All uses and activities established after the effective date
of this chapter shall comply with the following standards.
Standards for open space and environmental factors shall be
as follows:
A.
Open waterways. No open waterways shall be developed or filled without
the approval of the Pennsylvania Department of Environmental Protection.
B.
Alluvial soils. In areas not covered by floodplain studies, no alluvial
soils as defined by Interim Soil Survey Report, Volume I and II, Soil
Conservation Service, 1970, shall be developed or filled.
C.
Steep slopes. In areas of steep slopes, that is, slopes above 8%,
not more than 40% of such areas shall be developed and/or regraded.
D.
Forests. Areas of forest or mature stands of trees are to be left
intact where possible. In any event, no more than 40% of such areas
may be developed and/or cleared.
E.
Lakes, ponds or marshes. They shall be left intact. No development,
filling, piping or diverting shall be permitted, except with the approval
of the Borough Engineer.
F.
Stormwater. All developments shall limit stormwater runoff so that
no more runoff is generated than that of the site in its natural condition.
All runoff calculations shall be based on a one-hundred-year, twenty-four-hour
storm. The method for such calculations shall be that contained in
United States Department of Agriculture, Soil Conservation Engineering
Field Manual, Notice 4 of April 30, 1971, as amended.
G.
Soil erosion and sedimentation. All developments shall protect streams,
lakes and ponds from sedimentation and shall control erosion in accordance
with the Clean Streams Law, P.L. 1987, Chapter 102,[1] except that, in addition, all developments shall submit
an erosion control plan as part of the preliminary land development
plan.
[1]
Editor's Note: See 35 P.S. § 891.1 et seq.
A.
Noise.
(1)
Other than the operation of motor vehicles or other transportation
facilities, operations involved in the construction or demolition
of structures, emergency alarm signals or time signals, the sound
level of any operation shall not exceed the decibel levels in the
designated octave bands as stated below. The sound-pressure level
shall be measured with a sound level meter and an octave band analyzer
that conform to specifications published by the American Standards
Association. [American National Standard Specification for Sound Level
Meters, S1.4-1971, American National Standards Institute, Inc., New
York, New York, and the American Standard Specification for an Octave,
Half Octave, and Third Octave Band Filter Sets, S1.11-1966 (R 1971),
American Standards Association, Inc., New York, New York, shall be
used.]
(2)
Sound-pressure levels shall be measured at the property line upon
which the emission occurs. The maximum permissible sound-pressure
levels for smooth and continuous noise shall be as follows:
|
Frequency Band
(cycles per second)
|
Maximum Permitted Sound-Pressure Level
(decibels)
| |
|---|---|---|
|
0 to 150
|
67
| |
|
150 to 300
|
59
| |
|
300 to 600
|
52
| |
|
600 to 1200
|
46
| |
|
1,200 to 2,400
|
40
| |
|
2,400 to 4,800
|
34
| |
|
Above 4,800
|
32
|
(3)
If the noise is not smooth and continuous or is radiated during sleeping
hours, one or more of the corrections below shall be added to or subtracted
from each of the decibel levels given above.
|
Type of Operation or Character of Noise
|
Corrections in Decibels
| |
|---|---|---|
|
Noise occurs between the hours of 10:00 p.m. and 7:00 a.m.
|
-3
| |
|
Noise occurs less than 5% of any one-hour period
|
+5
| |
|
Noise is of periodic character (hum, scream, etc.) or is of
impulsive character (hammering, etc.). (In the case of impulsive noise,
the correction shall apply only to the average pressure during an
impulse, and impulse peaks shall not exceed the basic standards given
above.)
|
-5
|
B.
Smoke. No smoke shall be emitted from any chimney or other source
of visible gray opacity greater than No. 1 on the Ringelmann Smoke
Chart as published by the United States Bureau of Mines, except that
smoke of a shade not darker than No. 2 on the Ringelmann Chart may
be emitted for not more than four minutes in any thirty-minute period.
C.
Dust, fumes, vapors and gases.
(1)
The emission of dust, dirt, fly ash, fumes, vapors or gases which
can cause any damage to human health, to animals or vegetation or
to other forms of property, or which can cause any soiling or staining
of persons or property at any point beyond the lot line of the use
creating the emission, is herewith prohibited.
(2)
No emission of liquid or solid particles from any chimney or other
source shall exceed 0.3 grains per cubic foot of the covering gas
at any point beyond the lot line of the use creating the emission.
For measurement of the amount of particles in gases resulting from
combustion, standard correction shall be applied to a stack temperature
of 500° F. and 50% excess air in stack at full load.
D.
Heat. No use shall produce heat perceptible beyond its lot lines.
E.
Odor. No use shall emit odorous gases or other odorous matter in
such quantities as to be offensive at any point on or beyond its lot
lines. The guide for determining such quantities of offensive odors
shall be the fifty-percent-response level of Table I, Odor Thresholds
in Air, Research on Chemical Odors: Part I — Odor Thresholds
for 53 Commercial Chemicals, October, 1968, Manufacturing Chemists
Association, Inc., Washington, D.C.
F.
Glare. No use shall produce a strong, dazzling light or a reflection
of a strong, dazzling light beyond its lot lines.
G.
Vibrations. No use shall cause earth vibrations or concussions detectable
beyond its lot lines without the aid of instruments, with the exception
of that vibration produced as a result of construction activity.
H.
Buffer yards. Buffer yards are required in all SC Service Commercial,
RC Retail Commercial, MB Metropolitan Business, I Industrial Districts
and TOD Transit-Oriented Development along the district boundaries
between themselves and residential districts, and for MB Metropolitan
Business Districts, between it and any other district. No service
commercial, retail commercial, metropolitan business or industrial
uses shall hereafter be established, nor shall existing uses be expanded,
unless they meet the following buffer yard regulations:
[Amended 10-2-1978 by Ord. No. 78-4; 4-7-2008 by Ord. No. 2008-2]
(1)
The buffer yard shall be measured from the district boundary line
or from the near street line where a street serves as the district
boundary line.
(2)
Buffer yards shall be not less than 15 feet in width in commercial
districts and not less than 30 feet in industrial districts.
(3)
The buffer yard may be coterminous with required front, side or rear
yards, and in case of conflict, the larger yard requirements shall
apply.
(4)
In all buffer yards, the exterior fifteen-foot width shall be planted
with grass seed, sod or ground cover and shall be maintained and kept
clean of all debris, rubbish, weeds and tall grass.
(5)
No structure, parking, manufacturing or processing activity or storage
of materials shall be permitted in the buffer yard.
(6)
All buffer yards shall include a dense screen planting of trees and
shrubs or other plant materials, or both, to the full length of the
lot line to serve as a barrier to visibility, airborne particles,
glare and noise. Such screen planting shall be in accordance with
the following requirements:
(a)
Plant materials used in the screen planting shall be at least
four feet in height when planted and be of such species as will produce,
within two years, a complete visual screen of at least eight feet
in height.
(b)
The screen planting shall be maintained permanently, and any
plant material which does not live shall be replaced within one year.
(c)
The screen planting shall be so placed that at maturity it will
not be closer than three feet to any street or property line.
(d)
In accordance with the provisions of § 405-22B, a clear sight triangle shall be maintained at all street intersections and at all points where private accessways intersect public streets.
(e)
The screen planting shall be broken only at points of vehicular
or pedestrian access.
(7)
No screen planting shall be required along streets which form district
boundary lines, provided that:
(8)
Prior to the issuance of any zoning permit, complete plans showing
the arrangement of all buffer yards and the placement, species and
size of all plant materials, and the placement, size, materials and
type of all fences to be placed in such buffer yard, shall be reviewed
by the Zoning Officer to ascertain that the plans are in conformance
with the terms of this chapter.
I.
Storage and waste disposal.
(1)
No highly flammable or explosive liquids, solids or gases shall be
stored in bulk above the ground, except tanks or drums of fuel directly
connecting with energy devices, heating or appliances located or operated
on the same lot as the tanks or drums of fuel.
(2)
All outdoor storage facilities for fuel, raw materials and products,
and all fuel, raw materials and products stored outdoors, shall be
enclosed by an approved safety fence.
(3)
No materials or wastes shall be deposited upon a lot in such form
or manner that they may be transferred off the lot by natural causes
or forces, nor shall any substance which can contaminate a stream
or watercourse or otherwise render such stream or watercourse undesirable
as a source of water supply or recreation, or which will destroy aquatic
life, be allowed to enter any stream or watercourse.
(4)
All materials or wastes which might cause fumes or dust, or which
constitute a fire hazard, or which may be edible or otherwise attractive
to rodents or insects, shall be stored outdoors only if enclosed in
containers adequate to eliminate such hazards.
A.
Purpose. It is the purpose and intent of this section to provide
a method for encouraging efficient and attractive residential design,
at the same time protecting open space areas for recreation and natural
resources.
B.
Use regulations. Residential dwellings (residential performance standard subdivisions). The following uses are permitted in residential performance standard subdivisions subject to the limitations in § 405-32C, D and E, which detail the performance standard criteria and regulate the mix of housing types. Residential performance standard subdivisions, sometimes referred to as "cluster housing," allow the grouping of dwelling units, making lot sizes more flexible, in exchange for prescribed minimum percentages of open space and maximum percentages of impervious surface.
C.
Permitted uses. The following are permitted uses in residential performance
standard subdivisions:
(1)
Single-family detached.
(a)
A single-family residence on an individual lot with private
yards on all four sides of the house.
(b)
Lot area minimum: 8,000 square feet.
(c)
Lot area average: 10,000 square feet.
(d)
Maximum building coverage: 30%.
(e)
Floor area ratio: 60%.
(f)
Minimum yards: front, 35 feet; side, 10 feet; rear, 40 feet.
(g)
Minimum lot width at setback: 70 feet.
(h)
Parking: two off-street spaces per dwelling unit.
(2)
Single-family detached lot line.
(a)
A single-family residence on an individual lot, the building
is set on one of the side property lines. An easement for maintenance
on the adjoining lot is one of the requirements for this type of construction.
Windows on the lot line side of a dwelling are prohibited.
(b)
Lot area average: 8,000 square feet.
(c)
Lot area minimum: 6,500 square feet.
(d)
Maximum building coverage: 30%.
(e)
Maximum floor area ratio: 60%.
(f)
Minimum yards: front, 20 feet; rear, 40 feet.
(g)
Minimum lot width at setback lines: 65 feet.
(h)
Building spacing: 30 feet.
(i)
Parking: two off-street parking spaces.
(3)
Duplex.
(a)
A duplex is a single-family semidetached dwelling unit having
only one dwelling unit from ground to roof and only one wall in common
with another dwelling unit.
(b)
Table of Dimensional Requirements.
|
Minimum Lot Area
(square feet)
|
Average Lot Area
(square feet)
|
Off-Street Parking Spaces
|
Minimum Lot Width At Building Setback
(feet)
| |
|---|---|---|---|---|
|
One-bedroom
|
3,200
|
3,600
|
1.75
|
36
|
|
Two-bedroom
|
3,600
|
4,000
|
2.00
|
40
|
|
Three-bedroom
|
4,000
|
4,500
|
2.00
|
40
|
|
Four-bedroom
|
4,200
|
4,700
|
2.25
|
45
|
|
Five-bedroom
|
4,500
|
5,000
|
2.50
|
45
|
(4)
Patio house.
(a)
The patio house is a single-family detached or semidetached
unit, with one dwelling unit from ground to roof, having individual
outside access. The lot shall be fully enclosed by a wall four feet
to six feet in height. All living spaces, that is, living rooms, den
and bedrooms, shall open into a major open area or patio.
(b)
Table of Dimensional Requirements.
|
Minimum Lot Area
(square feet)
|
Average Lot Area
(square feet)
|
Off-Street Parking Spaces
|
Minimum Lot Width at Building Setback
(feet)
| |
|---|---|---|---|---|
|
One-bedroom
|
2,800
|
3,000
|
1.75
|
40
|
|
Two-bedroom
|
3,400
|
3,600
|
2.00
|
40
|
|
Three-bedroom
|
3,800
|
4,000
|
2.00
|
40
|
|
Four-bedroom
|
4,000
|
4,200
|
2.25
|
45
|
|
Five-bedroom
|
4,200
|
4,500
|
2.50
|
45
|
(5)
Multiplex.
(a)
The multiplex is an attached dwelling. It may be single-family
attached or multifamily. All units have independent outside access.
Units may be arranged in a variety of configurations, side by side,
back to back, or vertically. The essential feature is the small number
of units attached. No more than five units shall be attached in any
group, and groups shall average four units per structure.
(b)
Table of Dimensional Requirements.
|
Minimum Lot Area Per Dwelling Unit
(square feet)
|
Average Lot Area Per Dwelling Unit
(square feet)
|
Off-Street Parking Spaces
(feet)
| ||
|---|---|---|---|---|
|
Efficiency
|
800
|
1,000
|
1.25
| |
|
One-bedroom
|
1,500
|
1,700
|
1.75
| |
|
Two-bedroom
|
2,200
|
2,400
|
2.00
| |
|
Three-bedroom
|
2,500
|
2,800
|
2.00
| |
|
Four-bedroom
|
2,700
|
3,000
|
2.25
|
(6)
Atrium house.
(a)
The atrium house is a single-family, attached, one-story dwelling
unit with individual outside access. The lot shall be fully enclosed
by a wall at least seven feet high. A private yard, herein called
an atrium, shall be included on each lot. All living spaces, that
is, living rooms, den and bedrooms, shall open into the atrium.
(b)
Table of Dimensional Requirements.
|
Minimum Lot Area
(square feet)
|
Average Lot Area
(square feet)
|
Off-Street Parking Spaces
|
Minimum Lot Width
(feet)
| |
|---|---|---|---|---|
|
One-bedroom
|
1,200
|
1,375
|
1.75
|
35
|
|
Two-bedroom
|
1,700
|
1,850
|
2.00
|
35
|
|
Three-bedroom
|
1,950
|
2,100
|
2.00
|
40
|
|
Four-bedroom
|
2,150
|
2,300
|
2.25
|
40
|
|
Five-bedroom
|
2,300
|
2,500
|
2.50
|
40
|
(7)
Townhouse.
(a)
The townhouse is a single-family attached domicile with one
dwelling unit from ground to roof, having individual outside access.
Rows of attached townhouses shall average four dwelling units.
(b)
Table of Dimensional Requirements.
|
Minimum Lot Area
(square feet)
|
Average Lot Area
(square feet)
|
Off-Street Parking Spaces
|
Minimum Lot Width
(feet)
| |
|---|---|---|---|---|
|
One-bedroom
|
1,500
|
1,600
|
1.75
|
18
|
|
Two-bedroom
|
1,700
|
1,800
|
2.00
|
20
|
|
Three-bedroom
|
1,900
|
2,000
|
2.00
|
22
|
|
Four-bedroom
|
2,000
|
2,200
|
2.25
|
24
|
|
Five-bedroom
|
2,200
|
2,400
|
2.50
|
26
|
(8)
Garden apartments.
(a)
Garden apartments are multifamily buildings where individual
dwelling units share a common yard area, which is the sum of the required
lot areas of all dwelling units within the building. Garden apartments
shall contain three or more dwellings in a single structure.
(b)
Table of Dimensional Requirements.
|
Average Apartment Size
(square feet)
|
Minimum Lot Area Per Dwelling Unit
(square feet)
|
Off-Street Parking Spaces
| ||
|---|---|---|---|---|
|
Efficiency
|
500
|
1,300
|
1.50
| |
|
One-bedroom
|
655
|
1,750
|
1.75
| |
|
Two-bedroom
|
950
|
2,000
|
1.75
| |
|
Three-bedroom
|
1,125
|
2,250
|
2.00
| |
|
Four-bedroom
|
1,330
|
2,550
|
2.25
|
(c)
General:
D.
Off-street parking. In situations where duplex, patio, atrium, townhouse
or multiplex units are used, and where garages or driveways are used
for off-street parking, an additional 1/2 space of overflow off-street
parking per dwelling unit shall be required.
E.
Performance standards for performance standard subdivision. Any landowner may choose to develop his site under the regulations set forth in this section rather than those in § 405-20, Table of Dimensional Requirements. The developer shall then be governed by the provisions of this section, depending on the design, mix of units, shape, size and natural properties of the site.
F.
Dwelling unit mix. In order to achieve a balanced community, a mix
of dwelling units is desirable. A minimum of two types of dwelling
units will be required, one of which must be a single-family type,
and the maximum percentage of any single type of dwelling unit shall
be 50%.
