[Ord. 227, 12/18/2006]
The regulations contained within Part 3 shall apply to all uses
within the City. In some cases, the regulations contained within this
Part reference regulations contained within the Subdivision and Land
Development Ordinance.[1] In such cases, any relief to be granted to such applicable
standards shall be obtained according to the appropriate procedures
within the SLDO and will not require approval of a variance under
the terms of this chapter.
[Ord. 227, 12/18/2006]
1.
Fences and walls. Except as noted below for retaining walls, no fence or wall (except livestock, required junkyard or tennis court walls or fences, or the wall of a building permitted under the terms of this chapter) shall be erected to a height of more than four feet in a front yard nor more than six feet in any other yard within the RC, RS, RU, RF, MI and CB Zones. Except as noted below for retaining walls, within any HC, LI and I Zones, no fence nor wall (except livestock, required junkyard or tennis court walls or fences, or the wall of a building permitted under the terms of this chapter) shall be erected to a height of more than 10 feet in any yard. No fence or wall shall interfere with the required clear sight triangle as listed in § 310, Subsection 3, of this chapter.
A.
The use of retaining walls higher than:
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Four feet in a front yard within the RC, RS, RU, RF, MI and
CB Zones
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Six feet in any side or rear yard within the RC, RS, RU, RF,
MI and CB Zones
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Ten feet in any yard within the HC, LI and I Zones
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up to a maximum height of 30 feet, is permitted, subject to
the following findings:
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(1)
That the proposed height of the retaining wall is necessary
to facilitate an efficient use of the site and/or protect an important
or sensitive natural or cultural feature of the site.
(2)
That the applicant has submitted written expert evidence from
a professional engineer registered to practice within the Commonwealth
of Pennsylvania that the proposed retaining wall is designed and will
be constructed to assure structural integrity and will in no way adversely
affect any underground utility lines and/or interfere with their rights-of-way.
(3)
That the applicant has provided sufficient separation and physical
barriers between the proposed retaining wall and any pedestrian and/or
vehicle movement areas to ensure adequate vehicle and pedestrian safety.
(4)
That the base of the retaining wall is set back a horizontal
distance at least equal to its height from each property line.
2.
Swimming pools. Swimming pools may be permitted in any zone. No permanent
swimming structure shall be permitted without an operable filtration
system utilizing chlorine, bromine or some other antibacterial agent.
All swimming pools shall be completely enclosed by a minimum four-foot-high
fence or wall with a self-closing and lockable gate; however, this
does not apply to aboveground pools having a wall measuring no less
than four feet in height at any perimeter point and having a retractable
ladder. Such fence or wall shall be erected before any pool is filled
with water. All pools must be set back at least 10 feet from all lot
lines. No water from a pool shall be discharged onto any public street
or alley. These requirements shall not apply to man-made ponds, lakes
or other impoundments, unless the primary purpose for their construction
is swimming.
3.
Tennis courts. Tennis courts may be permitted in any zone. All tennis
courts in residential zones shall include an open-mesh permanent fence
10 feet in height behind each baseline. Such fence shall extend parallel
to said baseline at least 10 feet beyond the court's playing surface,
unless the entire court is enclosed. Any lighting fixtures shall be
arranged to prevent objectionable glare on adjoining property.
4.
Satellite dish antennas. Satellite dish antennas are subject to all
accessory use standards. Furthermore, any satellite dish antenna located
within the RC, RS, RU, RF, MI and CB Zones shall be used only to receive
signals, not to transmit them. All ground-mounted satellite dish antennas
located within the HC, LI and I Zones that are used to transmit video-format
data shall be completely enclosed by an eight-foot-high, non-climbable
fence that includes signage warning of dangerous radiation levels.
Any gates within the fence shall be locked when unattended. Satellite
dish antennas within the HC, LI and I Zones shall comply with all
principal use standards.
5.
Alternative energy sources. Except for those contained on farms,
wind energy conversion systems (WECS) shall not be permitted in the
front yard area of any property, unless such units are set back at
least 100 feet from the nearest property line. Height regulations
do not apply to WECS units, provided that the height of the WECS unit
shall not be greater than the shortest distance measured along a horizontal
plane from the unit to any lot line and that such WECS units comply
with § 231 of this chapter. WECS units may be placed on
the roof of any structure, provided that the perimeter of the unit
does not cover 25% of the roof area of the structure on which the
WECS unit is placed. The additional height extension shall be so positioned
that the height of the WECS unit above the roof is less than the distance
measured along a horizontal plane from such unit to any lot line.
All transmission lines to and from any freestanding WECS unit or any
supporting building or structure shall be buried underground. Solar
energy units shall be permitted in any zone and shall be subject to
the requirements of that zone. Accessory solar energy systems (ASES)
are permitted only when attached to the roof or outside wall of a
building. No ASES shall cause glare on neighboring properties.
[Amended by Ord. No. 334, 1/16/2023]
6.
Ornamental ponds and wading pools. Ornamental ponds and wading pools
may be permitted in any zone, subject to the following:
A.
Such structures shall comply with all accessory use setbacks.
B.
No such impoundment shall contain more than 337.5 cubic feet of water (2,530 gallons). All ponds, pools or other impoundments exceeding the requirements of this section shall be considered as "man-made lakes, dams and impoundments" and are subject to the criteria listed in § 301, Subsection 7, of this chapter.
C.
No such impoundment shall have a length or diameter exceeding 15
feet nor a maximum depth exceeding 1 1/2 feet.
D.
All such ponds or pools shall be maintained so as to not pose a nuisance
by reason of odor or the harboring of insects.
E.
No such pond(s) shall be used for the commercial hatching of fish
or other species.
7.
Man-made lakes, dams, ponds, and impoundments. All lakes, dams, ponds,
and impoundments may be permitted in any zone, subject to the following:
A.
Lakes, dams, ponds, and impoundments located along and connected
to a stream.
(1)
All lakes, dams, ponds, and impoundments located along and connected
to a stream that involve any of the following shall require a permit
from the PA DEP, Bureau of Dams and Waterways, Division of Dam Safety,
or a letter indicating that the proposed use does not require a PA
DEP permit:
(2)
All such lakes, dams, ponds, and impoundments shall be located
75 feet from all adjoining lot lines, as measured from the closest
point of the adjoining property line to the maximum anticipated water
surface elevation.
B.
All lakes, dams, ponds, and impoundments not contiguous to a stream
that have an intake, outlet, or both, and/or have an embankment within
50 feet of a stream shall require the obtainment of a permit from
the PA DEP Bureau of Dams and Waterways, Division of Waterways and
Stormwater Management.
C.
All other lakes, dams, ponds, and impoundments require the submission
of a statement and seal by a qualified engineer that the proposed
use is properly constructed and will not pose a threat to the public
safety nor the environment during normal flow conditions and those
associated with the base flood. All dams shall be constructed to a
height of one foot above the water surface elevation occurring during
the base flood.
D.
All lakes, dams, ponds, and impoundments, including stormwater management
basins, shall be located a minimum of 50 feet from any subsurface
sewage disposal system or well.
E.
Fencing. All ponds constructed within areas subject to livestock
shall be enclosed by fencing that prevents livestock from trampling
the pond's shores and polluting the waters.
F.
Maintenance. All ponds shall be regularly maintained, and floating
debris shall be removed from all pipes and spillways. All ground cover
shall be trimmed. Weeds, brush and trees shall not be permitted to
grow on the dam or spillway.
8.
Garage/yard sales. Within any zone, an owner and/or occupant may
conduct up to four garage/yard sales per year. No garage or yard sale
shall be conducted for a period longer than three consecutive days.
Such sales may offer for sale personal possessions; no import or stocking
of inventory shall be permitted. Only one four-square-foot sign shall
be permitted advertising the garage/yard sale, located upon the premises
where the sale occurs, and it shall be removed promptly upon the completion
of the sale. In no case shall any aspect of the garage/yard sale be
conducted in a street right-of-way. The conduct of garage sales beyond
the extent described herein represents a commercial business and requires
appropriate zoning authorization. The City Zoning Officer or Code
Enforcement Officer may remove noncompliant signs without notice to
the property owner.
[Amended by Ord. 279, 1/21/2013]
9.
Accessory repair of personal motor vehicles. The routine maintenance,
repair and servicing of personal motor vehicles, owned or leased by
the person performing such services, when performed outside of a completely
enclosed building within the RC, RS, RU and RF Zones, is permitted
by an occupant of the residence, but only in compliance with the following:
A.
All vehicles shall be maintained with proper registration.
B.
All work shall be performed on the vehicle owner's (lessee's) property
of residence.
C.
Work shall be limited to the following:
(1)
Servicing and replacement of spark plugs, batteries, distributors,
distributor parts, water hoses, fan belts, brake fluids, transmission
fluid, oil filters, air filters, oil, grease, light bulbs, fuses,
floor mats and carpeting, seat covers, seat belts, windshield wipers,
mirrors, and engine coolants.
(2)
Repair and replacement of tires and wheels, excluding recapping
or regrooving.
(3)
Repair and replacement of car radios, tape players, amplifiers,
and speakers.
(4)
Repair and replacement of fuel pumps, oil pumps and line repairs.
(5)
Minor servicing and adjustment of carburetors.
(6)
Minor motor adjustments not involving the removal of the motor
head or crankcase nor the prolonged revving of the motor.
(7)
Minor body repairs, excluding the replacement of body parts,
the complete repainting of the body and the application of undercoating.
(8)
Cleaning of all exterior and interior surfaces, including washing,
shampooing, vacuuming, rubbing, polishing, waxing, and the application
of paint sealants.
D.
All by-product or waste fuels, lubricants, chemicals, and other products
shall be properly disposed of.
E.
No vehicle shall be stored in a jacked-up position or on blocks for
more than 72 continuous hours.
[Ord. 227, 12/18/2006]
1.
Recreational vehicles, boats, campers, trailers, and trucks. Within
any RC, RS, RU, and RF Zones, the unenclosed storage of recreational
vehicles, travel trailers, trucks, buses, boats, and trailers used
solely for the transport of the residents' recreational vehicle(s)
is permitted only according to the following requirements:
A.
For purposes of this section, recreational vehicles, travel trailers,
buses, boats (including trailers), and other trailers used solely
for the transport of the residents' recreational vehicle(s) are divided
into two separate categories, as follows:
(1)
Class I vehicles: those recreational vehicles, travel trailers,
buses, boats (including trailers), and other trailers used solely
for the transport of the residents' recreational vehicle(s) that possess
no more than 200 square feet, as measured to the vehicle's outermost
edges, nor exceed a height of 10 feet, as measured from the ground
to the highest point of the main body of the vehicle. Vehicle height
shall not be measured on vehicle accessories (e.g., air conditioners,
vents, hatches, masts, antennas, outrigging fishing poles, etc.) but
will be measured to the highest point of any flybridge or other boat
console.
(2)
Class II vehicles: those recreational vehicles, travel trailers,
buses, boats (including trailers), and other trailers used solely
for the transport of the residents' recreational vehicle(s) that possess
more than 200 square feet, as measured to the vehicle's outermost
edges, and/or exceed a height of 10 feet, as measured from the ground
to the highest point of the main body of the vehicle. Vehicle height
shall not be measured on vehicle accessories (e.g., air conditioners,
vents, hatches, antennas, masts, outrigging fishing poles, etc.) but
will be measured to the highest point of any flybridge or other boat
console.
B.
The temporary parking of one Class I or Class II vehicle for periods
not exceeding 72 hours during any seven-day period is permitted on
a paved or gravel surface in any yard, so long as the vehicle is set
back no less than 10 feet from any street right-of-way and five feet
from adjoining property lines.
C.
The storage of one Class I vehicle shall be permitted per lot behind
the building setback line, so long as the unit is set back no less
than five feet from any adjoining lot line. All areas used for the
storage of Class I vehicles shall be maintained so as to keep vegetation
properly trimmed and debris or litter disposed of regularly. All vehicles
shall maintain required licensure and current inspection and shall
prevent the leakage of fuels and/or lubricants into the ground.
D.
Except as permitted in § 302, Subsection 1B, and as follows, the parking or storage of any Class II vehicle is expressly prohibited in any residential zone or on any property used principally for residential purposes. The storage of one Class II vehicle on a residentially zoned parcel or a parcel used for a principal residence is permitted, subject to the following requirements:
(1)
In no case shall the vehicle contain more than 320 square feet,
as measured to the vehicle's outermost edges, nor exceed a height
of 13 feet, as measured from the ground to the highest point of the
vehicle's main body. Vehicle height shall not be measured on vehicle
accessories (e.g., air conditioners, vents, hatches, antennas, masts,
outrigging fishing poles, etc.) but will be measured to the highest
point of any flybridge or other boat console.
(2)
All vehicles shall be set back a minimum horizontal distance
equal to the vehicle's height from each side and rear lot line.
(3)
No vehicle shall be stored in front of the building setback
line. On vacant lots, the vehicle must be stored behind the required
front yard setback line, as specified for principal uses.
(4)
Screening, as described in § 314, Subsection 3, of this chapter, shall be provided along any side and rear lot lines. Such screening shall not extend into the required front yard. Screening shall not be required along a common side lot line when the owner resides on one lot and stores the vehicle on an adjacent vacant lot that he/she owns. One ten-foot-wide break in required screening may be provided along one rear or side lot line for vehicular access onto an adjoining alley.
(5)
All areas used for the storage of Class II vehicles shall be
maintained so as to keep vegetation properly trimmed and debris or
litter disposed of regularly. All vehicles shall maintain required
licensure and prevent the leakage of fuels and/or lubricants into
the ground.
2.
Outdoor stockpiling. In all zones, no outdoor stockpiling of any
material or outdoor storage of trash is permitted in the front yard.
The outdoor stockpiling of material (including firewood) shall be
located in the rear yard only and shall be a minimum of 10 feet from
the closest property line. In any residential zone, the outdoor stockpiling
of materials (except firewood) for more than 180 days is prohibited.
3.
Trash, garbage, refuse, or junk. Except as provided in §§ 437
and 448, the outdoor accumulation of trash, garbage, refuse, or junk
for a period exceeding 15 days is prohibited.
4.
Dumpsters. All trash dumpsters shall be enclosed and located as specified
in the CB, HC, MI, LI and I Zones and screened as set forth in § 314
of this chapter.
5.
Domestic composts. The placement of framed-enclosure composts as
an accessory residential use is permitted, subject to all accessory
use setbacks. Only waste materials from the residential site shall
be deposited within the compost, and in no case shall meat or meat
by-products be composted. All composts shall be properly maintained
so as not to become a nuisance to nearby properties.
[Ord. 227, 12/18/2006]
1.
Front yard setback of buildings on built-up streets. Where at least
two adjacent buildings have front yard setbacks less than that required,
the average of the lesser setbacks becomes the required minimum front
setback for the property.
2.
Accessory or appurtenant structures. The setback regulations do not
apply to:
A.
Telephone booths.
B.
Cornices, eaves, chimneys, steps, canopies, and similar extensions,
but they do apply to porches and patios, whether covered or not.
C.
Open fire escapes.
D.
Minor public utility structures.
E.
Parts of ornamentation or decoration.
F.
Fences, hedges, and retaining walls.
G.
Sidewalks.
[Amended by Ord. 279, 1/21/2013]
[Ord. 227, 12/18/2006]
1.
The height regulations do not apply to the following structures or
projections, provided that such structures or projections are set
back a horizontal distance at least equal to their height from any
property line, are not used for habitable floor space, are compliant
with § 231 of this chapter and are constructed in accordance
with the prevailing Uniform Construction Code:
A.
Water towers, antennas, utility poles, smokestacks, chimneys, farm
silos, windmills, flagpoles, clock or bell towers, spires, steeples,
belfries, cupolas, monuments, dormers, domes, satellite dishes, electrical
transmission lines and structures, conveyors, derricks, skylights,
solar energy collectors and other similar structures.
B.
Rooftop structures for the housing of elevators, stairways, water
storage tanks, ventilating fans, and other mechanical appurtenances.
C.
Parapet walls or cornices used solely for ornamental purposes, if
not in excess of five feet above the roof line.
2.
In no case shall any freestanding or rooftop structure above the
maximum permitted height be used for the purpose of providing additional
floor space for residential, commercial or industrial purposes.
[Ord. 227, 12/18/2006]
1.
On corner lots, there shall be provided and maintained a clear sight
triangle of at least 40 feet, as measured along the center line from
the intersecting roads. No structure, planting, excavation, nor other
visual obstruction shall be permitted at a height greater than 30
inches within such area. All such clear sight triangles shall be depicted
upon proposed subdivision and land development plans and sketch plans
for building permit applications. A public easement shall also be
reserved for the purpose of removing any visual obstruction within
the clear sight triangle.
[Amended by Ord. No. 314, 11/18/2019]
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2.
In addition, any vegetative material that creates a visual obstruction
and is greater than 30 inches in height, that existed on the effective
date of this chapter, and that is located within the above-described
clear sight triangle shall be considered nonconforming. Such vegetation
may continue for a period not to exceed six months from the effective
date of this chapter. After six months, such vegetation must be trimmed
so as not to create a visual obstruction or be removed by the owner.
3.
Should the owner fail to remove such vegetation within the six-month
period, the City shall notify the owner of the need to remove such
vegetation within 30 days. Should the owner fail to remove such vegetation,
after notification, within 30 days, the City may remove such vegetation
and seek reimbursement for the cost of such removal from the owner,
as prescribed by law.
[Ord. 227, 12/18/2006]
All dwelling units must conform to the minimum habitable floor
area following:
A.
Single-family, duplex and townhouse dwelling units: 600 square feet
per dwelling unit.
[Amended by Ord. No. 314, 11/18/2019]
B.
Multifamily dwellings: 400 square feet per dwelling unit.
C.
Cabins, ECHO housing, temporary farm employee housing, and apartments
of two-family conversions: 250 square feet per dwelling unit.
[Ord. 227, 12/18/2006]
No persons or family shall be permitted to permanently reside
within any tent, travel trailer, bus, boat, camper, or motor home.
However, temporary occupancy of a tent, travel trailer, camper, or
motor home shall be permitted within an approved campground for periods
of up to 181 days in any calendar year or on the property of a friend
or relative for periods of no more than two weeks.
[Ord. 227, 12/18/2006]
More than one principal use may be established on a single lot,
provided that all lot and yard requirements, standards, and other
requirements of this chapter shall be met for each structure, as though
it were on an individual lot; this shall expressly apply to uses within
existing structures. In addition, such proposals shall gain approval
for any required land development or subdivision plan and provide
individually approved methods of sewage disposal.
[Ord. 227, 12/18/2006]
Every building hereafter erected or moved shall be on a lot
adjacent to and with vehicular access to a public street or with access
to an approved private street. Access to lots containing single-family
dwellings shall be via driveways. (See § 310.) Access to
lots containing other uses shall be via access drives. (See § 311.)
[Ord. 227, 12/18/2006]
1.
Number per lot. No more than two driveway connections per lot shall
be permitted.
2.
Setbacks. Driveways shall not connect with a public street within 40 feet of the right-of-way lines of any intersecting streets nor within five feet of a fire hydrant. Furthermore, no part of a driveway shall be located within five feet from any adjoining side lot line, except as permitted in §§ 310, Subsections 9 through 16, and 322 of this chapter.
3.
Clear sight triangle. Driveways shall be located and constructed
so that a clear sight triangle of 75 feet, as measured along the street
center line, and five feet along the driveway center line, is maintained;
no permanent obstructions and/or plant materials over 30 inches high
shall be placed within this area.
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4.
Slope. A driveway shall not exceed a slope of 8% within 25 feet of
the street right-of-way lines.
5.
Road classification. Driveway access shall be provided to the street
of lesser classification when there is more than one street classification
involved.
6.
Driveway width. No driveway shall provide a curb cut exceeding 24
feet in width.
7.
PennDOT permit. Any driveway intersecting with a City-owned or a
state-owned road shall require the obtainment of a driveway permit
from the City or Pennsylvania Department of Transportation, respectively.
8.
Drainage. Driveways shall not be constructed in a manner to be inconsistent
with the design, maintenance and drainage of the street.
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9.
Townhouses on individual lots are permitted to utilize front-yard
driveways and garages if such driveways are designed and constructed
to provide independent access to both required off-street parking
spaces, are only connected to local roads, and comply with the following
as depicted above:
A.
Such driveways must be arranged as a side-by-side, joint-use driveway
with an adjoining townhouse (see Lots 1-6), except that one end unit
within a townhouse grouping containing three, five or seven units
may use one freestanding driveway. (See Lot 7.)
B.
Such driveway shall be at least 43 feet in length (see Lot 7), and
the side-by-side, off-street parking spaces shall be set back at least
23 feet from the street line. (See Lot 1.)
C.
Such driveways must be set back at least:
(1)
Twelve feet from any lot line of an adjoining townhouse that
does not share the joint-use driveway, as measured at the street line.
(See Lots 2 and 3.)
(2)
Two feet from any lot line of an adjoining townhouse that does
not share the joint-use driveway. (See the inset in the above diagram.)
(3)
Thirty feet from the right-of-way of any street or alley which
does not connect with the driveway. (See Lot 1.)
(4)
Twenty feet from the lot line of an end unit that abuts another
end unit or a non-townhouse use. (See Lot 7.)
(5)
Five feet from the closest point of any building other than
a garage. (See Lot 1.)
D.
No individual driveway shall be narrower than 20 feet. (See Lot 7.)
E.
Garages must be attached to, and rely upon, a driveway as permitted
above.
F.
Garages must be set back at least:
(1)
Twenty-three feet from the street right-of-way. (See Lot 1.)
(2)
Twelve feet from any lot line of an adjoining townhouse that
does not share a joint-use driveway. (See Lot 5.)
(3)
Five feet when detached from any building on the site. (See
Lot 1.)
(4)
Twenty feet from the lot line of an end unit that abuts another
end unit or a non-townhouse use. (See Lot 7.)
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10.
Townhouses on individual lots are permitted to utilize rear-yard
driveways and garages if such driveways are designed and constructed
to provide independent access to both required off-street parking
spaces and comply with the following as depicted above:
A.
Such driveways must be arranged as a side-by-side, joint-use driveway
with an adjoining townhouse. (See Lots 1-7.)
B.
Such driveways must be set back at least:
(1)
Thirty feet from the right-of-way of any street or alley which
does not connect with the driveway. (See Lot 1.)
(2)
Twenty feet from the lot line of an end unit that abuts another
end unit or a non-townhouse use. (See Lot 7.)
(3)
Five feet from the closest point of any building other than
a garage.
C.
No individual driveway shall be narrower than 20 feet. (See Lot 2.)
D.
Garages must be attached to, and rely upon, a driveway as permitted
above.
E.
Garages must be set back at least:
(1)
Twenty feet from the alley right-of-way. (See Lot 4.)
(2)
Twelve feet from any townhouse unit that is not directly attached
to the garage. (See Lot 5.)
(3)
Five feet when detached from any building on the site.
(4)
Five feet from any adjoining lot line that does not share the
same garage structure. (See Lot 4.)
(5)
Eighteen feet from the lot line of an end unit that abuts another
end unit or a non-townhouse use.
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11.
Townhouses on common property are permitted to utilize front-yard
driveways and garages if such driveways are designed and constructed
to provide independent access to both required off-street parking
spaces, are only connected to local roads, and comply with the following
as depicted above:
A.
Such driveways must be arranged as a side-by-side, joint-use driveway
with an adjoining townhouse (see Units 1-6), except that one end unit
within a townhouse grouping containing three, five or seven units
may use one freestanding driveway. (See Unit 7.)
B.
Such driveway shall be at least 43 feet in length (see Unit 7), and
the side-by-side, off-street parking spaces shall be set back at least
23 feet from the street line. (See Unit 1.)
C.
Such driveways must be set back at least:
(1)
Thirty feet from the right-of-way of any street or alley which
does not connect with the driveway. (See Unit 1.)
(2)
Twenty-four feet from any other driveway or access drive that
is not connected to the driveway, as measured at the street line.
(See Units 2 and 3.)
(3)
Four feet from any other driveway or access drive that is not
connected to the driveway. (See the inset in the above diagram.)
(4)
Twenty feet from any outside boundary of the development site
or a non-townhouse use. (See Unit 7.)
(5)
Forty feet between two different driveways serving end units.
(6)
Five feet from the closest point of any building other than
a garage. (See Unit 1.)
D.
No driveway shall be narrower than 20 feet. (See Unit 7.)
E.
Garages must be attached to, and rely upon, a driveway as permitted
above.
F.
Garages must be set back at least:
(1)
Twenty-three feet from the street right-of-way. (See Unit 1.)
(2)
Fourteen feet from any adjoining townhouse that does not share
a joint-use driveway. (See Units 2 and 3.)
(3)
Five feet when detached from any building on the site. (See
Unit 4.)
(4)
Eighteen feet from an outside boundary of the development site
or a non-townhouse use.
(5)
Thirty-six feet between two different garages serving end units.
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12.
Townhouses on common property are permitted to utilize rear-yard
driveways and garages if such driveways are designed and constructed
to provide independent access to both required off-street parking
spaces and comply with the following as depicted above:
A.
Such driveways must be arranged as a side-by-side, joint-use driveway
with an adjoining townhouse. (See Units 1-7.)
B.
Such driveways must be set back at least:
(1)
Thirty feet from the right-of-way of any street or alley which
does not connect with the driveway. (See Unit 1.)
(2)
Twenty feet from the lot line of an end unit that abuts another
end unit or a non-townhouse use. (See Unit 7.)
(3)
Five feet from the closest point of any building other than
a garage.
C.
No individual driveway shall be narrower than 20 feet.
D.
Garages must be attached to, and rely upon, a driveway as permitted
above and shall be no wider than 48 feet. (See Units 3 and 4.)
E.
Garages must be set back at least:
(1)
Twenty feet from the alley right-of-way. (See Unit 4.)
(2)
Twelve feet from any townhouse unit that is not directly attached
to the garage. (See Unit 5.)
(3)
Five feet when detached from any building on the site.
(4)
Twelve feet from any adjoining garage that does not share the
same garage structure. (See Units 2 and 3.)
(5)
Twenty feet from the lot line of an end unit that abuts another
end unit or a non-townhouse use. (See Unit 7.)
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13.
Townhouses on individual lots are permitted to utilize front-yard
driveways and garages if:
A.
Such townhouses have garages contained on the ground floor of the
unit.
B.
Such garages share the front wall on the same vertical plane as the
townhouse unit.
C.
Such driveways are only connected to local roads.
D.
Such townhouses, garages and their driveways comply with the following
as depicted above:
(1)
Such driveways must extend entirely between the cartway of the
adjoining local road and the garage contained within the townhouse
unit. (See Lots 1-7.)
(2)
Such driveway shall be at least 40 feet in length, as measured
from the street right-of-way line. (See Lot 5.)
(3)
Such driveways must be set back at least:
(4)
No individual driveway shall be narrower than 12 feet or wider
than 14 feet.
 |
14.
Townhouses on common property are permitted to utilize front-yard
driveways and garages if:
A.
Such townhouses have garages contained on the ground floor of the
unit.
B.
Such garages share the front wall on the same vertical plane as the
townhouse unit.
C.
Such driveways are only connected to local roads.
D.
Such townhouses, garages and their driveways comply with the following
as depicted above:
(1)
Such driveways must extend entirely between the cartway of the
adjoining local road and the garage contained within the townhouse
unit. (See Units 1-7.)
(2)
Such driveway shall be at least 30 feet in length, as measured
from the street right-of-way line. (See Unit 5.)
(3)
Such driveways must be set back at least:
(4)
No individual driveway shall be narrower than 12 feet or wider
than 14 feet.
 |
15.
Townhouses on individual lots are permitted to utilize rear-yard
driveways and garages if:
A.
Such townhouses have garages contained on the ground floor of the
unit.
B.
Such garages share the rear wall on the same vertical plane as the
townhouse unit.
D.
Such townhouses, garages and their driveways comply with the following
as depicted above:
(1)
Such driveways must extend entirely between the alley and the
garage contained within the townhouse unit. (See Lots 1-7.)
(2)
Such driveway shall be at least 40 feet long, as measured from
the closest edge of the alley cartway. (See Lot 4.)
(3)
Such driveways must be set back at least:
(4)
No individual driveway shall be narrower than 12 feet or wider
than 14 feet.
E.
For units employing the above design, the minimum required front
yard setback is reduced to 25 feet, and the maximum permitted lot
coverage is increased to 60%.
 |
16.
Townhouses on common property are permitted to utilize rear-yard
driveways and garages if:
A.
Such townhouses have garages contained on the ground floor of the
unit.
B.
Such garages share the rear wall on the same vertical plane as the
townhouse unit.
D.
Such townhouses, garages and their driveways comply with the following
as depicted above:
(1)
Such driveways must extend entirely between the alley and the
garage contained within the townhouse unit. (See Units 1-7.)
(2)
Such driveway shall be at least 40 feet long, as measured from
the closest edge of the alley cartway. (See Unit 4.)
(3)
Such driveways must be set back at least:
(4)
No individual driveway shall be narrower than 12 feet or wider
than 14 feet.
E.
For units employing the above design, the minimum required front
yard setback is reduced to 25 feet, and the maximum permitted lot
coverage is increased to 60%.
[Ord. 227, 12/18/2006]
1.
Number per lot. Except as specified elsewhere, the number of access
drives intersecting with a street may not exceed two per lot frontage.
2.
Setbacks. All access drives shall be set back at least:
A.
Twenty feet from the intersection of any street right-of-way lines.
B.
Twenty feet from any other access drive located upon the same lot
(measured from cartway edges).
C.
Fifteen feet from any side and/or rear property lines; however, this
setback can be waived along one property line when a joint parking
lot is shared by adjoining uses.
3.
Clear sight triangle. Access drives shall be located and constructed
so that no permanent obstructions and/or plant materials over 30 inches
high shall be placed within a clear sight triangle of 40 feet, as
measured along the street center line and along the access drive center
line.
 |
4.
Slope. Access drives shall not exceed a slope of 4% within 75 feet
of the intersecting street center line.
5.
Surfacing. All access drives shall be paved with concrete or bituminous
paving material or another dust-free material.
6.
Access drive width. Access drives shall provide a minimum twelve-foot-wide
cartway for each lane of travel. However, in no case shall any access
drive cartway be less than 18 feet wide if it provides for truck movement
between the public right-of-way and any required off-street loading
spaces, as regulated by § 313 of this chapter.
[Amended by Ord. 279, 1/21/2013]
7.
PennDOT permit. Any access drive intersecting with a state-owned
road shall require the obtainment of a driveway permit from the Pennsylvania
Department of Transportation.
[Ord. 227, 12/18/2006]
1.
Except as noted in § 210, Subsection 5, of this chapter, off-street parking shall be required in accordance with the provisions of this section prior to the occupancy of any building or use, so as to alleviate traffic congestion on streets. Off-street parking shall be provided whenever:
[Amended by Ord. 279, 1/21/2013]
2.
Every single-family dwelling shall provide at least one parking space.
Such spaces must be provided behind the street right-of-way line and
may take the form of garages, carports or driveways. Additional regulations
pertaining to driveways are contained in § 310 of this chapter.
[Amended by Ord. No. 314, 11/18/2019]
3.
Site plan approval:
A.
Each application for a building permit (for a use for which parking
spaces are required) shall include a drawing (site plan) showing the
proposed layout of the lot. The drawing shall clearly indicate all
of the design elements required below.
B.
No building permit shall be issued for any use for which parking
spaces are required unless the site plan has been approved or necessary
variances have been obtained.
4.
Surfacing. All parking lots shall be constructed and maintained with
a paved surface of concrete or bituminous materials or another dust-free
surface.
5.
Separation from streets and sidewalks. Parking spaces shall be guarded
by curbs or other protective devices which are arranged so that parked
motor vehicles cannot project into the streets, yards, or walkways.
7.
Parking space sizes. The following lists required minimum space sizes,
in feet:
8.
Design standards for handicapped parking spaces. Parking lots shall
comply with the latest version of the Americans With Disabilities
Act.
9.
Interior driveway widths.
A.
Interior driveways between rows of parking spaces shall have the
minimum widths indicated in the following table:
[Amended by Ord. No. 314, 11/18/2019]
|
Angle of Parking
|
Width of Interior Driveway/One-Way Traffic
(feet)
|
Width of Interior Driveway/Two-Way Traffic
(feet)
|
|---|---|---|
|
90°
|
22
|
22
|
|
60°
|
18
|
22
|
|
45°
|
13
|
22
|
|
30°
|
12
|
22
|
|
Parallel
|
12
|
22
|
B.
Interior driveways in areas where there is no parking permitted shall
be at least 12 feet wide for each lane of traffic.
10.
Marking of parking spaces and interior drives.
A.
All parking lots paved by bituminous or concrete materials shall
be adequately marked and maintained for the purpose of defining parking
stalls and interior drives. As a minimum, the lines of all parking
stalls and interior drives (including directional arrows, etc.) shall
be solid white and four inches in width. White paint for these lines
shall conform to Federal Specification TT-P-115C, Type 1, for white
nonreflective traffic line paint, or equivalent.
[Amended by Ord. 279, 1/21/2013]
B.
In the event that parking lots are not marked as required by this
section, the City may notify the owner, in writing, at least 30 days
in advance, and, at its option, perform or hire the said marking to
be done and recover the cost thereof from the owner or tenant of said
lot in a manner prescribed by law.
11.
Not less than a four-foot radius of curvature shall be permitted
for horizontal curves in parking areas.
12.
All dead-end parking lots shall be designed to provide sufficient
backup area for vehicles parked in all end spaces.
13.
Lighting. Adequate lighting shall be provided if the parking lot
is to be used at night. The lighting shall be arranged so as not to
reflect or glare on land used for residential purposes or adjoining
lots or streets.
14.
Access drive requirements. Every parking lot shall be connected to
a street by means of an access drive. This access drive shall be at
least 12 feet wide for each lane, exclusive of curb return and gutters.
Section 311 specifies other requirements for access drives.
15.
Landscaping and screening requirements. The following landscaping
and screening requirements shall apply to all parking lots:
A.
Landscaped strip.
(1)
When a parking lot is located in a yard which abuts a street,
a landscaped strip shall be provided on the property along the entire
street line. If there is no building or other structure on the property,
the parking lot shall still be separated from the street by the landscaped
strip. This strip shall be measured from the street line. The strip
may be located within any other landscaped strip required to be located
along a street.
(2)
The following lists required width of landscape strips:
|
Number of Spaces in Parking Lot, Including Joint Facilities
|
Landscape Strip Width in Feet, Measured from Street Right-of-Way
Line*
|
|---|---|
|
Less than 250
|
10
|
|
Over 250
|
20
|
|
NOTE:
| |
|---|---|
|
*
|
Or the closest edge of any access drive that is located along
the street that provides for vehicle access to the site.
|
(3)
Unless otherwise indicated, all parking lots constructed in
side or rear yards (as defined herein) shall be set back according
to the standards listed in the respective zones. Such setbacks shall
be used for landscape strips.
B.
Interior landscaping.
(2)
Parked vehicles may not overhang interior landscaped areas more
than 2 1/2 feet. Where necessary, wheel stops or curbing shall
be provided to ensure no greater overhang.
(3)
If a parking lot of under 20 spaces is built without interior
landscaping and later additional spaces are added so that the total
is 20 or more, the interior landscaping shall be provided for the
entire parking lot.
C.
Screening. When a parking lot is located on property which adjoins
land in the RC, RS, RU or RF Zone, the parking lot shall be screened
from the adjoining residential property.
16.
Speed bumps.
A.
Speed bumps, constructed as part of access drives or parking lots,
shall be marked with permanent, yellow diagonal stripes.
B.
The speed bumps shall be in the form of mounds or depressions in
the pavement and shall be designed to restrain motor vehicle speed.
C.
There shall be a warning sign posted at each entrance to a parking
area having bumps.
D.
In no case shall the overall height (or depth) of speed bumps exceed
two inches.
E.
Speed bumps shall be located no less than 50 feet from any street
right-of-way line.
17.
Joint parking lots.
A.
In shopping centers over two acres in size, joint parking lots may
be permitted. These joint facilities can reduce the total number of
parking spaces required by a maximum of 20%. Therefore, the resulting
joint parking lot will be required to provide at least 80% of the
total number of spaces required by the sum of all of the shopping
center's tenants. Such reduced parking spaces must be appropriately
distributed upon the lot to provide convenient walking distance between
vehicles and each of the shopping center's stores.
B.
Required parking spaces may be provided in parking lots designated
to jointly serve two or more establishments or uses, provided that
the number of required spaces in such joint facility shall not be
less than the total required separately for all such establishments
or uses. However, where it can be conclusively demonstrated that one
or more uses will be generating a demand for parking spaces primarily
during periods when the other use(s) is(are) not in operation, the
total number of required parking spaces may be reduced to:
(1)
That required number of spaces that would be needed to serve
the use generating the most demand for parking; plus.
(2)
Twenty percent of that number of required parking spaces needed
to serve the use(s) generating the demand for lesser spaces.
(3)
Each use must reserve sufficient land area on its respective
site to accommodate required parking independently.
18.
Prohibited and temporary uses of parking lots. Motor vehicle parking
lots are for the sole purposes of accommodating the motor vehicles
of persons associated with the use which requires them. Parking lots
shall not be used for the following and/or loading purposes:
A.
The sale, display, or storage of motor vehicles or other merchandise.
B.
Parking vehicles accessory to the use.
C.
Performing services (including services to vehicles).
D.
Required off-street parking space shall not be used for loading and
unloading purposes except during hours when business operations are
suspended.
19.
Schedule of Required Parking Spaces. The following lists required
numbers of parking spaces by use type. Any use involving a combination
of several uses shall provide the total number of spaces required
for each individual use.
[Amended by Ord. 279, 1/21/2013]
|
Commercial Uses
| |||
|---|---|---|---|
|
Type of Use
|
Minimum of One Automobile Parking Space for Each
|
Minimum of One Oversize Parking Space for Each
| |
|
Automobile, truck, trailer, bus, and recreational vehicle repair,
filling and washing facilities
|
400 square feet of gross floor and ground area devoted to repair
and service facilities in addition to areas normally devoted to automobile
storage, and 1 per employee on the major shift
|
10,000 square feet of gross floor and ground area devoted to
repair and service facilities
| |
|
Automobile, boat, and trailer sales
|
1,000 square feet of gross indoor and outdoor display areas
|
10,000 square feet of gross indoor and outdoor display areas
| |
|
Carpeting, drapery, floor covering, and wall covering sales
|
500 square feet of gross floor area
|
10,000 square feet of gross indoor and outdoor display areas
| |
|
Convenience stores
|
75 square feet of gross floor area
|
1,000 square feet of gross floor area or fraction thereof
| |
|
Drive-thru and/or fast-food restaurants
|
2 seats, and 1 per each 2 employees
|
30 seats or fraction thereof
| |
|
Food markets and grocery stores
|
150 square feet of gross floor area for public use, and 1 per
each employee on the 2 largest shifts
|
5,000 square feet of gross floor area or fraction thereof
| |
|
Funeral homes
|
100 square feet of gross floor area, 1 per each employee, and
1 per each piece of mobile equipment, such as hearses and ambulances
|
Funeral home
| |
|
Furniture sales
|
500 square feet of gross floor area
|
10,000 square feet of gross floor area or fraction thereof
| |
|
Hotels, motels
|
Guest sleeping room, and 1 per each employee on the 2 largest
shifts (Restaurants and other accessory uses shall add to this requirement.)
|
10 guest sleeping rooms or fraction thereof
| |
|
Mini-warehouses
|
25 units, plus 1 per 250 square feet of office space, plus 2
per any resident manager
|
25 units or fraction thereof
| |
|
Nightclubs
|
2 seats, plus 1 per each employee on site at 1 time
|
30 seats of legal occupancy or fraction thereof
| |
|
Office buildings
|
300 square feet of gross floor area
|
10,000 square feet of gross floor area or fraction thereof
| |
|
Professional offices of veterinarians, physicians, dentists,
etc.
|
6 spaces per each physician or dentist, etc.
|
10,000 square feet of gross floor area or fraction thereof
| |
|
Retail stores or shops (except those listed above)
|
200 square feet of gross floor area of display area or sales
area, and 1 per each employee on the 2 largest shifts
|
5,000 square feet of gross floor area or fraction thereof
| |
|
Restaurants and taverns
|
3 seats, plus 1 per each employee on the largest shift
|
30 seats or fraction thereof
| |
|
Shopping centers or malls
|
See § 453, Subsection 4, of this chapter
|
5,000 square feet of gross floor area or fraction thereof
| |
|
Other commercial buildings
|
400 square feet of gross floor area
|
5,000 square feet of gross floor area or fraction thereof
| |
|
Industrial Uses
| |||
|---|---|---|---|
|
Type of Use
|
Minimum of One Automobile Parking Space for Each
|
Minimum of One Oversize Parking Space for Each
| |
|
Industrial and heavy manufacturing establishments
|
2 employees on the 2 largest shifts or at least 1 space per
each 1,000 square feet of gross floor area, whichever is the greatest
number
|
10,000 square feet of gross floor area or fraction thereof
| |
|
Warehousing
|
Employee on the 2 largest shifts
|
10,000 square feet of gross floor area or fraction thereof
| |
|
Recreation Uses
| |||
|---|---|---|---|
|
Type of Use
|
Minimum of One Automobile Parking Space for Each
|
Minimum of One Oversize Parking Space for Each
| |
|
Amusement arcades
|
50 square feet, plus 1 per employee
|
30 persons of legal occupancy or fraction thereof
| |
|
Baseball, soccer, field hockey, lacrosse, rugby, football and
other athletic fields without spectator seating
|
1/12 field (12 per field)
|
1/2 field (i.e., 2 per field)
| |
|
Baseball, soccer, field hockey, lacrosse, rugby, football and
other athletic fields with spectator seating
|
1/12 field (12 per field), plus 1 per each 4 seats of spectator
seating
|
1/2 field (i.e., 2 per field)
| |
|
Basketball and volleyball courts without spectator seating
|
1/8 court (8 per court)
|
1 court (i.e., 1 per court)
| |
|
Basketball and volleyball courts with spectator seating
|
1/8 court (8 per court), plus 1 per each 4 seats of spectator
seating
|
1 court (i.e., 1 per court)
| |
|
Bowling alleys, billiard rooms
|
1/4 lane/table (i.e., 4 per lane/table), and 1 per each 2 employees
|
100 persons of legal occupancy or fraction thereof
| |
|
Campgrounds
|
Non-RV campsite, plus 1 per employee, plus 50% of the spaces
normally required for accessory uses
|
RV campsite, plus 1 per 20 non-RV campsites or fraction thereof.
| |
|
Golf courses
|
1/4 hole (i.e., 4 per hole), plus 1 per employee, plus 50% of
the spaces normally required for accessory uses
|
9 holes or fraction thereof
| |
|
Golf driving ranges
|
1 per tee, and 1 per employee
|
20 tees or fraction thereof
| |
|
Miniature golf courses
|
1/2 hole (i.e., 2 per hole), and 1 per employee
|
18 holes or fraction thereof
| |
|
Gymnasiums without spectator seating
|
1/8 court (8 per court)
|
1/2 gym (i.e., 2 per gym)
| |
|
Gymnasiums with spectator seating
|
1/8 court (8 per court), plus 1 per 4 seats of spectator seating
|
1/2 gym (i.e., 2 per gym)
| |
|
Riding schools or horse stables
|
2 stalls, plus 1 per every 4 seats of spectator seating
|
4 stalls or fraction thereof
| |
|
Picnic areas
|
1 table
|
20 tables or fraction thereof
| |
|
Skating rinks
|
4 persons of legal occupancy
|
100 persons of legal occupancy or fraction thereof
| |
|
Swimming pools (other than one accessory to a residential development)
|
4 persons of legal occupancy
|
100 persons of legal occupancy or fraction thereof
| |
|
Tennis or racquetball clubs without spectator seating
|
1/4 court (i.e., 4 per court), plus 1 per employee.
|
10 courts or fraction thereof
| |
|
Tennis or racquetball clubs with spectator seating
|
1/4 court (i.e., 4 per court), plus 1 per each 4 seats of spectator
seating
|
10 courts or fraction thereof
| |
|
Residential Uses
| |||
|---|---|---|---|
|
Type of Use
|
Minimum of One Automobile Parking Space for Each
|
Minimum of One Oversize Parking Space for Each
| |
|
Single-family detached dwellings, 2-family conversions, and
conversion apartments
|
1/2 dwelling unit (i.e., 2 spaces per dwelling unit)
|
See § 302 of this chapter.
| |
|
Boardinghouses, group homes, and bed-and-breakfasts
|
Bedroom
|
See § 302 of this chapter.
| |
|
Duplex, townhouse and multiple-family dwellings
|
1/2 dwelling unit (i.e., 2 spaces per dwelling unit). Such parking
spaces can take the form of private driveways or garages and/or common
parking lots, provided all spaces required are within 150 feet of
the unit served.
|
See § 302 of this chapter.
| |
|
Social And Institutional Uses
| |||
|---|---|---|---|
|
Type of Use
|
Minimum of One Automobile Parking Space for Each
|
Minimum of One Oversize Parking Space for Each
| |
|
Auditorium, banquet, conference, and meeting facilities; churches,
theaters, and other such places of public assembly
|
200 square feet, but not fewer than 1 space per each 3 seats
|
100 persons of legal occupancy or fraction thereof
| |
|
Clubs, lodges and other similar places
|
200 square feet of gross floor area, and 1 per each employee
on the 2 largest shifts
|
30 persons of legal occupancy or fraction thereof
| |
|
Nursing, rest or retirement homes
|
3 accommodations (beds), in addition to those needed for doctors
and support staff
|
100 persons of residency or fraction thereof
| |
|
Hospitals, sanitariums
|
Spaces shall be provided for visitors at the rate of at least
1 space per each 1.5 accommodations (beds). Such spaces shall be in
addition to those necessary for doctors and other personnel.
|
100 accommodations (beds) or fraction thereof
| |
|
Museums, art galleries, cultural centers, libraries
|
400 square feet of gross floor area
|
100 persons of legal occupancy or fraction thereof
| |
|
Rehabilitation centers (without overnight accommodations)
|
1 per each employee, and 1 per each 3 people anticipated to
be handled through the facility
|
30 persons of legal occupancy or fraction thereof
| |
|
Schools below grade 10, including principal day-cares and kindergartens
|
6 students enrolled
|
60 students enrolled or fraction thereof
| |
|
Schools, tenth grade and above, including colleges
|
3 students enrolled
|
40 students or fraction thereof
| |
|
Vocational training and adult education facilities
|
1.5 students enrolled
|
60 students enrolled or fraction thereof
| |
[Ord. 227, 12/18/2006]
1.
Except as noted in § 210, Subsection 6, off-street loading shall be required in accordance with this section prior to the occupancy of any building or use, so as to alleviate traffic congestion on streets. These facilities shall be provided whenever:
[Amended by Ord. 279, 1/21/2013]
2.
Site plan. Each application for a building permit (or use for which
off-street loading spaces are required) shall include a drawing (site
plan) showing the proposed layout of the loading area. The drawing
shall clearly indicate the design elements required below. No building
permit shall be issued for any use for which a loading area is required
unless the site plan has been approved or necessary variances have
been approved.
3.
Location. Except within the I Zone, a ground-level loading area may
be located in any side or rear yard. No exterior portion of an off-street
loading facility (including access drives) shall be located within
50 feet of any land within an RC, RS, RU or RF Zone. Off-street loading
facilities shall be located on the face of a building not facing any
adjoining land in an RC, RS, RU or RF Zone.
4.
Surfacing. All off-street loading facilities, including access drives,
shall be constructed and maintained with a paved surface of concrete
or bituminous materials.
5.
Connection to street. Every loading space shall be connected to a
street by means of an access drive. The access drive shall be at least
18 feet wide, exclusive of curb returns and gutters. Section 311 specifies
other requirements for access drives.
6.
Separation from streets, sidewalks and parking lots. Off-street loading
spaces shall be designed so that there will be no need for service
vehicles to back over streets or sidewalks. Furthermore, off-street
loading spaces shall not interfere with off-street parking lots.
7.
Drainage. Off-street loading facilities (including access drives)
shall be drained to prevent damage to other properties or public streets.
Furthermore, all off-street loading facilities shall be designed to
prevent the collection of standing water on any portion of the loading
facility surface, particularly next to access drives.
8.
Required off-street loading facility sizes. The following lists required
minimum loading space sizes, in feet (excluding access drives, entrances,
and exits):
|
Facility
|
Length
(feet)
|
Width
(feet)
|
Height
(if covered or obstructed)
(feet)
| |
|---|---|---|---|---|
|
Industrial, wholesale, shopping centers and storage uses
|
63
|
12
|
15
| |
|
All other uses
|
33
|
12
|
15
|
9.
Lighting. Adequate lighting shall be provided if the loading facility
is to be used at night. The lighting shall be arranged so as not to
be directed or reflected or to cause glare off of the site.
10.
Landscaping and screening requirements. Except in the case of joint
off-street loading areas, all off-street loading areas shall comply
with those applicable setbacks listed in each zone. Such setbacks
shall be used to provide a landscape strip, and all off-street loading
facilities shall also be screened from adjoining residentially zoned
properties and/or adjoining public streets.
11.
Schedule of Required Loading Spaces.
|
Type of Use
|
Number of Spaces Per
|
Gross Floor Area/Dwelling Unit
| |
|---|---|---|---|
|
Hospital or other institution
|
None
|
First 10,000 square feet
| |
|
1.0
|
10,000 to 100,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Hotel, motel and similar lodging facilities
|
None
|
First 10,000 square feet
| |
|
1.0
|
10,000 to 100,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Industry or manufacturing
|
None
|
First 2,000 square feet
| |
|
1.0
|
2,000 to 25,000 square feet
| ||
|
+1.0
|
Each additional 40,000 square feet (or fraction)
| ||
|
Multifamily dwelling
|
None
|
Less than 100 dwelling units
| |
|
1.0
|
100 to 300 dwelling units
| ||
|
+1.0
|
Each additional 200 dwelling units (or fraction)
| ||
|
Office building, including banks
|
None
|
First 10,000 square feet
| |
|
1.0
|
10,000 to 100,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Retail sales and services, per store, and restaurants
|
None
|
First 2,000 square feet
| |
|
1.0
|
2,000 to 10,000 square feet
| ||
|
2.0
|
10,000 to 40,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Shopping centers (integrated shopping centers, malls and plazas)
having at least 25,000 square feet
|
1.0
|
25,000 square feet up to 100,000 square feet
| |
|
+1.0
|
Each additional 100,000 square feet
| ||
|
Theater, auditorium, bowling alley, or other recreational establishment
|
None
|
First 10,000 square feet
| |
|
1.0
|
10,000 to 100,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Undertaking establishment or funeral parlor
|
None
|
First 3,000 square feet
| |
|
1.0
|
3,000 to 5,000 square feet
| ||
|
+1.0
|
Each additional 10,000 square feet (or fraction)
| ||
|
Wholesale or warehousing (except mini-warehousing)
|
None
|
First 1,500 square feet
| |
|
1.0
|
1,500 to 10,000 square feet
| ||
|
+1.0
|
Each additional 40,000 square feet (or fraction)
|
[Ord. 227, 12/18/2006]
1.
Yard ground cover. Any part of the site which is not used for buildings,
other structures, loading or parking spaces and aisles, sidewalks,
and designated storage areas shall be planted with an all-season ground
cover approved by the City Council (e.g., grass, mulch, ivy, pachysandra,
etc.). In addition, gravel can be substituted if done in a manner
to complement other vegetative materials. It shall be maintained to
provide an attractive appearance, and all non-surviving plants shall
be replaced promptly.
2.
Landscaping requirements.
A.
Any required landscaping (landscape strips and interior landscaping)
shall include a combination of the following elements: deciduous trees,
ground covers, evergreens, shrubs, vines, flowers, rocks, gravel,
earth mounds, berms, walls, fences, screens, sculptures, fountains,
sidewalk furniture, or other approved materials. Artificial plants,
trees and shrubs may not be used to satisfy any requirement for landscaping
or screening. No less than 80% of the required landscape area shall
be vegetative in composition, and no outdoor storage shall be permitted
within required landscape areas.
B.
For each 750 square feet of required area for landscape strips, one
shade/ornamental tree shall be provided. If deciduous, these trees
shall have a clear trunk at least five feet above finished grade;
if evergreen, these trees shall have a minimum height of six feet.
All required landscape strips shall have landscaping materials distributed
along the entire length of the lot line abutting the yard.
3.
Screening. The following materials may be used: evergreens (trees,
hedges or shrubs), walls, fences, earth berms, or other approved similar
materials. Fences and walls shall not be constructed of corrugated
metal, corrugated fiberglass or sheet metal. Screening shall be arranged
so as to block the ground-level views between grade and a height of
six feet. Landscape screens must achieve this visual blockage within
two years of installation.
4.
Selection of plant materials.
A.
Trees and shrubs shall be typical of their species and variety and
have normal growth habits, well-developed branches, dense foliage,
and vigorous, fibrous root systems. They shall have been grown under
climatic conditions similar to those in the locality of the project
or properly acclimated to conditions of the locality of the project.
B.
Any tree or shrub which dies shall be replaced so as to maintain
ground cover and/or screening. All landscaping and screening treatments
shall be properly maintained.
[Added by Ord. No. 331, 3/21/2022[1]]
1.
This section regulates permanent signs. The regulation of temporary signs is covered by Chapter 19, Signs and Billboards, of the City Code.
2.
Signs must be constructed of durable material and maintained in good
condition.
3.
No sign shall be maintained within the City in such a state of disrepair
as to have the appearance of complete neglect, which is rotting or
falling down, which is illegible, or which has loose parts separated
from original fastenings.
4.
Whenever a sign becomes structurally unsafe or endangers the safety
of the building or premises, or endangers public safety, the Zoning
Officer shall give written notice to the owner of the premises on
which the sign is located that such sign be made safe or removed within
five days.
5.
Advertising painted upon or displayed upon a barn or other building
or structure shall be regarded as a flat wall sign, and the regulations
pertaining thereto shall apply.
6.
Each sign shall be removed when the circumstances leading to its
erection no longer apply.
7.
Signs may be interior-lighted with nonglaring lights or may be illuminated
by floodlights or spotlights. If illuminated by floodlights or spotlights,
they must be downward facing and shielded so there is no direct light
transmitted to other properties or public rights-of-way.
8.
No sign shall be of the intermittent flashing or rotating type.
9.
No sign located within 300 feet of any traffic light shall be illuminated
with red, green or yellow lights or neon tubing.
10.
All electrically illuminated signs shall be constructed to the standards
of the National Board of Fire Underwriters.
11.
Signs must be positioned so that they do not interfere with any clear
sight triangle.
12.
Determination of Size. The area of a sign shall be construed to include
all lettering, wording and accompanying designs and symbols, together
with the background, whether open or enclosed, on which they are displayed,
including any border framing or decorative attachments, but not including
any supporting framework or bracing incidental to the display itself.
Where the sign consists of individual letters or symbols attached
to a building, wall or window, the area of the sign shall be considered
to be that of the smallest rectangle or other regular geometric shape
which encompasses all of the letters and symbols. Where a sign has
two or more faces, the area of all faces shall be included in determining
the area of the sign; provided, however, that for a double-face sign,
if the interior angle formed by the two faces of the double-face sign
is less than 45° and the two faces are at no point more than three
feet from one another, the area of only the larger face shall be included.
 |
13.
No lewd, vulgar, indecent, or obscene advertising matter shall be
displayed in any manner, including but not limited to:
A.
Acts or simulated acts of sexual intercourse, masturbation, sodomy,
bestiality, oral copulation, flagellation, or any sexual acts which
are prohibited by law.
B.
Scenes wherein a person displays the vulva or the anus or other genitals.
C.
Scenes wherein artificial devices are employed to depict, or drawings
are employed to portray, any of the prohibited signs, photographs
or graphic representations described above.
D.
Any other graphic illustration pertaining to specified sexual activities
and/or specified anatomical areas.
E.
No sign shall be erected or located as to prevent free ingress or
egress from any window, door or fire escape.
F.
No sign shall be placed in such a position that it will obscure light
or air from a building or which would create a traffic danger.
14.
No sign shall be erected within the right-of-way of any street.
15.
No sign located within any floodplain shall exceed six square feet
of area per side.
16.
In the event that a symbol, trademark or other such figure is used
as a signpost or standard which could be construed to indicate or
identify a particular use or business, that symbol, trademark or figure
is to be computed as part of the total allowable sign area.
17.
Except in the case of billboards, as regulated by Chapter 19 of the City Code, only those signs referring directly to materials or products made, sold or displayed on the premises, to services offered on the premises, and/or to activities conducted on the premises, shall be permitted. Where there is more than one business located on the premises, the maximum sign area permitted is 200 square feet per premises, not per business, but in any ratio.
18.
Except in the case of billboards, all signs must relate to a use
or activity that is located and/or conducted within the City of Saint
Marys.
19.
Specific standards for various types of signs, as described in the
diagram below, are set forth in Attachment 2 in the City Code.
 |
20.
All signs requiring the obtainment of a permit (as listed in the
preceding tables) shall be required to submit building permit applications
that include scaled plans or diagrams showing the following:
A.
Exact dimensions of the lot, including any right-of-way lines or
building upon which the sign is proposed to be erected.
B.
Exact size, dimensions and location of the said sign on the lot or
building, together with its type, construction, materials to be used,
and the manner of installation.
C.
Any other lawful information which may be required of the applicant
by the Zoning Officer.
D.
Application for a permit shall be made in writing to the Zoning Officer
and shall contain all information necessary for such Officer to determine
whether the proposed sign or the proposed alterations conform to all
the requirements of this chapter.
E.
No sign permit shall be issued except in conformity with the regulations
of this chapter, except upon order of the Zoning Hearing Board, granted
pursuant to the procedures established for the issuance of a variance.
[1]
Editor's Note: This ordinance repealed former § 315,
Outdoor Signs, adopted by Ord. 227, 12/18/2006; as amended by Ord.
261, 10/18/2010, §§ 2,
3; by Ord. 279, 1/21/2013; and by Ord. No. 314, 11/18/2019.
[Ord. 227, 12/18/2006]
For the purposes of this chapter, the City's roads shall be
classified in the following categories:
|
Arterial Roads
|
Collector Roads
|
Local Roads
|
|---|---|---|
|
Bucktail Road (PA Route 120)
|
Taft Road (SR 1002)
|
All roads not listed as arterials or collectors
|
|
State Street (PA Route 120)
|
Windfall Road (SR 1003)
| |
|
South Saint Marys Street (PA Route 255)
|
Wilson Road
| |
|
Johnsonburg Road (PA Route 255)
|
West Creek Road (SR 1008)
| |
|
Washington Road (SR 1008)
| ||
|
Theresa Street (SR 1005)
| ||
|
West Theresa Road
| ||
|
South Michael Street (SR 2008)
| ||
|
Averyville Road
| ||
|
Lemans Road
| ||
|
Vine Road
|
[Ord. 227, 12/18/2006]
1.
Except for those nonconforming lots described in § 507 of this chapter and as noted below in § 317, Subsection 5, of this chapter, as of the effective date of this chapter, all future uses that rely upon on-lot sewage disposal systems shall be required to specifically test for and secure one disposal site (field, bed, or trench) and replacement area. Both disposal sites shall be approved by the Sewage Enforcement Officer. Furthermore, the alternate disposal site shall be perpetually protected from excavation, construction, and other activities that would result in disturbance of the soil's ability to renovate sewage effluent, until such time as the alternate field is activated due to malfunction of the initial disposal site.
2.
Regardless of any maximum lot area requirements listed elsewhere
in this chapter, the minimum required lot size may be increased to
ensure an acceptable level of nitrate-nitrogen in the adjoining groundwaters.
Such determinations will be made by the PA DEP, through its sewer
module review process. In those cases where applicable maximum lot
area requirements are exceeded to protect groundwater quality, the
applicant shall furnish evidence that the amount of land needed to
protect local groundwater is the minimum necessary for such protection.
3.
Every use relying upon on-lot sewage disposal systems shall be required
to properly maintain and repair such systems in accordance with the
City's on-lot disposal system management program.
5.
In those areas that have been officially identified by the City as
future public sewer service areas, anyone who develops a parcel for
residential purposes prior to the actual installation and connection
of public sewers will be required to employ utility infill design
as regulated in § 201 of this chapter. Furthermore, any
parcel improved shall also require the installation of capped sewer
lines along the property frontage(s) in accordance with the City's
prevailing design standards prior to the issuance of a certificate
of use and occupancy.
[Ord. 227, 12/18/2006]
All uses proposed within City of Saint Marys shall operate in
compliance with applicable state and federal regulations, as they
are periodically amended. The following lists City-devised standards
and known governmental regulations associated with various land use
impacts or specific requirements imposed by this chapter. This list
in no way excludes or limits federal or state jurisdiction over uses
within the City.
A.
Noise.
(1)
Except for agricultural, horticultural and forestry-related
uses, no use shall regularly generate exterior noise levels in excess
of those listed in the following table:
|
Measurement Taken Along An Adjoining Property that is
Within the Following Districts
|
Time Period
|
Maximum Permitted Noise Level
| |
|---|---|---|---|
|
RC, RS, RU, RF and MI
|
7:00 a.m. to 10:00 p.m.
|
50 dBA
| |
|
RC, RS, RU, RF and MI
|
10:00 p.m. to 7:00 a.m.
|
45 dBA
| |
|
CB and HC
|
7:00 a.m. to 10:00 p.m.
|
60 dBA
| |
|
CB and HC
|
10:00 p.m. to 7:00 a.m.
|
55 dBA
| |
|
LI and I
|
Anytime
|
70 dBA
|
(2)
Should the ambient noise level at any location exceed the above
standards, that ambient noise level shall become the maximum permitted
noise level at that location. The maximum permitted noise level shall
be applied to regularly occurring uses and activities; short-term
temporary noises and infrequent instantaneous noises may be permitted
at noise levels 20 dBA higher than the above-described standards,
but only between 7:00 a.m. and 10:00 p.m.
B.
Glare and light.
(1)
All on-site lighting shall be provided within the following
ranges for periods when the use is in operation and shall be, except
as noted in § 318B(2), otherwise extinguished between the
hours of 10:00 p.m. and 6:00 a.m.:
|
On-Site Area
|
Range of Required Illumination
footcandles
| |
|---|---|---|
|
Roadside sidewalks and bikeways (without stairways and/or tunnels)
|
0.2 to 0.9
| |
|
Freestanding sidewalks, paths and bikeways (without stairways
and/or tunnels)
|
0.5 to 0.8
| |
|
Sidewalk, path and bikeway stairways and/or tunnels
|
20 to 50
| |
|
Playgrounds, parks and athletic courts/fields where on-site
lighting is required
|
5.0 to 30
| |
|
Off-street loading areas
|
2.0 to 20
| |
|
Off-street parking areas
|
0.5 to 2.0
| |
|
Building facades, monuments, fountains, signs, architectural
features, and similar objects
|
0 to 15
| |
|
Building entries for public, quasi-public, commercial, and industrial
uses
|
1.0 to 5.0
|
(2)
In all zones, exterior lighting of a building and/or grounds
for security surveillance purposes is permitted. Such lighting shall
be arranged and of sufficient illumination to enable the detection
of suspicious movement rather than the recognition of definitive detail.
For security lighting of grounds and parking lots, the level of illumination
shall not exceed one footcandle. Security lighting for buildings/structures
shall be directed toward the face of the building/structure, rather
than the area around it, and shall not exceed five footcandles.
(3)
In all zones, all exterior lighting provided in conjunction
with any nonresidential or nonfarm use shall be hooded and/or screened
so as not to permit the source of illumination nor lenses to be seen
from off of the premises.
(4)
Adequate lighting shall be provided in parking lots and loading
areas that will be used at night. The primary lighting sources shall
be pole-mounted fixtures, not building-mounted fixtures. The maximum
height of lighting standards shall not exceed the maximum permitted
height of principal buildings or 20 feet, whichever is less.
C.
Air pollution, airborne emissions and odor: Rules and Regulations
of the Pennsylvania Department of Environmental Protection.
D.
Water pollution: the Clean Streams Law, June 22, 1937, P.L. 1987,
35 P.S. § 691.1, as amended.
E.
Workplace safety: the General Safety Law, No. 174, P.L. 654, and
Regulations of the Pennsylvania Department of Labor and Industry.
F.
Handicap access: the latest version of the Americans With Disabilities
Act.
[Ord. 227, 12/18/2006]
In those instances where open space is required elsewhere in
this chapter, or when an applicant proposes the use of open space,
such open space shall comply with the following:
A.
Required common open space shall be designed and arranged to achieve
at least one of the following objectives, and the applicant shall
demonstrate those specific measures employed to achieve these objectives:
(1)
Protection of important natural resources (e.g., streams, ponds,
wetlands, steep slopes, woodlands, unique geologic features, wildlife
habitats, aquifer recharge areas, etc.).
(2)
Protection of important historical and/or archaeological sites.
(3)
Provision of usable play and recreation areas that are conveniently
accessible to residents within the development and the City.
(4)
Integration of greenbelts throughout the development that link
residences with on-site or adjoining parks, schools, or other similar
features.
B.
An essential element of the use of common open space is a written
description and plan for the disposition of ownership of common open
space land, designating those areas to be offered for dedication or
to be owned by the specific form of organization proposed. The permanent
preservation of common open space shall be accomplished through one
of the following:
(1)
An offer of dedication to the City. The City shall not be obligated
to accept dedication of the common open space.
(2)
With permission of the City, and with appropriate deed restrictions
in favor of the City and in language acceptable to the City Solicitor,
the developer may transfer ownership of the common open space or a
portion thereof to a private, nonprofit organization among whose purposes
is the preservation of common open space land and/or natural resources.
The organization shall be a bona fide conservation organization with
a perpetual existence, the conveyance must contain appropriate provision
for reverter or retransfer if the organization is unable to maintain
the land, and the organization must enter into a maintenance agreement
with the City.
(3)
The developer shall provide for and establish an organization
for the ownership and maintenance of the common open space, which
shall be generally consistent with the requirements for unit owners'
associations found in the Pennsylvania Uniform Condominium Act, 68
Pa.C.S.A. § 3101 et seq. If such an organization is created,
the agreements of sale and deeds for all lots shall contain the following
requirements, in language acceptable to the City Solicitor:
(a)
Such organization shall not dispose of the common open space
by sale or otherwise, except to the City, unless the City has given
prior written approval. Such transfer shall be made only to another
organization which shall maintain the common open space in accordance
with this chapter.
(b)
The organization and all lot owners shall enter into a maintenance agreement with the City and shall agree to be bound by the provisions of Article VII of the Pennsylvania Municipalities Planning Code[1] relating to the maintenance of deteriorating common open
space by municipalities.
[1]
Editor's Note: See 53 P.S. § 10701 et seq.
(c)
The City may require the establishment of a reserve fund to
provide for maintenance of or capital improvements to the common open
space.
(d)
The common open space shall be restricted in perpetuity from
development and subdivision
[Ord. 227, 12/18/2006]
1.
Applicability. For those uses requiring a traffic study, the following
requirements are applicable.
2.
Traffic impact study.
A.
Area of traffic impact study. The traffic impact study area shall
be based on the characteristics of the surrounding area. The intersections
to be included in the study shall be adjacent to the site or have
direct impact upon the access to the site. The intersections shall
be mutually agreed upon by the municipalities in which the proposed
project is located and the traffic engineer preparing the study. The
County Planning Commission shall be called upon to resolve any disputes
between the municipality and the engineer.
B.
Preparation by transportation engineer required. Traffic impact studies
shall be prepared under the supervision of qualified and experienced
transportation engineers with specific training in traffic and transportation
engineering and at least two years of experience related to preparing
traffic studies for existing or proposed developments.
C.
Horizon year. The traffic forecasts shall be prepared for the anticipated
opening year of the development, assuming full build-out and occupancy.
This year shall be referred to as the "horizon year" in the remainder
of this section.
D.
Non-site traffic estimates. Estimates of non-site traffic shall be
made and will consist of through traffic and traffic generated by
all other developments within the study area for which preliminary
or final plans have been approved. Non-site traffic may be estimated
using any one of the following three methods: build-up technique,
area transportation plan data or modeled volumes, and trends or growth
rates.
E.
Trip generation rates required. The traffic impact study report shall
include a table showing the categories and quantities of land uses,
with the corresponding trip generation rates or equations (with justification
for selection of one or the other) and resulting number of trips.
The trip generation rates used must be either from the latest edition
of Trip Generation by the American Institute of Traffic Engineers
(ITE) or from a local study of corresponding land uses and quantities.
All sources must be referenced in the study.
F.
Consideration of pass-by trips. If pass-by trips or shared trips
are a major consideration for the land use in question, studies and
interviews at similar land uses must be conducted or referenced.
G.
Rate sums. Any significant difference between the sums of single-use
rates and proposed mix-use estimates must be justified in the study
report.
H.
Explanations required. The reasoning and data used in developing
a trip generation rate for special/unusual generators must be justified
and explained in the report.
I.
Definition of influence area.
(1)
Prior to trip distribution of site-generated trips, an influence
area must be defined which contains 80% or more of the trip ends that
will be attracted to the development. A market study can be used to
establish the limits of an influence area, if available. If no market
study is available, an influence area should be estimated based on
a reasonable documented estimate. The influence area can also be based
on a reasonable maximum convenient travel time to the site or delineating
area boundaries based on locations of competing developments.
(2)
Other methods, such as using trip data from an existing development
with similar characteristics or using an existing origin-destination
survey of trips within the area, can be used in place of the influence
area to delineate the boundaries of the impact.
J.
Estimates of trip distribution required.
(2)
Whichever method is used, trip distribution must be estimated
and analyzed for the horizon year. A multi-use development may require
more than one distribution and coinciding assignment for each phase
(for example, residential and retail phases on the same site). Consideration
must also be given to whether inbound and outbound trips will have
similar distributions.
K.
Trip assignments.
(1)
Assignments must be made considering logical routings, available
roadway capacities, left turns at critical intersections, and projected
(and perceived) minimum travel times. In addition, multiple paths
should often be assigned between origins and destinations to achieve
realistic estimates rather than assigning all of the trips to the
route with the shortest travel time. The assignments must be carried
through the external site access points and in large projects (those
producing 500 or more additional peak direction trips to or from the
site during the development's peak hour) through the internal roadways.
When the site has more than one access driveway, logical routing and
possibly multiple paths should be used to obtain realistic driveway
volumes. The assignment should reflect conditions at the time of the
analysis. Assignments can be accomplished either manually or with
applicable computer models.
(2)
If a thorough analysis is required to account for pass-by trips,
the following procedure should be used:
(3)
Upon completion of the initial site traffic assignment, the
results should be reviewed to see if the volumes appear logical given
characteristics of the road system and trip distribution. Adjustments
should be made if the initial results do not appear to be logical
or reasonable.
L.
Total traffic impacts. Traffic estimates for any site with current
traffic activity must reflect not only new traffic associated with
the site's redevelopment but also the trips subtracted from the traffic
stream because of the removal of a land use. The traffic impact report
should clearly depict the traffic estimate and its components.
M.
Capacity analysis.
(1)
Capacity analysis must be performed at each of the major street
and project site access intersection locations (signalized and unsignalized)
within the study area. In addition, analyses must be completed for
roadway segments deemed sensitive to site traffic within the study
area. These may include such segments as weaving sections, ramps,
internal site roadways, parking facility access points, and reservoirs
for vehicles queuing off site and on site. Other locations may be
deemed appropriate depending on the situation.
(2)
The recommended level-of-service analysis procedures detailed
in the most recent edition of the Highway Capacity Manual must be
followed. The City of Saint Marys considers the overall level-of-service
ratings A, B, C, and D to be acceptable for signalized intersections
(level C or better is considered desirable); level-of-service E or
F is considered to be unacceptable.
(3)
The operational analyses in the Highway Capacity Manual should
be used for analyzing existing conditions, traffic impacts, access
requirements, or other future conditions for which traffic, geometric,
and control parameters can be established.
N.
Required levels of service. The recommendations of the traffic impact
study shall provide safe and efficient movement of traffic to and
from, and within and past, the proposed development, while minimizing
the impact to non-site trips. The current levels of service must be
maintained if they are C or D, not allowed to deteriorate to worse
than C if they are currently A or B, and improved to D if they are
E or F.
O.
Documentation required. A traffic impact study report shall be prepared
to document the purpose, procedures, findings, conclusions, and recommendations
of the study.
(1)
The documentation for a traffic impact study shall include,
at a minimum:
(a)
Study purpose and objectives.
(b)
Description of the site and study area.
(c)
Existing conditions in the area of the development.
(d)
Recorded or approved nearby development.
(e)
Trip generation, trip distribution, and modal split.
(f)
Projected future traffic volumes.
(g)
An assessment of the change in roadway operating conditions
resulting from the development traffic.
(h)
Recommendations for site access and transportation improvements
needed to maintain traffic flow to, from, within, and past the site
at an acceptable and safe level of service.
(2)
The analysis shall be presented in a straightforward and logical
sequence. It shall lead the reader step-by-step through the various
stages of the process and resulting conclusions and recommendations.
(3)
The recommendations shall specify the time period within which
the improvements should be made (particularly if the improvements
are associated with various phases of the development construction)
and any monitoring of operating conditions and improvements that may
be required.
(4)
Data shall be presented in tables, graphs, maps, and diagrams
wherever possible for clarity and ease of review.
(5)
To facilitate examination by the City Planning Commission and
Council, an executive summary of one or two pages shall be provided,
concisely summarizing the purpose, conclusions and recommendations.
(6)
The report documentation outlined above provides a framework
for site traffic access/impact reports. Some studies will be easily
documented using this outline. However, the specific issues to be
addressed, local study requirements, and the study results may warrant
additional sections.
3.
Improvements.
A.
Responsibility for improvements. The applicant shall be responsible
for the improvements required to provide safe and convenient ingress
and egress to the development site.
B.
Coordination with municipal requirements. The applicant shall be
responsible for other improvements as may be agreed to with the City
Council, to be installed or paid for by the applicant, consistent
with provisions of Article V-A of the Act.
[Ord. 227, 12/18/2006]
All agricultural uses shall comply with the Pennsylvania Nutrient
Management Act of 1993, as may be amended.[1]
[1]
Editor's Note: See 3 P.S. § 1701 et seq.
[Ord. 227, 12/18/2006]
1.
Within any zone, the use of flag lots is permitted for public uses
and public utilities; and within the RC and RS Zones, the use of residential
flag lots is permitted only when it will enable the preservation of
some important natural or cultural feature (including productive farmland)
which would otherwise be disturbed by conventional lotting techniques.
A.
For the purposes of this section, a flag lot shall be described as
containing two parts:
B.
Requirements for the flag.
(1)
The minimum lot area and lot width requirements of this chapter
shall be measured exclusively upon the flag.
(2)
For purposes of determining required yards and setbacks, the
following shall apply:
(a)
Front yard: the area between the principal structure and that
lot line of the flag which is most parallel to the street providing
vehicular access to the site. Additionally, all areas of the pole
shall be considered to be within the front yard.
(b)
Rear yard: the area between the principal structure and that
lot line of the flag that is directly opposite the front yard, as
described above.
(c)
Side yards: the area between the principal structure and that
one outermost lot line which forms the flag and pole, plus the area
on the opposite side of the principal structure. (See the preceding
Flag Lot Diagram for a graphic depiction of the yard locations.)
C.
The flag lot shall contain adequate driveway dimension for vehicular
backup so that ingress to and egress from the lot is in the forward
direction.
D.
Requirements for the pole.
(1)
The pole shall maintain a minimum width of 28 feet.
(2)
The pole shall not exceed 600 feet in length, unless additional
length is needed to avoid the disturbance of productive farmlands
or some other significant natural or cultural feature.
(3)
No part of the pole shall be used for any portion of an on-lot
sewage disposal system nor any other improvement except a driveway
and other permitted improvements, such as landscaping, fencing, utility
connections to off-site facilities, mailboxes and signs.
(4)
The cartway contained on the pole shall be located at least
six feet from any adjoining property line and 20 feet from any existing
structures on the site or any adjoining property.
(5)
No pole shall be located within 200 feet of another on the same
side of the street, unless an adjoining pole utilizes a joint-use
driveway, regulated as follows.
2.
Joint-use driveways.
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A.
When one or more flag lots are proposed, such lots may rely upon
a joint-use driveway for vehicular access.
B.
A joint-use driveway must serve at least one flag lot but may also
serve conventional lots, up to a maximum of four total lots.
C.
All joint-use driveways shall have a minimum cartway width of 16
feet.
D.
Cross-access easements shall be required to ensure common use of,
access to, and maintenance of joint-use driveways; such easements
shall be recorded in language acceptable to the City Solicitor and
depicted on the subdivision plan.
E.
The joint-use driveway will require a 911 address and a private road
sign with a name approved by the City.
[Ord. 227, 12/18/2006]
1.
No property shall be developed, used or maintained in a state that
creates litter, either on the property or upon any adjoining properties
and/or roads.
2.
Any property containing litter on the effective date of this chapter
shall be considered nonconforming. Such litter may continue for a
period not to exceed 30 days from the effective date of this chapter.
After the thirty-day period, such litter shall be removed by the owner.
3.
Should any property or use be conducted or maintained in a condition
that causes repeated litter complaints or violations, the owner shall
be required, upon the instruction of the Zoning Officer, to prepare
and implement a working plan for the cleanup of such litter as a condition
of zoning compliance.
[Ord. 227, 12/18/2006]
1.
All principal commercial, industrial, institutional, and health-care-related
uses shall be required to provide detailed information regarding materials
and waste-handling, including:
A.
Listing of all materials to be used and/or produced on the site.
B.
Listing of all wastes generated on the site.
C.
Written evidence that the storage, treatment, processing, transfer,
and disposal of all materials and wastes shall be accomplished in
a manner that complies with all applicable federal, state, county,
and City requirements, including but not limited to the following:
[Ord. 227, 12/18/2006]
1.
Shopping cart storage. For grocery stores, or other stores that offer
the use of shopping carts for patrons, the outdoor storage and collection
of shopping carts is permitted under the following conditions:
A.
Shopping carts may be collected and stored immediately in front of
the storefront (upon sidewalks or under a canopy) and/or in cart corrals
within the parking lot.
B.
In no case shall such designed shopping cart storage and collection
areas be located upon any facilities used for vehicle circulation,
parking spaces, and loading spaces, nor emergency vehicle access (e.g.,
fire lanes).
C.
Such shopping cart storage and collection areas shall be situated
so as to provide clear pedestrian access (sidewalk or other area)
at least eight feet wide adjoining the storefront.
D.
Signage for such shopping cart storage and collection areas shall
be governed by those regulations pertaining to on-site informational
signs, as regulated by § 315 of this chapter.
E.
The applicant shall submit a working plan for the collection of shopping
carts from the parking lot. Also, the applicant shall be required
to depict intended shopping cart storage and collection areas upon
any permits and/or plans required by the City. No additional permits
shall be required unless such areas change location or size.
2.
Seasonal sidewalk displays.
A.
Only seasonal merchandise may be displayed, and they shall be limited
to the calendar periods between April 1 and October 1, and November
25 and January 5, of each year.
B.
The location of such outdoor displays shall be limited to sidewalks,
under canopies, or other areas immediately in front of the building's
storefront. The stacking and/or display of such items shall be arranged
to provide clear pedestrian access (sidewalk or other area) at least
three feet wide adjoining the storefront.
C.
In no case shall the location of such sidewalk display areas occur
within any area used for vehicular circulation, parking, and loading,
nor emergency vehicle access (e.g., fire lanes).
D.
In no case shall such sidewalk display area exceed 75% of the linear
storefront dimension. (For example, a two-hundred-foot-long storefront
could display no more than 150 linear feet of a sidewalk display).
E.
No signage, except as authorized by § 315 of this chapter,
shall be permitted.
F.
The applicant shall submit a working plan to the City for the cleanup
of litter and debris which may result from such outdoor display. Also,
the applicant shall depict intended sidewalk display areas upon any
permits and/or plans required by the City. No additional permits shall
be required unless such area is to change location or size.
3.
Special event sales.
A.
In addition to the above, two special event sales shall be permitted
per calendar year. Such special event sales shall be limited to no
more than a total of 30 days per calendar year.
B.
Special event sales displays shall be located no closer than 45 feet
from an adjoining road nor 10 feet from any side or rear lot lines.
C.
Special event sales may be located within the parking lot, provided
that such location minimizes congestion within the parking lot and
those access drives that provide direct vehicular access to adjoining
roads. Within parking lots, such display areas shall be specifically
delineated from the adjoining parking lot by the use of identifiable
barriers (e.g., tents, canopies, temporary fences, or ropes). Additionally,
location within the parking lot shall only be permitted upon parking
spaces in excess of the number required by § 312, Subsection
19, of this chapter.
D.
Special event sales shall only be operated between the hours of dawn
to 9:00 p.m.
E.
The area devoted to special event sales displays shall not exceed
20% of the gross leasable floor area of the use(s) conducting the
special event sale.
F.
All uses conducting a special event sale shall be responsible for
the ongoing cleanup of litter and debris. Also, no exterior public-address
nor lighting systems shall be used which produce impacts beyond the
subject property.
G.
Signage for special event sales shall comply with the applicable
requirements contained within § 315 of this chapter.
[Ord. 227, 12/18/2006]
1.
In accordance with state law, forestry uses (as defined herein) are
permitted, by right, in every zone, subject to the following standards.
2.
Logging plan requirements. Every landowner on whose land timber harvesting
is to occur shall obtain a building permit, as required by this chapter.
In addition to the building permit requirements listed in § 701
of this chapter, the applicant shall prepare and submit a written
logging plan in the form specified below. No timber harvesting shall
occur until a building permit has been issued. The provisions of the
permit shall be followed throughout the operation. The logging plan
shall be available at the harvest site at all times during the operation
and shall be provided to the Zoning Officer upon request. The landowner
and the operator shall be jointly and severally responsible for complying
with the terms of the logging plan and the building permit.
A.
Minimum requirements. At a minimum, the logging plan shall include
the following:
(1)
Design, construction, maintenance, and retirement of the access
system, including haul roads, skid roads, skid trails, and landings.
(2)
Design, construction and maintenance of water-control measures
and structures, such as culverts, broad-based dips, filter strips,
and water bars.
(3)
Design, construction and maintenance of stream and wetland crossings.
(4)
The general location of the proposed operation in relation to
City and state highways, including any accesses to those highways.
B.
Map. Each logging plan shall include a sketch map or drawing containing
the following information:
(1)
Site location and boundaries, including both the boundaries
of the property on which the timber harvest will take place and the
boundaries of the proposed harvest area within that property.
(2)
Significant topographic features related to potential environmental
problems.
(3)
Location of all earth-disturbance activities, such as roads,
landings and water-control measures and structures.
(4)
Location of all crossings of waters of the Commonwealth.
(5)
The general location of the proposed operation to municipal
and state highways, including any accesses to those highways.
C.
Compliance with state law. The logging plan shall address and comply
with the requirements of all applicable state regulations, including
but not limited to the following:
(1)
Erosion and sedimentation control regulations contained in Title
25, Pennsylvania Code, Chapter 102, promulgated pursuant to the Clean
Streams Law (35 P.S. § 691.1. et seq.).
(2)
Stream crossing and wetlands protection regulations contained
in Title 25, Pennsylvania Code, Chapter 105, promulgated pursuant
to the Dam Safety and Encroachments Act (32 P.S. § 693.1.
et seq.).
D.
Relationship of state laws, regulations and permits to the logging plan. Any permits required by state laws and regulations shall be attached to and become part of the logging plan. An erosion and sedimentation pollution control plan that satisfies the requirements of Title 25, Pennsylvania Code, Chapter 102, shall also satisfy the requirements for the logging plan and associated map specified in § 326, Subsection 2A and B, provided that all information required by these sections is included or attached.
3.
Required forest practices. The following requirements shall apply
to all timber harvesting operations:
A.
Felling or skidding on or across any public road is prohibited without
the express written consent of the City or the Pennsylvania Department
of Transportation, whichever is responsible for maintenance of the
thoroughfare.
B.
No treetops or slash shall be left within 25 feet of any public road,
or private roadway providing access to adjoining residential property.
C.
All treetops and slash between 25 feet and 50 feet from a public
roadway, or private roadway providing access to adjoining residential
property, or within 50 feet of adjoining residential property shall
be lopped to a maximum height of four feet above the ground.
D.
No treetops or slash shall be left on or across the boundary of any
property adjoining the operation without the consent of the owner
thereof.
E.
Litter resulting from a timber harvesting operation shall be removed
from the site before it is vacated by the operator.
4.
Responsibility for road maintenance and repair; road bonding. Pursuant
to Title 75 of the Pennsylvania Consolidated Statutes, Chapter 49;
and Title 67, Pennsylvania Code, Chapter 189, the landowner and the
operator shall be responsible for repairing any damage to City roads
caused by traffic associated with the timber harvesting operation,
to the extent the damage is in excess of that caused by normal traffic,
and shall be required to furnish a bond to guarantee the repair of
such potential damages, as determined by the City Engineer.
[Added by Ord. No. 314, 11/18/2019]
1.
Communication antennas that are co-located upon existing structures
(e.g., utility transmission towers or poles, observation towers, communication
towers, silos, steeples, smokestacks, water towers, flagpoles, buildings
and other similar structures) are a permitted use, provided that:
A.
The applicant submits a copy of the written agreement with the landowner
upon whose structure the antenna is to be located.
B.
The applicant shall be required to demonstrate that it is licensed
by the Federal Communications Commission to operate the proposed use.
C.
The applicant shall demonstrate that the proposed use will comply
with the applicable standards governing human exposure to electromagnetic
radiation by the Federal Communications Commission.
D.
The applicant shall demonstrate that the proposed use will comply
with all regulations of the Federal Aviation Administration, Commonwealth
Bureau of Aviation, and § 231 of this chapter.
E.
The applicant shall furnish a sealed statement from a registered
engineer that the construction methods or other measures used will
prevent the toppling of any communication tower onto adjoining properties
and/or roads and prevent the wind-borne scattering of ice onto adjoining
properties and/or roads.
F.
The communication antenna(s) do not exceed the maximum permitted
height of principal buildings and structures in any zone.
G.
Antennas attached to existing public utility transmission towers
or poles are specifically permitted in every zone by right.
H.
Co-located communications antennas shall be considered as an accessory
use in all zoning districts.
