The following basic standards shall apply to all special exceptions in any district.
A. 
The location and size of the use, the nature and intensity of the operations involved in or conducted in connection with it, its site layout and its relation to streets giving access to it shall be such that both pedestrian and vehicular traffic to and from the use and the assembly of persons in connection with it will not be hazardous or inconvenient to the predominant character of the district or be incongruous therewith or conflict with the normal traffic on the streets thereof, both at the time and as the same may be expected to increase with any prospective increase in the population and area development, taking into account, among other things, convenient routes of pedestrian traffic, particularly of children; relation to main traffic thoroughfares and to street intersections; turning movements in relation to vehicular flow; and the general character and intensity of development of the district.
B. 
The location and height of buildings; the location, nature and height of walls and fences; display of signs in connection with the use; and the nature and extent of landscaping on the site shall be such that the use will not hinder or discourage the appropriate development and use of affected and/or adjacent land and buildings or ground that is an integral part of the operation.
C. 
The nature, location, size and site layout of the use shall be such that it will be a harmonious part of the district in which it is situated, taking into account, among other things, prevailing shopping habits, convenience of access by prospective patrons, the physical and economic relationships of one type of use to another and characteristic groupings of uses in the district.
D. 
The location, size, intensity and site layout of the use shall be such that its operations will not be a nuisance or be objectionable to nearby dwellings by reason of vibration, noise, fumes, lights or pollution of any type or be hazardous to a greater degree than is normal with respect to the proximity of other uses.
E. 
In the event that special exception requirements conflict with any other municipal land use requirement, the more restrictive shall apply.
The following special exceptions have additional requirements as stated in the following:
A. 
Church (or temple, synagogue or mosque), provided the building delegated for religious purposes has access from the frontage to a major highway, primary or secondary street as classified in this chapter.
B. 
Funeral homes and mortuaries, provided the home shall have its access from the frontage to a major highway or primary or secondary street as classified in this chapter.
C. 
Cemeteries may be allowed by special permit in the designated zones. All required setbacks shall be maintained as landscaped or open space areas. Additional setback or screen requirements may be required to minimize impacts on adjacent properties.
D. 
A conversion dwelling will be allowed, provided the following are provided:
(1) 
Adequate off-street parking is provided as required in this chapter.
(2) 
The conversion complies with all applicable Fire and Building Code requirements.
(3) 
There shall be no more than one dwelling unit in conversion in accordance with Article XIII.
E. 
A bed-and-breakfast facility must adhere to the following conditions:
(1) 
The individual or family who operates the facility must occupy the house as his or its primary residence. The house must be at least five years old before a bed-and-breakfast facility is allowed.
(2) 
A maximum of five bedrooms may be occupied by guests.
(3) 
Nonresident employees for such activities as booking rooms and food preparation are permitted if approved as part of the conditional use review. Hired service for normal maintenance, repair and care of the residence or site, such as yard maintenance, may also be approved. The number of employees and the frequency of employee auto trips to the facility may be limited or monitored as part of a conditional use approval.
(4) 
Serving alcohol and food to guests and visitors is allowed. The proprietor may need Pennsylvania Liquor Control Board approval to serve alcohol at a bed-and-breakfast facility.
(5) 
Commercial meetings, including luncheons, banquets, parties, weddings, meetings, charitable fund-raising, commercial or advertising activities, or other gatherings for direct or indirect compensation, are prohibited.
F. 
Car washing and detailing facilities must adhere to the following conditions:
(1) 
All automated washing facilities shall be in a completely enclosed building. All other car washing facilities shall be under a roofed structure which has at least two walls.
(2) 
Drainage water from the washing operation shall be controlled so that it does not flow or drain onto berms, streets or other property.
(3) 
A stacking area shall be required on the lot for automobiles, accessible to the end of the washing equipment. Such stacking area shall be able to accommodate the number of vehicles equal to the maximum hourly processing capability of the aforesaid vehicular wash.
(4) 
Such information shall be provided to the Borough as part of the application for the special exception.
G. 
Construction, remodeling contractor, lumber facility must adhere to the following conditions:
(1) 
No outside storage of construction equipment is permitted except in an enclosed building.
(2) 
There shall be three off-street parking spaces for each four employees on the largest shift or one off-street parking space for every 250 square feet of gross floor area, whichever is greater, plus one space for each company vehicle normally stored on the premises.
H. 
All drive-through facilities must meet the following:
(1) 
Service areas and stacking lanes must be set back five feet from all lot lines.
(2) 
All driveway entrances, including stacking lane entrances, must be at least 50 feet from an intersection; the distance is measured along the property line from the junction of the two street lot lines to the nearest edge of the entrance.
(3) 
Stacking lanes must be designed so that they do not interfere with parking and vehicle circulation.
(4) 
All stacking lanes must be clearly identified through the use of means such as striping, landscaping and signs.
I. 
Garden dwelling. Garden dwellings may be authorized by the Zoning Hearing Board as a special exception upon a finding that compliance with the requirements of this chapter, as well as the following specific criteria, has been established by the applicant:
(1) 
The minimum gross land area of the development site shall be three acres.
(2) 
All new garden apartment developments shall have a minimum of two vehicular entrances if over 50 units are proposed.
(3) 
The maximum density (dwelling units per acre) shall be eight units per gross acre.
(4) 
Building height. No garden apartment shall have a height greater than three habitable stories.
(5) 
Principal buildings having dwelling units above the second story shall be provided with elevators.
(6) 
Building length. No building shall have a length or a width greater than 300 feet.
(7) 
Garages shall not front on arterial or collector roads.
J. 
High-rise residential building. High-rise residential buildings may be authorized by the Zoning Hearing Board as a special exception upon a finding that compliance with the requirements of this chapter, as well as the following specific criteria, has been established by the applicant:
(1) 
The minimum gross land area of the development site shall be three acres.
(2) 
All new high-rise developments shall have a minimum of two vehicular entrances if over 50 units are proposed.
(3) 
The maximum density (dwelling units per acre) shall be 20 units per gross acre.
(4) 
Building height. No high-rise residential buildings shall have a height greater than seven habitable stories.
(5) 
Principal buildings having dwelling units above the second story shall be provided with elevators.
(6) 
Garages shall not front on arterial or collector roads.
K. 
Scrap processing operations and salvage yards may be allowed by special permit in the designated zoning district, and enclosed disassembly operations may be allowed by special permit under the following conditions:
(1) 
Construction and operation shall comply with all state and federal environmental and safety codes or requirements.
(2) 
Receiving areas for salvage material shall be designed to avoid the depositing of salvage material outside a building or outside screened storage areas.
(3) 
Scrap processing operations and salvage yards shall contain a minimum of two acres, except that the site may be as small as 20,000 square feet where the site abuts one or more existing scrap processing or salvage yards that exceed two acres in total.
(4) 
Salvage material kept outside a building or buildings shall not be located closer than 500 feet from any entrance corridors, except where existing land forms completely obstruct the view by the traveling public of the salvage material.
(5) 
Salvage material kept outside a building or buildings shall not be located in the front yard.
(6) 
Salvage materials may be stored in enclosed semitrailers, provided that the semitrailers are properly licensed and are operable to be drawn by a motor vehicle upon the streets and highways of the State of Pennsylvania, and the semitrailer shall not be located in the front yard. Where the side yard or rear yard of the salvage yard abuts a residential district, the semitrailers shall be located at least 20 feet from the respective side lot line or rear lot line and the openings to the trailer shall not face the residential district.
L. 
Laundromat.
(1) 
Public sewer and public water facilities shall be utilized.
(2) 
All activities shall be conducted within a completely enclosed building.
(3) 
Any exhaust ventilation equipment shall be directed away from adjoining residentially zoned property.
M. 
Any methadone or drug maintenance or treatment facility shall also meet the following requirements:
(1) 
The building shall be a minimum of 500 feet in any direction from any residential dwelling, including any multifamily dwelling or structure, and any public park property.
(2) 
The building shall be a minimum of 1,000 feet in any direction from any school property, church property, preschool property, child day-care center or facility, or senior citizen facility and nursing home property.
(3) 
The building shall be a minimum of 2,500 feet in any direction from any other methadone or drug maintenance or treatment facility.
(4) 
In measuring compliance with requirements of Subsection M(1) through (3), any uses or building located in adjacent municipalities shall be considered.
(5) 
The building shall be located within 1,000 feet of a public transit stop.
(6) 
The hours of any such facility shall be limited to 7:00 a.m. to 5:00 p.m.
N. 
Mobile home parks may be allowed by special permit exception in the R-H District, if served by public water and public sewerage systems, under the following conditions:
(1) 
The mobile home park has a minimum site area of 10 acres.
(2) 
Twenty-five feet shall be maintained between mobile homes and between mobile homes and buildings in all horizontal directions.
(3) 
No mobile home shall be located closer than 50 feet to any exterior property line, except when the mobile home is located adjacent to a trailer park or another mobile home park.
(4) 
Land within said fifty-foot exterior open space shall be permanently landscaped in accordance with the landscape design standards, except for the necessary paving of roadways and walkways to reach the mobile home area; provided, however, such landscaping shall not create a traffic hazard by impairing visibility at street and roadway intersections.
(5) 
Mobile homes within the mobile home park shall be required to have a setback of at least 20 feet from the pavement of private roadways.
(6) 
The design and construction or installation of roadways, walkways, parking spaces, utilities, drainage facilities, storage facilities, recreational facilities, landscaping and other improvements shall comply with the written design standards.
(7) 
Every manufactured mobile home shall be supported on a permanent four-inch-thick reinforced concrete manufactured mobile home pad or foundation at least the complete width of the home, with a minimum of 840 square feet; all areas between the manufactured mobile home and ground shall be enclosed by a fire-resistant skirting.
(8) 
In the event the soil or topographic conditions of the proposed manufactured mobile home park are such that other foundations or support are appropriate, and the developer provides to the Building Inspector a report by a certified engineer that piers are equal to or superior to the specifications as set forth by the manufacturer, then piers may be used. Such foundations shall be inspected by the Building Inspector.
(9) 
Every manufactured mobile home shall be at least 14 feet in width and have a minimum of 720 square feet of living area exclusive of porches, decks, carports, garages and cabanas.
(10) 
Each manufactured mobile home lot shall be limited to one detached storage building, not including a garage or carport.
O. 
Home occupations. Home-based occupations may be established in order that a resident may carry on a business activity which is clearly incidental and subordinate to a dwelling unit in a residential zone. The establishment of a home-based occupation shall be compatible with the surrounding neighborhood and uses and shall not adversely change the character of the dwelling unit or detract from the character of the surrounding neighborhood. Every home-based occupation shall be subject to the following regulations:
(1) 
The home-based occupation shall be demonstrably secondary and incidental to the primary dwelling unit and shall not change the character and appearance of the dwelling unit.
(2) 
The home-based occupation shall not be conducted in any attached or unattached structure intended for the parking of automobiles.
(3) 
The home-based occupation shall not create or cause noise, dust, vibration, odor, gas, fumes, smoke, glare, electrical interferences, hazards or nuisances. There shall be no storage or use of toxic or hazardous materials other than the types and quantities customarily found in connection with a dwelling unit. No noise or sound shall be created that will cause disturbances and affect the character of the neighborhood.
(4) 
There shall be only one home-based occupation per dwelling unit.
(5) 
The use shall be conducted only by persons residing within the dwelling unit, except that no more than one person not residing on the premises may be employed, either for pay or as a volunteer, to work on the premises as part of the home-based occupation carried on in the dwelling unit. One on-site standard-sized parking space shall be provided for such employee or volunteer in addition to other required parking.
(6) 
The business may have one sign that is no larger than two square feet to promote, advertise and/or make customers aware of location and services offered.
(7) 
No stock-in-trade, inventory or display of goods or materials shall be kept or maintained on the premises, except for incidental storage kept entirely within the dwelling unit.
(8) 
No mechanical equipment is permitted in connection with the home-based occupation, other than light business machines, such as computers, facsimile-transmitting devices and copying machines.
(9) 
The home-based occupation shall not involve the use of commercial vehicles for delivery of materials and products to or from the premises in excess of that which is customary for a dwelling unit or which has a disruptive effect on the neighborhood. Such delivery services can include, but are not limited to, United States Mail, express mail and messenger services. No tractor-trailer or similar heavy-duty delivery or pickup shall be permitted in connection with the home-based business.
(10) 
Activities conducted and equipment or material used shall not change the type of construction of the residential occupancy and shall be subject to all required permits.
(11) 
The home-based occupation shall not generate pedestrian or vehicular traffic in excess of that which is customary for a dwelling unit or which would have a disruptive effect on the neighborhood.
(12) 
No more than one client visit or one client vehicle per hour shall be permitted, and only from 8:00 a.m. to 5:00 p.m., Monday through Friday, in connection with the home-based occupation.
(13) 
The home-based occupation shall cease when the use becomes detrimental to the public health, safety and welfare or constitutes a nuisance, affects the character of the neighborhood and/or threatens to decrease property value due to disturbances and/or nuisances, or when the use is in violation of any statute, ordinance, law or regulation.
(14) 
Prohibited home-based businesses are as follows:
(a) 
Adult business.
(b) 
Ambulance service.
(c) 
Animal training.
(d) 
Automotive repair, painting, body/fender work, upholstering, detailing, washing, including motorcycles, trucks, trailers and boats.
(e) 
Body piercing.
(f) 
Dentist, except as a secondary office which is not used for the general practice of dentistry but may be used for consultation and emergency treatment as an adjunct to a principal office located elsewhere.
(g) 
Funeral chapel or home.
(h) 
Firearms manufacturing or sales.
(i) 
Gunsmith.
(j) 
Massage therapist, unless the therapist has procured a massage technician's license and fulfilled the state licensure process.
(k) 
Medical physician (nonpsychiatric), except as a secondary office which is not used for the general practice of medicine but may be used for consultation and emergency treatment as an adjunct to a principal office located elsewhere.
(l) 
Restaurant.
(m) 
Tattoo studio.
(n) 
Upholstery.
(o) 
Tow truck service.
(p) 
Veterinary services and other uses which entail the harboring, training, care, breeding, raising or grooming of dogs, cats, birds or other domestic animals on the premises, except those which are owned by the resident.
(q) 
Welding or machine shop.
(r) 
Yoga/spa retreat center.
(s) 
Any other use which disrupts and is inconsistent with the residential character of the neighborhood is prohibited.
P. 
School. Private school or public school which is not conducted as a private gainful business. In all districts, access to a collector street is required. The use shall meet the following requirements:
(1) 
It shall provide safe and adequate traffic flow.
(2) 
It shall prohibit glare due to site lighting.
(3) 
It shall provide sufficient screening of outdoor play areas to protect the neighborhood from inappropriate noise and other disturbance.
(4) 
It shall provide fencing to control pedestrian ingress and egress.
Q. 
Self-service storage.
(1) 
No storage may take place outside of a personal enclosed storage unit.
(2) 
No personal enclosed storage unit shall have water or sanitary sewer service.
(3) 
A caretaker may reside on a portion of the personal storage site. The caretaker's residence shall have public water and public sewer service.
(4) 
Ingress or egress shall be from an arterial or collector street only.
(5) 
Distance from face of building to face of building: 30 feet minimum.
(6) 
Distance from end of building to end of building: 20 feet minimum.
(7) 
If units are placed back to back, the maximum width of the building shall not exceed 60 feet.
(8) 
Driveway width: 22 feet minimum.
(9) 
All driveways shall be paved with an impervious surface.
(10) 
A landscaping plan shall be submitted with the site plan showing the site's buffer area to adjoining parcels.
(11) 
Lighting shall not interfere with surrounding area or distract traffic.
(12) 
On a personal storage facility site only, there shall be allowed more than one building for housing of the storage units. These buildings, other than for use of one management office, one caretaker's residence and individual storage, shall be used for no other purpose.
R. 
All family child- and adult-care facilities shall ensure they have proper state licenses and are consistent in compliance of all the State of Pennsylvania Department of Welfare guidelines for child-care or adult-care facilities.
(1) 
Dropoff/pickup areas, such as curb spaces and driveway areas, which are of sufficient size and are located to avoid interference with traffic and to ensure the safety of children and elderly adults, must be identified and not disrupt the flow of traffic and effect the character of the neighborhood.
(2) 
The proposed facility shall not be located within two lots of an existing family child-care or adult-care facility on the same side of the street nor on the lot or the lots on either side of the lot directly across the street from an existing family child or adult care home.
(3) 
In cases where child-care facilities are located within a ten-mile radius to one another, a permit will not be granted to the proposed child- and/or adult-care facility.
S. 
Townhouse projects shall be allowed by special exception in the R-H District served by public water and public sewerage systems if they meet the following requirements:
(1) 
No building permit shall be issued to a developer of a townhouse project unless and until the requirements of this article, other applicable articles of this chapter, other applicable ordinances of the county and applicable state statutes are complied with.
(2) 
A townhouse structure shall consist of no more than eight townhouse units.
(3) 
Individual property lines shall run from the street through the center of the common party walls of attached interior units and continue to the rear lot line. The lots, utilities and other improvements for each townhouse unit shall be designed to permit individual and separate ownership of each lot and dwelling unit thereon.
(4) 
No townhouse project or portion thereof shall have an overall site density greater than one townhouse unit per 6,000 square feet of gross site area.
(5) 
Setback requirements for townhouse structures shall conform to the established setback regulations of the district in which the townhouse project is located.
(6) 
A lot occupied by a townhouse unit shall contain not less than 2,000 square feet.
(7) 
Lot frontage, measured at the setback line for individual townhouse units, shall have a minimum width of 20 feet. Lot width for end units shall be adequate to provide side and rear yards as required.
(8) 
Each townhouse unit shall have a rear yard of not less than 25 feet.
(9) 
Each townhouse structure shall have two side yards of not less than 15 feet each. In no case shall any two townhouse structures be closer than 30 feet.
(10) 
The facades of each unit of a townhouse structure shall be varied by changing front yard depth and utilizing variations in materials or design so that no more than three abutting townhouse units have the same front yard depth or the same or essentially the same architectural treatment of facades and rooflines.
(11) 
Each townhouse unit shall have an unencumbered access to and from a dedicated public street.
(12) 
Townhouse projects shall have provisions for at least two vehicular off-street parking spaces for each townhouse unit.
(13) 
Amenities and other accessory uses, if any, shall conform to the setback, yard and height requirements of the district in which they are to be located.
(14) 
Townhouse units shall be separated by a common party wall designed to meet the fire protection requirements as set forth in the Pennsylvania Uniform Construction Code, as amended.
T. 
Adult businesses shall only be allowed by special exception in the I District served by public water and public sewerage systems if they meet the following requirements:
(1) 
Adult businesses regulated by this section shall include adult bookstore/video stores, adult movie theaters or movie houses, adult live theaters and adult nightclubs, as defined herein.
(2) 
Adult businesses shall not be located within 1,000 feet of any property which is zoned residential.
(3) 
Adult businesses shall not be located within 500 feet of the property boundary of any existing school, day-care center, hospital, group-care facility, personal-care boardinghome, group home, public park or playground, church or establishment which is licensed to serve and/or sell alcoholic beverages.
(4) 
No adult business shall be located within 500 feet of any other existing or approved adult business.
(5) 
Adult businesses shall comply with the applicable parking requirements for retail sales and/or theaters specified in Article XIII of this chapter. Any portion of an adult business which does not involve retail sales or theater seating shall meet the requirements of one parking space for each occupant at maximum permitted occupancy.
U. 
Kennels. More than five dogs, cats or other household pets over the age of four months constitutes a kennel and can only be located within permitted zoning districts. Commercial kennels shall only be allowed by special exception in the C-H and I Districts served by public water and public sewerage systems if they meet the following requirements:
(1) 
Demonstrate that all animals are confined to the property.
(2) 
Demonstrate adequate methods for sanitation and sewage disposal.
(3) 
Outdoor runs shall be located a minimum of 200 feet from any dwelling not located on the same lot.
(4) 
Outdoor runs shall be screened with a solid fence to reduce the potential for inciting dogs to bark due to external influences.
(5) 
A site plan, drawn to scale, shall accompany the application, indicating the location of existing and/or proposed parking facilities, buildings, runs and other physical features.
V. 
Stables shall only be allowed by special exception in the C-H and I Districts served by public water and public sewerage systems if they meet the following requirements:
(1) 
A minimum of 10 contiguous acres shall be required.
(2) 
No stable shall be located within 200 feet of any property line or occupied dwelling other than the stable owner's dwelling.
(3) 
All grazing and pasture areas shall be adequately fenced.
W. 
Comparable uses not specifically listed, subject to:
(1) 
The Zoning Hearing Board shall consider a proposed use which is not listed in the zoning district in which the property is located only if it is comparable to other authorized uses listed in that same district. If a use is specifically listed in a less restrictive zoning district, it shall not be eligible for consideration as a "comparable use" in a more restrictive zoning district under this subsection.
(2) 
Uses of the same general character as any of the uses authorized as permitted uses by right, conditional uses or uses by special exception in the zoning district in which the property is located shall be allowed, if the Zoning Hearing Board determines that the impact of the proposed use on the environment and adjacent streets and properties is equal to or less than any use specifically listed in the zoning district. In making such determination, the Board, at a minimum, shall consider the following characteristics of the proposed use:
(a) 
The number of employees;
(b) 
The floor area of the building or gross area of the lot devoted to the proposed use;
(c) 
The type of products, materials or equipment and/or processes involved in the proposed use;
(d) 
The magnitude of walk-in trade, if any; and
(e) 
The traffic and environmental impacts, and the ability of the proposed use to comply with the performance standards of this chapter;
(3) 
The proposed use shall comply with all applicable area and bulk regulations of the zoning district in which it is located.
(4) 
The proposed use shall comply with the performance standards of § 260-76 of this chapter.
(5) 
The proposed use shall comply with any applicable express standards and criteria specified in this chapter for the most nearly comparable use by special exception or conditional use listed in the zoning district in which the comparable use is proposed.
(6) 
The proposed use shall be consistent with the statement of intent for the zoning district in which it is proposed and shall be consistent with the community development objectives of this chapter.
X. 
Medical marijuana organizations shall be permitted if they are in compliance with Article XXIII of Chapter 260 of the Irwin Code.
[Added 6-14-2017 by Ord. No. 952]