Town of Bloomsburg, PA
Columbia County
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[Ord. 687, 10/6/1986, § 601]
The purpose of special use regulations is to provide additional standards for controlling the unique or special characteristics of certain uses which otherwise conform to uses permitted in their respective districts.
[Ord. 687, 10/6/1986, § 602]
Decisions for granting or denying special use permits shall be made by the Zoning Hearing Board as provided for in Part 10, "Zoning Hearing Board."
A. 
Decisions of the Board shall be made pursuant to standards and criteria expressed in this Part, to regulations for the respective districts in which the uses are located and to all other requirements of this Chapter. The Board shall grant an approval for a special use only if it finds adequate evidence that the proposed use meets both the general and specific requirements for such use.
B. 
Site Plan. A plan for the proposed development of a site for a special use shall be submitted with the application for a special permit. Such plan shall show the location of all buildings, open spaces, parking areas, traffic access and circulation, landscaping and any other information required for determining the conformance of the special use with the regulations for that use.
C. 
General Standards. Decisions for granting all special exception uses shall be guided by the following general standards:
(1) 
The proposed use shall not jeopardize the objectives of the Comprehensive Plan.
(2) 
Public services and facilities such as streets, sewers, water, police and fire protection shall be adequate for the proposed use.
(3) 
Existing and future streets and access to the site shall be adequate for emergency services, for avoiding undue congestion and for providing for the safety and convenience of pedestrian and vehicular traffic.
(4) 
The relationship of the proposed use to other activities existing or planned in the vicinity shall be harmonious in terms of the location and size of the site relative to the proposed operation and the nature and intensity of the operation involved.
(5) 
The relationship of the proposed use to other activities existing or planned in the vicinity shall be harmonious in terms of the character and height of buildings, walls and fences so that property is not impaired.
(6) 
The proposed use shall not be more objectionable in its operations in terms of noise, fumes, vibrations, smoke, fly ash or flashing lights than would be the operations of any permitted use in the district.
(7) 
Any other reasonable conditions and safeguards, in addition to those expressed in this Chapter, may be imposed by the Board if the Board deems it necessary for implementing the purposes of the Pennsylvania Municipalities Planning Code (Act 247, as amended) and this Zoning Chapter.
[Ord. 687, 10/6/1986, § 603; as amended by Ord. 709, 9/12/1988, § 13; by Ord. 841, 12/19/2001; by Ord. 847, 7/8/2002; by Ord. 854, 1/13/2003, § 16; by Ord. 885, 5/23/2005, § 6; and by Ord. 909, 12/20/2007]
Uses permitted by special exception in this Chapter include the following for which additional regulations are prescribed:
A. 
Apartments (R-C and R-S Districts). Apartments of no more than four units per structure shall be permitted provided 7,500 square feet of lot area per dwelling unit are also provided. Requirements for lot coverage, yards, and building heights of the district in which apartments are to be located shall be met.
B. 
Churches and Similar Places of Worship (BC, R-S, R-U, H-D and C-R Districts). Churches and similar places of worship shall be located on arterial or collector streets and shall have a minimum lot width of 100 feet and minimum front, side and rear yards of 25 feet. A buffer area and screen planting, as found in the Supplementary Regulations, shall be provided adjacent to any property for residential purposes but such screening shall be located on the same lot as the place of worship.
[Amended by Ord. 959, 11/10/2014]
C. 
Clubs and Lodges (H-C, C and C-R Districts). Private social clubs or lodges shall not be conducted as a commercial business or as a residence and shall be used only by members and their authorized guests. A buffer area and screen planting, as found in Part 8, "Supplementary Regulations," shall be provided adjacent to any property used for residential purposes but such screening shall be located on the same lot as the club or lodge.
D. 
Cluster Dwellings (R-C, R-S and H-C Districts). Single and multiple-unit dwellings may be clustered together on a single lot provided that:
(1) 
The cluster arrangement preserves open space.
(2) 
The total area of the site is not less than the total area that would be required if the dwellings were placed on individual lots in the respective districts.
(3) 
The general requirements for lot coverage and yards of the district in which cluster dwellings are to be located shall not apply in the case of cluster dwellings and the yard setback requirements need not be complied with between individual dwelling units, where the cluster dwelling building containing such individual dwelling units is located on more than one adjacent lot.
E. 
Community Living Facilities (H-D, C and C-R Districts). Community living facilities shall be permitted under the following conditions:
(1) 
Such a facility may be operated by any incorporated, public or private, profit or not-for-profit organization, society or association, including any agency of a County, County institution district or municipality and person as defined in Articles IX and X of the Public Welfare Code for which standards have been developed. Such a facility shall hold a current license under that Code.
(2) 
In the H-D, C, and C-R Districts community living facilities shall be limited to 12 unrelated individuals, not including supervisors.
(3) 
The facility shall have on file an inspection report indicating compliance with State and local requirements of the agencies responsible for enforcing health, sanitation and fire and panic regulations.
(4) 
The use of a dwelling as a community living facility shall not include its use for offices or meetings of the organization operating the facility.
F. 
Conversion Apartments (R-C and R-S Districts). The conversion of any existing building into more than one dwelling unit shall conform to the following:
(1) 
The minimum habitable floor area shall be as required by Part 8, "Supplementary Regulations."
(2) 
The building, when converted, shall conform to the height, yard and coverage regulations set forth in Part 5, "District Regulations."
(3) 
Fire escapes, where required, shall be located at the rear of the building.
G. 
[Reserved]
H. 
Elder Family Accessory Dwelling (R-C, R-S and R-U Districts). When application is made for a special exception for use of property as an elder family accessory dwelling as defined in this Part, the Board shall give due consideration to the purposes of this use and the other regulations applicable thereto which are set forth in § 27-801(9). The Board shall make findings of fact regarding the nature of the proposed use and structure or alteration, and conclusions of law regarding the consistency of the proposed use and structure or alteration with the said statement of purposes and additional regulations set forth in § 27-801(9). If the Board concludes that the proposed use and the proposed structure or alteration, as the case may be, are consistent with the said purposes and additional regulations appertaining to elder family accessory dwellings, then a special exception shall be granted. In the R-U District, these special exception regulations apply only in the case of elder family accessory dwellings consisting of a separate building proposed to be placed on the same lot with the primary dwelling structure, since conversion apartments and multiunit dwellings are, in any event, permitted uses in that District.
I. 
Essential Service Buildings and Structures (R-S, R-U, H-D and C-R Districts). Essential service buildings and structures, including transformer stations and substations, switching centers, pumping stations, sewage treatment plants and telephone exchanges, shall conform with the following:
(1) 
Such building or structure location is shown to be necessary in the residential district where it is proposed to be located.
(2) 
No business office or storage yard or storage building is to be operated in connection with it.
(3) 
A fifty-foot buffer area with screen planting, as found in Part 8, "Supplementary Regulations," shall be provided around the property with the exception of the access drive.
(4) 
At least two parking spaces are provided for vehicles of employees who service such facilities.
J. 
Golf Driving Ranges and Miniature Golf (H-C District). All driving ranges and miniature golf ranges shall conform to the following regulations:
(1) 
No range shall be located closer than 100 feet to any property line or directed toward any street or highway.
(2) 
A buffer area and screen planting, as found in Part 8, "Supplementary Regulations," shall surround the property except for access drives, the buffer shall be at least 50 feet in depth.
(3) 
Circulation and parking areas, as found in Part 8, "Supplementary Regulations," shall be provided on the site but not in the buffer area.
(4) 
Storm drainage from the site shall be channeled to natural drainage courses and away from adjoining properties.
(5) 
Lighting installations shall be so arranged as not to increase traffic hazards or to cause direct or glaring reflection onto adjoining properties or roads.
(6) 
Measures shall be taken to minimize noise.
K. 
Home Occupations (R-C, R-S, R-U, H-D, C, C-W and C-R Districts).
(1) 
A home occupation shall be an incidental use of a dwelling unit or of a building or other structure accessory to a dwelling unit and shall be conducted by a person or persons residing in the dwelling unit and not more than one nonresident employee working on the premises. Not more than 25% of the building floor area (including the floor areas of both the principal and accessory structures) shall be used for the home occupation.
(2) 
The exterior appearance of the structure or premises shall be maintained in its residential character with the home occupation conducted entirely within the enclosed structure and with no goods publicly displayed on the premises other than a sign indicating the presence of the home occupation. The home occupation shall not involve display windows, the storage or sale of articles not produced on the premises, frequent truck deliveries or the production of offensive noise, smoke, vibration, dust, odors, heat or glare. Off-street parking requirements for both dwelling and home occupation uses shall be fulfilled in accordance with the regulations of Part 8, "Supplementary Regulations."
(3) 
Home occupations may include an office or studio of a physician, dentist, artist, photographer, architect, engineer, accountant, surveyor, lawyer, realtor, insurance salesperson or member of some similar recognized profession. This list is not all-inclusive, but is intended to serve as a guide.
(4) 
Home occupations may also include beauty and barber shops, dressmaking and tailoring shops, appliance and lawnmower repair and tutoring and music instruction for not more than two students at a time, but shall not include, animal hospitals, commercial kennels or stables, funeral homes, clothing shops, restaurants, dance studios, business schools or automobile repair service. This list is not all-inclusive, but is intended to serve as a guide.
L. 
Hotels and Motels (C District). Hotels and motels shall meet the following requirements:
(1) 
There shall be more than 10 sleeping rooms.
(2) 
Fifty percent or more of the gross floor area shall be devoted to sleeping rooms.
(3) 
Business may be conducted when accessory and incidental.
(4) 
There may be club rooms, ballrooms and common dining facilities.
M. 
Hospitals (H-D District). Hospitals shall be licensed and shall meet the following requirements:
(1) 
The lot area shall be not less than 10 acres.
(2) 
A buffer area and screen planting, as found in Part 8, "Supplementary Regulations," shall be provided on the same lot as the hospital but adjacent to any property used for residential purposes.
(3) 
Service and emergency entrances shall be located at least 100 feet from any property line and shall be screened from view of adjacent properties.
(4) 
Hospitals shall be located only on arterial or collector streets.
N. 
Lodges. [See "Clubs and Lodges."]
O. 
Mobile Home Parks (R-C District). Mobile home parks shall meet the following requirements:
(1) 
A mobile home park shall have an area of at least two acres with a minimum width of not less than 200 feet. Its site location and layout shall conform to the requirements of the Subdivision and Land Development Ordinance [Chapter 22].
(2) 
Buffer areas around the park shall be a minimum of 10 feet in depth as measured at right angles to the tract boundary lines. This space shall be used for no other purpose but landscaping, except where roads cross it and evergreen trees at least three feet in height at the time of planting shall be placed no less than 15 feet apart in this space.
(3) 
No more than 20% of the mobile home park tract shall be covered with buildings and at least 5% of the total area shall be developed for recreation use according to the specifications of the Subdivision and Land Development Ordinance [Chapter 22].
(4) 
Mobile home park design and improvements shall also include laundromats, storage sheds and refuse storage facilities as well as sewerage, water and other utilities, as provided for in the Subdivision and Land Development Ordinance [Chapter 22].
(5) 
A mobile home lot shall contain no more than one mobile home, including its extensions and additions, and shall have access to a street in the park. Each lot shall have a minimum area of 4,000 square feet and a minimum width of 40 feet. The minimum front, side and rear yards shall be 10 feet each. No more than 30% of any lot shall be covered with structures.
(6) 
Each mobile home lot shall be improved with a stand or pad, outdoor patio, anchoring facilities and paved parking areas according to the specifications of the Subdivision and Land Development Ordinance [Chapter 22].
(7) 
The maximum height of any building in the park shall be 15 feet.
(8) 
All mobile homes shall be provided with foundation skirting of a material compatible with the outer finish of the home. Such skirting shall be anchored at both the floor level of the home and the ground level, with no appreciable gap at the ground level. All skirting shall be maintained in good condition.
P. 
Mortuaries (BC, H-D, C and C-R Districts). Mortuaries, crematories and undertaking establishments shall have a minimum lot area of 30,000 square feet and shall accommodate all of the parking and loading requirements as found in Part 8, "Supplementary Regulations." In addition, sufficient area shall be provided for vehicular circulation on the premises and for the assembly area for the procession beyond the street right-of-way line. Loading and unloading areas for ambulances and hearses shall be screened from view of adjacent properties by a solid wall or solid fence or dense foliage at least six feet in height. Outside lights shall be directed away from adjacent activities.
[Amended by Ord. 959, 11/10/2014]
Q. 
Municipal Buildings (BC, C-R, C, H-C and I-P Districts). The minimum size of the tract for any such building shall be 40,000 square feet. A buffer area and screen planting, as found in Part 8, "Supplementary Regulations," shall be provided adjacent to any property used for residential purposes but such buffer area shall be on the same lot as the municipal building.
[Amended by Ord. 959, 11/10/2014]
R. 
Natural Resource Production Uses (R-C and I-P Districts). Natural resource production uses shall meet the following requirements:
(1) 
The lot or tract on which the use is located shall be no less than 10 acres in size with a width of no less than 200 feet.
(2) 
The minimum front, side, and rear setbacks shall be 100 feet in depth as measured from the street line, from the side or rear district lines, from a property line of any adjacent property in the same ownership but different use or in different ownership but the same use. All yard areas shall also serve as buffer areas landscaped in trees or shrubbery and with no parking of vehicles or storage of equipment and supplies allowed.
(3) 
The maximum height of any building shall be 40 feet or three stories, whichever is less, with exceptions for chimneys, conveyors, crushers and other structures which are not buildings. No more than 10% of the tract shall be covered with buildings, whether principal or accessory.
(4) 
All activities and uses shall comply with performance standards governing odors, fumes, dust, smoke, vibration, noise, soil erosion and sedimentation and any other side effect of the natural resource operation deemed injurious to the public health, safety and welfare by such agencies as the U.S. Environmental Protection Agency (EPA), the U.S. Soil Conservation Service (SCS), the Pennsylvania Department of Environmental Protection (DEP) and the Pennsylvania Department of Labor and Industry (DL&I).
(5) 
Any natural resource operation involving mining, quarrying, drilling or excavating shall be required to provide a six-foot fence completely enclosing that activity on the property. Such a fence shall be so constructed as to have openings no larger than six inches and, if pickets are used, the openings shall not exceed six inches. Multi-flora rose plantings may be used as fencing and, when used, the original plants shall be at least 18 inches high and shall be placed in a double-staggered row three on centers between plants.
(6) 
No mining, excavating, drilling, lumbering, bottling or processing operations of any sort shall be allowed earlier than 7:00 a.m. or later than 7:00 p.m. during each day of the week except Sunday, when no such activities shall be permitted.
(7) 
Verification of bonding and insurance, if required by the Pennsylvania Department of Environmental Protection (DEP) or some other agency, shall be supplied to Town Council upon request.
S. 
Nursery Schools (R-S, R-U and C-R Districts). Day nurseries, nursery schools, private kindergartens and daycare centers shall provide outdoor play space complying with the standards of the Pennsylvania Department of Public Welfare for "Child Day Care Centers under Social Service Auspices." The outdoor play area shall adjoin the indoor space, be easily accessible, and be fenced with a chain-link fence and gate at least three feet in height which shall be maintained in good condition. The facility shall be licensed.
T. 
Nursing Homes (R-U, H-D and C-R Districts). Nursing and convalescent homes shall be located on a tract a minimum of 40,000 square feet in size and shall front on an arterial or collector street. A buffer area and screen planting, as found in Part 8, "Supplementary Regulations," shall be provided adjacent to any property used for residential purposes but on the same lot as the nursing home. Loading and unloading areas shall be provided for ambulances in addition to all other parking requirements as found in Part 8, "Supplementary Regulations." All nursing and convalescent homes shall be licensed by the Commonwealth of Pennsylvania.
U. 
Parks and Playgrounds (R-S, R-U and C-R Districts). All such facilities, whether public, semipublic or private noncommercial, shall conform to the following regulations:
(1) 
No outdoor recreation activity shall be conducted closer than 100 feet to any property line.
(2) 
A buffer area at least 50 feet in depth and screen planting, as found in Part 8, "Supplementary Regulations," shall surround the property except for access drives.
(3) 
Circulation and parking areas, as found in Part 8, "Supplementary Regulations," shall be provided on the site, but not in the buffer area.
(4) 
Storm drainage from the site shall be channeled to natural drainage courses and away from adjoining properties.
(5) 
Lighting installations shall be so arranged as not to increase traffic hazards or to cause direct or glaring reflection onto adjoining properties or roads.
(6) 
Measures shall be taken to minimize noise.
V. 
Public Transportation Terminals (C District). Public transportation terminals shall be provided with off-street loading and unloading space for passengers and cargo, with shelter from inclement weather for passengers and cargo and with access, circulation and parking areas on the site for buses, taxis and vehicles of patrons, visitors and employees.
W. 
Recreation Facilities and Uses Indoor (C and C-R Districts). Indoor recreation facilities permitted in the "C" and "C-R" Districts may include ice skating and roller skating rinks, bowling alleys, tennis, handball, badminton, basketball and other such courts, table tennis and billiards, dance halls, exercise rooms, swimming pools, lounges with food service, TV and movies and similar recreation activities. All activities shall be conducted entirely within an enclosed structure and shall cause no noise, vibration or lighting that can be heard, felt or seen from outside the building.
X. 
Recreation-Vehicle Camps (R-C District). Recreation-vehicle camps and/or trailer parks shall be subject to the following regulations:
(1) 
They shall comply with all applicable State and Town regulations now in effect or hereafter enacted.
(2) 
Their design and improvement shall be in accordance with the procedures, standards and requirements of the Town of Bloomsburg Subdivision and Land Development Ordinance [Chapter 22].
(3) 
No occupancy other than transient or seasonal shall be permitted.
Y. 
Swimming Pools (R-S District). Public and semipublic swimming pools shall comply with the following conditions and requirements:
(1) 
The pool and accessory structures thereto, including the area used by bathers, shall not be closer than 100 feet to any property line of the property on which it is located.
(2) 
A buffer area at least 50 feet in depth shall surround the pool and paved areas around the pool and shall be used for trees, shrubs and grass landscaping.
(3) 
A chain-link fence and gate at least six feet high and maintained in good condition shall surround the pool and all areas used by bathers so as to prevent all uncontrolled access by children.
(4) 
Outside lighting shall be directed away from adjacent properties and roads.
(5) 
Circulation and parking areas shall comply with the requirements of Part 8, "Supplementary Regulations."
(6) 
Relevant regulations of the Pennsylvania Department of Environmental Protection shall be met.
Z. 
Tourist Homes (R-U District). Single-family dwellings may be used by the resident owner for the commercial purpose of providing overnight accommodations for transient guests provided:
(1) 
Not more than four bedrooms are used for guest accommodations,
(2) 
Required off-street parking as found in § 27-801(3) is met.
(3) 
The serving of breakfast is provided only to guests and not to the public generally, as in a restaurant.
AA. 
Commercial Communications Antennas and Commercial Communications Towers (R-C, C, and BC Districts).
[Amended by Ord. 959, 11/10/2014]
(1) 
Standards Applicable to Commercial Communication Towers and Commercial Communication Antennas.
(a) 
Structural Certifications. For any commercial communications antenna or commercial communications tower higher than 50 feet, the applicant for a special exception shall provide, from a registered professional engineer, a certification as to the overall structural integrity of the commercial communications tower including, but not limited to, wind resistance and icing, and that the commercial communications tower meets all applicable BOCA, ASME and other applicable standards. Said certification will be submitted in writing with the application.
(b) 
Airport Certifications. The applicant for a special exception shall provide a certification from a registered professional engineer that the proposed commercial communications antenna or commercial communications tower complies with all applicable rules and regulations of the Federal Aviation Administration, the Pennsylvania Department of Transportation and the airport provisions of the Zoning Ordinance of the Town of Bloomsburg Code of Ordinances, Chapter 27, § 27-703(B). The applicant for a special exception for a commercial communications antenna or commercial communications tower shall notify the operator of the Town of Bloomsburg Airport of its application for special exception and provide proof thereof. Said certifications will be submitted in writing with the application.
(c) 
Removal of Commercial Communications Antennas and Commercial Communications Towers.
1) 
If a commercial communications antenna or commercial communications tower remains substantially unused for a continuous period of 12 consecutive months, the owner or operator of the commercial communications antenna or commercial communications tower shall remove the commercial communications antenna or commercial communications tower within six months of receipt of a notice from the Town of Bloomsburg ordering such removal. Unless the owner or operator can prove that any building or appurtenant structure associated with the commercial communications tower and all landscaping can be used for other permitted uses in the zoning district, the building, appurtenant structures and landscaping shall also be removed. The base of the commercial communications tower shall be removed in all circumstances.
2) 
Prior to the issuance of a building permit by the Town of Bloomsburg, the applicant shall post a security in the form of a bond or letter of credit in an amount approved by the Town Engineer and in a form approved by the Town Solicitor in an amount to cover the costs of removal of the commercial communications antenna or commercial communications tower and site clean up including a factor for inflation. In the event that the owner or operator of the commercial communications antenna or commercial communication tower fails to remove the commercial communications antenna or commercial communications tower within six months from having received notice from the Town of Bloomsburg, the security shall be used by the Town of Bloomsburg to remove the commercial communications antenna or commercial communications tower and site facilities as provided for above.
(d) 
Lighting. No commercial communications antenna or commercial communications tower shall be artificially lighted except when required by the Federal Aviation Administration or Pennsylvania Department of Transportation.
(e) 
Federal Communications Commission. The applicant for a special exception for a commercial communication tower or commercial communication antenna shall provide a certification from the Federal Communications Commission that it is licensed by the Federal Communications Commission and, if applicable, certification that the Federal Communications Commission has approved the commercial communications antenna or commercial communications tower. Said certification will be submitted in writing with the application.
(f) 
Documentation of Need. Applicants for special exceptions for commercial communication towers or commercial communication antennas must demonstrate, using technological evidence, that in order to satisfy its functional requirement the commercial communications antenna or commercial communications tower must go where it is proposed and that there are no buildings or other commercial communications towers available where the commercial communications antenna can be placed to satisfy its functional requirements. Applicants are required to document need with the following:
1) 
The applicant for the placement of a commercial communications tower or commercial communication antenna shall be required to submit to the Town evidence of the need for the commercial communications tower and that the applicant has exhausted all alternatives to constructing a commercial communications tower. Applicants are required to prove need by:
a) 
Demonstrating via written evidence that, in terms of location and construction, there are no existing towers, commercial communications towers, buildings, structures, elevated tanks or similar uses able to provide the platform for the commercial communications antenna.
b) 
Providing evidence, including coverage diagrams and technical reports, demonstrating that colocation on existing commercial communications towers is not technically possible in order to serve the desired need. Colocation is not possible if:
i) 
Planned equipment would exceed the structural capacity of existing commercial communications towers within the Town, considering existing and planned use of those commercial communications towers and existing commercial communications towers cannot be reinforced to accommodate planned or equivalent equipment at a reasonable cost.
ii) 
Planned equipment will cause radio frequency (RF) interference with other existing or planned equipment for the commercial communications tower and the interference cannot be prevented at a reasonable cost.
iii) 
Existing or approved commercial communications towers do not have the space on which planned equipment can be placed so it can function effectively and at least in parity with other similar equipment in place or planned.
iv) 
Other reasons make it impractical to place the equipment planned by the applicant on existing and approved commercial communications towers.
(g) 
Change of Ownership. When the ownership of a commercial communications antenna or commercial communications tower changes, the Town of Bloomsburg shall be notified of such change within 30 days of the change of ownership.
(h) 
Height Restrictions. No commercial communications tower and antenna combination shall exceed 200 feet measured from ground level at the base of the tower to the top of the tower or antenna, whichever is higher.
(i) 
Signs. No portion of any commercial communications antenna or commercial communications tower or related structure shall be used for the placement of a sign of other advertising purpose including, but not limited to, company name, telephone numbers, banners, streamers or other forms of advertising.
(j) 
Painting. Commercial communications towers and commercial communications antennas shall be painted silver or have a galvanized finish to reduce the visual impact.
(k) 
Site Plan. The application for special exception for a commercial communications antenna or commercial communications tower shall be accompanied by a site plan setting forth the following:
1) 
The location of the proposed commercial communications antenna or commercial communications tower.
2) 
The dimensions of the parcel of land upon which the commercial communications antenna and commercial communications tower are to be located, showing required setbacks.
3) 
The proposed fence and landscaping.
4) 
The height of the proposed commercial communications antenna or commercial communications tower.
(l) 
Colocation.
1) 
In order to reduce the number of commercial communications towers in the future, proposed commercial communications towers shall be designed to accommodate other users, including other telecommunications companies and local police, fire and ambulance companies. The application for special exception shall include a plan whereby future users will be granted access to the commercial communications tower and how the future users will be charged for the use of the commercial communications tower.
2) 
Any applicant proposing construction of a new commercial communications tower shall demonstrate that a good faith effort has been made to obtain permission to mount the commercial communications antenna on an existing building, structure or commercial communications tower. A good faith effort shall require that all owners of potentially suitable structures within a 1/4-mile radius of the proposed commercial communications tower site be contacted and that one or more of the following reasons for not selecting such structure apply:
a) 
The proposed commercial communications antenna and related equipment would exceed the structural capacity of the existing structure and its reinforcement cannot be accomplished at a reasonable cost.
b) 
The proposed commercial communications antenna and related equipment would cause radio frequency interference with other existing equipment for that existing structure and the interference cannot be prevented at a reasonable cost.
c) 
Such existing structures do not have adequate locations, space, access or height to accommodate the proposed equipment or to allow it to perform its intended function.
d) 
Addition of the proposed commercial communications antenna and related equipment would result in electromagnetic radiation from such structure exceeding applicable standards established by the Federal Communications Commission governing human exposure to electromagnetic radiation.
e) 
A commercially reasonable agreement could not be reached with the owners of such structure.
Proof of such good faith effort will be submitted in writing with the application.
3) 
An applicant for a zoning permit for a commercial communications tower shall:
a) 
Execute an agreement with the Town, in a form legally sufficient to the Town, requiring the removal of the commercial communications tower within one year after the commercial communications tower ceases to function as such.
b) 
Agree to erect a commercial communications tower with sufficient capacity to accommodate not less than two commercial communications antennas in addition to their own.
c) 
Agree to rent or sell such additional capacity to another developer that requires commercial communications antenna space to serve a similar purpose.
d) 
Agree to submit to binding arbitration and to share the cost of such arbitration equally with the other parties desiring space on the subject commercial communications tower in the event that the developer and the other party do not reach an acceptable settlement within 30 days of notification to the Town; and, the commercial communications tower developer shall be responsible for prompt reporting of an offer within five days thereof.
(2) 
Standards Applicable to Commercial Communications Towers.
(a) 
Setbacks.
1) 
A commercial communications tower shall be set back from all property lines the most restrictive of the following: a minimum distance equal to 1/2 its height or a distance equal to the commercial communications tower fall zone.
2) 
Commercial communications towers shall not be closer than 500 feet to another commercial communications tower, such distance being measured as a horizontal from tower to tower.
3) 
Commercial communications towers shall be subject to a minimum setback from all overhead electric transmission lines of a distance equaling the height of the commercial communications tower.
(b) 
Fence. The base of a commercial communications tower shall be surrounded by a secure fence with a minimum height of eight feet.
(c) 
Landscaping. Evergreen plantings shall be required to screen the fence surrounding the commercial communications tower and any other ground level features such as a building or parking area. The evergreen screen shall be a minimum of six feet in height at planting with an exception to grow to a minimum of 15 feet high at maturity.
(d) 
Parking. A minimum of two off-street parking spaces shall be provided for a commercial communications tower.
(e) 
Monopole Structure. A commercial communication tower shall be a monopole structure.
(f) 
ANSI Standards. The commercial communications tower shall be designed and constructed to all applicable standards of the American National Standards Institute, ANSI/EIA-222-E manual, as amended.
(g) 
Soils Report. A soils report complying with the standards of Appendix I, Geotechnical Investigations, ANSI/EIA-222-E manual, as amended, shall be submitted to the Town to document and verify design specifications of the foundation for the commercial communications tower and anchors for the guy wires, if used.
(h) 
Wind. Commercial communications towers shall be designed to withstand wind gusts of at least 100 miles per hour.
(i) 
Historic District. A commercial communications tower shall not be located on a lot that is listed on a historic register or in an officially designated State or Federal historic district.
(3) 
Standards Applicable to Commercial Communications Antennas.
(a) 
Conditions on the Location and Placement of Commercial Communications Antennas. Commercial communications antennas may be attached to any nonresidential building or structure that is a permitted use in the district including, but not limited to, a church, a municipal or governmental building or facility, a building owned by a utility or a commercial communications tower. Subdivision and land development review is not required by the Planning Commission or the Town Council for the location of commercial communications antennas on a building. The following conditions shall be met:
1) 
No more than one commercial communications antenna may be attached to any nonresidential building as a permitted use. A permit for one commercial communications antenna on one building may be issued by the Zoning Officer after a review of the requirements stated in this Section.
2) 
The location of two or more commercial communications antennas on any nonresidential building shall be considered a special exception. There shall be a minimum distance equal to the height of the commercial communications antenna located on a nonresidential building and the location of any additional commercial communications antennas.
3) 
The location of one or more commercial communications antennas on any nonoccupied structure, such as a commercial communications tower, a water tank or an observation commercial communications tower shall be considered as a principal permitted use. Permit(s) for commercial communications antenna on nonoccupied structures may be issued by the Zoning Officer after a review of the requirements stated in this Section. Subdivision and land development review is not required by the Planning Commission or the Town Council for the location of commercial communications antenna on a nonoccupied structure.
4) 
Height limits for commercial communications antennas: not to exceed 20 feet above the structure or building on which it is located.
5) 
The top point height of any commercial communications antennas located on a commercial communications tower shall not exceed the height requirements for commercial communications towers stated in this Section.
6) 
Setback. Commercial communications antennas located on buildings and structures shall be required to be set back from all property lines a minimum of the front yard setback requirement of the host district plus the height of the commercial communications antenna.
BB. 
Student Housing (R-U and C-R Districts).
(1) 
Purpose. The purpose of this special exception use is to provide for student housing facilities that are designed and located in an appropriate manner to enhance the residential neighborhoods in which this housing is located.
(2) 
Use Regulations. The student housing shall meet the following regulations in addition to those of the underlying zoning district:
(a) 
The principal permitted use shall be student housing.
(b) 
No more than one principal structure shall be permitted on a lot.
(c) 
Two students per dwelling unit.
(3) 
Dimensional Regulations.
(a) 
Lot Size. The minimum lot size shall be 7,000 square feet.
(b) 
Lot Coverage.
1) 
The maximum impervious surface coverage shall be 70%.
2) 
The maximum building coverage shall be 40%.
(c) 
Habitable Floor Area. Refer to the International Property Maintenance Code, currently enforced by the Town of Bloomsburg.
(d) 
Yards.
1) 
Minimum front setback: 10 feet.
2) 
Maximum front setback: 20 feet.
3) 
Minimum side setback: five feet.
4) 
Minimum rear setback: 15 feet.
(4) 
Building Height. The maximum height shall be three stories or 35 feet.
(5) 
Performance Standards.
(a) 
All residential construction shall substantially conform in street orientation and massing to adjacent structures.
(b) 
Student housing shall be clad in wood siding, vinyl siding, composite siding (cement board), stone, or brick.
(c) 
Principal building roofs should have a pitch that substantially conforms to the roof pitches of adjacent homes.
(d) 
Garden and retaining walls shall be constructed from block of the ornamental variety designed for use in landscaping projects. Walls over 48 inches shall be constructed in accordance with the Town of Bloomsburg Building Code and also be designed by a registered architect or a professional engineer, licensed to operate in the State of Pennsylvania, and submitted to the Town for review and approval.
(e) 
Separation between student housing. Each lot/parcel containing a building used for student housing shall be separated from any other lot/parcel containing a building used for student housing by a minimum of 350 feet, measured from lot line to lot line, in accordance with the most recent tax maps on file or electronic media available at the business offices of the Town of Bloomsburg. Any dispute to the accuracy of the Code Enforcement Office, while interpreting this Section, may be resolved with the filer providing documentation to the contrary which has been prepared by a surveyor licensed by the State of Pennsylvania.
(6) 
Landscaping Criteria.
027 Landscaping.tif
(a) 
Development without parking between the building line and street or alley. If there is no parking anywhere between the established building line, projected from the corner of the building to property lines:
1) 
A four-foot perimeter buffer shall be provided along the side yards and rear yards of the property. The buffer shall contain at least one two-inch-caliper tree every 20 feet, four feet in from the property line, and at least three shrubs of at least three gallons in size clustered between each two trees.
2) 
If the proposed parking lot contains 20 stalls or more, an additional 5% of the parking lot area shall be reserved for interior landscaping. Planting beds running adjacent to and parallel with the building, perimeter landscaping and buffer requirements shall not count towards this requirement.
3) 
Parking shall not be permitted within the buffer.
(b) 
Development with parking located between the building line and street or alley. If any parking is located between the street or alley and the building line, the following shall apply:
1) 
A ten-foot-wide buffer shall be provided for the length of any parking area abutting the street or alley. The buffer area shall contain at least one two-inch-caliper tree for every 20 feet and at least three shrubs of at least three gallons in size clustered between each two trees.
2) 
A six-foot side and rear yard buffer shall be provided. The buffer shall contain at least one two-inch-caliper tree spaced every 20 feet and three shrubs of at least three gallons in size clustered between each two trees.
(7) 
Parking Criteria.
(a) 
One parking space shall be required for each student.
(b) 
All off-street parking areas for four or more automobiles shall be developed in accordance with the following standards:
1) 
Each required off-street parking space shall be at least nine feet in width and at least 18 feet in length, exclusive of access drives or aisles.
2) 
Each off-street parking space shall open directly upon an aisle or driveway at least 12 feet wide to provide a safe and efficient means of vehicular access to such parking space. (See Chapter 22, Subdivision and Land Development, for parking design.) Such aisle or driveway shall be unobstructed and allow for the passage of emergency vehicles at all times.
3) 
All required parking spaces and aisles shall be provided wholly within the property lines and shall not extend into any public right-of-way.
4) 
Parking spaces and aisles/driveways shall be a minimum of six feet from side or rear property lines.
5) 
Parking spaces and aisles/driveways shall be a minimum of 10 feet from the principal structure.
(8) 
Site Element Areas. Areas for parking, recreation, service, utility equipment, waste receptacles, dumpsters and/or other elements which, because of their appearance, odor and/or noise, would be offensive to those occupying the lot or adjoining lots or those on the street shall be screened, landscaped or otherwise treated to eliminate the offensive condition.
(9) 
All other aspects of this Chapter (the Zoning Ordinance) and Chapter 22 (the Subdivision and Land Development Ordinance), as applicable.
CC. 
Light industry (B-C District). Light industry uses of the type described in § 27-302 shall meet the following requirements:
[Added by Ord. 931, 10/11/2010]
(1) 
All such operations shall abut or provide direct access to a public street capable of safely accommodating the anticipated types and levels of traffic generated by such operation.
(2) 
All such operations shall be contained within a building. Any outside storage associated with such operations shall not exceed an amount equal to 10% of the first-floor area of the building devoted to such operation, shall be screened from view, and shall not be situated within any required yard area.
(3) 
Lot Area and Width. The minimum lot area for such operations shall be not less than 20,000 square feet, and the minimum lot width shall be not less than 100 feet.
(4) 
Lot Coverage. The maximum area permitted to be covered by buildings shall not exceed 75% of the total lot area.
(5) 
Yard. The minimum yard area shall be not less than 20 feet on any side of the lot.
(6) 
All such operations shall comply with the following minimum performance standards:
(a) 
Sound. The volume of sound regularly and recurrently generated shall be controlled so as not to cause a nuisance to adjacent uses.
(b) 
Vibration. No significant vibrations shall be discernable beyond the boundary lines of the lot.
(c) 
Odor. No significant noxious odor shall be discharged in such quantity as to be readily detectable beyond the boundary lines of the lot without the use of instruments.
(d) 
Glare. No direct or reflected glare shall be detectable beyond the boundary lines of the lot.
(e) 
Smoke. No smoke shall be emitted in such quantity as would produce a public nuisance.
(f) 
Dust. No solid or liquid particles shall be emitted in such quantities as would be readily detectable beyond the boundary lines of the lot.
DD. 
Parking Facilities (C District). Parking facilities allowed as a special exception use within the C District shall include parking lots and parking structures which are operated as a public, private and/or commercial facility. In addition to special exception approval, said facilities shall be subject to the following requirements:
[Added by Ord. No. 990, 12/10/2018]
(1) 
No parking facility shall be designed, constructed or maintained to have any frontage upon Main Street, nor shall any portion of the parking facility abut Main Street.
(2) 
No parking structure shall exceed 65 feet in height, and such structures shall be designed to minimize visual impact of the structure from selected areas within the Town. Any parking structure exceeding 50 feet in height shall provide a visual analysis of the structure as intended to be constructed. The visual analysis shall include a computerized photographic simulation demonstrating the visual impacts from nearby strategic vantage points selected by the Zoning Hearing Board. Based upon the intent to minimize visual impact of the structure to the greatest extent possible, a facade or similar architectural feature to screen parking on the uppermost floor from public viewing areas may be required.
(3) 
A parking facility developed as an on-grade parking lot shall have a minimum distance of not less than five feet to any front, side and/or rear yard property line.
(4) 
A parking facility developed as a parking structure shall have a front yard setback distance of not less than five feet and a side and rear yard setback of not less than eight feet. The aforementioned setback distances shall not apply when an existing on-grade lot is being converted into a parking structure for those sections of the facility which do not border a public right-of-way and have existing spaces that do not conform to the setback distances.
(5) 
Included within the required rear yard and side yard setback, there shall be a landscaped planting strip at least four feet wide, planted with shrubs or trees not less than three feet high at the time of planting and which are of a type that may be expected to form a year-round dense screen at least four feet high within three years.
(6) 
Commercial nonresidential uses within the C District shall be exempt from applicable required off-street parking standards. Student housing is deemed to be a residential use.
EE. 
Location of Off-Street Parking (C District). Off-street parking shall be located upon the same lot with the principal use or uses which it serves, including properties containing mixed uses. The Zoning Hearing Board may grant special exception approval to allow the required parking on another lot, subject to the following criteria:
[Added by Ord. No. 990, 12/10/2018]
(1) 
The lot to be used for off-street parking and the lot on which the principal use is located shall be within the C District.
(2) 
The lot to be used for required off-street parking and the lot on which the principal use or uses is/are located shall be held under the same ownership, or the applicant shall provide written documentation via a deed restriction that the required number of parking spaces shall be retained upon such other lot throughout the life of the principal use or uses which it serves.
FF. 
Homeless Shelter (C-W District, C-R District and BC District). A homeless shelter shall be subject to the following regulations.
[Added by Ord. No. 993, 5/22/2019]
(1) 
Regulatory and Operational Standards:
(a) 
Purpose. It is the intent of this subsection to provide for development, operational and design standards for a homeless shelter. In the event of a conflict between the regulations and standards of the homeless shelter and those applicable to the zoning district in which it is located, the more-stringent shall apply.
(b) 
Community Need Standards. Any application for a homeless shelter must demonstrate that the shelter is needed to take care of the homeless needs that exist within the greater Bloomsburg area, which is intended to generally include Columbia County and Montour County.
(c) 
The operator of any homeless shelter shall have an operational HMIS or equivalent in effect.
(d) 
Maximum Number of Beds. The maximum number of beds shall be based on the lesser number of one bed per 200 square feet of area in which sleeping accommodations are provided based upon the required floor plan of the facility or 20 beds.
(e) 
A homeless shelter shall be designed and operated in compliance with all applicable federal and state standards and regulatory provisions, including, but not limited to, the Pennsylvania Uniform Construction Code.
(f) 
A homeless shelter shall provide a floor plan of the facility showing all areas used as part of the homeless shelter, with the dimensions and square feet of each room therein and its intended purpose and use. The intake process for residents shall be handled from an internal office within the homeless shelter.
(g) 
On-Site Management Plan. The applicant shall provide an on-site management plan for a homeless shelter, which shall include, but not necessarily be limited to, the following items. All responses to the following information shall be in writing:
1) 
A reasonable criminal background check on potential residents shall be undertaken by the provider. The provider shall provide a clear policy and regulations on the basis of background information utilized by the provider for the exclusion of anyone seeking admittance to the facility. Actions warranting exclusion shall include, at a minimum, persons having an outstanding arrest warrant, persons registered under Megan's Law, or persons under the influence of alcohol or illegal drugs. Such a policy shall be based upon protecting the health, safety and welfare of the general public and other residents within the facility.
2) 
A plan that provides for safety and security measures, including emergency operations. Such a plan shall identify persons responsible for implementation of stated measures and/or operations.
3) 
A plan that fully describes all services to be provided within the facility.
4) 
A resident identification process. This process shall include verification of proof of a person's last place of residence within the greater Bloomsburg area as identified above in Subsection FF(1)(b).
5) 
Controls for resident behavior and noise levels. Such controls shall ensure that loitering does not occur on the property during off-hours and/or otherwise create a nuisance to the neighborhood.
6) 
Regulatory provisions applicable to all residents staying at the facility, including, but not limited to, policies and standards governing expulsions of a person and/or family.
7) 
Process for resolving neighborhood concerns.
8) 
Staffing levels during hours of operation.
9) 
Proof of insurance and amount of coverage
(h) 
A homeless shelter shall provide a minimum of one supervisory-level staff member for every 20 residents present on the site during hours of operation.
(i) 
Insurance Coverage. No person shall operate a homeless shelter unless they obtain and maintain the following liability insurance coverage:
1) 
Comprehensive general liability insurance coverage insuring the public against bodily injury or property damage arising out of or resulting from or incidental to the operation or use of a homeless shelter.
2) 
At a minimum, the policies shall provide coverage of not less than $1,000,000 per occurrence and $2,500,000 per aggregate.
3) 
Evidence of said coverage shall be subject to acceptance and approval by the Town Council as a condition of zoning approval by the Zoning Hearing Board. Coverage shall remain in full force during the entire time that the shelter is permitted. Failure to provide such proof shall result in revocation of zoning approval.
(2) 
Design Features:
(a) 
Lighting shall be sufficient to provide illumination and clear visibility to all outdoor areas, with minimal shadows or light leaving the property. Lighting shall be stationary, directed away from adjacent properties and public rights-of-way, and of intensity compatible/comparable with the neighborhood.
(b) 
Off-street parking shall be provided at a ratio of one vehicle parking space per employee/volunteer based on the maximum working shift plus one vehicle parking space for every 10 beds. Off-street parking shall be subject to all other applicable provisions within the Town of Bloomsburg Zoning Ordinance governing off-street parking.
(c) 
A homeless shelter shall be situated no less than 1,000 feet from any other homeless shelter.
(d) 
If a homeless shelter is located within 250 feet of a residential zoning district, all outdoor activity shall be screened from public view and from the view of adjacent properties.
(e) 
A homeless shelter shall have set hours of operation, and the hours shall be posted in a publicly visible and accessible location at the shelter.
(f) 
A homeless shelter shall not create unsanitary or harmful conditions by reason of noise, glare, dust, sewage disposal, emissions to the air, odor, lighting, or litter, nor shall its operation have a substantially greater effect/impact on surrounding properties than those associated with surrounding uses or other allowable uses in the zone.
(g) 
Limited incidental on-site services provided to residents within a homeless shelter may include referrals to additional off-site support agencies for the purpose of finding employment and/or permanent housing but shall not include any type of on-site substance abuse counseling and/or treatment.
GG. 
A substance abuse treatment facility shall be subject to the following regulations:
[Added by Ord. No. 994, 5/22/2019]
(1) 
Regulatory and Operational Standards:
(a) 
Maximum Number of Beds. The maximum number of beds within any type of substance abuse treatment facility which allows overnight stay of patients shall be based upon the applicable regulations of the Pennsylvania Department of Drug and Alcohol Programs, but in no case shall such a facility be designed and/or used to accommodate more than 20 overnight patients.
(b) 
Any type of substance abuse treatment facility shall provide a narrative that fully describes all services to be provided within the facility.
(c) 
Any type of substance abuse treatment facility shall provide a floor plan of the facility showing the use of all areas within the facility, with the dimensions and square feet of each room therein and its intended purpose and use.
(d) 
Any type of substance abuse treatment facility shall provide its intended hours of operation.
(e) 
Any type of substance abuse treatment facility shall provide a copy of its on-site management plan, or its equivalent, as required by the Pennsylvania Department of Drug and Alcohol Programs, which includes emergency operations and persons responsible for implementation of stated measures and/or operations.
(f) 
Any type of substance abuse treatment facility shall provide the maximum number of employees employed by the facility, including those indirectly employed under contracted services.
(g) 
Insurance Coverage. No person shall operate a non-hospital drug-free residential substance abuse treatment facility unless they obtain and maintain the following liability insurance coverage:
1) 
Comprehensive general liability insurance coverage insuring the public against bodily injury or property damage arising out of or resulting from or incidental to the operation or use of the facility.
2) 
At a minimum, the policies shall provide coverage of not less than $1,000,000 per occurrence and $2,500,000 per aggregate.
3) 
Evidence of said coverage shall be subject to acceptance and approval by the Town Council as a condition of zoning approval by the Zoning Hearing Board. Coverage shall remain in full force during the entire time that the facility is permitted. Failure to provide such proof shall result in revocation of zoning approval.
(2) 
Design Features:
(a) 
Lighting shall be sufficient to provide illumination and clear visibility to all outdoor areas, with minimal shadows or light leaving the property. Lighting shall be stationary, directed away from adjacent properties and public rights-of-way, and of intensity compatible/comparable with the neighborhood.
(b) 
Off-street parking shall be provided at a ratio of one vehicle parking space per each employee, including those via contracted services, plus one vehicle parking space for every two beds. Off-street parking shall be subject to all other applicable provisions within the Town of Bloomsburg Zoning Ordinance governing off-street parking.
(c) 
A substance abuse treatment facility shall not be located less than 1,000 feet from any other substance abuse treatment facility.
(d) 
If a substance abuse treatment facility is located within 250 feet of a residential zoning district, all outdoor activity and/or seating areas shall be screened from public view and from the view of adjacent properties.
HH. 
A halfway house for persons on parole or probation shall be subject to the following regulations:
[Added by Ord. No. 995, 5/22/2019]
(1) 
Regulatory and Operational Standards:
(a) 
A halfway house for persons on parole or probation shall be classified and permitted as a special exception use within the H-D District.
(b) 
Maximum Number Residents. The maximum number of residents shall be based on the lesser number of 120 square feet per bedroom based upon single room occupancy provided upon the required floor plan of the facility or five residents.
(c) 
A halfway house for persons on parole or probation shall be licensed, where required, by an appropriate government agency and shall be in compliance with all applicable rules and regulations of the licensing body. A copy of any required license must be provided to the Zoning Officer prior to commencement of the use.
(d) 
A halfway house for persons on parole or probation shall provide a narrative that fully describes all management plans and services for daily operations to be provided within the facility. Such information also must address:
1) 
The composition of the halfway house.
2) 
Policies and goals and the means to accomplish those goals.
3) 
The characteristics of the residents and the number of residents to be served.
4) 
Operating methods and procedures.
5) 
Any other relevant facts to its proposed operation.
(e) 
A halfway house for persons on parole or probation shall provide a complete list of the type of crimes and/or circumstances which would render the exclusion of a person from residency within the facility.
(f) 
A halfway house for persons on parole or probation shall provide a floor plan of the facility showing the use of all areas within the facility, with the dimensions and square feet of each room therein and its intended purpose and use.
(g) 
A halfway house for persons on parole or probation shall provide, in writing, the rules and regulations applicable for all residents to maintain residency within the facility.
(h) 
A halfway house for persons on parole or probation shall provide, in writing, its regulations regarding a curfew for residents and permission requirements for leaving the facility for other purposes, including, but not limited to, activities such as work, school, off-site counseling services, volunteer services, medical appointments or religious services.
(i) 
If a halfway house for persons on parole or probation is not run and/or operated by a governmental agency, the contract of the entity doing so must be submitted, along with an historical profile on its experience and references to all other locations where it operates a facility such as a halfway house for persons on parole or probation.
(j) 
A halfway house for persons on parole or probation shall maintain a current list of residents and provide the names, addresses and contact information for their respective parole officers or probation officers who have supervision over persons that will be residing in the facility.
(k) 
Any approval granted for a halfway house for persons on parole or probation shall be bound to the type and number of persons listed on the application. Any increase in the type or number of offenders being housed shall require a new hearing before the Zoning Hearing Board.
(l) 
A halfway house for persons on parole or probation shall not provide any on-site supportive services related to counseling for substance abuse disorders, emotional disorders or behavioral disorders.
(m) 
A halfway house for persons on parole or probation shall provide a minimum of one staff member on site at the facility on a twenty-four-hour basis. In addition, the facility shall provide, within the required narrative under § 27-603HH(1)(d), the maximum number of persons employed by the facility.
(n) 
Insurance Coverage. No person shall operate a halfway house for persons on parole or probation unless they obtain and maintain the following liability insurance coverage:
1) 
Comprehensive general liability insurance coverage insuring the public against bodily injury or property damage arising out of or resulting from or incidental to the operation or use of the facility.
2) 
At a minimum, the policies shall provide coverage of not less than $1,000,000 per occurrence and $2,500,000 per aggregate.
3) 
Evidence of said coverage shall be subject to acceptance and approval by the Town Council as a condition of zoning approval by the Zoning Hearing Board. Coverage shall remain in full force during the entire time that the facility is permitted to operate. Failure to provide such proof shall result in revocation of zoning approval.
(2) 
Design Features:
(a) 
Lighting shall be sufficient to provide illumination and clear visibility to all outdoor areas, with minimal shadows or light leaving the property. Lighting shall be stationary, directed away from adjacent properties and public rights-of-way, and of intensity compatible/comparable with the neighborhood.
(b) 
Off-street parking shall be provided at a ratio of one vehicle parking space per each employee assigned to work at the facility, including those via contracted services, plus one vehicle parking space for every resident of the facility based upon the maximum number of persons approved to reside at the facility. Off-street parking shall be subject to all other applicable provisions within the Town of Bloomsburg Zoning Ordinance governing off-street parking.
(c) 
A halfway house for persons on parole or probation shall not be located less than 1,000 feet from:
1) 
Any other halfway house for persons on parole or probation.
2) 
A school, public or private.
3) 
A day-care facility.
4) 
A playground.
5) 
A public recreational facility.
6) 
A place of worship.
7) 
A public library.
(d) 
If a halfway house for persons on parole or probation is located within 250 feet of a residential zoning district, all outdoor activity and/or seating areas shall be screened from public view and from the view of adjacent properties.