A. 
Permitted accessory uses. A permitted accessory use must comply with the definition of "accessory use" contained in Article II of this chapter. Examples of permitted uses are:
(1) 
Garage, carport, shed or building for domestic storage.
(2) 
Child's playhouse, garden house, gazebo or private greenhouse.
(3) 
Private residential swimming pool or private recreational facility. Swimming pools shall be surrounded by a fence at least four feet in height.
(4) 
Storage of merchandise normally carried in stock on the same lot with a permitted retail, service or business use, unless such storage is excluded by the district regulations.
(5) 
Storage of goods used in or produced by manufacturing activities, on the same lot or parcel of ground with such activities, unless such storage is excluded by the district regulations.
(6) 
Signs, where permitted by this chapter.
(7) 
Off-street motor vehicle parking areas and loading and unloading facilities.
B. 
Location of accessory uses. Unless otherwise stipulated by this chapter, the following standards shall apply:
(1) 
Residential Districts (R-1, R-2).
(a) 
Front yard. Accessory uses, with the exception of permitted signs, shall not be located in the required front yard of any zoning lot.
(b) 
Side and rear yards. Accessory uses are permitted, provided they are no closer than five feet from any lot line and comply with the requirements of Subsection B(1)(c). On a corner lot, an accessory use, located in a side or rear yard, must maintain the same setback from the street right-of-way line as the principal structure.
(c) 
A one-hour-fire-resistant, single-story, private garage accessory to a residence shall be permitted if it is entered from an alley and set back at least 2 1/2 feet from the alley and all lot lines.
(d) 
A single portable storage shed of up to 100 square feet in the rear yard of a residence shall be permitted with a minimum side and rear yard of 2 1/2 feet. No building permit shall be required for the shed.
(2) 
Business, Industrial and Conservation Districts (B-1, B-2, I, C, S-1)
(a) 
Front yard. In addition to permitted signs which are in compliance with this chapter, off-street parking areas are permitted in a required front yard. The parking area must maintain a minimum three-foot, landscaped setback from the street right-of-way or sidewalk line.
(b) 
Side and rear yards. Accessory uses are permitted. If a yard in the Industrial District abuts a Residential District, the accessory use must maintain a minimum ten-foot setback.
(3) 
No part of any accessory structure shall be located closer than 10 feet to any principal structure, unless it is attached to or forms a part of such principal structure.
(4) 
As to accessory structures and uses only, the provisions of Subsection B(1) through (3) shall control over the minimum front, side and rear yard provisions of this chapter. Accessory structures and uses shall otherwise comply with the lot coverage regulations applicable in the district in which they are located.
C. 
Permit and maintenance requirements.
(1) 
A building permit must be obtained from the Borough Zoning Officer for any new, expanded or altered accessory use or structure. The owner is responsible for maintaining the accessory use/structure in safe condition in accordance with all applicable regulations.
(2) 
If the Zoning Officer finds that an accessory structure is not being used for its intended purpose or not being maintained, the Zoning Officer shall give written notice to the owner to repair or remove it within 15 days from the receipt of the notice. In the event the owner fails to comply with the Zoning Officer's written notice, the owner shall be considered in violation of this chapter and subject to all penalties contained herein.
A. 
Authorization. Home occupations which comply with the definitions and standards of this chapter shall be allowed as conditional uses incidental to any principal dwelling unit, subject to the requirements of Article V of this chapter.
B. 
Use limitations. The following regulations shall apply to all home occupations permitted under the provisions of this chapter:
(1) 
No more than one person, other than members of the family occupying the dwelling, shall be employed.
(2) 
The use of the dwelling unit for the home occupation shall be clearly incidental and subordinate to its use for residential purposes by its occupants, and not more than 25% of the floor area of the dwelling unit shall be used in the conduct of the home occupation.
(3) 
There shall be no change in the outside appearance of the building or premises, or other visible evidence of the conduct of such home occupation, other than one sign, not exceeding one square foot in area, nonilluminated, and mounted flush with the wall of the principal building.
(4) 
A home occupation may be conducted in a residential accessory building, provided the building complies with all applicable state and local regulations for such use and occupancy.
(5) 
No traffic shall be generated by such home occupation in greater volumes than would normally be expected in a residential neighborhood, and any need for parking generated by the conduct of such home occupation shall be met off the street and other than in a required front yard.
(6) 
No equipment or process shall be used in such home occupation which creates noise, vibration, glare, fumes, odors, or electrical interference detectable to the normal senses off the lot. In the case of electrical interference, no equipment or process shall be used which creates visual or audible interference in any electronic equipment off the premises, or causes substantial fluctuations in line voltage off the premises.
(7) 
There shall be no outdoor storage of equipment, materials, or finished products related to the home occupation.
C. 
Particular home occupations prohibited. Permitted home occupations shall not be deemed to include:
(1) 
Nursery schools, dancing schools, exercise or health centers, and day-care centers, unless specifically permitted by the district regulations.
(2) 
Funeral homes.
(3) 
Eating and drinking establishments.
(4) 
Animal kennels or hospitals.
(5) 
Tourist homes and rooming house, unless specifically permitted by the district regulations.
(6) 
Medical or dental clinic or hospitals.
(7) 
Automobile, truck, bus, or boat repairs or rental facilities.
(8) 
Video game and amusement arcades.
(9) 
Theatres and other entertainment and commercial recreation facilities.
Unless otherwise stipulated, the following standards shall apply.
A. 
Placement, materials, height.
(1) 
Fences, walls (other than retaining) or screens may be erected only within lot boundaries in any zoning district.
(2) 
A retaining wall may be erected where it is necessary to prevent a landslide or other hazardous conditions.
(3) 
A fence, wall or screen cannot be erected in a public or dedicated right-of-way.
(4) 
Solid fences may only be erected in side or rear yards. The finished side shall face adjoining properties.
(5) 
Fences, walls or screens shall not exceed seven feet in height, as measured from the ground level at the base of the structure, except as provided in the next subsection.
(6) 
The location and height of a security fence for a school, park, public facility or commercial or industrial use shall be established by the Planning Commission.
B. 
Performance standards for fences, walls and screens.
(1) 
Fences, walls and screens as well as trees, shrubs and other plantings are permitted in any front yard, provided they do not block a clear view of vision for vehicular traffic.
(2) 
Fences, walls or screens shall not contain barbs or similar types of injurious hazards, unless specifically approved by the Planning Commission for security reasons.
(3) 
All planted screens required by the chapter shall be of sufficient density and type of planting material to provide a year-round visual barrier within two growing seasons of planting. The minimum height shall be six feet, but the Planning Commission may require greater or lesser height in the interest of safety or appearance.
(4) 
Screening of off-street parking and loading areas shall be in accordance with § 490-23 of this chapter.
(5) 
The property or business owner shall be responsible for the continuing maintenance of any screen, fence or wall.
(6) 
Water towers, storage tanks, processing equipment, fans, cooling towers, vents and any other structures or equipment that rise above the roofline, other than a radio or television antenna, shall be effectively shielded from view of any public or private street by an architecturally sound method.
C. 
Permit and maintenance requirements.
(1) 
A building permit must be obtained from the Zoning Officer for the erection of any fence or screen.
(2) 
If a fence, wall or screen is not maintained in a safe condition and in accordance with Borough regulations, the Zoning Officer shall give written notice to the owner to repair or remove the fence within 15 days of receipt of the notice. In the event the owner fails to comply with the order, the owner shall be considered in violation of this chapter and subject to the penalties contained herein.
(3) 
If a fence, wall or screen is destroyed or deteriorates beyond 50% of its total linear displacement, then it must be removed within 15 days of receipt of written notice from the Zoning Officer.
A. 
Application. No sign shall be erected, altered, painted, relocated, remodeled, expanded or maintained that is not in accordance with the provisions of this chapter and all other applicable Borough ordinances. A building permit must be obtained from the Zoning Officer prior to erection or alteration of any sign.
B. 
Permitted signs, size and placement requirements.
(1) 
The following signs are permitted in all zoning districts:
(a) 
Nameplates or identification signs not exceeding five square feet and attached to a wall of the structure, which may indicate the occupants of the structure, the use of the structure, or in the case of a multi-occupancy structure, the name of the management agency.
(b) 
Real estate signs not exceeding 12 square feet, advertising the premises for sale or lease, which are to be removed within 20 days of the sale or lease of the premises, or when the last unit of a multi-unit development is sold or leased.
(c) 
Construction signs advertising the development or improvement of a property by a builder, or contractor or similar person, provided that not more than one such sign shall be permitted for a development or property. The sign shall not exceed 12 square feet, and it shall be removed within 15 days of the completion of work.
(2) 
In "B-1", "B-2", "I", "S-1" and "C" Districts, business identification signs are permitted for any lawful commercial or industrial establishment, which announce the services or products sold on the premises, subject to the following:
(a) 
Number and size. Up to two signs shall be permitted for each business establishment indicating the services or products sold on the premises. The total sign area shall not exceed 50 square feet in size.
(b) 
Type. The principal identification sign may be any one or two of the following types: a wall sign attached to a main building; an awning or canopy sign; or a sign painted or permanently applied to the glass surface of window openings only.
(c) 
Wall signs. If attached to the structure, a sign shall be attached to a front or side wall of the building, parallel or perpendicular to the facade of the building, and in compliance with Chapter 225, Construction Codes, Uniform. Signs shall be erected so that all portions of the sign are at least nine feet above grade at the entrance to the establishment.
(d) 
Permanent window graphics. If a business sign is permanently applied to the window, it shall not exceed more than 30% of the total window area.
(e) 
Double frontage. Where a business establishment fronts on more than one public street, it may locate one sign on each street frontage; each sign shall comply with the size limitations in Subsection B(2)(a) above. The permissible sign size for one frontage shall not be combined with that for another frontage for the purpose of placing the combined sign area on one frontage.
(f) 
Multiple-occupancy buildings.
[1] 
Where several businesses or uses occupy a building, each business shall be entitled to a share of the building's allowable sign area, which share shall be equal to the proportionate amount of the floor area that the business leases to the total leasable floor area of the building.
[2] 
Businesses that occupy upper floors or basement areas may also post a sign in a window, or painted on a window, which shall not exceed six square feet in area.
[3] 
Nameplates, not exceeding five square feet in area, identifying building occupants may also be attached to a wall of the structure adjacent to the principal entrance or permanently painted or applied to a window in the door of the structure.
[4] 
It shall be the responsibility of the owner or management agent of a multiple-occupancy building to provide all occupants with suitable sign space that is consistent with the provisions of this chapter. The failure of the owner/agent to do so shall not constitute a basis for granting a variance to any sign requirements.
(g) 
Incidental, temporary window signs. Incidental signs which announce brand-name products sold on the premises, credit cards accepted, official notices required by law, or trade affiliations, or temporary signs announcing special business promotional activities are permitted to be displayed in store windows, provided that, at any one time, they do not exceed 30% of the establishment's total window area, including any permanent window graphics.
(3) 
In "B-1" and "I" and "S-1" Districts, in addition to one or two of the signs allowed by Subsection B(2)(a) through (g), a business may have one free-standing sign, subject to the following requirements:
(a) 
A free-standing sign shall be set back a minimum of four feet from the street right-of-way and at least 10 feet from any side lot line. No free-standing sign shall be closer than 25 feet to any other free-standing sign that is six square feet or more in size.
(b) 
A free-standing sign shall not exceed 32 square feet in area and five feet in height, as measured from ground level at the base of, or below, the sign to the highest element of the sign.
(c) 
A free-standing sign shall not obstruct clear sight distance at any street or driveway intersection and shall not obstruct free movement on sidewalks.
(4) 
Billboards, or outdoor advertising signs, which are not related to the use of the property on which they are located, shall be permitted only in "I" Districts. Only one such sign shall be permitted per property or lot, and it shall not exceed 40 square feet in area and shall comply with the setback and height standards for "I" Districts. No billboard shall be placed so as to face a lot on the same street on which a church, public use or building, park, playground, scenic area, or river frontage is located.
C. 
Additional sign requirements. The following requirements shall apply to all signs in all zoning districts:
(1) 
Rotating free-standing signs, swinging signs, or signs projecting over a roadway are prohibited. Banners, pennants, searchlights, twirling signs, sandwich board signs, sidewalk or curb signs, balloons or other gas figures shall not be used on a permanent basis. Flags are prohibited, except as provided in Subsection D.
(2) 
Fluorescent signs and signs that are animated or have flashing illumination are prohibited in all districts.
(3) 
Signs may be illuminated internally, indirectly, by floodlights, or by neon-tube illumination. Illuminated signs shall be designed and placed so as not to interfere with, distract, confuse or blind operators of motor vehicles. Floodlighting shall be placed so that it is not visible from any point off the lot and only the sign is directly illuminated.
(4) 
No sign shall be attached to any tree or utility pole on public property.
(5) 
No sign shall be erected upon or applied to any roof or project above the cornice line of a flat roof or above the gutter line of a sloped-roof building. No sign shall project onto private property not owned by the owner of the sign.
(6) 
No free-standing sign shall obstruct safe, clear sight distance at any street or driveway intersection. No free-standing sign shall have more than two faces; sign areas stated in this chapter shall be the maximum for one face. All free-standing permanent signs shall be set permanently in concrete to a depth of at least three feet.
(7) 
Every authorized sign must be constructed of durable materials in conformance with Chapter 225, Construction Codes, Uniform, and must be maintained in good condition and repair, including the replacement of defective parts, painting, repainting, cleaning and maintenance of structural supports.
(8) 
If any sign becomes dilapidated to the point that is constitutes an unsightly or hazardous condition, then the Zoning Officer shall order it repaired or removed within 15 days. In the event the owner fails to comply with the order, the owner shall be considered in violation of this chapter and subject to the penalties contained herein. This violation shall be in addition to any imposed by Chapter 225, Construction Codes, Uniform.
(9) 
If a use ceases for a period of six months, all signs for that use, including any supporting structures, must be removed. If the signs are not removed, the Zoning Officer shall notify the building owner, who shall have 15 days from date of notification to remove the signs. In the event the owner fails to comply with the order, the owner shall be considered in violation of this chapter and subject to the penalties contained herein.
(10) 
Any sign or permanent structure that overhangs a Borough right-of-way shall be insured for liability in the amount of $1,000,000, with the Borough named as an additional insured.
D. 
Exemptions to sign requirements. The following signs shall be exempt from the requirements of this section:
(1) 
Flags, emblems or identification signs of a government, political, civic, charitable, educational or religious organization displayed on the organization's premises or with the owner's permission. If permanent, the total area of such signs shall not exceed 50 square feet in size.
(2) 
Signs placed by governmental body, including traffic or directional devices, legal notices and warning, instructional or regulatory signs.
(3) 
Address numerals and other signs require to be maintained by law or governmental regulation, provided that the content and size of the sign does not exceed the requirements of such law or regulation.
(4) 
Small directional signs, not exceeding five square feet in area, displayed on private property for the convenience of the public, including signs to identify entrance and exit drives, parking areas, one-way drives, restrooms, freight entrances, and the like.
(5) 
Temporary signs advertising activities such as an election, carnival, street fair or festival. Such signs may be erected up to 30 days prior to the event, and must be removed within seven days after the event.
A. 
Application.
(1) 
Unless specifically exempted by other provisions of this chapter, all structures and uses shall provide off-street parking areas in accordance with this section.
(2) 
When an existing structure or use is expanded, altered, increased in density or otherwise changed, parking spaces for the area or capacity of such expansion shall be required in accordance with this section. The expansion or alteration shall not result in the elimination of any existing required off-street parking spaces.
(3) 
When an existing structure or use not in conformity with the off-street parking requirements of this chapter is expanded, altered, increased in density or otherwise changed, the entire structure or use shall be brought in compliance with the off-street parking requirements of this chapter.
(4) 
A subdivision or combination of lots shall not result in the elimination of any required parking spaces for an existing structure or use.
B. 
General provisions.
(1) 
Utilization. Required off-street parking facilities shall be solely for the parking of motor vehicles in operating condition of patrons, occupants, or employees of such use.
(2) 
Access. Each required off-street parking space shall open directly upon an aisle or driveway of such width and design as to provide safe and efficient means of vehicular access to such parking space. This provision is not applicable for dwellings where a driveway is utilized to meet off-street parking requirements.
(3) 
Enclosed parking. Enclosed parking facilities containing off-street parking shall be subject to area and bulk requirements applicable in the district in which they are located, unless otherwise specified in this chapter.
(4) 
Design and maintenance.
(a) 
Size. The minimum dimensions for a conventional parking space will be 10 feet in width by 20 feet in length, exclusive of curbs and maneuvering space. For a handicapped parking space, the size shall be 15 feet in width by 20 feet in length.
(b) 
Design. The minimum dimension of interior driveways and parking aisles shall be 25 feet. Driveways and aisles shall be designed so that each vehicle may have ingress and egress from the space without moving any other vehicle. All accessways shall be designed so as to provide safe exit and entrance from the public street, in accordance with applicable Borough standards or PennDOT specifications.
(c) 
Surfacing. All parking areas, including those for single- and two-family dwellings, shall be graded and paved or otherwise improved with an all-weather material of asphalt, concrete, grouted brick or paving blocks approved by the Borough. Borough Council may permit exceptions to the size, design or surfacing requirements upon recommendation by the Planning Commission.
(5) 
Screening. All open off-street parking areas containing more than four parking spaces shall be effectively screened on each side by a wall, fence or densely planted compact evergreen hedge not less than six feet in height. The Planning Commission may require greater or lesser height in the interest of safety or appearance. Clear vision for vehicular traffic shall be maintained. Open parking areas for 10 or more cars shall be interspersed with land forms or other appropriate landscaped or planted areas.
(6) 
Lighting. Any lighting used to illuminate off-street parking areas and driveways shall be directed away from residential properties or public streets in such a way as not to interface with such uses. The lighting system shall furnish minimally an average of two footcandles during hours of operation, with lighting standards being located not more that 80 feet apart.
(7) 
Repair and service. No motor vehicle repair work or service or any kind shall be permitted in any off-street parking facilities.
(8) 
Multiple parking occupancy. When a number of different uses or businesses are proposed within a structure, facility or complex on the same zoning lot, and when it can be demonstrated that one or more of such uses require parking spaces at times other than normal business or operating hours for other uses, the applicant may present to the Planning Commission a written report stating that a maximum combination of all such uses will not require that total accumulative parking spaces required by this chapter. If the Planning Commission, after review, determines that a reduced overall parking requirement can satisfy the off-street parking needs of the combined facilities, the applicant shall be permitted to reduce the parking spaces provided in accordance with the plan approved by the Planning Commission.
(9) 
Location. All off-street parking spaces required to serve structures or uses shall be located on the same zoning lot as the structure or use served or within 500 feet of a main entrance to the structure or use served. If not located on the same zoning lot, the required off-street parking spaces shall be located on a zoning lot owned by or leased to the owner of the zoning lot on which the principal use is located. No property located in a residential zone may be used for off-site, off-street parking.
Evidence of ownership or lease rights shall be presented to the Borough in the form of a deed, contract of sale, option agreement or lease.
The continued ownership or lease of the approved off-site, off-street parking spaces shall be a condition to the occupancy of the principal use which the parking spaces serve.
(10) 
Required parking may be provided in a garage, carport or open-air paved area, located and designed in accordance with this chapter. A driveway for a dwelling unit may count for one off-street space, provided it does not inhibit access to other required off-street spaces.
C. 
Required spaces by type of use. Off-street parking spaces required shall be as follows for each use type allowed under this chapter:
Use Type
Minimum Required Spaces
Residential
2 spaces per dwelling unit
Business
Financial institutions
1 per 200 square feet of gross floor area (GFA)
Day-care facilities
1 per staff member, plus 1 space per 8 children or other facility users
Gasoline service station, automotive repair facility, car wash
2 spaces per service bay, plus 1 per employee
Group residences, boarding homes, nursing homes, and institutional facilities
1 space per employee, plus 1 space per resident.
Laundromats
1 per 3 washing or dry cleaning machines (exclusive dryers)
Funeral homes
1 per 3 seats in any chapel or seating area and not less than 5 spaces for each viewing area or room.
Motel or hotel, tourist home or rooming house
1 per guest room, plus parking requirements for any restaurant, bar or other facilities, as required by this chapter
All commercial uses not specifically listed
By authority of Planning Commission
Industrial
Manufacturing, warehouse and wholesale
1 per 2 employees on the 2 largest shifts combined
Public, Quasi-Public
Churches
1 per 3 fixed seats, plus 1 per employee
Elementary, junior or senior high school
1 per classroom plus 1 for each 5 students 16 years of age or older
Private clubs and lodges
1 per 3 members
A. 
Applicability. In any zoning district, all structures and uses which require the receipt or distribution of materials or products by trucks or similar vehicles shall provide accessory off-street loading spaces, as required by this chapter. When an existing structure is expanded, accessory off-street loading spaces shall be provided in accordance with the following regulations for the area of such expansion.
B. 
General provisions.
(1) 
Location. All required loading spaces or berths shall be located on the same lot as the use served, and no portion of the vehicle shall project into any traffic lane. All motor vehicles' loading berths which abut or are adjacent to a residence district or use shall be completely screened therefrom by building walls, or a uniformly painted solid fence, wall, door, planted screen, or any combination thereof, not less than six feet nor more than seven feet in height. No permitted or required loading space or berth shall be located within 40 feet of the nearest point of intersection of any two public streets or highways. No loading space or berth shall be located in a required front yard, and any loading space or berth located in a required rear yard shall be open to the sky.
(2) 
Area. Unless otherwise specified, a required off-street loading space shall be 10 feet in width by at least 50 feet in length, exclusive of aisle and maneuvering space, and shall have a vertical clearance of at least 16 feet. The required length may be reduced by 10 feet if the applicant certifies that the off-street loading use will only be single-unit trucks or smaller.
(3) 
Access. Each required off-street loading space shall be designated with appropriate means of vehicular access to a street, highway or alley in a manner which will least interfere with traffic movement. No loading space shall be located within 40 feet of the nearest traffic intersection.
(4) 
Surfacing. All open off-street loading shall be improved with a compacted selected gravel base, not less than seven inches thick, surfaced with an all-weather material.
(5) 
Repair and service. No motor vehicle repair work or service of any kind shall be permitted in conjunction with any off-street loading facilities.
(6) 
Utilization. Space allocated for any off-street loading berth shall not be used to satisfy the space requirements for any off-street parking facilities or portions thereof.
C. 
Required off-street loading spaces.
Use
Required Berth
(based on building gross floor area)
Manufacturing
1 berth for every 10,000 square feet
Wholesale and distribution uses
1 berth for every 8,000 square feet
Business and professional offices
1 berth for every 10,000 square feet, not exceeding a total of 2 required stalls
Food stores and other retail uses
1 berth for every 5,000 square feet, up to a maximum of 2 stalls, and then 1 berth for every additional 20,000 square feet or fraction thereof
Uses for which off-street loading facilities are required by this section, but which are located in buildings that have a floor area that is less than the minimum for which off-street loading facilities are required, shall provide adequate receiving facilities, accessible by motor vehicle, from any adjacent alley, service drive, or open space on the same lot, in accordance with the provisions of this chapter.
All uses hereafter established in any zoning district shall comply with the performance standards contained in this section. The performance standards shall apply to an existing use or structure, or portion thereof, when it is extended, enlarged, moved, structurally altered, or reconstructed.
A. 
Fire and explosive hazards. All activities and all storage of flammable and explosive material at any point shall be provided with adequate safety devices against the hazards of fire and explosion, and adequate firefighting equipment as specified by the Department of Labor and Industry and the laws of the Commonwealth of Pennsylvania. All buildings and structures and activities within such buildings and structures shall conform to the Borough's Building Code (Ord. No. 1159, as amended,[1]) and all other applicable Borough ordinances.
[1]
Editor's Note: See Ch. 225, Construction Codes, Uniform.
B. 
Radioactivity or electrical disturbances. There shall be no activities which emit radioactivity at any point above the most recent background limits set by state and/or federal regulations. There shall be no radio or electrical disturbance in excess of that permitted by federal law or regulation.
C. 
Smoke, ash, dust, fumes, vapors and gases. There shall be no emission of smoke, ash, dust, fumes, vapors or gases which violates applicable federal, state or Allegheny County laws and regulations.
D. 
Liquid and solid wastes. There shall be no discharge at any point into any public or private sewerage system, or watercourse or into the ground, of any materials in such a way or of such a nature as will contaminate or otherwise cause the emission of hazardous materials in violation of the laws and regulations of the Commonwealth of Pennsylvania and Allegheny County. All required discharge and disposal permits shall be obtained.
E. 
Glare. No direct reflected glare, whether from any lighting source or production operation, shall be visible from adjoining public streets or adjacent lots when viewed by a person standing on ground level. "Glare" shall be defined as direct or indirect light from such activities of greater than 0.5 footcandle at habitable levels.
F. 
Odor. There shall be no emission of odorous gases or other matter in such quantities as to be offensive on adjoining streets or adjacent lots. Odor thresholds shall be measured in accordance with ASTM D-1391-57 "Standard Method for Measurement of Odor in Atmospheres (Dilution Method)."
G. 
Noise.
(1) 
No operation or activity shall cause or create noise in excess of the sound levels prescribed below. For the purposes of this chapter, the noise level will be measured in decibels (dBA) which indicate the sound pressure level obtained from a frequency weighting network corresponding to the A-scale on a standard sound level meter.
(a) 
"R-1", "R-2" and "C" Districts. At no point on or beyond the boundary of any lot within these districts shall the exterior noise level resulting from any use or activity located on such lot exceed a maximum of 85 dBA for more than three hours per 24 hours.
(b) 
"B-1" and "B-2" Districts. At no point on or beyond the boundary of any lot within these districts shall the exterior noise level resulting from any use or activity located on such lot exceed a maximum of 95 dBA for more than eight hours per 24 hours.
(c) 
"I" District (including "S-1"). At no point on or beyond the boundary of any lot within these districts shall the exterior noise level resulting from any use or activity located on such a lot exceed a maximum of 115 dBA.
(d) 
Where two zoning districts in which different noise levels are prescribed share a common boundary, the most restrictive of the noise level standards shall govern.
(2) 
The following uses or activities shall be exempted from the noise regulations:
(a) 
Noises emanating from construction and/or maintenance activities between 7:00 a.m. and 7:00 p.m.; and
(b) 
Noises caused by safety signals, warning devices and other emergency-related activities or uses.
(3) 
In addition to these regulations, all uses or activities within the Borough shall conform to any applicable county, state, or federal noise regulations.
H. 
Storage. All garbage, trash and rubbish shall be stored in covered, vermin-proof containers, and also shall be screened from public view.
I. 
Determination of compliance.
(1) 
If, during the review of a zoning application, it appears that the proposed use or development may violate the performance standards contained in this section, the Borough may initiate an investigation and may require the applicant to submit such data and evidence as is needed to make an objective determination. The evidence may include such items as:
(a) 
Plans of the existing or proposed construction and development.
(b) 
A description of the existing or proposed machinery, processes and products.
(c) 
Specifications for the mechanisms and techniques used or proposed to be used or proposed to be used in restricting the possible emission of any of the dangerous and objectionable elements, as set forth in this article.
(d) 
Measurements of the amount of rate of emissions of said dangerous and objectionable elements.
(2) 
In order to determine compliance, the Borough may seek assistance from any county, state or federal agency having interest in or jurisdiction for the particular environmental issue. The Borough may also require the applicant to submit a report from a qualified technical expert certifying that the proposed use does comply with the performance standard(s). The technical expert shall be persons or firms mutually acceptable to the Borough and applicant; in the event agreement cannot be reached on the technical expert, the Borough shall make the selection. The cost of the expert's study and report shall be borne by the applicant. A negative report by the technical expert, as to the proposed use's compliance with the performance standard(s), and the applicant's refusal or inability to make alterations to ensure compliance, shall be a basis for denying approval of the zoning application.
J. 
Continuing enforcement.
(1) 
The Zoning Officer shall investigate any purported violation of the performance standards and, if necessary, request that the Borough employ qualified experts to assist in the determination of a violation. The costs for the services of such experts shall be paid by the owner or operator of the facility accused of the violation.
(2) 
If the facility is found to be in violation, the owner or operator shall be given a reasonable length of time to correct the violation. If, at the conclusion of this time period, the violation still exists, and the Borough has agreed to no time extension, the owner or operator shall be in violation of this chapter and subject to the legal penalties and remedies contained herein.
A. 
Solar energy structures.
(1) 
A solar energy structure may be installed or used only in a rear yard, unless the structure can only operate in a front or side yard. The structure shall not be located within the minimum required front, side or rear yard and must be located a minimum of 20 feet from any property line, must be screened from adjacent property by densely planted compact evergreen hedge, and, to the extent possible, must be painted either black, dark green or brown.
(2) 
Such a structure may be mounted on the roof, provided it has a maximum height of four feet above the roofline as measured from the highest point of the roof for flat roofs, deckline for mansard roofs, or the mean height between eaves and ridge for gable, hip, and gambrel roofs, and is painted as specified above.
(3) 
No solar energy structure may be installed or used before securing a building permit.
B. 
Radio or television receiving antenna.
(1) 
A radio or television receiving antenna accessory to a principal residential use may be installed or used only in a rear yard, provided that said structure shall not be located in the minimum required rear yard, and further provided that such antenna be located a minimum of 20 feet from any property line, has a maximum height of 30 feet, is screened from adjacent properties by large evergreen trees, and, to the extent possible, painted black, dark green, or brown. All antennas shall be set back from all property lines a distance at least equal to the height of the antenna.
(2) 
No radio or television antenna shall be installed or used before securing a building permit.
(3) 
This section shall not be construed as authorizing the construction or use of a tower or other structure for any commercial, institutional or governmental telecommunications, radio, cellular telephone, paging, television or similar use.
C. 
Satellite dish antenna structures.
(1) 
A satellite dish antenna structure may be installed or used only in a rear yard unless the structure can only operate in a front or side yard. Such structure shall not be located within the minimum required front, side or rear yard and must be located a minimum of 20 feet from any property line. The structure must have a maximum height of 13 feet above the ground when positioned vertically and a maximum diameter of 12 feet, must be screened from adjacent properties by evergreen vegetation to the maximum extent possible without interfering with the antenna's line of sight and, to the extent possible, must be painted black, dark green or brown.
(2) 
The satellite dish antenna may be located on the roof of a structure only if the owner establishes that:
(a) 
Placement of the satellite dish antenna in the front, side or rear yard as required by this section would effectively preclude reception from any transmitting satellite;
(b) 
The roof of the structure in question can safely support the load of the satellite dish antenna;
(c) 
Design of the satellite dish antenna and its proposed placement on the roof are such that the satellite dish antenna will remain safely secured to the roof during wind gusts of up to 75 miles per hour;
(d) 
The maximum height of the satellite dish antenna is 13 feet above the roofline as measured from the highest point of the roof for flat roofs, deckline for mansard roofs, or mean height between eaves and ridge for gable, hip, and gambrel roofs;
(e) 
The maximum diameter of the satellite dish antenna is 12 feet; and
(f) 
To the extent possible, the satellite dish antenna is painted black, dark green or brown.
(3) 
Satellite dish antennas shall be located and designed to reduce visual impact from surrounding properties at street level and from streets.
(4) 
Satellite dish antennas shall meet all manufacturers' specifications, be of noncombustible and corrosive-resistant material, and be erected in a secure, wind-resistant manner.
(5) 
Every satellite dish antenna must be adequately grounded for protection against a direct strike of lightning.
(6) 
No satellite dish antenna structure over 36 inches in diameter shall be installed or used before securing a building permit.
D. 
Land use "S-1" Special District. Telecommunication facilities as land uses by special exception in "S-1" Special District. The communications facilities shall be subject to the provisions of this chapter of the Code of the Borough of Springdale, in addition to the specified criteria listed below:
[Added 3-20-2001 by Ord. No. 1198]
(1) 
The minimum site area required shall be as follows:
(a) 
Single tower not exceeding 200 feet in height: one acre.
(b) 
Single tower not exceeding 300 feet in height: two acres.
(c) 
Single tower proposed initially or cumulatively.
[1] 
For two or more towers: five acres.
(2) 
Any existing or proposed tower site shall not be located within 2,000 feet of any other existing or proposed tower site, measured from nearest property line to nearest property line.
(3) 
Shared use of towers and tower sites shall be encouraged. If the shared usage of an existing or approved tower site is not proposed, the applicant shall demonstrate that the proposed equipment cannot be accommodated on an existing or approved tower site for the following reasons:
(a) 
The proposed equipment would exceed the structural capacity of the existing or approved towers, and reinforcement of the existing or approved towers cannot be accomplished at a reasonable cost.
(b) 
The proposed equipment will cause RF (radio frequency) interference with other existing or proposed equipment for that tower or that of existing or approved tower sites, and the interference cannot be prevented at a reasonable cost.
(c) 
Existing or approved towers, or the existing or approved tower site, do not have adequate space to accommodate the proposed equipment.
(d) 
Addition of the proposed equipment would result in NIER (nonionizing electromagnetic radiation) levels that exceed any adopted local, federal or state emissions standards.
(e) 
There are other valid reasons that make it impractical to place the proposed equipment on any existing or proposed tower or any existing or approved tower site.
(4) 
Shared use shall be conditioned upon both the applicant's agreement to pay a reasonable fee and also the cost of adapting such existing facilities to the proposed use as reasonably required to accommodate the shared usage.
(5) 
Communications facilities and their associated structures may exceed the heights limitations of the zoning district, provided they are set back from any property line or public street right-of-way a minimum distance of 50% of the tower height or greater, if necessary, to guarantee that the structure in the event of collapse will not fall on any adjacent property and all ice fall or debris from tower failure shall be contained on the tower site.
(6) 
No communications facility shall be located within 500 feet of any property line located in any Residential (R-1 or R-2) Zoning District.
(7) 
If title to the land on which the communications facility is located is conveyed to the owner of the facility, the land remaining with the principal lot shall continue to comply with the minimum lot area for the zoning district.
(8) 
Unless the essential communications facility is located on a building, the lower structure shall be completely enclosed by an eight-foot-high chain link or similar fence with self-latching gate to limit accessibility to the general public, unless such a fence secures the entire property.
(9) 
All guy wires and all guyed towers shall be clearly marked so as to be visible at all times. All guy wires shall be located a minimum of 25 feet from any property line.
(10) 
The applicant shall submit evidence that the tower and its method of installation had been designed by a registered engineer and is certified by that registered engineer to be structurally sound and able to withstand wind and other loads in accordance with accepted engineering practice.
(11) 
The applicant shall submit certification from a structural engineer that the structural capacity of any existing building or structure (where an antenna is proposed to be mounted) is adequate to withstand wind and other loads in accordance with the antenna's location.
(12) 
Unless the essential communications facility is located on a building, a soil report complying with the standards of Appendix 1: Geotechnical Investigations, ANSI/TIA-222-E, as amended, shall be submitted in order to document and verify the design specifications of the foundation for the tower as well as the guy wires, if used.
(13) 
Other than an existing communications tower, any antenna proposed to be mounted upon an existing building or structure shall not exceed the height of the building or structure by more than 20 feet.
(14) 
The applicant shall demonstrate that the proposed height of the communications facility antenna is the minimum height necessary to function effectively.
(15) 
All antennas and tower structures shall be subject to any applicable Federal Aviation Administration (FAA) or airport zoning regulation.
(16) 
The applicant shall demonstrate that it possesses a license to operate a communications facility issued by the Federal Communications Commission (FCC).
(17) 
No sign or other structure shall be mounted on the tower, except as may be required by the Federal Aviation Administration (FAA) or the Federal Communications Commission (FCC).
(18) 
No antenna or tower structure shall be illuminated, except as required by the Federal Aviation Administration (FAA) or the Federal Communications Commission (FCC). All required lighting should be shielded and reflected away from any adjoining properties.
(19) 
All tower structures shall be fitted with anti-climbing devices as approved by the manufacturers for the type of installation proposed.
(20) 
A minimum of two off-street parking spaces shall be provided on the tower site, plus one off-street parking space for each on-site personnel.
(21) 
Existing vegetation on the site shall be preserved to the maximum extent possible.
(22) 
The applicant shall design the tower to be as compatible as reasonably possible with the surrounding area, including, where appropriate, disguising the tower to resemble a tree, church steeple or other comparable structure.
(23) 
Minimally, a twenty-foot easement or right-of-way for access shall be provided to the tower which is adequate to accommodate maintenance and emergency vehicles and which is improved with dust-free, all-weather surface sufficient to accommodate the weight of vehicles proposed to use the easement or right-of-way subject to approval by the Borough Council. The landowner or lessee shall maintain the right-of-way or easement.
(24) 
In January of each year, the operator shall provide verification to the Borough Zoning Officer that there have been no changes in the operating characteristics of the communications facility as approved at the time of the application, including, at a minimum:
(a) 
Direction of the signal;
(b) 
Frequency, modulation and class of service;
(c) 
Transmission and maximum effective radiated powers;
(d) 
Manufacturer, type and model of equipment;
(e) 
Height of antenna;
(f) 
Name, address and emergency telephone number for the operator; and
(g) 
Copy of the current FCC license.
(25) 
The addition of any antenna(s), or the modification of an existing antenna, shall require the submission of a new application for approval in accordance with the provisions of this section.