Each of the following uses shall meet all of the following requirements for that use:
A. Abused person shelter.
(1) See definition in Article
II.
(2) Where permitted, such use shall have a maximum total of 12 residents in a residential district and 20 residents in any other district. Such maximum number of residents shall include any staff or volunteers that routinely stay overnight.
(3) The use shall include a minimum of one off-street parking space for each household intended to be housed on-site, unless the applicant proves to the satisfaction of the Zoning Hearing Board that less parking is needed because excess parking spaces are available on-street during all hours of the day.
(4) The use shall have secure locks and alarm systems to protect the occupants from physical violence.
(5) The use shall include a minimum of 250 square feet of usable outdoor open space for play by children or be within 250 feet of a public park.
B. Adult use. See Subsection
OO, Sexually oriented business.
C. Amusement arcade (see definition in Article
II).
(1) The use shall be set back a minimum of 400 feet from any place of worship or a public or private primary or secondary school.
(2) The use shall be set back a minimum of 250 feet from any residential district.
(3) The use shall not be open to persons age 16 or younger during school hours.
D. Auditorium, commercial or nightclub.
(1) A forty-foot buffer yard shall completely separate the structure and all off-street parking areas from any residential lot line.
(2) Any such use that allows the consumption of alcohol and that has a capacity of 150 or more persons shall be set back a minimum of 150 feet from any residential lot line.
E. Auto repair garage.
(1) All major repair, welding and paint work shall be performed within a building, with a fume collection and ventilation system that directs noxious fumes away from any adjacent dwellings.
(2) All reasonable efforts shall be made to prevent or minimize noise, odor, vibration, glare or electrical interference nuisances to adjacent lots.
(3) Outdoor storage of motor vehicles shall not be within a buffer yard or planting strip area required by §§
445-74 and
445-75 nor closer than 10 feet from a residential lot line.
(4) Overnight outdoor storage of junk, other than permitted vehicles, shall be prohibited within view of a public street or an adjacent dwelling.
(5) An individual junk vehicle (as defined by Article
II) shall not be stored within view of a public street or a dwelling for a total of more than 20 days. A maximum of six junk vehicles may be parked on a lot outside of an enclosed building at any one time, unless screened from view by evergreen plants.
(6) Whenever practical in the determination of the Zoning Officer, service bay doors shall not face directly towards an abutting dwelling (other than a dwelling separated from the repair garage by a street).
(7) A use that is primarily intended to serve trucks with three or more axles or tractor-trailer trucks shall have a minimum lot area of one acre, and all areas used for repairs, fueling and serving of such vehicles shall be set back a minimum of 100 feet from a residential lot line.
F. Auto, boat or manufactured home sales.
(1) No vehicle or home on display shall occupy any part of the existing street right-of-way or required customer parking area or any buffer yard or planting strip area required by §
445-74 or
445-75.
(2) See light and glare standards in §
445-46.
G. Auto service station.
(1) See definition in Article
II and definition of "auto repair garage." See also §
445-79, Motor vehicle access, in Article
VIII. No driveway entrance or fuel pumps of an auto service station shall be within 50 feet of the lot line of a primary or secondary school or a hospital.
(2) All activities, except those customarily performed at fuel or air pumps, shall be performed within a building. Spray painting or body or fender work is prohibited as part of an auto service station, unless such work is approved as part of an auto repair garage use.
(3) Fuel pumps shall be at least 25 feet from the existing street right-of-way.
(4) Overnight outdoor storage of junk and vehicle parts, other than permitted whole junk vehicles, shall be prohibited within view of a public street or dwelling.
(5) An individual junk vehicle (as defined by Article
II) shall not be stored within view of a public street or a dwelling for more than a total of 20 days. No more than three junk vehicles shall be stored on the lot outside of an enclosed building at any point in time.
(6) There shall be an ability for a minimum of three vehicles to be serviced at each cluster of gasoline pumps or to be lined up behind cars being serviced, without obstruction of access into or out of the driveways from public streets.
(7) A use that is primarily intended to serve trucks with three or more axles or tractor-trailer trucks shall have a minimum lot area of one acre, and all areas used for fueling and servicing shall be set back a minimum of 100 feet from all residential lot lines.
H. Bed-and-breakfast use.
(1) In a residential district, a maximum of six rental units shall be provided and a total maximum of 12 guests may occupy the facility at one point in time. A maximum of four persons may occupy one rental unit.
(2) In a residential district, a maximum of four off-street parking spaces may be located within the required front yard. See buffer yard requirements in §
445-74.
(3) At least one bathroom for guest use shall be provided for every three rental units.
(4) No signs, show windows or any type of display or advertising shall be visible from outside the premises, except for a single wall or freestanding sign, which shall not be internally illuminated, with a maximum sign area of four square feet on each of two sides, if freestanding, and with a maximum height of six feet.
(5) In a residential district, the exterior of the building shall not be changed in any way that would decrease its residential appearance and character, except for needed modifications for historic restoration, handicapped access or firesafety.
(6) The use shall be primarily operated by residents of the lot.
(7) There shall not be separate cooking facilities in any guestroom. Food shall only be served to guests who are staying overnight, unless a restaurant is also permitted by the district regulations.
(8) Guests shall not routinely stay for more than 14 days in any month.
(9) The use of any amenities provided by the bed-and-breakfast, such as a swimming pool or tennis court, shall be restricted in use to the guests and permanent residents of the establishment and their occasional invited guests, unless commercial recreation is also permitted by the district regulations.
(10) In a residential district, it shall be restricted to buildings that existed prior to January 1, 1950.
I. Betting use.
(1) The use shall be located abutting an arterial or collector street, as defined by the Official Street Classification Map.
(2) Minimum lot area: 30,000 square feet.
(3) Minimum building setback from any residential lot line or any lot line of a place of worship: 150 feet.
J. Boardinghouse (or rooming house).
(1) Minimum lot area: 10,000 square feet.
(2) Minimum setbacks: 15 feet on each side yard and 40 feet in the rear yard.
(3) Minimum lot width: 80 feet.
(4) Each sleeping room shall be limited to two adults each, with a maximum of three persons of any age per sleeping room.
(5) A ten-foot-wide buffer yard with screening complying with §
445-74D shall be provided between any boardinghouse and any abutting single-family detached dwelling that is within 100 feet of the boardinghouse building.
(6) Interior space: Each rental unit shall include a minimum of 120 square feet of habitable interior floor space if occupied by one person and a minimum of 190 square feet of such space if occupied by two or three persons.
(7) Maximum number of residents: 40 in an INS-G District and 80 in any other permitted district.
(8) See also standards for personal care homes, dormitories, abused person shelters and treatment centers, which are separate uses.
(9) Signs shall be limited to one wall sign with a maximum of two square feet per side and a maximum height of six feet.
(10) Rooms shall be rented for a minimum period of five consecutive days, except for an approved homeless shelter.
(11) A minimum of one full bathroom shall be provided for every four rental units.
J.1. | Bottle clubs (see definition in Article II) are permitted uses in a C-D District and a special exception use in a C-G District but shall not be permitted in any other district. [Added 12-29-2003 by Ord. No. 145-2003] |
| (1) | In any district that a bottle club is a permitted use or a special exception use, it shall not be located within 500 feet of the following: |
| | (a) | Places of worship, primary or secondary schools; |
| | (b) | Commercial enterprises catering primarily to persons under 18 years of age; |
| | (c) | A public library; |
| | (d) | A child-care facility or nursery school; and/or |
| | (e) | A public park, including but not limited to a national historic site or national historic park. |
| (2) | No bottle club shall operate between the hours of 2:00 a.m. to 8:00 a.m. |
| (3) | Limit of use. It shall be a violation of this subsection for any person to cause or permit the operation, establishment or maintenance of more than one bottle club in the same building, structure or portion thereof. |
K. Car wash.
(1) Traffic flow and ingress/egress shall not cause traffic hazards on adjacent streets.
(2) On-lot traffic circulation channels and parking areas shall be clearly marked.
(3) Adequate provisions shall be made for the proper and convenient disposal of refuse.
(4) Water used in the operation shall not flow into streets, sidewalks, separated storm sewers or waterways.
(5) Any car wash that is located within 200 feet of an existing primarily residential, nursing home or hospital building shall not operate between the hours of 9:00 p.m. and 7:00 a.m.
(6) Any chemicals that may be hazardous to aquatic life shall be stored within an area that will completely contain any leaks or spills.
L. Cemetery.
(1) Minimum lot area for any cemetery approved after the adoption of this chapter: two acres; maximum lot area for any cemetery approved after the adoption of this chapter: 10 acres.
(2) A crematorium, where permitted, shall be set back a minimum of 250 feet from all residential lot lines. Such use shall require special exception approval.
(3) All structures and graves shall be set back a minimum of 15 feet from the lot line of a residential lot line or the existing right-of-way of any public street and eight feet from the cartway of an internal private driveway.
(4) No grave sites shall be located within the one-hundred-year floodplain.
(5) The applicant shall provide evidence that proves to the satisfaction of the Zoning Officer, based upon a review by the Planning Commission and the City Solicitor, that there will be an appropriate financial system to ensure perpetual maintenance of the land.
M. Communications antennae, commercial.
(1) Any such antenna that is attached to an existing business building or a nonresidential building of more than five stories shall not be regulated by this section, and instead is permitted by right without additional regulations under this chapter. See requirements of the City building code.
(2) A freestanding antenna shall be set back a minimum distance equal to half its height from all lot lines and existing street right-of-way lines.
(3) The base of a freestanding antenna shall be surrounded by a secure fence with a minimum height of eight feet.
(4) Any freestanding antennae higher than 50 feet that is within 100 feet of a public street or dwelling shall be buffered along that street or lot line (except at the driveway crossing) by evergreen screening or preserved woods meeting the requirements of §
445-74.
N. Conversion of a building to an additional number of dwelling units (including but not limited to development of one accessory apartment within a single-family detached dwelling, but not including a unit for care of a relative as provided in §
445-35).
(1) All parking spaces provided on the lot shall be paved in asphalt, concrete or decorative paving block. See requirements for number of parking spaces in §
445-53.
(2) Each dwelling unit shall have a minimum floor area of 600 square feet of habitable floor area, with all areas used to meet such required floor area complying with the following conditions:
(a) All such floor area shall have a floor-to-ceiling height clearance of at least six feet eight inches that is not unobstructed by pipes, ducts, joists or other intrusions.
(b) All such floor area shall be heated and completely enclosed.
(c) A minimum of 50% of the floor surface of such required floor area shall be located above the average surrounding ground level.
(3) Windows. Each dwelling unit shall have at least one window that opens to the outside. See also Section 401 of the City existing property maintenance code.
(4) The use shall comply with the Pennsylvania Sewage Facilities Act, as amended, and state and local firesafety regulations.
(5) A total maximum over the lifetime of the property of no more than two dwelling units may be added to any existing single-family detached dwelling, single-family semidetached dwelling, two-family detached dwelling or townhouse beyond the number of dwelling units that existed in such building at the time of adoption of this chapter.
(6) The following regulations shall apply to the conversion of an existing single-family detached dwelling into a greater number of dwelling units:
(a) The building shall maintain the appearance of a single-family detached dwelling with a single front entrance. Additional entrances may be placed on the side or rear of the structure. The dwelling units may internally share the single front entrance.
(b) The conversion shall not be permitted if it would require the placement of an exterior stairway on the front of the building or would require the placement of more than three off-street parking spaces in the required front yard abutting an arterial street.
(7) Separate cooking and sanitary facilities shall be provided for each dwelling unit.
(8) Off-street parking lots with four or more spaces shall be buffered from abutting dwellings by evergreen screening meeting the requirements of §
445-74.
(10) A site plan shall be submitted to the Zoning Officer.
(11) Density. See the tables in §
445-30 for the applicable district, where permitted. Conversions of existing dwellings into increased numbers of dwelling units is prohibited in the R-1, R-1A, R-2 and R-2/O Districts, except as is permitted as a unit for care of relative under §
445-35.
O. Correctional facility, county-owned. The applicant shall prove to the satisfaction of the Zoning Hearing Board that the proposed use will include sufficient security measures to protect the general public and adjacent residents.
O.1 | Dance halls (see definition in Article II) are permitted uses in a C-D District and a special exception use in a C-G District but shall not be permitted in any other district. [Added 12-29-2003 by Ord. No. 145-2003] |
| (1) | In any district that a dance hall is a permitted use or a special exception use, it shall not be located within 500 feet of the following: |
| | (a) | Places of worship, primary or secondary schools; |
| | (b) | Commercial enterprises catering primarily to persons under 18 years of age; |
| | (c) | A public library; |
| | (d) | A child-care facility or nursery school; and/or |
| | (e) | A public park, including but not limited to a national historic site or national historic park. |
| (2) | No dance hall shall operate between the hours of 2:00 a.m. to 8:00 a.m. |
| (3) | Limit of use. It shall be a violation of this subsection for any person to cause or permit the operation, establishment or maintenance of more than one dance hall in the same building, structure or portion thereof. |
P. Day-care center, child. As a principal use:
(1) See also day-care center as an accessory use in §
445-35.
(2) The use shall comply with any applicable county, state and federal regulations, including having an appropriate Pennsylvania Department of Public Welfare registration certificate or license.
(3) Convenient parking spaces within the requirements of Article
VI shall be provided for persons delivering and waiting for children.
(4) In residential districts, where permitted as a principal use, it shall have a minimum lot area of 6,000 square feet and a minimum setback of five feet from an abutting residential lot line.
(5) Any area routinely used for outdoor play by children under the age of 12 shall be surrounded by a secure fence with a minimum height of four feet.
(6) Outside play areas in residential districts shall be limited to use between 7:30 a.m. and 9:00 p.m. if located within 100 feet of an abutting dwelling.
(7) Outdoor play areas of a day-care center involving the care of 20 or more children at any one time shall be set back a minimum of 10 feet from windows or doors of an abutting existing occupied dwelling.
(8) In residential districts, any permitted day-care center shall maintain an exterior appearance that resembles and is compatible with any existing dwellings in the neighborhood.
(9) A day-care center may occur in a building that also includes permitted or nonconforming dwelling units.
(10) See also the standards for a place of worship in this section, which allows a day-care center as an adjunct use. See also §
445-29D, which allows day-care centers limited to employees of a business or institution.
Q. Dormitory (see definition in Article
II).
(1) This use shall be limited to full-time students, faculty or staff of an accredited college, university, nursing school, medical training program or teaching hospital.
(2) The building shall be set back a minimum of 80 feet from any existing single-family detached dwelling or single-family semidetached (twin) dwelling that is not owned by the institution providing such dormitory.
(3) A dormitory shall include a maximum of one cooking area for every 20 students.
R. Forestry, commercial (excluding plant nursery).
(1) See definition in Article
II.
(2) A forestry management plan shall be prepared and followed for any commercial forestry involving more than one acre. This plan shall be prepared by a professional forester and be consistent with the timber harvesting guidelines of the Pennsylvania Forestry Association.
(3) Clear cutting shall be prohibited except on tracts of less than one-fourth (1/4) acre.
(4) On tracts larger than one-fourth (1/4) acre, at least 20% of the forest cover (canopy) shall be kept, and the residual trees shall be well distributed. At least 20% of these residual trees shall be composed of higher value species as determined by a professional forester.
(5) An erosion and sedimentation control plan shall be submitted to the County Conservation District for any review and recommendation.
(6) The forestry management plan shall include an appropriate method to ensure reforestation, except for areas approved for a permitted use.
(7) Commercial forestry is prohibited on areas with slopes greater than 25% or within the one-hundred-year floodway.
S. Funeral home. Minimum lot area: 12,000 square feet, which may include adjacent parking lots in common ownership or under long-term lease.
T. Golf course.
(1) The course shall be designed so that golf balls are highly unlikely to enter public streets or property that is not part of the golf course.
(2) A clubhouse, retail sales of golf supplies, nonhousehold swimming pool and/or restaurant may be permitted as an accessory use. Any principal building or swimming pool shall be located a minimum of 80 feet from any residential lot line, unless the owner of such lot grants a waiver, in writing, from such setback.
(3) Minimum lot area: 10 acres in a residential district.
(4) Any outdoor lighting shall be located and designed in such a way that it does not generate more light onto residential properties than what is customary in a residential neighborhood.
(5) Maximum building coverage: 5%.
(6) Maximum impervious coverage: 10%.
(7) Fairways and greens shall be setback a minimum of 20 feet from the lot line of any existing dwelling.
U. Group home (permitted within any lawful dwelling unit).
(1) See definition in Article
II.
(2) Supervision. There shall be adequate supervision as needed by an adequate number of person(s) trained in the field for which the group home is intended.
(3) Certification. The use shall be licensed or certified under an applicable state, county or federal program for group housing, if applicable. A copy of any such license or certification shall be filed with the City and shall be required to be shown to the Zoning Officer in the future upon request. The group home shall notify the City within 14 days if there is a change in the type of clients, the sponsoring agency, the maximum number of residents or if an applicable certification/license expires, is suspended or is withdrawn.
(4) Registration. The group home shall register its location, general type of treatment/care, maximum number of residents and sponsoring agency with the Zoning Officer. Such information shall be available for public review upon request.
(5) Counseling. Any medical or counseling services provided on the lot shall be limited to residents and a maximum of three nonresidents per day.
(6) Parking. One off-street parking space shall be provided for each employee on duty at any one time and every two residents of a type reasonably expected to be capable of driving a vehicle. Off-street parking areas of more than five spaces shall be buffered from adjacent existing single-family dwellings by a planting screen meeting the requirements of §
445-74.
(7) Appearance. If the group home is within a residential district, the building shall be maintained and/or constructed to ensure that it is closely similar in appearance, condition and character to the other residential structures in the area. No exterior signs shall identify the type of use.
(8) The following maximum number of persons shall reside in a group home, including the maximum number of employees/supervisors and/or care providers routinely in the group home at any point in time:
(a) Single-family detached dwelling with minimum lot area of 10,000 square feet and minimum building setbacks from all residential lot lines of 10 feet: eight total persons.
(b) Any other lawful dwelling unit: six persons.
(9) Employees of the group home shall be prohibited from having visitors on the premises, except for visitation necessary for the operation of the group home and except for emergencies.
(10) See the City existing property maintenance code.
V. Hospital.
(1) Minimum total area of all lots: 30,000 square feet.
(2) See definition in Article
II.
(3) See buffer yard requirements in §
445-74.
(4) See regulations of the INS-G and INS-L Districts in §
445-30.
(5) A hospital may also include the treatment for drug and alcohol addiction as a clearly accessory use, provided that the use is included completely within a general medical hospital building.
(6) A hospital may also include inpatient and outpatient mental health facilities, provided that the use does not primarily include the housing or treatment of the criminally insane or persons committed to such institution as a result of having been charged with a violent felony. Any inpatient mental health facilities shall be located completely within a general medical hospital building, unless such building is located a minimum of 200 feet from any residential lot line.
(7) A hospital may also include any of the following additional principal or accessory uses:
(a) Medical research facilities and training/education facilities for health-care professions.
(b) Short- and long-term medical care.
(c) Management and administrative offices for health-care organizations.
(e) Medical testing facilities.
(f) Operating rooms and emergency facilities.
(g) Medical and dental offices and clinics for treatment.
(h) A nursing home or personal care center.
(i) Ambulatory surgery center.
(8) See §
445-30 for accessory vocational training uses to an existing hospital specializing in rehabilitation.
W. Hotel/motel.
(1) This use may be combined with commercial recreational facilities and a restaurant, if such uses are permitted in that district.
(2) See definition in Article
II, which distinguishes between a hotel/motel and a boardinghouse and a bed-and-breakfast use.
(3) Minimum lot area: 6,000 square feet.
(4) The use shall include a minimum of one full bathroom for every eight residents.
X. Junkyard (includes automobile salvage yard).
(1) Storage of garbage or biodegradable waste is prohibited, other than what is customarily generated on-site and routinely awaiting pickup.
(2) Outdoor storage of junk shall be a minimum of:
(a) One hundred feet from any residential lot line for any junkyard or portion thereof approved after the adoption of this chapter.
(b) Sixty feet from any residential lot line for any portion of a junkyard existing or approved prior to the adoption of this chapter.
(c) Thirty feet from any other lot line or from the existing right-of-way of any public street.
(3) The site shall contain a minimum of two exterior points of access, each of which is not less than 20 feet in width. One of these accesses may be limited to emergency vehicles. Cleared driveways shall be provided throughout the entire use to allow access by emergency vehicles. Adequate designated off-street parking spaces shall be provided for customers.
(4) Outdoor storage shall be completely enclosed (except at approved driveway entrances) by a ten-foot-wide buffer yard which complies with §
445-74, unless such storage is not visible from an exterior lot line or street. The initial height of the evergreen planting shall be four feet.
(5) Fencing.
(a) Secure weather-treated wood, plastic-coated chain link metal fencing with a minimum height of eight feet shall be provided and well-maintained around all outdoor storage areas of a junkyard. Fences shall not be constructed of solid metal, junk vehicles, unregistered vehicles or junk. Fences shall be constructed of uniform materials and generally be of uniform height, except where variations in height may be needed to prevent unauthorized access from certain sloped areas.
(b) Fencing shall be placed inside of any evergreen screening.
(c) Sufficient gates shall be provided in the fence only for necessary vehicle entry and exit and for emergency access. All such gates shall be kept securely closed when the junkyard is not open for business.
(d) To control the entry of children into the junkyard as an attractive nuisance and to control the exit of rats from the facility and to control offensive odors and to buffer noise and to avoid negative effects on property values of adjacent properties, all existing junkyards and auto salvage yards shall be required to meet this requirement for fencing as stated in this Subsection
X(5) within 24 months of the adoption of this chapter.
(6) Burning or incineration of vehicles or junk is prohibited. The use shall not include the bulk storage of explosive or flammable materials. The use shall fully comply with the City fire protection code.
(7) The use shall comply with the performance standards of Article
V, especially regarding noise, dust and odor regulations.
(8) All gasoline, coolant and oil shall be drained from all vehicles and properly disposed of. All such substances shall not be stored on-site for more than 90 days and shall be properly labeled. All batteries shall be removed from vehicles and properly stored in a suitable area on an impervious, properly drained surface.
(9) Lot area: two acres minimum, 20 acres maximum.
(10) Tires. See the outdoor storage and display standards in §
445-35.
(11) Any material stored on-site that may attract rodents or insects or noxious odors or create fire hazards shall be stored within enclosed containers and be removed from the site and properly disposed of within 90 days.
(12) No junk or junk vehicles shall be stacked or stored in such a way that it results in a height greater than 35 feet above the surrounding ground level.
Y. Kennel.
(1) All buildings in which animals are housed and all runs shall be located at least 150 feet from all residential lot lines and all lot lines of a hotel/motel and 30 feet from all other lot lines.
(2) Buildings shall be adequately soundproofed so that sounds generated within the buildings cannot routinely be heard within any adjacent dwelling.
(3) No animal shall be permitted to use outdoor runs from 8:00 p.m. to 8:00 a.m. that are within 300 feet of an existing dwelling. Runs for dogs shall be separated from each other by visual barriers a minimum of four feet in height, to minimize dog barking.
(4) See state law regulating kennels.
(5) A kennel may be used for breeding.
(6) Minimum lot area: one acre.
(7) An evergreen screen meeting the requirements of §
445-74 shall be required between any outdoor animal runs and any residential lot line.
(8) The use shall be maintained in a sanitary manner to avoid noxious odors to other properties. No incineration of refuse shall be permitted on-site.
Z. Livestock, raising of.
(1) Minimum lot area: five acres.
(2) Any newly developed indoor area used for the keeping of animals or indoor or feeding areas that are part of a raising of livestock use shall be located a minimum of 250 feet from the following: residential lot lines, existing restaurants and existing office uses; and a minimum of 100 feet from all other exterior lot lines.
(3) Any additions to an existing indoor area used for the raising of livestock or feeding areas that are part of a raising of livestock use shall be located a minimum of 200 feet from a residential lot line.
(4) Bulk storage of manure shall be set back a minimum of 300 feet from any exterior lot line.
(5) Any area routinely used for the keeping of animals as part of a raising of livestock use that is not regulated by Subsections
Z(2) and
(3) above shall be separated by a fence or wall and set back 50 feet from any residential lot line.
(6) The raising of garbage-fed pigs shall be set back a minimum of 300 feet from any exterior lot line.
AA. Low-rise apartments. See Subsection
VV, Townhouses and low-rise apartments.
BB. Mineral extraction. These regulations shall not apply to the regrading and reclamation of coal mining waste/culm banks existing from mining operations that occurred prior to the adoption of this chapter. Such reclamation is permitted by right in all districts.
(1) The activities and residual effects shall not create conditions that are significantly hazardous to the health and safety of neighboring residents.
(2) After areas are used for mineral extraction, they shall be reclaimed in phases to a nonhazardous and environmentally sound state permitting some economically productive future use.
(3) A seventy-five-foot-wide yard covered by natural vegetative ground cover (except at approved driveway crossings) shall be required along all exterior lot lines that are within 250 feet of an area of excavation or within 250 feet of machinery that is greater than 35 feet in height. This yard shall include an earthen berm averaging a minimum of six feet in height and an average of one shade tree for each 50 feet of distance along the lot lines. Such shade trees shall be planted outside of any berm and any fence and shall meet the size and type requirements of §
445-55.
(4) The following minimum setbacks shall apply for the excavated area of a mineral extraction use from property that is not owned by the owner of the mineral extraction use:
(a) One hundred feet from the existing right-of-way of public streets and from all exterior lot lines of the property.
(b) One hundred fifty feet from a commercial or industrial building, unless released by the owner thereof.
(c) Two hundred fifty feet from a residential lot line, other than an abandoned dwelling.
(d) One hundred fifty feet from the lot line of a publicly owned recreation area that existed at the time of the application for the use or expansion.
(5) Setbacks.
(a) The excavated area of a mineral extraction use shall be set back 150 feet from the center line of a perennial stream.
(b) Any rock crushing or other processing machinery shall be set back a minimum of 500 feet from any dwelling.
(6) Fencing, stockpiling and slopes.
(a) Any area of excavation that creates slopes of greater than 25% shall be surrounded by secure fencing with a minimum height of eight feet.
(b) Except for cuts into solid rock, the maximum slope of an excavation shall be one foot vertical to three feet horizontal.
(c) Excavated materials shall be used as fill or in fill and regraded once excavation of an area is completed and shall not remain stockpiled in piles or mounds.
(7) Noise and performance standards. See Article
V.
(8) Erosion control. A soil erosion and sedimentation plan shall be prepared by the applicant and found to be acceptable to the County Conservation District. See also §
445-52, entitled "Removal of topsoil."
(9) Hours of operation. The Board may reasonably limit the hours of operation of the use and of related trucking and blasting operations to protect the character of adjacent residential areas.
(10) Additional reviews. The applicant shall submit at least 14 days prior to the initial Zoning Hearing Board hearing a complete copy of all application materials and a site plan to the Planning Commission for advisory review. The application shall be sent to the City Engineer for review, with the reasonable costs of such review paid by the applicant.
(11) The applicant shall also submit a copy to the Zoning Officer of all materials submitted by the applicant to state agencies regarding an application for this project. The use shall comply with all applicable state regulations as a condition of City approval under this chapter, and such City approval may be revoked for violation of this condition.
(12) Preemption. It is not the intent of this section to unlawfully preempt any federal or state law or regulation. Unless a preemption of this chapter would exist, the most restrictive requirement shall be in effect where a conflict might exist.
(13) Application requirements. Each application for a mineral extraction use involving an excavation of more than one acre shall include the following:
(a) Present uses of the site.
(b) A scaled map, prepared by a professional engineer, showing the locations of:
[1] The proposed area to be excavated (and maximum depth).
[2] Other land to be affected, including but not limited to storage sites for overburden, access and haulage streets, storage sites for equipment and offices and other accessory structures.
[3] Lot lines of adjacent lots and owners and existing uses of these lots.
[4] Watercourses, bodies of water, street rights-of-way, buildings and publicly owned recreation areas within 250 feet of the boundaries of land to be affected by the mineral extraction operation.
[5] Any wetlands and forested areas to be removed or protected and preserved as part of the use.
(c) A detailed land reclamation plan of the area to be excavated, showing:
[1] Proposed reclaimed use and topography of the land following the mineral extraction.
[2] Actions to be taken during mining to conserve and replace topsoil removed during mining operations.
[3] Reasonable assurances that the applicant will be capable of reclaiming the land in accordance with the plan within a reasonable time after completion of the mineral extraction operations to be covered by the requested permit.
(14) Regulation of the maximum acreage actively used for mineral extraction.
(a) To ensure that large areas of land will be reclaimed in compliance with state and City regulations, the Board may establish a maximum number of acres which may be affected by mineral extraction at any one time on any lot or any series of lots owned by one applicant or closely related applicants.
(b) "Land affected by mineral extraction" shall mean all total land area at any point in time that is currently under active mineral extraction, that is not adequately reclaimed or backfilled following prior extraction operations and/or that contains waste or spoil piles from existing or prior mining activities.
CC. Mobile/manufactured home. On an individual lot or within a mobile/manufactured home park:
(1) The use shall be constructed in accordance with the safety and construction standards of the United States Department of Housing and Urban Development. These standards supersede the BOCA code for the actual construction of the unit itself.
(2) The use shall have a site graded to provide a stable and well-drained area.
(3) The use shall have the hitch mechanisms removed. The wheels and axles shall be removed or screened from view.
(4) Foundation. The use shall be securely attached to the ground in such a way as to prevent overturning, shifting or uneven settling of the home. This shall involve the following method, unless the applicant proves to the satisfaction of the Zoning Officer that another appropriate method will be used that is recommended by the manufacturer of the home or by the manufacturing housing industry or is specified by a future edition of the BOCA code:
(a) The foundation system shall consist of ten-inch diameter concrete piers, concrete footing perpendicular to the main longitudinal frame or equivalent and shall be installed from ground level to below the frost line (36 inches minimum). This foundation system shall be placed on eight-foot centers (unless a different length is specified by the manufacturer) along each of the two main longitudinal frames for each section of the home, with no more than a three-foot overhang at each end of the section.
(b) One-half-inch diameter by twelve-inch-long eyebolts, unshaped bars or equivalent metal bars shall be cast in place at each corner and at two midpoints in the concrete piers, concrete footing, slab or equivalent. Concrete blocks shall be used to support the home on the foundation system, and wood shims may be used for final leveling. The concrete support blocks shall not be wider than the support foundation.
(c) The mobile/manufactured home shall be securely anchored or tied down with cable and turnbuckles or equivalent connecting the frame to the cast-in-place eyebolts on at least four corners and two midpoints. The tie-down shall also be in accordance with the manufacturers' recommendations furnished with each home.
(d) Mobile homes shall not be placed more than four feet above the supporting ground area.
(5) The use shall be enclosed from the bottom of the home to the ground or stand using industry-approved skirting material compatible with the home or, if a slab foundation is used, masonry walls underneath the home with soil backfill to result in the surrounding ground level being flush or one normal step height below the first floor elevation. If masonry walls are used, then an appropriate service access area shall be provided.
(6) Homes shall have a pitched instead of a flat roof.
(7) The use should be located with the longest side facing the public street.
DD. Mobile/manufactured home park.
(1) The use shall comply with all of the provisions of the Subdivision and Land Development Ordinance that apply to a land development, including the submission, approval and improvements provisions, other than specific provisions altered by this section. The placement of each mobile home unit shall require a building permit.
(2) Minimum tract size: three contiguous acres, which shall be under single ownership.
(3) Maximum average overall density: five dwelling units per acre. To calculate this density, land in common open space or proposed streets within the park may be included, but land within the one-hundred-year floodway or that has slopes of 15% or greater shall not be included.
(4) The use shall have a twenty-five-foot buffer yard around the perimeter of the site, meeting the requirements of §
445-74. This buffer yard shall be 50 feet wide abutting lots, including existing single-family detached dwellings.
(5) Minimum separation between dwelling units: 20 feet.
(6) Minimum principal and accessory building setbacks:
(a) From the exterior lot lines of the mobile home park: 60 feet.
(b) From the cartways of streets within the mobile home park that serve 10 or more homes: 25 feet.
(c) From the cartways of parking courts or streets within the mobile home park that serve less than 10 homes: 10 feet.
(d) From the lot lines of existing single-family detached dwellings: 75 feet.
(7) Recreation area. The mobile home park shall include a minimum of 8% of the tract set aside as permanent common open space for recreation use by the residents. Areas that would not be suitable for recreation shall not be counted towards the required open space.
(8) Each unit shall comply with the above requirements for mobile/manufactured homes in this section.
(9) A mobile/manufactured home park may include a recreation center for residents, a rental/management office, maintenance buildings for the park, a swimming pool(s) and the sale of mobile/manufactured homes that will be placed on the tract. A mobile home park shall not include the sale of homes for placement off the tract, unless such use is specifically permitted in the applicable district.
(10) If any of these requirements conflict with those of the mobile home park regulations of the Subdivision and Land Development Ordinance, as amended, then the regulations of this subsection shall apply instead. Streets within a mobile home park that serve 10 or more dwelling units shall be constructed to City road bed construction standards, although curbing and the establishment of a right-of-way is not required for private streets.
(11) In addition to the required parking per dwelling, an appropriate area shall be set aside for the parking of recreational vehicles of residents and for overflow guest parking.
(12) The maximum height, building coverage and impervious coverage of the applicable zoning district shall apply.
(13) All mobile home spaces shall be wired underground for cable television and telephone lines.
(14) Each mobile home may have one accessory building, which shall not have a floor area greater than 300 square feet.
(15) Streets and parking courts within the mobile home park shall be adequately illuminated by the owner of the mobile home park for security purposes.
(16) Any recreational facilities shall be limited to use by residents of the mobile home park and their occasional invited guests.
(17) The owner of the mobile home park shall ensure that all infrastructure and facilities are adequately maintained, kept in a clean and sanitary condition and kept in good repair.
(18) The operator of the mobile park shall, at a minimum once a year, report, in writing, the names of all residents age 18 years or older to the single tax office or its successor.
EE. Nightclub. This use shall meet the requirements for an auditorium, commercial.
FF. Nursing home or personal care home.
(1) Licensing. See definition in Article
II.
(2) A minimum of 5% of the lot shall be suitable and developed for outdoor passive recreation. This area shall include outdoor sitting areas and pedestrian walks and may also include the floor area of each balcony.
GG. Parking lot as a principal use.
(1) The parking lot shall not be used for parking of heavy construction equipment, for vehicle repairs or for sales unless such uses are specifically permitted by the applicable district regulations.
(2) See lighting and glare standards in Article
V and buffer yard and planting strip standards in §§
445-74 and
445-75.
(3) A parking area of more than six parking spaces to serve a principal business use that would be located within a residential district abutting existing dwellings shall not be approved if it would routine require the movement of vehicles between 12:00 p.m. and 6:00 a.m.
HH. Personal care home. See Subsection
FF, Nursing home or personal care home.
II. Place of worship.
(1) Minimum lot area: 10,000 square feet in a residential district.
(2) Weekly religious education rooms and meeting rooms are permitted accessory uses, provided that such uses are of such a character and intensity that they would be clearly customary and incidental to the place of worship. A primary or secondary school and/or a child or adult day-care center are permitted on the same lot as a place of worship as long as the total lot area is a minimum of one-half (1/2) acre.
(3) For accessory dwelling units, see definition in Article
II.
JJ. Plant nursery.
(1) Evergreen screening and buffer yards are not required around the outdoor storage of trees or shrubs.
(2) The only retail sales that shall be permitted shall be of trees and plants that were primarily grown upon the lot and clearly customary and accessory sales of closely related items (such as mulch, topsoil and tools) unless retail sales or a retail store are specifically permitted in the district.
(3) Minimum lot area: one-half (1/2) acre if there is any retail sales within a primarily residential district.
KK. Recycling collection center.
(1) This use shall not be bound by the requirements of a solid waste disposal facility.
(2) All materials shall be kept in appropriate containers, with appropriate sanitary measures and frequent-enough emptying to prevent the attraction of insects or rodents and to avoid fire hazards.
(3) Adequate provision shall be made for movement of trucks if needed and for off-street parking.
(4) A ten-foot buffer yard with screening as described in §
445-74 shall be provided between this use and any abutting residential lot line.
(5) This use may be a principal or accessory use, including being an accessory use to a commercial use, an industrial use, a public or private primary or secondary school, a place of worship or a City-owned use, subject to the limitations of this section.
(6) Materials to be collected shall be of the same character as the following materials: paper, fabric, cardboard, plastic, metal, aluminum and glass. No garbage shall be stored as part of the use, except for that generated on-site and that accidentally collected with the recyclables. Only materials clearly being actively collected for recycling may be stored on-site.
(7) The use shall only include the following operations: collection, sorting, baling, loading, weighing, routine cleaning and closely similar work. No burning or landfilling shall occur. No mechanical operations shall routinely occur at the site other than operations such as baling of cardboard.
(8) The use shall not routinely include the collection or processing of pieces of metal that have a weight greater than 50 pounds, except within an industrial district.
(9) The use shall include the storage of a maximum of 200 tons of materials on the site if the use is within a residential district and is within 150 feet of an existing dwelling.
LL. Restaurant, fast-food or standard.
(1) Dumpster screening and waste containers. See §
445-48.
(2) A maximum of two outdoor menu boards are permitted, beyond the signs normally permitted, with a maximum sign area of 40 square feet each if drive-through service is provided, if the words on such signs are not readable from beyond the lot line.
(3) Traffic circulation onto, within and off of the lot shall be clearly marked. A drive-through use shall be designed with space for an adequate number of waiting vehicles while avoiding conflicts with traffic onto, around and off of the site.
MM. School, public or private, primary or secondary.
(1) Minimum lot area: one-half (1/2) acre, unless a larger acreage is required by another section of this chapter.
(2) No children's play equipment, basketball courts or illuminated recreation facilities shall be within 15 feet of a residential lot line.
(3) The use shall not include a dormitory unless specifically permitted in the district.
NN. Self-storage development.
(1) All storage units shall be fire resistant and water resistant.
(2) Outdoor storage shall be limited to recreational vehicles, boats and trailers. No junk vehicles shall be stored within view of a public street or a dwelling.
(3) Trash, radioactive or highly toxic substances, garbage, refuse, explosives or flammable materials, hazardous substances, animal carcasses or skins or similar items shall not be stored.
(4) Nothing shall be stored in interior traffic aisles, required off-street parking areas, loading areas or accessways.
(5) Major body work on vehicles shall not be permitted. The use shall not include a commercial auto repair garage unless that use is permitted in the district and the use meets those requirements.
(6) Adequate lighting shall be provided for security, but it shall be directed away or shielded from any adjacent residential uses.
(7) Any areas of the use that are within 200 feet of the existing right-of-way of an expressway, arterial street or collector street or a dwelling shall be separated from that street and/or dwelling by a buffer yard with screening under §
445-74.
(8) Maximum building length: 250 feet.
(9) Minimum separation between buildings: 20 feet.
(10) The use may include one dwelling unit for a full-time caretaker.
OO. Sexually oriented business.
(1) Findings.
(a) The City Council of the City of Scranton finds that sexually oriented businesses and adult uses are frequently used for unlawful sexual activities, including prostitution and sexual liaisons of a casual nature.
(b) The concern over sexually transmitted diseases is a legitimate health concern of the City of Scranton which demands reasonable regulation of sexually oriented businesses and adult uses in order to protect the health and well-being of the citizens.
(c) Permitting and/or licensing is a legitimate and reasonable means of accountability to ensure that operators of sexually oriented businesses and adult uses comply with reasonable regulations and to ensure that operators do not knowingly allow their establishments to be used as places of illegal sexual activity or solicitation.
(d) There is convincing documented evidence that sexually oriented businesses and adult uses, because of their very nature, have a deleterious effect on both the existing businesses around them and the surrounding residential areas adjacent to them, causing increased crime and the downgrading of property values.
(e) It is recognized that sexually oriented businesses and adult businesses, due to their nature, have serious objectionable operational characteristics, particularly when they are located in close proximity to each other, thereby contributing to neighborhood blight and downgrading the quality of life in the adjacent area.
(f) The City desires to minimize and control these adverse effects and thereby protect the health, safety and welfare of the citizenry; protect the citizens from increased crime; preserve the quality of life; preserve the property values and character of surrounding neighborhoods; and deter the spread of neighborhood blight.
(g) It is not the intent of this chapter to suppress any speech activities protected by the First Amendment, but to enact a content neutral ordinance which addresses the secondary effects of sexually oriented businesses and adult uses.
(h) It is not the intent of the City to condone or legitimize the distribution of obscene material or to encourage the violation of the Pennsylvania Crimes Code.
(i) It is necessary to amend this chapter to ensure that enforcement proceedings are in compliance with the Pennsylvania Municipalities Planning Code, as amended.
(2) Purposes. Purposes shall be as follows: to regulate sexually oriented businesses and/or adult uses in order to promote the health, safety and general welfare of the citizens of the City and to establish reasonable and uniform regulations to prevent the continued deleterious location and concentration of sexually oriented businesses and/or adult uses within the City; to have neither the purpose nor effect of imposing a limitation or restriction on the content of any communicative materials, including sexually oriented or adult materials; to not totally restrict or deny access by adults to sexually oriented materials or adult materials protected by the First Amendment; to not deny access by the distributors and exhibitors of sexually oriented entertainment to their intended market; to not condone or legitimize the distribution of obscene material or to encourage any violations of the Pennsylvania Crimes Code.
(3) Sexually oriented businesses (see definition in Article
II) are allowed only in a C-D District and shall not be permitted:
(a) In any residential district.
(b) In any district, including a C-D District, within 500 feet of the following:
[1] Places of worship or primary or secondary schools.
[2] Commercial enterprises catering primarily to persons under 18 years of age.
[4] A child day-care facility or nursery school.
[5] A public park, including but not limited to a National Historic Site or National Historic Park.
(c) In any district, including C-D, within 300 feet of any other sexually oriented business.
(4) Measurement. The distances described in this section shall be as measured from the edge of the premises of the portion of a building used for the subject use, measured in a straight line (without regard to intervening structures or objects) to the nearest lot line of the premises of a use from which a setback applies under this chapter (including but not limited to the following: a place of worship, school, public library, a child day-care facility, nursery school, public park, a commercial enterprise catering primarily to persons under 18 years of age, tavern, restaurant, membership club or any other sexually oriented business).
(5) Enlargement. An existing, lawful sexually oriented business may be expanded once in total floor area by a maximum of 10% beyond the floor area that lawfully existed in such use at the time of adoption of the Zoning Ordinance of 1993. Any further expansion shall only occur if approved as a variance.
(6) Limit of one use. It shall be a violation of this chapter for any person to cause or permit the operation, establishment or maintenance of more than one sexually oriented business in the same building, structure or portion thereof or an increase of floor area of any sexually oriented business in any building, structure or portion thereof that contains another sexually oriented business.
(7) Nonconformity. Any sexually oriented business lawfully operating on the date of enactment of this chapter that is in violation of Subsection
OO(1) through
(7) of this subsection shall be deemed a nonconforming use. Such nonconforming uses shall not be increased, enlarged, extended or altered, except as permitted in Subsection
OO(5) above and except that the use may be changed to a conforming use.
(8) Location of new neighboring uses. A sexually oriented business lawfully operating as a conforming use is not rendered a nonconforming use by the location, subsequent to the grant or renewal of a sexually oriented business permit, of a use from which a sexually oriented business is required to provide a setback from under this section (including but not limited to a place of worship, school, commercial enterprise catering primarily to persons under 18 years of age, public library, child-care facility, nursery school and public park) is located within the distances described in this section. This provision applies only to the renewal of a valid permit and does not apply when the application for a permit is submitted after a permit has expired or has been revoked.
(9) Alcohol. No sexually oriented business shall be operated in combination with the sale of alcoholic beverages.
(10) Sexually oriented business permit.
(a) Any person who operates a sexually oriented business without a valid permit issued by the City is guilty of a violation of this chapter.
(b) Application. An application for a permit to operate a sexually oriented business must be made on a form provided by the Zoning Officer. The application must be accompanied by a sketch or diagram showing the floor plan and plot plan configuration of the premises, including a statement of total floor space occupied by the business. A sketch or diagram need not be professionally prepared, but must be drawn to a designated scale or drawn with marked dimensions of the interior of the premises to an accuracy of plus or minus six inches.
(c) The applicant must be qualified according to the provisions of this chapter, and the premises must be inspected and found to be in compliance with the law by the Zoning Officer, the Department of Community Development, the Fire Department and the City Health Inspector or their successor agencies/personnel.
(d) Signature. If the person who wishes to operate a sexually oriented business is an individual, he/she must sign the application for the permit as the applicant. For a person who wishes to operate a sexually oriented business as other than an individual, each individual who has a ten-percent or greater interest in the business must sign the application for a permit as applicant. If a corporation is listed as owner of a sexually oriented business or as the entity which wishes to operate such a business, each individual having a direct or indirect interest of 10% or greater in the corporation must sign the application for a permit as applicant and shall provide their home address and full legal name.
(e) The fact that a person possesses other types of City permits does not exempt the person from the requirement of obtaining a sexually oriented business permit.
(f) The Zoning Officer shall approve the issuance of a permit to an applicant within 30 days after receipt of a full and complete application, unless he/she finds one or more of the following to be true:
[1] An applicant is under 18 years of age.
[2] An applicant or an applicant's spouse is overdue in his/her payment to the City of taxes, fees, fines or penalties assessed against him/her or imposed upon him/her in relation to a sexually oriented business.
[3] An applicant has failed to provide information recently necessary for issuance of the permit or has falsely answered a question or request for information on the application form.
[4] An applicant is residing with the person who has been denied a permit by the City to operate a sexually oriented business within the preceding 12 months or residing with a person whose license to operate a sexually oriented business has been revoked within the preceding 12 months.
[5] The premises to be used for the sexually oriented business has been reviewed and has been disapproved either by the Zoning Officer, the Department of Community Development, the Fire Bureau or the Health Inspector as not being in compliance with applicable laws and ordinances.
[6] The permit fee required by this chapter has not been paid.
[7] An applicant of the proposed establishment is in violation of or is not in compliance with any of the provisions of this chapter.
[8] An individual applicant or any individual holding a direct or indirect interest of more than 10% of a corporate applicant or any of the officers or directors of a corporate applicant (if the applicant is a corporation) or any of the partners, including limited partners (if the applicant is a partnership), or manager or other person in charge of the operation of the applicant's business has or have been convicted of an offense involving sexual misconduct within the United States of, but not limited to, prostitution, aiding and abetting prostitution, obscenity, possession or sale of child pornography, corrupting the morals of a minor, sale of pornography to minors, statutory rape, involuntary sexual intercourse or sexual assault. In order for approval to be denied pursuant to this subsection, such person or persons must have been convicted of such sexual misconduct within one year prior to the date of application in the event of a summary offense, three years prior to the date of application in the event of a misdemeanor and 10 years prior to the date of application in the event of a felony.
(g) The permit, if granted, shall state on its face the name of the person or persons to whom it is granted, the expiration date and the address of the sexually oriented business. The permit shall be posted in a conspicuous place at or near the entrance to the sexually oriented business so that it may be easily read at any time.
(h) The Zoning Officer, the Fire Bureau, the Department of Community Development and the Health Inspector or their successor agencies/personnel shall complete their certification if the premises are in compliance or not in compliance within 20 days of the receipt of the application by the Zoning Officer. The certification shall be promptly presented to the Zoning Officer.
(i) Manager. Each sexually oriented business shall provide the name of a responsible on-site manager as part of the permit. Such manager shall have the authority to ensure that the use complies with this chapter, in addition to the responsibilities held by the owners of the business. The business and home addresses and telephone numbers of such manager shall be reported, in writing, to the Zoning Officer. If such name, address or telephone number of such manager changes, the change shall be reported, in writing, to the Zoning Officer within one working day.
(11) Fees and inspection of sexually oriented businesses.
(a) The annual fee for a sexually oriented business permit is $500 unless such fee is updated by future resolution of the City Council. Such fee is intended to fund administrative, review and inspection costs of the City concerning the use.
(b) An applicant or permittee and his/her employees shall permit representatives of the Police Bureau, Fire Bureau, Zoning Officer, Department of Community Development and the Health Inspector to inspect the premises of a sexually oriented business for the purpose of ensuring compliance with the law at any time that the sexually oriented business is occupied or opened for business.
(c) A person who operates a sexually oriented business or his/her employee violates this chapter if he/she refuses to permit such lawful inspection of the premises at any time it is occupied or open for business.
(12) Expiration of permit for sexually oriented business.
(a) Each permit shall expire one year from the date of issuance and may be renewed only by making application as provided in this chapter. Application for renewal shall be made at least 30 days before the expiration date and, when made less than 30 days before the expiration date, the pendency of the application will not prevent the expiration of the permit.
(b) If the Zoning Officer denies renewal of a license, the applicant shall not be issued a permit for one year from the date of denial, except that after 90 days have elapsed since the date of denial, the applicant may be granted a permit if the Zoning Officer finds that the basis for denial of the renewal permit has been corrected and abated. Nothing herein is intended to limit or impair the right of any applicant to appeal to the Zoning Hearing Board from a decision of the Zoning Officer. In the event that the Zoning Hearing Board, after hearing, reverses the Zoning Officer's decision, this subsection shall not apply.
(13) Suspension of permit. The Zoning Officer shall suspend a permit for a period not to exceed 30 days if he/she determines that a permittee or an employee of a permittee has:
(a) Violated or is not in compliance with any section of this chapter.
(b) Engages in excessive use of alcoholic beverages while on the sexually oriented business premises.
(c) Allowed a visibly intoxicated person on the premises at any time that the sexually oriented business is open for business.
(d) Refuses to allow an inspection of a sexually oriented business premises as authorized by this section.
(e) Knowingly permitted gambling by any person on a sexually oriented business premises.
(f) Failed to man managers' stations and/or maintain viewing rooms as set forth in Subsection
OO(16) below.
(14) Revocation of permit.
(a) The Zoning Officer shall revoke a permit if a cause or suspension set forth in Subsection
OO(13) above occurs, and the permit has been suspended within the preceding 12 months.
(b) The Zoning Officer shall revoke the permit if he/she determines that:
[1] A permittee or any other person specified in Subsection
OO(8) is or has been convicted of the offenses specified in Subsection
OO(9).
[2] A permittee gave false or misleading information in the materials submitted to the City during the application process.
[3] A permittee or employee of a permittee has knowingly allowed possession, use or sale of controlled substances on the premises.
[4] A permittee or an employee of a permittee has knowingly allowed prostitution or solicitation for prostitution on the premises.
[5] A permittee or an employee of a permittee knowingly operated the sexually oriented business during a period of time when the permittee's permit was suspended.
[6] A permittee or an employee of a permittee knowingly allowed any act of sexual intercourse, sodomy, oral copulation, masturbation or other explicit sexual conduct to occur in or on the permitted premises.
[7] A permittee is delinquent in payment to the City of any fees relating to sexually oriented businesses.
(c) If the Zoning Officer revokes a permit, the revocation shall continue for one year, and the permittee shall not be issued a sexually oriented business permit for one year from the date revocation became effective, except that if the revocation is pursuant to Subsection
OO(14)(b)[1] above, the revocation shall be effective for one year for a summary offense, two years in the event of a misdemeanor or five years in the event of a felony.
(d) After denial of an application or denial of a renewal of application or suspension of revocation of a permit, the applicant or licensee or permittee shall have the right to appeal the Zoning Officer's determination to the Zoning Hearing Board, and from there to the Court of Common Pleas.
(15) Transfer of permit. A permittee shall not transfer his permit to another person unless such transferee submits an application pursuant to this chapter. A permittee shall not operate a sexually oriented business under a permit at any place other than the address designated in the application.
(16) Regulations pertaining to exhibition of sexually explicit films or videos.
(a) A person who operates or causes to be operated a sexually oriented business, other than an adult motel, which exhibits on the premises in a viewing room of less than 150 square feet of floor space a film or videocassette or other video or image production or reproduction which depicts specified sexual activities or specified anatomical areas shall comply with the following requirements:
[1] The application for a permit to operate a sexually oriented business shall be accompanied by a floor plan and plot plan diagram of the premises showing a plan thereof, specifying the location of one or more managers' stations, the location of all viewing rooms, partitions and doors, the location of all overhead lighting fixtures and designating any portion of the premises in which patrons will not be permitted. A managers' station may not exceed 32 square feet of floor area. The diagrams shall also designate the place at which the permit will be conspicuously posted, if granted. A professionally prepared diagram in the nature of an engineer's or architect's blueprint shall not be required; however, each diagram shall be oriented to the north or to some designated street or object and should be drawn to a designated scale or with marked dimensions sufficient to show the interior dimensions of all areas of the interior of the premises to an accuracy of plus or minus six inches. The Zoning Officer may waive the foregoing diagram for renewal applications if the applicant adopts a diagram that was previously submitted and certifies that the configuration of the premises has not been altered since it was submitted.
[2] The application shall be sworn to be true and correct by the applicant.
[3] No alteration in the configuration or location of a managers' station may be made without the prior approval of the Zoning Officer or his/her designee.
[4] It is the duty of the owners and operators of the premises to ensure that at least one employee is on duty and situate in each managers' station at all times that any patron is present inside.
[5] The interior of the premises shall be configured in such a manner that there is an unobstructed view from a managers' station of every area of the premises to which any patron is permitted access for any purposes, excluding rest rooms. Rest rooms may not contain video reproduction or viewing equipment. If the premises has two or more managers' stations designated, then the interior of the premises shall be configured in such a manner that there is an unobstructed view of each area of the premises to which any patron is permitted access for any purpose from at least one of the managers' stations. The view required by this subsection must be by direct line of sight from the managers' station.
[6] It shall be the duty of the owners and operators and also the duty of any agents and employees present on the premises to ensure that the viewing area specified in this Subsection
OO(16) remains unobstructed by any doors, walls, merchandise, display racks or other materials at all times and to ensure that no patron is permitted access to any area of the premises which has been designated as an area in which patrons will not be permitted in the application filed pursuant to Subsection
OO(16)(a) of this section.
[7] No viewing room may be occupied by more than one person at any time. No connections or openings to an adjoining viewing room may be permitted.
[8] The premises shall be equipped with overhead lighting fixtures of sufficient intensity to illuminate every place to which patrons are permitted access at an illumination of not less than one footcandle as measured at the floor level.
[9] It shall be the duty of the owners and operators and it shall also be the duty of any agents and employees present in the premises to ensure that the illumination described above is maintained at all times that any patron is present in the premises.
(b) A person having a duty under Subsection
OO(16)(a)[1] through
[9] of this subsection is guilty of a violation of this chapter if he/she knowingly fails to fulfill that duty.
(17) Visibility. No sexually explicit material, signs, display or word shall be visible from outside of the building.
(18) Exemption for modeling class. It is a defense to prosecution under this section that a person appearing in a state of nudity did so in a modeling class operated:
(a) By a proprietary school, licensed by the state or an academically accredited college or university.
(b) By a private college or university which maintains and operates educational programs in which credits are transferable to a college, junior college or university supported entirely or partly by taxation.
(c) In a structure:
[1] Which has no sign visible from the exterior of the structure and no other advertising that indicates a nude person is available for viewing.
[2] Where, in order to participate in a class, a student must enroll at least three days in advance of the class.
[3] Where no more than one nude model is on the premises at any one time.
(d) By an organization which qualifies under Section 501(c)(3) of the United States Internal Revenue Code as a nonprofit organization or foundation.
(19) Violation punishable. Any person, partnership or corporation who or which has violated or permitted the violation of the provisions of this chapter shall, upon being found liable therefor, in a civil enforcement proceeding commenced by the City, pay a judgment of not more than $500, plus all court costs, including reasonable attorneys' fees incurred by a municipality as a result thereof. No judgment shall commence or be imposed, levied or payable until the date of the determination of a violation of the District Justice. If the defendant neither pays nor timely appeals the judgment, the City may enforce the judgment pursuant to the applicable rules of civil procedure. Each day that a violation continues shall constitute a separate violation, unless a District Justice determines, in addition to a violation, that there is a good basis for the person, partnership or corporation violating this section to believe that there was no such violation, in which case, there shall be deemed to have been only one such violation until the fifth day following the date of the determination of a violation by the District Justice, and thereafter that each day a violation continues shall constitute a separate violation. Each violation of a section of this chapter shall constitute a separate violation. All judgments, costs and reasonable attorneys' fees collected for the violation of this chapter shall be paid to the City Treasurer.
(20) See also the City of Scranton Obscenity Ordinance of 1981.
PP. Solid waste sanitary landfill (not including a solid waste transfer facility or a waste-to-energy facility).
(1) All solid waste storage, disposal and incineration shall be at least 200 feet from the following: a public street right-of-way, exterior lot line, one-hundred-year floodplain, edge of a surface water body (including a water-filled quarry) or wetland of more than two acres in area.
(2) All areas to be used for the storage, disposal or incineration of solid waste shall be a minimum of 500 feet from any residential lot line or publicly owned recreation area or the banks of any perennial creek or river.
(3) The use shall be served by a minimum of two paved access roads, each with a minimum cartway width of 24 feet. One of these roads may be restricted to use by emergency vehicles.
(4) Any solid waste that is to be stored for more than three hours shall be stored in an enclosed structure.
(5) The operation and day-to-day maintenance of the solid waste disposal area shall comply with all applicable state and federal regulations as a condition of the continuance of any permit of the City. Violations of this condition shall also be considered to be violations of this chapter.
(6) Open dumps and open burning of refuse are prohibited. Incineration of solid waste shall be prohibited unless also approved as a waste-to-energy facility.
(7) The applicant shall prove to the satisfaction of the City Council that the existing street network can handle the additional truck traffic, especially without bringing extraordinary numbers of trash hauling trucks through or alongside existing residential or residentially zoned areas.
(8) The applicant shall prove to the satisfaction of the City Council that the use would not routinely create noxious odors off of the tract.
(9) A chain link or other approved fence with a minimum height of eight feet shall surround active solid waste disposal areas to prevent the scattering of litter and to keep out children. The Board shall require earth berms, evergreen screening and/or shade trees as needed shall be used to prevent operations from being visible from an expressway or arterial streets or dwellings.
(10) A minimum total lot area of 30 acres (which may include land in an adjoining municipality) is required.
(11) Health hazards. Any facility shall be operated in such a manner to prevent the attraction, harborage or breeding of insects, rodents or vectors.
(12) Attendant. An attendant shall be present during all periods of operation or dumping.
(13) Gates. Secure gates, fences, earth mounds and/or dense vegetation shall prevent unauthorized access.
(14) Emergency access. The operator of the use shall cooperate fully with local emergency services. This should include allowing practice exercises on the site and the provisions of all information needed by the emergency services to determine potential hazards. Adequate means of emergency access shall be provided.
(15) Under authority granted to the City under Act 101 of 1988, the hours of operation shall be limited to between 7:00 a.m. and 9:00 p.m.
(17) Litter. The operator shall regularly police the area of the facility and surrounding streets to collect litter that may escape from the facility or trucks.
(18) Dangerous materials. No radioactive, hazardous, chemotherapeutic or infectious materials or substances may be stored or processed in any way, except for types and amounts of hazardous substances customarily kept in a commercial business for on-site use. "Infectious materials" are defined as medical wastes used or created in the treatment of persons or animals with seriously contagious diseases.
(19) The applicant shall provide sufficient information for the City to determine that the requirements of this chapter will be met.
(20) The applicant shall provide the Zoning Officer with a copy of all written materials and plans that are submitted to the Pennsylvania DEP within five days after they are submitted to the DEP.
(21) For any solid waste facility other than a sanitary landfill, all loading and unloading of solid waste shall only occur within an enclosed building and over an impervious surface which drains into a holding tank that is then adequately treated.
QQ. Solid waste transfer facility.
(1) The solid waste transfer facility use as defined in Article
II is a conditional use only in the district(s) specified in Article
III and is subject to the conditions stated below, in addition to the other requirements of this chapter.
(2) The applicant shall provide evidence of compliance with all other local laws, state laws and federal laws.
(3) Traffic. The applicant shall provide evidence by a professional person or firm competent to perform traffic analysis showing that the traffic generated by the site will not cause a reduction in the level of service on the roads used by said transfer facility. The applicant shall provide copies of the completed traffic analysis to the Chief of Police, Director of Public Works and the City Engineer for review and approval. The Chief of Police, Public Works and City Engineer shall transmit their review, in writing, to the City Council, the applicant and other known parties of interest prior to the hearing.
(4) Fencing. All such facilities shall be enclosed by a chain link fence or wall having a minimum height of eight feet, which is adequate to screen such uses and the contents thereof from adjacent property, and such fence or wall shall not detract from the character of surrounding area.
(5) The applicant shall provide documentation to the satisfaction of the City Council that the proposed facility shall be in conformance with all performance standards found in Article
V of this chapter.
(6) The applicant shall provide documentation to the satisfaction of the City Council that the proposed use will be free from vectors. The applicant shall, if granted a conditional use permit, provide monthly to the City Health Inspector a statement that the site is free from vectors.
(7) The applicant shall provide an erosion and sedimentation and stormwater control plan prepared by a professional engineer using accepted engineering principles and implement such plans prior to the beginning of operations.
(8) The applicant shall provide documentation to the satisfaction of the City Council that the proposed facility shall operate in such a manner as to not create a general nuisance, endanger the public health, safety and welfare or inhibit the public's use or enjoyment of their property.
(9) The applicant shall, if granted a conditional use permit, allow access at any time to the facility for inspection by appropriate City officials and provide the City with the name and phone number of a responsible person(s) to be contacted 24 hours a day in the event of an inspection.
(10) All solid waste, including but not limited to municipal, infectious or hazardous waste (as defined by Title 25, Chapter 271, of the Pennsylvania Code) shall only be stored or transferred in a completely enclosed building, in addition to all other conditions of solid waste transfer facilities.
(11) Setbacks.
(a) All such facilities shall be located a minimum of 800 feet from any residential district or any lot line of an existing dwelling and a minimum of 150 feet from any commercial district as shown on the Official Zoning Map, as amended.
(b) All solid waste storage or disposal shall be at least 200 feet from the following: a public street right-of-way, exterior lot line, one-hundred-year floodplain, edge of a surface water body (including a water-filled quarry) or wetland of more than two acres in area.
(c) All areas to be used for the storage or disposal of solid waste shall be a minimum of 500 feet from any publicly owned recreation area or the banks of any perennial creek or river.
(12) All solid waste transfer facilities (as defined by this chapter) shall be subject to all requirements of Title 25, Chapter 279, of the Pennsylvania Code (as amended), Transfer Facilities, regardless of whether a permit pursuant to said requirement is required. Where no permit is required by the DEP, all references to the DEP shall be amended to read the "City of Scranton." Where a DEP permit is required and said regulations provide for information to be provided to the DEP, a duplicate copy of said information provided to the City will satisfy these requirements. Where a difference exists between applicable state regulations and City regulations, it is intended for the purposes of this section that the more stringent requirements shall apply.
(13) All such facilities shall provide a fifty-foot minimum buffer yard along the perimeter of the property line. Said buffer yard shall include natural screening of trees and shrubs adequate to completely visually screen such facilities from neighboring properties and complying with §
445-74. The fencing required by this section shall be located inside the buffer yard. The fencing and buffer area shall be maintained for the life of the proposed facility.
(14) Under the authority granted to the City under State Act 101 of 1988, all such uses shall be permitted only between the hours of 7:00 a.m. to 5:00 p.m. (prevailing local time), Monday through Friday, 7:00 a.m. to 12:00 noon (prevailing local time) Saturday and are not permitted to operate on Sundays, Christmas Eve Day, Christmas Day, New Year's Day, the Fourth of July, Labor Day, Memorial Day or Thanksgiving Day. All deliveries of solid waste shall be made during the hours between 7:00 a.m. to 12:00 noon (prevailing local time), Monday through Friday, and not on Saturdays, Sundays or the above-specified holidays.
(15) Solid waste transfer facilities shall provide documentation to the satisfaction of the City Council that the proposed use will be controlled and operated by a municipality, municipal authority, county or county authority duly incorporated in the state.
(16) Exempt from the provisions of this chapter are vehicles containing less than one cubic yard of solid waste and vehicles parked at a retail store or restaurant for a reasonable amount of time while the operator makes use of the establishment.
(17) This section regulating solid waste transfer facilities is not intended to regulate the City of Scranton, a municipal corporation, and therefore by this statement the City of Scranton is exempt from all aspects of this subsection except for the administration and enforcement of this subsection with respect to others.
(18) The use shall be served by a minimum of two paved access roads, each with a minimum cartway width of 24 feet. One of these roads may be restricted to use by emergency vehicles.
(19) Open dumps and open burning of refuse are prohibited.
(20) The applicant shall prove to the satisfaction of the City Council that the use would not routinely create noxious odors off of the tract.
(21) A minimum total lot area of four acres (which may include land in an adjoining municipality) is required for the first 250 tons per day of capacity to treat or dispose of waste, plus one acre for each additional 100 tons per day of capacity. The facility shall have a maximum total capacity of 750 tons per day.
(22) Attendant. An attendant shall be present during all periods of operation or dumping.
(23) Emergency access. The operator of the use shall cooperate fully with local emergency services. This should include allowing practice exercises on the site and the provision of all information needed by the emergency services to determine potential hazards. Adequate means of emergency access shall be provided.
(25) Litter. The operator shall regularly police the area of the facility and surrounding streets to collect litter that may escape from the facility or trucks.
(26) Dangerous materials. No radioactive, hazardous, chemotherapeutic or infectious materials or substances may be stored or processed in any way, except for types and amounts of hazardous substances customarily kept in a commercial business for on-site use. "Infectious materials" are defined as medical wastes used or created in the treatment of persons or animals with seriously contagious diseases.
(27) The applicant shall provide sufficient information for the City to determine that the requirements of this chapter will be met.
(28) The applicant shall provide the Zoning Officer with a copy of all written materials and plans that are submitted to the Pennsylvania DEP at the same time as they are submitted to the DEP.
(29) All loading and unloading of solid waste shall only occur within over an impervious surface drains to a holding tank that is then adequately treated.
RR. Stable, nonhousehold.
(1) Minimum lot area: two acres.
(2) Any horse barn, corral, fenced-in area or stable shall be a minimum of 25 feet from any lot line, except 150 feet from any residential lot line.
SS. Swimming pool, nonhousehold.
(1) The water surface shall be set back at least 25 feet from any residential lot line.
(2) Minimum lot area: 20,000 square feet.
(3) Any water surface within 100 feet of an existing dwelling shall be separated from the dwelling by evergreen screening meeting the requirements of §
445-74.
(4) The water surface shall be surrounded by a secure, well-maintained fence at least six feet in height.
(5) Water service. Any inlet from a central water system shall be above the overflow level of the pool.
(6) Nuisances. A pool shall not include illumination of adjacent residential properties beyond what is customary in a residential neighborhood. A pool shall also not include the playing of a radio or recorded music at a volume louder than is necessary for the convenient hearing of persons at the pool.
TT. Target range, non-completely indoor and enclosed.
(1) All target ranges shall have a barrier behind the target area which is of sufficient height and thickness to adequately protect the public safety. This barrier shall be made of earth for an outdoor firearms range.
(2) An outdoor firearms target range shall comply with National Rifle Association standards and other applicable federal, state and local regulations.
(3) An outdoor firearms target range shall be located a minimum of 250 feet from a residential lot line.
(4) An outdoor firearms target range shall be fenced and be properly posted.
(5) The applicant shall show that the noise limits of Article
V will be met.
(6) An indoor firearms target range shall be adequately ventilated to allow the building to remain completely enclosed.
UU. Tavern. Any place serving alcoholic beverages as a significant portion of its business that also has a capacity of more than 150 persons for entertainment or dancing shall also meet the standards of a nightclub. See noise standards in Article
V.
VV. Townhouses and low-rise apartments.
(1) Maximum number of attached townhouses. See Article
III.
(2) Changes in facade. For every attached grouping of townhouses, a minimum of two changes in the front wall plane shall be provided. Such change shall involve a minimum variation or offset of four feet. This requirement may be met by differing setbacks between an attached garage and a dwelling or differing setbacks among different dwellings or differing setbacks along the front of a dwelling or dwellings set back further than attached private garage structures.
(3) Buffer yard. An eight-foot-wide buffer yard with screening shall be provided by the developer of the townhouses or low-rise apartments, as described in §
445-74, between any townhouse or low-rise apartment principal buildings and any of the following features that are at least partially within 100 feet of such buildings:
(a) Any abutting existing single-family detached dwelling.
(b) The existing right-of-way of an expressway.
(c) The existing right-of-way of an arterial street that abuts the rear of townhouse units.
(4) Lot requirements within a residential district shall be:
(a) Maximum building length: 200 feet.
(b) Maximum building height: The requirements of the applicable district in Article
III shall apply.
(c) Minimum tract width: 100 feet each.
(e) Minimum tract area: 6,000 square feet for townhouses and 8,000 square feet for low-rise apartments, except for the R-1A District see Article
III.
(5) Building separation. Each principal building shall be separated by a minimum of 20 feet from any other principal building on the same lot.
(6) See §§
445-35 and
445-29 for regulations on specific accessory uses. To avoid incompatible structures in a higher density environment, townhouse developers are strongly encouraged to establish deed restrictions or homeowners' association regulations controlling the general types and material of attached decks, fences and accessory structures that may be added or constructed in the future.
(7) Minimum width of townhouses. Each townhouse dwelling unit shall have a minimum width of 18 feet, except the minimum width shall be 24 feet for any townhouse that has two or more off-street parking spaces located within 20 feet of the front of the townhouse or has a garage door(s) for two or more motor vehicles facing onto the front of a townhouse.
(8) Minimum private area.
(a) For each townhouse, there shall be a yard, balcony, patio or other outdoor area other than a driveway immediately adjacent to the front, back or side of each dwelling of not less than 200 square feet for the exclusive use of the occupants of that dwelling.
(b) If townhouses are subdivided into individual lots, the minimum lot area shall be the building footprint, plus this 200 square feet.
(c) Design measures shall be used to seek an appropriate level of privacy in any rear yards. Such measures might include landscaped screening, compatible fencing or earthen berming. The intent is to avoid the placement of incompatible fencing by individual lot owners in the future.
(9) Architectural renderings. Preliminary architectural renderings, models or photos are requested for any garden apartment or townhouse development of more than 25 units.
(10) Paved area setback. All off-street parking spaces, except spaces on driveways immediately in front of a carport or garage entrance, shall be set back a minimum of five feet from any dwelling.
(11) Utilities. Both public sewage and public water service shall be provided to each dwelling unit. All utilities within the development, including cable television, shall be placed underground.
WW. Treatment center.
(1) The applicant shall provide a written description of all types of residents the use is intended to include over the life of the permit. Any future additions or modifications to this list shall require approval of the Zoning Hearing Board as a special exception.
(2) The applicant shall prove to the satisfaction of the Zoning Hearing Board, with the burden of proof being upon the applicant, that the use will involve adequate supervision and security measures to protect public safety.
(3) The Zoning Hearing Board may place conditions on the use as necessary to protect public safety, including conditions on the types of residents and security measures.
XX. Veterinarian office (includes animal hospital).
(1) Minimum lot area: 8,000 square feet.
(2) Any structure in which animals are treated or housed shall be a minimum of 50 feet from any residential lot line. Buildings shall be adequately soundproofed so that sounds generated within the buildings cannot routinely be perceived within any adjacent dwellings.
(3) Outdoor animal runs may be provided for small animals for use between 8:00 a.m. and 8:00 p.m., provided that the runs are at least 150 feet from any existing dwelling and provided that the runs for dogs are separated from each other by visual barriers a minimum of four feet in height, to minimize dog barking.
(4) A commercial kennel shall only be an accessory and not a principal use, unless a kennel is permitted in that district, and the applicable requirements are met.
(5) Any outdoor solid waste receptacles (other than routine trash receptacles for visitors) and all structures housing animals shall be set back a minimum of 50 feet from any existing dwelling on an adjacent lot.
YY. Warehouse or wholesale sales.
(1) See off-street loading requirements in §
445-57.
(2) No storage of trash, garbage, refuse, highly explosive or flammable materials, hazardous or highly toxic substances, animals, animal carcasses or similar items shall be permitted.
(3) Uses that would involve the entrance to the use of an average of more than 200 tractor-trailers per weekday shall be required to meet the additional standards in this section for a truck terminal.
(4) See requirements in §
445-35C(9) for outdoor storage or display.
ZZ. Waste-to-energy plant.
(1) As a condition for approval as a conditional use, the applicant shall prove to the satisfaction of the City Council that the use will not create any significant hazards to the public health. Such determination shall be based upon any reviews provided by the Planning Commission, the City Engineer, other City staff persons and any professional studies provided to the City Council. The burden of proof for such determination shall be upon the applicant. Such assessment of health risks shall consider the ambient health and the environmental conditions in the community, to fully reflect the aggregated or synergistic effects of the proposed project.
(2) The applicant shall be required to provide an escrow account of a minimum of $25,000 that may be used by the City only to fund professional review(s) of the applicant's proposal by environmental health professionals. Any funds not utilized for such purpose shall be returned to the applicant.
(3) The applicant shall provide evidence that the use will not generate significant hazards or significant nuisances to the public. Such evidence shall be based upon the operating characteristics of the most similar uses that are actually in operation in the United States and/or Canada, including actual data or a professional summary of such data over a minimum two-year period on emissions into the air and any emissions into the water and/or the ground.
(4) All buildings and any smokestack of such use shall not be located within 250 feet of a lot line of an existing primarily residential use or within 1,000 feet of a lot line of a hospital or nursing home within the City or within any adjacent municipality.
(5) Traffic.
(a) The applicant shall describe in detail the proposed method of transportation of materials to the site.
(b) The use shall not be approved if the City Council determines that the majority of materials would need to be brought to the use using tractor-trailer trucks mainly using streets that primarily abut existing residences within residential zoning districts in such a manner that significant noxious noise and soot nuisances would be created to these residential areas within the City or in adjoining municipalities.
(c) The applicant's description of transportation methods may consider road improvements that will be fully funded by the applicant or that are scheduled for completion in PennDOT's Official Twelve-Year Plan prior to the intended initiation of operations of the use.
(6) The applicant shall provide a detailed description of the types of materials intended to be processed and/or incinerated on the site.
(7) The applicant is requested to provide a preliminary architectural rendering of the exterior of the proposed building as visible from at least one public street. Such rendering shall not be binding upon the applicant and shall not be a basis for a conditional use decision.
(8) The applicant shall provide a detailed description of proposed methods to monitor hazards and emissions from the facility.
(9) The applicant shall provide a description of the proposed processes and operations of the use and methods of controlling hazards and nuisances in sufficient detail for the City Council and any environmental health consultants to determine potential hazards and nuisances from the use. Such description shall also include any backup safety mechanisms, in case the primary systems of control fail.
(10) The applicant shall describe any proposed host fees that may or may not be offered to or required by the City. For solid waste uses, see State Act 101 of 1988.
(11) Lot area. A waste-to-energy plant (as defined by Article
II of this chapter) shall include a minimum lot area of 30 contiguous acres for up to 500 tons of total daily incineration capacity, plus five additional contiguous acres for each additional 200 tons of total daily incineration capacity. For example, a total daily incineration capacity of 700 tons would require a minimum contiguous lot area of 35 acres. Such capacity shall apply to the total of all materials and substances intended to be incinerated, burned and/or otherwise converted to energy, whichever is more inclusive.
(12) All buildings shall be set back a minimum of 80 feet from all exterior lot lines, except for where greater distances are provided by other sections of this chapter.
(13) If the use would involve groundwater usage or withdrawals from surface waters other than that obtained through the public water system, the applicant shall provide a detailed analysis of the water quantity and quality impacts of such use.
(14) The operation and day-to-day maintenance of the use shall comply with all applicable state and federal regulations as a condition of the continuance of any permit of the City. Violations of this condition shall also be considered to be violations of this chapter.
(15) The applicant shall provide the Zoning Officer with a copy of all written materials and plans that are submitted to Pennsylvania DEP and the United States Environmental Protection Agency or their successor agencies at the same time as they are submitted to such agencies.
(16) Attendant. An attendant shall be present during all periods of operation or dumping.
(17) Gates. Secure gates, fences, earth mounds and/or dense vegetation shall prevent unauthorized access.
(18) Emergency services.
(a) The operator of the use shall cooperate fully with local emergency services. This should include allowing practice exercises on the site and the provision of all information needed by the emergency services to determine potential hazards.
(b) Adequate means of emergency vehicle access shall be provided.
(c) The applicant shall provide evidence that there will be sufficient water pressure and water supplies available for fire fighting on the site.
(19) The City Council may place such reasonable conditions on the use as are necessary to ensure that the public health and safety are protected and to address the concerns stated in this section.
(20) Operators. The applicant shall state the proposed minimum qualifications and/or professional certifications of persons intended to be in charge of and on-site during the use's operations during the different shifts.
(21) Insurance. The applicant shall state the minimum amount of liability insurance intended to be held by the owner of the use during its operations.