.
(c)
All interior drives and accessways shall be paved with an approved
all-weather, cohesive and dust-free surface and shall be graded, properly
drained and maintained in a good condition. Interior drives shall
have a maximum grade of 8%.
(d)
Minimum interior drive cartway widths (with no abutting parking):
|
Use
|
Two Lane Two-Way Drives
(feet)
|
One Lane One-Way Drives
(feet)
| |
|---|---|---|---|
|
Multifamily residential
|
20
|
12
| |
|
Commercial/office
|
22
|
12
| |
|
Industrial
|
26
|
15
|
(e)
Common or shared access driveways to parking and loading areas
are permitted and encouraged, provided that landowners submit an agreement
of maintenance responsibility.
(2)
Landscaping/screening requirements. Required off-street parking shall
be landscaped and/or screened as summarized below.
(a)
Paved off-street parking lots for five or more vehicles which
are less than 20,000 square feet shall provide either a perimeter
landscaped strip at least five feet wide along the boundary of the
parking lot, with one shade tree per 40 linear feet and one shrub
per three linear feet of frontage, or an opaque architectural barrier.
(b)
Paved off-street parking lots in excess of 20,000 square feet
shall also meet the following standards:
[1]
Minimum perimeter planting strips of eight feet between the
parking lot and all lot lines to be planted with one hardwood or coniferous
tree or combination thereof per each two parking spaces.
[2]
A minimum of 8% of the total interior parking area shall be
devoted to interior planting strips to be maintained in trees, shrubbery,
annual plants or similar pervious dust- and mud-free material. Interior
landscaping may include islands and/or peninsulas within the parking
area, each having a minimum of 18 square feet, with shade trees and
shrubs prepared at the discretion of the developer.
(c)
Any vegetative feature required for landscaping and/or screening
requirements shall be replaced if it dies.
(3)
Fire lane easements. Any use or building located more than 600 feet
from a road shall provide a dedicated fire lane easement consisting
of an unobstructed right-of-way width of 30 feet.
C.
For loading and unloading requirements in connection with any use,
building or structure which requires the receipt or distribution of
materials by trucks or similar vehicles, there shall be provided a
sufficient number of off-street loading and unloading berths in accordance
with the following requirements:
(1)
Location. Loading and unloading areas shall not be located between
the front building setback line and the street line or within 10 feet
of any adjoining lot line abutting a dwelling, R-1 or R-2 District,
or platted residential lot.
(3)
Space allowed. Space allowed to any off-street loading berth may
be used to satisfy no more than 50% of the space requirements for
off-street parking.
(4)
Loading and unloading space shall be at least 10 feet wide, 20 feet
in length, with 14 feet of vertical clearance, and shall have an adequate
maneuvering area.
(5)
Surface. Loading and unloading areas shall have an all-weather, cohesive
and dust-free surface.
(6)
Minimum requirements. Each new use or change in use shall provide
the following:
|
Use
|
Gross Floor Area
(square feet)
|
Minimum Number of Spaces
| |
|---|---|---|---|
|
Commercial and industrial
|
Under 8,000
|
1
| |
|
8,000 to 40,000
|
2
| ||
|
40,001 to 250,000
|
3
| ||
|
Each additional 200,000
|
1
| ||
|
Offices and multifamily housing
|
Under 100,000
|
1
| |
|
100,000 to 300,000
|
2
| ||
|
Over 300,000
|
3
|
D.
Off-street parking requirements are subject to the following:
(1)
Off-street parking facilities shall be provided whenever a building
is constructed or a new use is established in an existing building,
or an existing building has a change in use.
(2)
Off-street parking facilities existing at the effective date of this
chapter shall not be reduced to an amount less than that required
under this chapter for a similar new building or use.
(4)
Location.
(a)
All parking spaces shall be on the same lot as the principal
building or on an abutting lot of record. Parking spaces may be located
within a structure or in the open.
(b)
The parking spaces may be located elsewhere than on the same
lot when authorized by the Zoning Hearing Board, subject to some portion
of the off-street parking area being within 300 feet of an entrance
regularly used by patrons.
(c)
For all residential dwellings, the parking spaces shall be within
100 feet of the dwelling unit they serve.
(d)
Parking areas requiring direct access to a municipal street
shall required a curb cut approved by the Borough, while those having
direct access to a state highway shall be subject to PennDOT highway
occupancy requirements.
(5)
Size and design of parking lots.
(a)
In the layout of parking lots, minimum parking stall dimensions
shall be 20 feet in length and 10 feet in width. Angled parking spaces
shall be no less than nine feet by 18 feet.
[Amended 5-10-2010 by Ord. No. 1098]
(c)
Parking lots for commercial and industrial uses and for multifamily
dwellings shall be illuminated at night.
(d)
Parking lots/areas for all commercial uses, light industrial
uses, multifamily dwellings and all uses other than single- and two-family
dwellings shall be paved and have an all-weather, cohesive and dust-free
surface.
(e)
Parking lots shall have a minimum slope of 1% and a maximum
slope of 5%. Stormwater runoff shall not be directed across pedestrian
walkways or other lots.
E.
Handicapped parking. This subsection shall apply to projects where
parking is provided, including commercial, industrial, office, institutional,
multifamily residential and educational uses.
(1)
The number and location of handicapped accessible parking spaces
shall conform to the requirements of the International Building Code.
Specific numbers of spaces from this code are as follows:
|
Total Parking Spaces Required for Use
|
Required Minimum Accessible Spaces
| |
|---|---|---|
|
1 to 25
|
1
| |
|
26 to 50
|
2
| |
|
51 to 75
|
3
| |
|
76 to 100
|
4
| |
|
101 to 150
|
5
| |
|
151 to 200
|
6
| |
|
201 to 300
|
7
| |
|
301 to 400
|
8
| |
|
401 to 500
|
9
| |
|
501 to 1,000
|
2% of total
| |
|
More than 1,000
|
20, plus 1 per each 100 over 1,000
|
(2)
Dimensions and design standards for handicapped accessible spaces/access
aisles shall conform to the requirements of the International Code
Council (ICC) and American National Standards Institute (ANSI), as
per ICC/ANSI A117.1-1998 (Chapter 5), as periodically amended and
updated. The minimum width of car/van parking spaces shall be 96 inches,
and they shall have an adjacent access aisle with dimensions as outlined
in the referenced ICC/ANSI publication.
(3)
Other requirements. Said spaces shall be most accessible and approximate
to the building or buildings that the parking spaces shall serve.
Each space shall be identified with a clearly visible marking displaying
the international symbol.
F.
Specific off-street parking requirements for various uses in each
district shall be as follows:
|
Summary of Parking Requirements
| |||
|---|---|---|---|
|
Use
|
Parking Space Requirement
| ||
|
Banks and financial
|
1 space per 300 square feet of gross floor area, plus a 3-space
reservoir area at each drive-in window and/or ATM
| ||
|
Barber- and beauty shops
|
2 spaces per shop, plus 1 1/2 spaces per chair
| ||
|
Day-care facilities
|
1 space per employee, plus a dropoff area equating to 1 space
per 6 children/clients
| ||
|
Doctor/dental office
|
4 spaces per doctor/dentist, plus 1 space per employee
| ||
|
Eating and drinking establishments
|
1 parking space for every 2 1/2 seats for patron use and
1 space for each employee
| ||
|
Eating establishment, drive-in
|
1 space for every 50 square feet of gross floor area and 1 space
for each employee, plus a 3-space reservoir area at each drive-in
window
| ||
|
Educational facilities
|
3 spaces per classroom, plus 1 space per employee (in addition
to spaces for auditoriums above)
| ||
|
Furniture store
|
1 space per 1,000 square feet of gross floor area
| ||
|
Golf courses/ranges
|
1 space per 4 holes/stalls and 1 space per employee
| ||
|
Home occupations
|
2 spaces in addition to the residential parking requirement
| ||
|
Hospital/clinic
|
3 spaces per bed
| ||
|
Houses of worship/auditorium/assembly halls/theaters
|
1 space for every 4 seats
| ||
|
Indoor recreation/health clubs
|
1 space for every 100 square feet of gross floor area
| ||
|
Industrial uses
|
1.5 spaces for every 2 employees on the largest shift, plus
5 for visitors
| ||
|
Motels, hotels, bed-and-breakfasts and guest homes
|
1 space for each unit and 1 space for each employee on the largest
shift
| ||
|
Nursing/personal care home
|
1 space for every 3 beds, plus 1 space per employee on the largest
shift
| ||
|
Office buildings and professional offices (not medical/dental)
|
1 space for each 300 square feet of floor area
| ||
|
Parks and outdoor recreation
|
1 space for every 4 persons of design capacity
| ||
|
Residential
| |||
|
Single-/two-family
|
2 spaces per dwelling unit
| ||
|
Multifamily/conversion apartments
|
1.5 spaces per dwelling unit
| ||
|
Retail/commercial (not otherwise classified)
|
1 space per 300 square feet of gross floor area used for sales
purposes
| ||
|
Self-service storage
|
1 space per 2,000 square feet of gross floor area
| ||
|
Senior housing, multifamily
[Added 5-10-2010 by Ord. No. 1098] |
0.5 spaces per dwelling unit
| ||
|
Service stations and vehicle repair
|
2 spaces per repair bay and 1 space per employee
| ||
|
Shopping centers/malls
|
1 space for each 350 square feet of floor space used for sales
purpose
| ||
|
Social halls, clubs and fraternal organizations
|
1 space per 200 square feet of gross floor area
| ||
|
Supermarkets and food stores
|
1 space for every 200 square feet of gross floor area used for
sales purposes
| ||
It is the intent of the screening provisions to provide visual
and auditory separation between potentially incongruous land uses.
It is a further intent of the following provisions to provide flexibility
to the developer or property owner to create effective concealment
through the performance design requirements below.
A.
Screening.
(1)
Screening requirements shall be applicable under the following circumstances:
(a)
A proposed nonresidential use abuts an existing residential
use or residential district.
(b)
A proposed multifamily residential building abuts an existing
residential use or district.
(d)
Any other instance where screening is required by this chapter,
or deemed necessary by the Zoning Hearing Board in relation to special
exceptions and variances.
(2)
Screening is not required if the features to be screened are set
back 300 feet or more from the lot line along which screening would
otherwise be required.
B.
In addition to the zoning district boundary areas described above,
the following land development features shall be screened on the lot
for which development is proposed:
C.
Site and district requirements.
(1)
Required screening shall occur on the perimeter of the lot unless
additional screening is otherwise required by approvals under this
chapter and/or other regulations and ordinances.
(2)
Screening may be interrupted for necessary driveways to the street,
provided that a gap in the screening does not exceed 30 feet.
D.
Effective screening may be accomplished through the use of one or
more of the following methods:
(1)
Placement of features to be screened behind an existing or proposed
landform or berm.
(2)
Use of existing or proposed 90% opaque architectural fence or barrier.
(3)
Use of existing woody vegetation masses such as hedges, woodlands
and hedgerows, provided that they are preserved intact during construction
on the site.
(4)
Proposed woody vegetation plantings such as trees and shrubs.
E.
Buffer/screen width.
(1)
Buffer/screen width located between divergent land uses shall be
in response to the degree of land use conflict. The width shall be
as follows:
(a)
A minimum buffer of eight feet in width is required where any
proposed commercial and/or industrial uses abut the existing residential
dwellings/district/platted lot, when a multifamily residential use
abuts the R-1 or R-2 District, and for required off-street parking
areas in excess of 20,000 square feet.
(b)
A planted buffer of 15 feet in width is required between any
other incongruous land uses so deemed by the Zoning Hearing Board,
as applicable for the specific special exception use or variance.
(2)
To meet the above screening requirements in part or in whole, existing
wood lots and hedgerows should be utilized, if they exist.
F.
The following design standards shall guide the design of the buffer:
(1)
For areas requiring a screen width of more than eight feet, a tree
plantation or a combination of trees and shrubs is required.
(2)
Where trees are proposed for screening, at least one tree that normally
achieves a height greater than 30 feet shall be planted for every
20 linear feet of distance required to be screened. Any resulting
fraction of this division shall be rounded up to the next whole number.
Location of the required trees is flexible.
(3)
Where proposed shrubs are used, the maximum distance between plant
centers shall be eight feet.
(4)
At a minimum, screening shall be of sufficient height and density
to constitute a continuous opaque screen in summer months to a height
of six feet within a period of three years of planting.
(5)
Proposed trees and shrubs shall be healthy, typical of their species,
and have normal growth habits with well-developed branches and vigorous
root systems.
G.
The following performance standards affect the design and requirement
of screening:
(1)
The developer is encouraged to consider placing improvements on the
land in a manner that would lessen the extent and cost of required
screening. Examples of sensitive design include the following:
(2)
To assure compliance with screening requirements, the applicant shall
provide a screening plan to enable the Borough to assess whether proposed
screening will create an effective buffer at necessary points. The
screening plan shall be drawn to scale, and proposed plants shall
be indicated, including type, quantity, size at planting time, and
spacing, and may include any one of the following:
H.
The following maintenance requirements apply to all screening/buffering:
(1)
Any tree or shrub planted for screening purposes that dies shall
be replaced.
(2)
Any fence, wall or other architectural method utilized for screening
shall be maintained in a structurally sound condition, and the surfaces
facing the lot line shall be maintained for an attractive appearance.
(3)
Any landform or existing vegetation mass approved for screening shall
not be altered or otherwise developed, except for usual maintenance.
(4)
The owner shall be responsible for continual maintenance of the screening.
A note on the application or site plans shall indicate this and shall
be signed by the applicant.
[Amended 9-13-2010 by Ord. No. 1104; 6-9-2014 by Ord. No. 1131]
A.
Compliance required. Signs may be erected and maintained only when
in compliance with the provisions of this article and any and all
ordinances and regulations relating to the erection, alteration or
maintenance of signs and similar devices.
B.
Signs in residence districts. The following types of signs and no others shall be permitted in Residential 1 and Residential 2 Districts, and all signs shall be subject to Subsection E hereof:
(1)
Nonilluminated signs advertising the sale or rental of the premises
upon which they are erected, when erected by the owner or broker or
any other persons interested in the sale or rental of such premises,
may be erected and maintained, provided that:
(2)
Nonilluminated signs indicating the location and direction of premises
available for or in process of development, but not erected upon such
premises, and having inscribed thereon the name of the owner, developer,
builder or agent may be erected and maintained, provided that:
(3)
Signs bearing the word "sold" or the word "rented," with the name of the persons effecting the sale or rental, may be erected and maintained, provided that the conditions in Subsection B(1) hereof are complied with.
(4)
Signs of mechanics, painters and other artisans may be erected and
maintained during the period such persons are performing work on the
premises on which such signs are erected, provided that:
(5)
Trespassing signs or signs indicating the private nature of a driveway
or property may be erected and maintained, provided that the size
of any sign shall not exceed two square feet.
(6)
Signs of schools, colleges, churches, hospitals, sanitariums or other
institutions of a similar nature may be erected and maintained, provided
that:
(7)
Nonilluminated signs advertising existing nonconforming uses shall
not be larger than two square feet, bearing the name and the occupation
of the practitioner. Only one such sign per dwelling unit shall be
permitted, unless such property fronts upon more than one street,
in which event one such sign may be erected on each frontage.
(9)
Signs designating entrances or exits to or from a parking area shall
be permitted and shall be limited to one sign for each such exit or
entrance and to a maximum size of two square feet each. One sign per
parking area designating the conditions of use or identity of such
parking area and limited to a maximum size of nine square feet shall
be permitted, provided that, on a corner lot, two such signs shall
be permitted, one facing each street. Such signs may be illuminated,
provided that the light is directed away from adjoining premises.
C.
Business identification and advertising signs.
(1)
Advertising signs and signs bearing the name of the occupant and products manufactured, processed, sold or displayed may be erected and maintained on the premises. The size of business identification and advertising signs shall not be restricted; however, all general regulations in Subsection D shall apply to such signs.
D.
General regulations pertaining to all signs. The following regulations
shall apply to all permitted sign uses:
(1)
The signs must be constructed of durable material, maintained in
good condition and not allowed to become dilapidated. Signs exceeding
40 square feet and projecting signs over 20 square feet shall be made
of noncombustible material.
(2)
No sign shall be placed in such a position that it will cause danger
to traffic on a street by obscuring the view.
(3)
No sign, other than an official traffic sign, shall be erected within
the lines of any street, unless authorized by the municipal governing
body for a special purpose.
(4)
No sign shall project over a public sidewalk and street area more
than 12 inches.
(5)
Overhead signs shall be at least 10 feet high, measured from the
ground or pavement to the bottommost part of the sign.
(6)
No permit shall be required for the erection, alteration or maintenance of any signs as permitted in Subsection B, Signs in residence districts.
(7)
A permit shall be required for the erection or alteration of advertising
signs and business identification signs.
(8)
Each sign shall be removed when the circumstances leading to its
erection no longer apply.
(9)
In all districts, only those signs, advertising signs and business
identification signs referring directly to materials or products made,
sold or displayed on the premises shall be permitted. Such signs shall
comply with all other requirements, as stated herein, for the district
in which they are erected.
(10)
Sandwich board signs. One portable double-sided sign per business
may be permitted with dimensions no greater than 24 inches by 36 inches,
displayed during regular business hours of the business/event being
advertised allowing uninhibited and adequate clearance for pedestrians.
Sandwich board signs will be placed out of the traffic area for pedestrians
and only one sandwich board sign per property. No permit is required
for this sign.
E.
Off-premises signs. No more than one off-premises sign shall be permitted
as long as it conforms to all existing regulations of the sign ordinance
with prior permission of the site's owner and approval of the Borough
Council. This will not apply to the display of sponsorship signs,
placards or banners placed at recreational and sports facilities,
or in Barclay Square or at events for nonprofit organizations.
F.
Prohibited signs. No flashing, oscillating signs shall be permitted.
Any sign, by reason of its intensity, color, location or movement,
that may interfere with traffic lights, signals or other controls
shall not be permitted in any district. Signs shall not contain moving
mechanical parts or use flashing or intermittent illumination. The
source of light shall be steady and stationary.
Private swimming pools are permitted as accessory uses, subject
to the following requirements:
A.
The pool shall be intended and shall be used solely for the enjoyment
of the occupants and their guests of the principal use of the property.
B.
The pool shall be located in either the rear or side yard of the
property.
C.
All in-ground pools that are installed to be permanent shall be fenced
with a locked gate or otherwise protected so as to prevent uncontrolled
access from the street or adjacent properties.
D.
All pools shall have a fence barrier of at least four feet for aboveground
and five feet for in-ground pools and shall be maintained in structurally
sound condition.
E.
Pools shall conform with other locational, barrier, pedestrian gate,
wiring and other applicable requirements as per the Uniform Construction
Code.
Automobile repair garages, including paint spraying and body
and fender work, may be a permitted use in the H-C District and a
special exception in the T-C District, subject to the following requirements:
A.
Stored vehicles, parts, equipment, etc., that are stored in an area
enclosed by a solid wall or fence shall not extend above the height
of the wall or fence.
B.
All repair and paint work shall be performed within an enclosed building.
C.
No junk vehicles in a state of disassembly may be stored in the open
for a period of longer than 90 days.
D.
Fuel pumps, lubricating devices and other dispensing devices shall
be located no closer than 25 feet from any public right-of-way.
All solid walls and fences shall not exceed six feet in height,
with the exception of the following:
A.
Retaining wall or part of a building wall approved as part of an
Borough approved application for construction;
B.
Open ornamental fences in the R-1, R-2, T-C and TND Districts.
C.
Fences and walls along the front lot line in R-1 and R-2 Districts
shall be limited to open fences at a height not to exceed four feet.
