A. 
It is the intent of this § 215-34 to provide standards for the design of commercial establishments and nonresidential uses (referred to as commercial establishments) to assure the compatibility of the nonresidential development with the surrounding character of the Borough. This shall be accomplished by:
(1) 
Siting buildings, parking areas and other facilities and improvements based upon the particular topography of the development site;
(2) 
Designing buildings with consideration of architectural style and type of construction material in keeping with the surrounding landscape and development pattern using wood or wood-like siding (exposed cinder-block construction shall not be permitted);
(3) 
Providing safe and convenient access from the public right-of-way based on the existing area-wide traffic circulation pattern and the expected traffic generated by the proposed use;
(4) 
Designing parking areas to complement patterns of traffic flow and to provide adequate off-street parking for shopping center patrons;
(5) 
Maintaining to the greatest extent possible natural vegetation and provide landscaping as an integral part of the overall design of the proposed use and parking areas;
(6) 
Considering the impact of stormwater, noise, traffic and lighting on surrounding land uses and providing buffers to minimize adverse impacts; and
(7) 
Being consistent with any design guidelines adopted by the Borough.
B. 
Land development. Any proposed commercial establishment shall be considered a "land development," as defined by the Pennsylvania Municipalities Planning Code and Chapter 187, Subdivision and Land Development, and shall comply in all respects with all the requirements for plan submission and content for land developments contained therein, as well as the information which follows. The Borough may also require any additional information, studies or reports as it deems necessary to meet the intent of this and other Borough ordinances.
(1) 
Location, widths, and names of all existing or prior platted streets and utility rights-of-way, parks, and other public open spaces, permanent buildings and structures, houses or permanent easements, and zoning and municipal boundary lines, within 500 feet of the tract;
(2) 
A traffic flow chart showing circulation patterns from the public right-of-way and within the confines of the shopping center;
(3) 
Location and dimensions of vehicular drives, entrances, exits, acceleration and deceleration lanes;
(4) 
Location, arrangement, and dimensions of automobile parking space, width of aisles, width of bays, angle of parking;
(5) 
Location, arrangement, and dimensions of truck loading and unloading spaces and docks;
(6) 
Location and dimensions of pedestrian entrances, exits, and walks;
(7) 
Location, height, and materials of walls, fences, screen plantings, and other landscaped areas;
(8) 
Preliminary architectural drawings for all buildings; and
(9) 
Location, size, height, and orientation of all signs other than signs flat on building facades.
C. 
Site design process. The applicant shall demonstrate to the Borough by the submission of the necessary land development site plans that the commercial establishment has been designed as follows:
(1) 
Mapping of primary and secondary conservation areas (see § 215-23E) to identify all areas of the site which will remain undisturbed, along with noting site development practices which will be used to assure nondisturbance.
(2) 
Locating the building site.
(3) 
Locating required buffers.
(4) 
Laying out street access, parking/loading areas, and other required or proposed improvements.
D. 
Ownership. The site proposed for any multiple occupant commercial establishment shall be held in single ownership or in unified control, and the applicant shall provide to the Borough evidence of said ownership and/or control.
A. 
The intent of this § 215-35 is to regulate the development and operation of all development in the Borough and to protect the environment and the public health, safety and general welfare. No land or building shall be used or occupied in such manner which creates any dangerous, injurious, noxious, or otherwise objectionable condition in such amount to adversely affect the surrounding area, and any such activity is hereby declared to be a public nuisance. However, any use permitted by this chapter may be undertaken and maintained if it conforms to all applicable requirements of this chapter, including the standards in this § 215-35 which are intended to limit nuisance elements. The following performance standards shall apply to all proposed new or expanded nonresidential uses and residential uses explicitly referenced by a specific section. The standards in this § 215-35 shall not apply to normal agricultural uses unless explicitly referenced by a specific section.
B. 
Yards and buffers:
[Amended 12-18-2006 by Ord. No. 8-2006]
(1) 
Unless otherwise regulated by this chapter, where a commercial or manufacturing use is proposed contiguous to any R-1, R-2 or R-3 District the minimum size of the abutting yard shall be increased to 50 feet. This setback area shall remain undisturbed except for any buffers required by Chapter 187, Subdivision and Land Development.
(2) 
Storage of equipment, supplies, products or any other materials shall not be permitted in any required front yard, rear yard or side yard.
(3) 
In the case of conditional uses and special exceptions, landscaped buffers may be required by the Borough in any yard in order to assure the protection of adjoining uses by providing visual barriers that block the glare of lights; reduce noise; serve as a protective barrier by blocking physical passage to dangerous areas; and reduce air pollution, dust and litter; and to otherwise maintain and protect the character of the district.
(a) 
In determining the type and extent of the buffer required, the Borough shall take into consideration the design of the project structure(s) and site, topographic features which may provide natural buffering, existing natural vegetation, and the relationship of the proposed project to adjoining areas.
(b) 
The width of the required buffer, as determined by the Borough, shall not be less than provided by Chapter 187, Subdivision and Land Development.
(c) 
Special consideration may be given to existing residential uses and sites where residential uses are likely to be developed.
(d) 
Design details of buffers shall be included on the site plan and shall comply with the landscaping requirements of Chapter 187, Subdivision and Land Development, and buffers shall be considered improvements for the purposes of guaranteeing installation in accord with the requirements for land developments in Chapter 187, Subdivision and Land Development.
(e) 
It shall be the responsibility of the property owner to permanently maintain all buffers in good condition and replace any dying or dead plants or deteriorating landscape material. Failure to do so shall constitute a zoning violation subject to the penalties prescribed by § 215-120.
C. 
Landscaping. A landscaping plan meeting the requirements of Chapter 187, Subdivision and Land Development, for the proposed project shall be submitted by the developer for review and approval by the Borough. Landscaping shall be considered an improvement for the purposes of regulation by Chapter 187, Subdivision and Land Development.
D. 
Operations and storage. All facilities and operations of any principal use, including the storage of raw material, finished products, fuel, machinery and equipment and any other materials or supplies, shall be enclosed and carried out within a building or they shall, as required by the Borough for conditional uses and special exceptions, be provided with larger setbacks and/or buffers to afford protection to adjoining uses and any public road rights-of-way.
(1) 
Unenclosed uses and activities shall, in any case, be a minimum of 100 feet from any existing residential structure or any R-1, R-2 or R-3 District, unless a greater setback is required by the Borough.
(2) 
Storage of equipment, supplies, products or any other materials shall not be permitted in any front yard or side yard.
(3) 
All outdoor storage facilities for fuel, raw materials, and other products stored outdoors or in storage containers (see definition in Article III) shall be screened (see definition in Article III), except for vehicles for sale or service and other products normally displayed outdoors for sale.
(4) 
Areas for the storage and sale of seasonal merchandise shall be permanently defined with walls and/or fences.
(5) 
Outdoor display and storage and storage containers shall not encroach on any portion of a walkway, accessway or required parking or loading spaces.
(6) 
Vehicles or trailers with wheels shall not be used as storage containers (see definition in Article III).
(7) 
No materials or wastes shall be deposited in such form or manner that they may be carried off by natural causes or forces, nor shall any substance that can contaminate a stream or watercourse, or otherwise render such stream or watercourse undesirable as a source of water supply or recreation, or that will destroy aquatic life, be allowed to enter any stream or watercourse.
(8) 
All materials or wastes that might cause fumes or dust, that are fire hazards, or that may be attractive to rodents or insects, shall be stored outdoors only if enclosed in containers adequate to eliminate such hazards.
E. 
Fire and explosion hazards. All activities involving any manufacturing, production, storage, transfer or disposal of inflammable and explosive materials shall be provided with adequate safety devices against the hazard of fire and explosion, and adequate fire-fighting and fire-suppression equipment and devices standard in the industry shall be required. Burning of waste materials in open fires is prohibited. The relevant provisions of federal, state and local laws and regulations shall also apply. Details of the potential hazards and details of planned safety and accident response actions shall be provided by the developer for review by the local fire company(ies). In the case of conditional uses and special exceptions, larger setbacks, additional buffer areas or fencing may be required by the Borough if the nature of the proposed use as determined by the Borough so requires.
F. 
Radioactivity or electric disturbance. No activities shall be permitted which emit dangerous radioactivity, electrical disturbance or electromagnetic radiation adversely affecting the operation of any person or any equipment other than that of the creator of such disturbance. All applicable federal regulations shall apply.
G. 
Noise.
(1) 
No person shall operate or cause to be operated on property any source of continuous sound (any sound that is steady, fluctuating, or intermittent with a recurrence greater than one time in any fifteen-second interval) in such a manner as to create a sound level that exceeds the limits set forth for the receiving land use category in the following Maximum Sound Levels Table when measured at the property line of the receiving land use.
Maximum Sound Levels
Category Limits (dBA)
Period
Commercial
Manufacturing
All Others
Monday to Saturday, 7:00 a.m. to 9:00 p.m.
65
70
60
Saturday, 9:00 p.m. to Monday. 7:00 a.m.
Monday to Friday, 9:00 p.m. to 7:00 a.m.
Legal holidays, 12:00 MIDNIGHT to 12:00 NOON
60
70
50
(2) 
The maximum sound levels listed in the Maximum Sound Levels Table above do not apply to the following noise sources:
(a) 
Emergency alerts.
(b) 
Emergency work to provide electricity, water, or other public utilities when public health or safety is involved.
(c) 
Snow removal or road repair.
(d) 
Domestic power tools between 8:00 a.m. and 9:00 p.m.
(e) 
Explosives and construction operations between 7:00 a.m. and 6:00 p.m., Monday through Saturday.
(f) 
Agriculture and forestry operations between 6:00 a.m. and 9:00 p.m.
(g) 
The operation of legally registered and inspected motor vehicles designed for use on public highways.
(h) 
Public celebrations authorized by the Borough.
(i) 
Railroads.
(j) 
The unamplified human voice.
(k) 
Outdoor sports or entertainment activities approved by the Borough.
(3) 
For any source that emits a pure tone, the maximum sound level limits in the table above shall be reduced by five dBA. For any source that emits an impulsive sound (a sound of short duration with an abrupt onset and rapid decay, and an occurrence of not more than one time in any fifteen-second interval), the excursions of sound-pressure level shall not exceed 20 dBA over the ambient sound-pressure level, regardless of time of day or night or receiving land use, using the "fast meter" characteristic of a Type II meter, meeting the ANSI specifications S1.4-1971, as amended.
H. 
Vibration. No vibration shall be permitted which is detectable without instruments at or beyond the property line, and no use shall generate any vibration which is capable of causing damage to buildings, structures, equipment alignment, or structural soundness. This requirement shall not apply to occasional blasting conducted in accord with applicable regulations that may be necessary during construction of streets, structure and utilities.
I. 
Lighting and glare. The standards of this subsection shall apply to all uses including residential and agricultural. Any proposal which is considered a land development as defined by Chapter 187, Subdivision and Land Development, shall be governed by the lighting and glare design standards in that chapter. Following the establishment of any land development, the ongoing operation and maintenance of the lighting facilities shall comply with the requirements of this § 215-35I and violations shall be subject to the enforcement provisions of this chapter.
[Amended 11-7-2011 by Ord. No. 5-2011[1]; 12-2-2013 by Ord. No. 5-2013]
(1) 
Purpose. This subsection sets minimum standards for outdoor lighting to:
(a) 
Provide lighting in outdoor public places where public health, safety and welfare are potential concerns.
(b) 
Protect drivers and pedestrians from the glare of nonvehicular light sources that shine into their eyes and thereby impair safe traverse.
(c) 
Protect the privacy of property owners by limiting the potential for glare and light trespass from poorly aimed, placed, applied, maintained or shielded outdoor lighting installations located on adjacent properties and roadways.
(d) 
Set forth outdoor lighting requirements which are consistent with lighting industry standards and practices, available technologies, and the lighting sciences.
(2) 
Application.
(a) 
Outdoor lighting shall be required for safety and personal security in areas of public assembly and traverse, including but not limited to multifamily dwellings and commercial, industrial, public recreational, and institutional uses.
(b) 
All driveways, aisles, maneuvering spaces, vehicular service areas, and spaces between or around buildings, designed for use by more than four cars after dusk, other than those accessories to a single dwelling, shall be illuminated between sunset and sunrise in accord with the recommendations of the Society of Illuminating Engineers at no cost to the Borough.
(c) 
The Council shall require lighting to be incorporated for other uses or locations, as it deems necessary.
(d) 
The glare control requirements in this section apply to lighting in all of the above-mentioned uses as well as sign, architectural, landscaping, and residential lighting. Lighting shall be controlled in both height and intensity to maintain community character; and lighting designs shall be an inherent part of the project design. The applicant shall provide the specifications of the proposed lighting and its arrangement on the site, and all required lighting shall be considered improvements for the purpose of regulation by Chapter 187, Subdivision and Land Development.
(3) 
Definitions. As used in this section, the following terms shall have the meanings indicated:
CANDELA
Unit of luminous intensity, describing the intensity of a light source in a specific direction.
CANDELA DISTRIBUTION
A curve, often on polar coordinates, illustrating the variation of luminous intensity of a lamp or luminaire in a plane through the light center.
CANDLEPOWER
Luminous intensity expressed in candelas. A measure of luminous intensity of a light source in a specific direction, measured in candelas.
CUTOFF
A light distribution where a negligible amount of light is permitted at a horizontal plane located at the bottom of a luminaire. Light above the horizontal plane at the bottom of a luminaire is not limited, but cutoff luminaires usually have very little light above the luminaire.
CUTOFF ANGLE OF A LUMINAIRE
The angle, measured up from the nadir (i.e., straight down), between the vertical axis and the first line of sight at which the bare source (the bulb or lamp) is not visible.
FLOODLIGHT
A fixture designed to "flood" a well-defined area with light.
FOOTCANDLE
A unit of illuminance. The English measurement unit of illuminance (or light level) on a surface. One lumen is equal to one footcandle per square foot. A unit of light intensity stated in lumens per square foot and measurable with an illuminance meter, aka footcandle or light meter. One footcandle is equal to 10.76 lux, and one lux is equal to 0.093 footcandles.
FULL CUTOFF
A light distribution where no light is permitted at or above a horizontal plane located at the bottom of a luminaire. There will be little or no light at the angles that are usually associated with glare.
FULLY SHIELDED LIGHT FIXTURE
A light fixture constructed in such a manner that all light emitted by the fixture, either directly from the lamp or a diffusing element, or indirectly by reflection or refraction from any part of the luminaire, is projected below the horizon.
GLARE
Light that hinders or bothers the human eye. The sensation produced by luminances within the visual field that is sufficiently greater than the luminance to which the eyes are adapted to cause annoyance, discomfort, or loss in visual performance or visibility. The degree of glare is described as follows:
(a) 
BLINDING GLAREGlare that is so intense that for an appreciable length of time after it has been removed, no object can be seen.
(b) 
DIRECT GLAREGlare resulting from high luminances or insufficiently shielded light sources in the field of view.
(c) 
DISABILITY GLAREThe effects of stray light in the eye whereby visibility and visual performance is significant enough to keep a person from seeing adequately.
(d) 
DISCOMFORT GLAREGlare that produces discomfort. It does not necessarily interfere with visual performance or visibility.
(e) 
REFLECTED GLAREGlare resulting from reflections of high luminances in polished or glossy surfaces in the field of view.
ILLUMINANCE
The quantity of light measured in footcandles or lux. A term that quantifies light striking a surface or a plane point. It is expressed either in lumens per square foot (footcandles/the English unit) or lumens per square meter (lux/the metric unit). The areal density of the luminous flux incident at a point on a surface. One footcandle is equal to 10.76 lux, and one lux is equal to 0.093 footcandle.
ILLUMINATION
An alternative term for illuminance. Commonly used in a qualitative or general sense to designate the act of illuminating or the state of being illuminated.
LAMP
A generic term for a man-made source of light.
LIGHT
Radiant energy that is capable of exciting the retina and producing a visual sensation. The visible portion of the electromagnetic spectrum extends from about 380 to 770 nanometers.
LIGHT TRESPASS
Light emitted by a lighting installation which extends beyond the boundaries of the property on which the installation is sited; spill light; obtrusive light; undesirable illumination, including the following examples:
(a) 
The classic light shining in a window.
(b) 
Unwanted light on an adjacent property.
(c) 
Excessive brightness in the normal field of vision (discomfort glare).
LUMEN
Units of measurement of luminous flux representing the quantity of light being produced by a lamp or emitted from a luminaire.
LUMINAIRE
A complete lighting unit consisting of one or more lamps (light sources) together with the parts designed to control the light distribution and other mechanical and electrical components.
LUMINANCE
A term that quantifies directional brightness of a light source (e.g., a lamp, luminaire, reflecting material) or of a surface that is illuminated and reflects light. The emitted or reflected light from a surface; relates directly to perceived "brightness." The unit of luminance is the candela per square meter (cd/M2). Measurable with a luminance meter.
LUX
A unit of light intensity stated in lumens per square meter. There are approximately 10.76 lux per footcandle.
NADIR
The point directly below the luminaire when the luminaire is pointed down (0° angle).
NIGHTTIME
The hours between the end of evening civil twilight and the beginning of morning civil twilight. Civil twilight ends in the evening when the center of the sun's disk is 6° below the horizon and begins in the morning when the center of the sun's disk is 6° below the horizon.
NONCUTOFF
A light distribution that can produce considerable light above the horizontal plane located at the bottom of a luminaire.
SEMICUTOFF
A light distribution where slightly more light is permitted at a horizontal plane located at the bottom of a luminaire than the cutoff distribution. Like cutoff, light above the horizontal plane at the bottom of a luminaire is not limited, but the amount of light above the luminaire is relatively small.
SPOTLIGHT
A fixture designed to light only a small, well-defined area.
(4) 
Criteria.
(a) 
Illumination levels for nonresidential uses. Illumination of nonresidential uses, where required by this chapter, shall have intensities and uniformity ratios in accordance with the most current recommended practices of the Illuminating Engineering Society of North America (IESNA) Lighting Handbook.
(b) 
Average lighting levels should not exceed the values provided in Exhibit 1.
Exhibit 1, Maximum Average Light Levels
Land Use
Footcandles
Pedestrian areas/sidewalks
1.0
Building entries
5.0
Streetlighting
1.0
Parking areas with high nighttime activity
4.0
Parking areas with low nighttime activity
2.0
Playgrounds
5.0
Sports grounds
20.0
Site perimeter
0.5
Local road (residential)
0.4
Collector road (commercial)
1.0
Source: North Carolina Dark Skies Association and Chittenden County Regional Planning Commission
(c) 
Outdoor light standards for all uses.
[1] 
Any lamp over 2,000 initial lumens, installed, shall be fully shielded such that the lamp itself is not directly visible from any other property.
[2] 
The use of more than one luminaire or lamp of 2,000 initial lumens for the purpose of illuminating the same area shall not be permitted.
[3] 
Examples of lamp types of 2,000 lumens and below are: 100-watt standard incandescent; 15-watt cool-white fluorescent; 15-watt compact fluorescent; and 18-watt low-pressure sodium.
(d) 
Future amendments to the recommended practices of the IESNA shall become a part of § 215-35I without further action of the Borough.
(5) 
Lighting fixture design.
(a) 
Fixtures shall be of a type and design appropriate to the lighting application.
(b) 
For lighting horizontal tasks such as roadways, sidewalks, entrances and parking areas, fixtures shall meet IESNA full cutoff criteria.
(c) 
Fixtures shall be equipped with or be modified to incorporate light directing and/or shielding devices such as shields, visors, skirts or hoods to redirect offending light distribution and/or reduce direct or reflected glare.
(d) 
The use of floodlighting, spotlighting, wall-mounted fixtures, decorative globes and other fixtures shall meet IESNA full cutoff criteria.
(6) 
Control of nuisance and disabling glare.
(a) 
All outdoor lighting shall be aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property.
(b) 
All outdoor lighting fixtures shall be fully shielded in such a manner that no light is emitted above a horizontal plane passing through the lowest point of the light-emitting element, so that direct light emitted above the horizontal plane is eliminated.
(c) 
Floodlights and spotlights shall be so installed or aimed that they do not project their output into the windows of neighboring residences, adjacent properties, skyward or onto a public roadway. Floodlights or spotlights must be aimed no higher than 45° above straight down (i.e., halfway between straight down and straight to the side). The use of searchlights or laser-source lights for advertising or entertainment purposes is prohibited.
(d) 
During periods of nonuse of a nonresidential facility the illumination of the property shall be reduced so that the lighting intensity levels shall not exceed 25% of the levels normally permitted by § 215-35I for the use, but in no case shall they be less than the minimum levels for safety or security as invoked by IESNA. Reductions should not be applied to facilities subject to intermittent night use, such as hospitals and transportation terminals.
(e) 
All illumination for advertising signs, buildings and/or surrounding landscapes for decorative, advertising or aesthetic purposes is prohibited between 11:00 p.m. and dawn, except that such lighting situated on the premises of a commercial establishment may remain illuminated while the establishment is actually open for business, and until one hour after closing.
(f) 
Unless otherwise permitted by Borough Council such as for safety and security, lighting shall be controlled by automatic switching devices such as time clocks or combination motion detectors and photocells to permit extinguishing offending light sources between 11:00 p.m. and dawn, to mitigate nuisance glare and sky lighting consequences.
(g) 
Illumination for flagpole lighting may not exceed 10,000 lumens.
(h) 
Vegetation screens shall not be employed to serve as the primary means for controlling glare. Rather, glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture-mounting height, wattage, aiming angle and fixture placement.
(i) 
Externally illuminated signs and billboards shall use only fixtures mounted at the top of the sign and aimed downward. Such fixtures shall be automatically extinguished between the hours of 11:00 p.m. and dawn, except that such lighting situated on the premises of a commercial establishment may remain illuminated while the establishment is actually open for business, and until one hour after closing, except as specifically approved by appropriate officers or agents of the Borough.
(j) 
Directional fixtures for such applications as facade, fountain feature and landscape illumination shall be aimed downward so as not to project their output beyond the objects intended to be illuminated. Additionally, they shall be extinguished between the hours of 11:00 p.m. and dawn except that such lighting situated on the premises of a commercial establishment may remain illuminated while the establishment is actually open for business, and until one hour after closing, except as specifically approved by appropriate officers or agents of the Borough.
(k) 
The use of white strobe lighting, flashing, flickering or pulsating lights is prohibited, except as may be required by the Federal Aviation Administration or other governmental agency.
(l) 
Fixtures shall not be mounted in excess of 20 feet above finished grade. Fixtures not meeting IESNA cutoff criteria shall not be mounted in excess of 16 feet above finished grade.
(m) 
The intensity of illumination projected off the property shall not exceed 0.1 vertical footcandle, measured at 30 inches above the ground at the property line.
(n) 
All lighting shall be arranged so to prevent glare into adjoining properties and streets.
(7) 
Post-installation inspection. The Borough reserves the right to conduct a post-installation nighttime inspection to verify compliance with the requirements of § 215-35I and if, appropriate, to require remedial action at no expense to the Borough.
(8) 
Nonconforming lighting. Any lighting fixture or lighting installation existing on the effective date of this chapter that does not conform with the requirements of this chapter shall be considered as a lawful nonconformance, subject to the following:
(a) 
Unless minor corrective action is deemed by the Borough to be an acceptable alternative, a nonconforming lighting fixture or lighting installation shall be made to conform with the applicable requirements of this chapter, when:
[1] 
It is deemed by the Borough to create a safety hazard.
[2] 
Where a SALDO application requires a lighting plan.
(9) 
Recreation uses. The nighttime illumination of outdoor recreational facilities for such aerial sports as outdoor riding arenas, baseball, basketball, soccer, tennis, track and field, and football typically necessitate higher than normally allowed fixture mounting heights and aiming angles, utilize very high-wattage lamps and potentially produce unacceptable levels of light trespass and glare when located near residential properties. Permission to illuminate such facilities shall be granted only when the Borough is satisfied that the health, safety and welfare rights of nearby property owners and the Borough as a whole have been properly protected. When recreational uses are specifically permitted by the Borough for operation during hours of darkness, the following requirements shall apply:
(a) 
Lighting shall be accomplished through the use of fixtures conforming to IESNA full-cutoff criteria.
(b) 
Racetracks and such recreational venues as golf driving ranges, trap-shooting facilities and outdoor riding arenas that necessitate the horizontal, or near horizontal projection of illumination, shall not be permitted to be artificially illuminated.
(c) 
Recreational facilities for basketball, baseball, football, soccer, miniature golf, tennis or track shall not be illuminated if located within a residential district or sited on a nonresidential property located within 1,000 feet of a property containing a residential use.
(d) 
Sporting events shall be timed to end at such time that all lighting in the sports facility, other than lighting for safe exit of patrons, shall be extinguished by 11:00 p.m., regardless of such occurrences as extra innings or overtimes.
(e) 
Maximum mounting heights for recreational lighting shall be in accordance with the following:
[1] 
Basketball: 20 feet.
[2] 
Football: 70 feet.
[3] 
Soccer: 70 feet.
[4] 
Little League baseball:
[a] 
200 feet radius: 60 feet.
[b] 
300 feet radius: 70 feet.
[5] 
Miniature golf: 20 feet.
[6] 
Pool aprons: 20 feet.
[7] 
Tennis: 20 feet.
[8] 
Track: 20 feet.
(f) 
To assist in determining whether lighting will be permitted, applications for illuminating recreational facilities shall be accompanied not only with the information required in this section below, but also by a visual impact plan that contains the following:
[1] 
Plan views containing a layout of the recreational facility and showing pole locations and the location of residences on adjoining properties.
[2] 
Elevations containing pole and fixture mounting heights, horizontal and vertical aiming angles and fixture arrays for each pole locations.
[3] 
Elevations containing initial vertical illuminance plots at the boundary of the site, taken at a height of five-foot line of sight.
[4] 
Elevations containing initial vertical illuminance plots on the windowed facades of all residences facing and adjacent to the recreational facility. Such plots shall demonstrate compliance with the light trespass and glare control requirements of § 215-35I.
[5] 
Proposed frequency of use of the facility during hours of darkness on a month-by-month basis and proposed time when the sports lighting will be extinguished.
[6] 
A narrative describing the measures proposed to achieve minimum off-site disturbance.
(10) 
Exemptions:
(a) 
Emergency lighting, used by police, fire-fighting, or medical personnel, or at their direction, is exempt from all requirements of this chapter for as long as the emergency exists.
(b) 
Temporary lighting installations, which include but are not limited to seasonal or holiday displays, carnivals, community fairs, and traveling circuses, may be employed on a temporary basis not to exceed 30 days in duration.
[1]
Editor's Note: Any inadvertent rescindment of Ord. No. 5-2011 by Ord. No. 2-2014, adopted 1-6-2014, was corrected 5-5-2014 by legislative action of the Borough Council.
J. 
Smoke. No emission of smoke shall be permitted from any chimney or otherwise, except in full compliance with Pennsylvania Department of Environmental Protection requirements.
K. 
Odors. No emission shall be permitted of odorous gases or other odorous matter, except in full compliance with Pennsylvania Department of Environmental Protection requirements.
L. 
Other forms of air pollution. No emission of fly ash, dust, fumes, vapors, gases and other forms of air pollution shall be permitted except in full compliance with Pennsylvania Department of Environmental Protection requirements.
M. 
Surface and ground water protection (see also Article XIII, Wellhead Protection Overlay District). All activities involving the possible contamination of surface or ground water shall be provided with adequate safety devices to prevent such contamination. In cases where any earth disturbance will result in the excavation of bedrock, the Borough may require the applicant to submit a report from a qualified engineer or geologist detailing the geologic structure of the area proposed to be disturbed and identifying the probable impacts on groundwater supply and quality. Details of the potential hazards (including the groundwater characteristics of the area in which the use is proposed) and details of planned safety devices and contamination response actions shall be provided by the developer. The Borough may require a plan to be submitted for review and approval and may require security for ensuring contamination response. Monitoring wells and water quality testing may also be required by the Borough. The developer shall also provide details about the use of groundwater and any processes that could result in the depletion of groundwater supplies. No use shall be permitted which would result in the depletion of groundwater supplies. In cases where the use is of such a nature that large volumes of groundwater are required, the developer shall provide appropriate hydrogeologic studies which clearly establish that the proposed use will not cause a reduction in the quantity or the quality of groundwater supplies available to other properties located within 2,500 feet of any portion of the property where the proposed use will be located.
N. 
Stormwater management. A stormwater management plan shall be required in accord with the Borough's stormwater management regulations.[2]
[2]
Editor's Note: See Ch. 179, Stormwater Management.
O. 
Waste materials. No liquid, solid, toxic or hazardous waste shall be stored or disposed in any commercial area, either above or below ground level, except for the temporary storage thereof pending removal from the premises. Such temporary storage and handling of waste shall be in a designated area and shall be conducted in compliance with all applicable state and federal regulations in order to prevent any water, soil or air contamination and shall be screened from view of adjoining properties and any public road right-of-way by fencing or other buffers. In addition, no waste discharge is permitted into any reservoir, sewage or stormwater disposal system, stream, open body of water or onto the ground. All waste materials shall be disposed of only in accord with all applicable state and federal regulations, and applications for any use which results in waste materials regulated by the state or federal governments shall include a list of all such wastes and the method of temporary storage, handling and disposal.
P. 
Handicapped access. Access for handicapped persons to all uses shall be provided in accord with all applicable state and federal regulations.
Q. 
Settling and/or storage ponds and reservoirs. All ponds, reservoirs or other such structures which are associated with any manufacturing or industrial process, any sewage or waste disposal process, or agricultural manure management operation shall be fenced or shall otherwise be physically controlled to prevent access by the public. Said fence shall be not less than four feet high and of a design to restrict access to the area to be controlled. Any such structure which contains any material which is poisonous, toxic or caustic shall be enclosed by a chain link fence not less than eight feet high.
R. 
Security. In cases where deemed necessary by the Borough (e.g., correctional facilities and drug treatment centers), the applicant shall provide a plan addressing security needs to protect the health and safety of the public as well as the occupants of the proposed facility. Such plan shall include a description of the specific services to be offered, types of patients and/or residents to be served, and the staff to be employed for this purpose. The plan shall identify the forms of security normally required along with the type of care to be offered and detail the specific measures to be taken in the construction, development and operation of the facility so as to provide appropriate security. The plan shall, at a minimum, reasonably restrict unauthorized entry and/or exit to and from the property and provide for effective separation from adjoining residences by means of fencing, signs or a combination thereof. The plan shall also address measures to ensure that lighting and noise is controlled, particularly with respect to loudspeakers or other amplification devices and floodlights.
[Amended 12-2-2013 by Ord. No. 5-2013]
S. 
Water supply. All uses shall be connected to the public water system serving the Borough.
T. 
Sewage disposal. Sewage disposal shall be provided by a system meeting the needs of the proposed use and the requirements of the Borough and the Pennsylvania Department of Environmental Protection. Discharge to such system shall be limited to normal, domestic and human bodily wastes unless the treatment system has been specifically designed to handle other wastes or the wastes are pretreated in accord with Pennsylvania Department of Environmental Protection or local sewer authority requirements. No discharge of wastes, by-products or materials in any way associated with a production process, health care or veterinary facility medical wastes, funeral home wastes, or other commercial wastes shall be permitted to any subsurface, land application or other soil-based sewage disposal system. Wastes discharged to the Borough's central sewage collection and treatment system shall meet all requirements established by the Borough's Municipal Authority.
U. 
Other regulations. The Zoning Officer, Planning Commission, Council or the Zoning Hearing Board, as the case may be, may require documentation from the applicant demonstrating that the project complies with all other applicable local, state and federal regulations, and that said proposal has obtained all required permits, certifications and authorizations, including but not limited to the Pennsylvania Department of Transportation, the Pennsylvania Department of Environmental Protection, the Pennsylvania Department of Labor and Industry, the Federal Emergency Management Agency, the Federal Office of Safety and Health Administration, and the U.S. Environmental Protection Agency.
A. 
Screening. All trash dumpsters shall be screened on three of four sides (not including the side it is to be emptied from), as needed to screen the dumpster from view from public streets or dwellings on abutting lots. A solid wooden fence, brick wall, evergreen plants or structure designed to be architecturally compatible with the principal building shall be used for such screening.
B. 
Setback from dwellings. Any solid waste container with a capacity over 15 cubic feet shall be kept a minimum of 15 feet from any property line.
C. 
Food sales. Any use that involves the sale of ready-to-eat food for consumption outside of a building shall provide at least one outdoor solid waste receptacle for customer use at a convenient location outside of the main exit door of the property. The operator of such use shall be responsible for regular emptying and maintenance of such receptacle.
D. 
Enclosed containers. Solid waste receptacles stored outdoors shall be adequately enclosed and covered to control the attraction of rodents and insects.
A. 
The intent of this § 215-37 is to provide the identification of environmental and community impacts and means of mitigation of impacts of development projects in the Borough. An environmental impact statement (EIS) shall be required for the following types of developments and uses:
(1) 
Industrial parks.
(2) 
Manufacturing or industrial uses.
(3) 
Junkyards.
(4) 
Mineral extraction.
(5) 
Mineral processing.
(6) 
Agricultural products processing.
(7) 
Solid waste facilities and staging areas.
(8) 
Warehouses and trucking terminals.
(9) 
Concentrated animal feeding operations.
(10) 
Any use involving the initial or cumulative disturbance of 87,120 or more square feet of soil surface area.
(11) 
Any use involving the initial or cumulative construction, installation and/or placement of 43,560 square feet or more of buildings, structures or other impervious surface areas.
(12) 
Any use involving development in any floodplain area.
B. 
The requirements of this § 215-37 may be applied to any other proposed conditional use or special exception which for reasons of location, design, existing traffic or other community or environmental considerations, as determined by the Borough, warrants the application of the study required herein in order to determine what conditions will be required to mitigate any adverse effects of the proposed use. The Council, Planning Commission, or Zoning Hearing Board, as the case may be, may waive certain components of the EIS if such components are deemed unnecessary for certain uses.
C. 
Purpose of EIS. The purpose of this EIS is to disclose the environmental consequences of a proposed action for consideration by the Borough for the determination of approval or denial of the project and, if the project is approved, for the establishment of conditions of approval. This requirement is made in order to protect the natural environment with respect to water quality, water supply, soil erosion, pollution of all kinds, flooding and waste disposal, to preserve trees and vegetation, and to protect watercourses, air resources and aquifers.
D. 
Contents of EIS. An EIS shall include a description of the proposed use, including location relationship to other projects or proposals, with adequate data and detail for the Borough to assess the environmental impact. The EIS shall also include a comprehensive description of the existing environment and the probable future effects of the proposal. The description shall focus on the elements of the environment most likely to be affected as well as potential regional effects and ecological interrelationships.
E. 
At a minimum, the EIS shall include an analysis of the items listed below regarding the impact of the proposed use and the mitigation of any such impacts:
(1) 
Soil types.
(a) 
USDA Soil Types (show on map).
(b) 
Permeability of soil on the site.
(c) 
Rate of percolation of water through the soil for each five acres.
(2) 
Surface waters.
(a) 
Distance of site from nearest surface water and head waters of streams.
(b) 
Sources of runoff water.
(c) 
Rate of runoff from the site.
(d) 
Destination of runoff water and method of controlling downstream effects.
(e) 
Chemical additives to runoff water on the site.
(f) 
Submission of an erosion and sediment control plan meeting the requirements of the PA DEP and the Monroe County Conservation District.
(g) 
Said information shall be set forth in a stormwater management plan meeting the requirements of Chapter 187, Subdivision and Land Development.
(3) 
Ground cover including vegetation and animal life.
(a) 
Extent of existing impervious ground cover on the site.
(b) 
Extent of proposed impervious ground cover on the site.
(c) 
Type and extent of existing vegetative cover on the site.
(d) 
Extent of proposed vegetative cover on the site.
(e) 
Type of animal life and effect on habitat.
(4) 
Topographic and geologic.
(a) 
Maximum existing elevation of site.
(b) 
Minimum existing elevation of site.
(c) 
Maximum proposed elevation of site.
(d) 
Minimum proposed elevation of site.
(e) 
Description of the topography of the site and any special topographic features, and any proposed changes in topography.
(f) 
Surface and subsurface geology.
(5) 
Groundwater.
(a) 
Average depth to seasonal high water table.
(b) 
Minimum depth to water table on site.
(c) 
Maximum depth to water table on site.
(d) 
Quality.
(6) 
Water supply.
(a) 
The source and adequacy of water to be provided to the site.
(b) 
The expected water requirements (gpd) for the site.
(c) 
The uses to which water will be put.
(7) 
Sewage disposal.
(a) 
Sewage disposal system (description and location).
(b) 
Expected content of the sewage effluent (human waste, pesticides, detergents, oils, heavy metals, other chemical).
(c) 
Expected daily volumes of sewage.
(d) 
Affected sewage treatment plant's present capacity and authorized capacity.
(8) 
Solid waste.
(a) 
Estimated quantity of solid waste to be developed on the site during and after construction.
(b) 
Method of disposal of solid waste during and after construction.
(c) 
Plans for recycling of solid waste during and after construction.
(9) 
Air quality.
(a) 
Expected changes in air quality due to activities at the site during and after construction.
(b) 
Plans for control of emissions affecting air quality.
(10) 
Noise
(a) 
Source and magnitude of noise levels expected to be generated at the site during and after construction.
(b) 
Proposed method for control of additional noise on site during and after construction.
(11) 
Land and water surface use and community character.
(a) 
Past and present use of the site with particular attention to storage or disposal of toxic or hazardous waste.
(b) 
Adjoining land uses and character of the area.
(c) 
Type and concentration of existing watercraft uses.
(12) 
Critical impact areas. Any area, condition, or feature which is environmentally sensitive or which, if disturbed during construction, would adversely affect the environment. Critical impact areas include, but are not limited to, stream corridors, streams, wetlands, slopes greater than 15%, highly acid or highly erodible soils, areas of high water table, mature stands of native vegetation, and aquifer recharge and discharge areas.
(13) 
Historic resources. Identification of structures or sites of historic significance and probable effect of the project.
(14) 
Transportation network. Existing network traffic volumes and capacities and need for improvements required by the project.
(15) 
Law enforcement. Existing law enforcement capabilities of the Borough and state, and assess the impact of the proposed development on said law enforcement agencies along with actions proposed to mitigate any burdens created by the development.
(16) 
Community facilities and services. Existing community facilities and services and how the proposed use will affect those facilities and services, including projected needs for additional facilities and services.
(17) 
Additional requirements. In addition to the above requirements, the Planning Commission and/or Council or the Zoning Hearing Board may require such other information as may be reasonably necessary for the Borough to evaluate the proposed use for its effect on the community.
F. 
Additional considerations. The following shall also be addressed:
(1) 
A description of alternatives to the proposed use.
(2) 
A statement of any adverse impacts which cannot be avoided.
(3) 
Environmental protection measures, procedures and schedules to minimize damage to critical impact areas during and after construction.
(4) 
A list of all licenses, permits and other approvals required by municipal, county or state law and the status of each.
(5) 
A listing of steps proposed to minimize environmental damage to the site and region during and after construction.
G. 
Qualifications. The EIS shall be prepared by a professional architect, landscape architect, planner, engineer or other qualified individual whose qualifications have been previously approved by the Borough Council or the Zoning Hearing Board, as the case may be.
H. 
Procedures for evaluating the EIS.
(1) 
Upon receipt of the application, the Borough shall forward the EIS to the Borough Engineer and any other agency or firm which the Borough may desire for consultation.
(2) 
The above-mentioned agencies shall review the applicant's EIS and report their comments to the Planning Commission and Council or the Zoning Hearing Board.
(3) 
The Planning Commission and/or Council or the Zoning Hearing Board may require the opinion of experts in its review of the EIS.
(4) 
Fees for the costs of such consultation as described in H(1) and H(3), above, shall be paid by the applicant.
(5) 
Copies of the EIS shall be on file and available for inspection in the Borough office.
(6) 
The Planning Commission shall evaluate the proposed project and the EIS and recommend action on same to the Council or the Zoning Hearing Board.
All uses permitted by this chapter shall be subject to the following special conservation performance standards which shall apply to any lands that are characterized as steep slopes, wetlands or flood plains. The procedures and standards are as follows:
A. 
Steep slope areas. Development on steep slopes shall be prohibited. Steep slopes shall be defined as slopes in excess of 25% grade as determined by the Zoning Officer from United States Geological Survey topographic maps or USDA Soil Conservation Service maps. In cases where the slope cannot be specifically determined by said means, the Zoning Officer may require the applicant to provide certification from a professional engineer or registered land surveyor of the slope in question.
B. 
Buffers.
(1) 
Applicability. In addition to the other restrictions of this § 215-38, buffers shall be provided in accord with this § 215-38B.
(2) 
Buffer overlap. Where resource buffers may overlap, the more restrictive requirements shall apply.
(3) 
Preexisting lots or parcels/development in outer buffers. In the case of legally preexisting lots or parcels (approved prior to the effective date of this chapter) where the usable area of a lot or parcel lies within an outer buffer area which precludes development of the lot or parcel in accord with this chapter, the development may only be permitted by variance.
(4) 
Improvements to existing structures in outer buffers. The provisions of this section do not require any changes or improvements to be made to lawfully existing structures in buffers. However, when any substantial improvement to a structure is proposed which results in a horizontal expansion of that structure, the improvement may only be permitted by variance.
(5) 
Wetlands and vernal ponds.
(a) 
Wetland identification. Wetlands shall be identified in accord with the 1987 U.S. Army Corps of Engineers' Manual for Identifying and Delineating Wetlands, and properly flagged and surveyed on site to ensure they are protected.
(b) 
Wetland and vernal pond buffer delineation. A fifty-foot inner buffer and one-hundred-foot outer buffer, measured perpendicular to and horizontally from the edge of the delineated wetland or vernal pond for a total distance of 150 feet, shall be maintained for all wetlands and vernal ponds.
[1] 
Inner buffer. Measured perpendicular to and horizontally from the edge of the delineated wetland or vernal pond for a distance of 50 feet.
[a] 
Stormwater conveyance required by the Borough, buffer maintenance and restoration, the correction of hazardous conditions, stream crossings permitted by DEP and unpaved trails shall be permitted.
[b] 
No other earth disturbance, grading, filling, buildings, structures, new construction, or development shall be permitted.
[2] 
Outer buffer. Measured perpendicular to and horizontally from the outer edge of the inner buffer for a distance of 100 feet resulting in a total buffer of 150 feet.
[a] 
Stormwater conveyance required by the Borough, buffer maintenance and restoration, the correction of hazardous conditions, stream crossings permitted by DEP, unpaved trails, and limited forestry activities that do not clear cut the buffer (e.g., selective regeneration harvest) in accord with a forestry management plan shall be permitted, provided no buildings are involved, and those activities permitted under Subsection B(3) and (4).
[b] 
The area of the buffer impacted shall not exceed 20% of the outer buffer.
(6) 
Lakes and ponds.
(a) 
Inner buffer. An inner buffer around lakes and ponds shall not be required.
(b) 
Lake and pond outer buffer delineation. A fifty-foot outer buffer, measured perpendicular to and horizontally from the edge of any water body, shall be maintained around any water body.
(c) 
Permitted activities/development. Stormwater conveyance required by the Borough, buffer maintenance and restoration, the correction of hazardous conditions, lakefront views, boat docks and unpaved trails shall be permitted, provided no buildings are involved. The area of the buffer impacted by permitted activities shall not exceed 35% of the buffer on the subject parcel.
(7) 
Streams.
(a) 
Stream buffer delineation. A fifty-foot inner buffer and one-hundred-foot outer buffer, measured perpendicular to and horizontally from the top-of-bank on both sides of any stream for a total distance of 150 feet, shall be maintained on both sides of any stream. (See figure below.)
[1] 
Inner buffer. Measured perpendicular to and horizontally from the top-of-bank of the stream for a distance of 50 feet.
[a] 
Stormwater conveyance required by the Borough, buffer maintenance and restoration, the correction of hazardous conditions, stream crossings permitted by DEP, fish hatcheries, wildlife sanctuaries and boat launch sites constructed so as not to alter the floodplain cross section, and unpaved trails shall be permitted, providing no buildings are involved.
[b] 
No other earth disturbance, grading, filling, buildings, structures, new construction, or development shall be permitted.
[2] 
Outer buffer. Measured perpendicular to and horizontally from the outer edge of the inner buffer for a distance of 100 feet, resulting in a total buffer of 150 feet.
[a] 
Stormwater conveyance required by the Borough, buffer maintenance and restoration, the correction of hazardous conditions, agricultural activities, plant nurseries, parking lots constructed to existing grade, temporary fairs and carnivals, accessory uses for residential purposes, private sportsmen's club activities, athletic facilities, orchards, wildlife sanctuaries, boat launch sites, stream crossings permitted by DEP and unpaved trails shall be permitted, provided no buildings are involved.
[b] 
In areas of the outer buffer which are not wetlands, vernal ponds or slopes of more than 15%, stormwater management facilities which improve the water quality of stormwater discharge shall be permitted unless prohibited by other Borough or state requirements.
[c] 
No other earth disturbance, grading, filling, buildings, structures, new construction, or development shall be permitted, except as provided for in § 215-38B(3) and B(4).
[d] 
Limited forestry activities that do not clear cut the buffer (e.g. selective regeneration harvest) in accord with a forestry management plan shall be permitted, provided no buildings are involved.
C. 
Floodplain management.
[Amended 1-7-2013 by Ord. No. 2-2013]
(1) 
General provisions.
(a) 
Intent. This Subsection C is intended to:
[1] 
Promote the general health, welfare, and safety of the community.
[2] 
Encourage the utilization of appropriate construction practices in order to prevent or minimize flood damage in the future.
[3] 
Minimize danger to public health by protecting water supply and natural drainage.
[4] 
Reduce financial burdens imposed on the community, its governmental units, and its residents by preventing excessive development in areas subject to flooding.
[5] 
Maintain the existing hydrologic regime through the sound management of floodplains for their capacity to convey, transport, store and dissipate flood flow volumes and velocities, to protect water quality and to maintain stream channel stability.
(b) 
Statutory authorization. The Legislature of the Commonwealth of Pennsylvania has, by the passage of the Pennsylvania Flood Plain Management Act of 1978,[1] delegated the responsibility to local governmental units to adopt floodplain management regulations to promote public health, safety, and the general welfare of its citizenry. Therefore, in addition to the authority provided by the Pennsylvania Municipalities Planning Code, this Subsection C is adopted as authorized by the Pennsylvania Flood Plain Management Act of 1978.
[1]
Editor's Note: See 32 P.S. § 679.101 et seq.
(c) 
Applicability. This Subsection C shall apply to all new construction, development, and improvements, including the placement of fill material, in any identified floodplain area.
[1] 
It shall be unlawful for any person, partnership, business or cooperation to undertake, or cause to be undertaken, any construction or development anywhere within the Borough of Mount Pocono unless a permit has been obtained from the floodplain administrator.
[2] 
A permit shall not be required for minor repairs to existing buildings or structures unless required by other provisions of this chapter.
(d) 
Warning and disclaimer of liability.
[1] 
The degree of flood protection sought by the provisions of this Subsection C is considered reasonable for regulatory purposes and is based on acceptable engineering methods of study.
[2] 
Larger floods may occur or flood heights may be increased by man-made or natural causes, such as ice jams and bridge openings restricted by debris. This Subsection C does not imply that areas outside any identified floodplain areas, or that land uses permitted within such areas, will be free from flooding or flood damages.
[3] 
This Subsection C shall not create liability on the part of the Borough or any officer or employee thereof for any flood damages that result from reliance on this Subsection C or any administrative decision lawfully made thereunder.
(e) 
Abrogation and greater restrictions. This Subsection C supersedes any other conflicting provisions which may be in effect in identified floodplain areas. However, any other ordinance provisions shall remain in full force and effect to the extent that those provisions are more restrictive. If there is any conflict between any of the provisions of this Subsection C, the more restrictive shall apply.
(f) 
Severability. If any section, subsection, paragraph, sentence, clause, or phrase of this Subsection C shall be declared invalid for any reason whatsoever, such a decision shall not affect the remaining portions of the chapter, which shall remain in full force and effect, and, for this purpose, the provisions of this Subsection C are hereby declared to be severable.
(2) 
Administration.
(a) 
Designation of the floodplain administrator. The Borough of Mount Pocono Zoning Officer is hereby appointed to administer and enforce this Subsection C and is referred to herein as the "floodplain administrator."
(b) 
Zoning permits required. A zoning permit shall be required before any construction or development is undertaken within any area of the Borough of Mount Pocono, including identified floodplain areas.
(c) 
Duties and responsibilities of the floodplain administrator. In addition to the duties and responsibilities of the Zoning Officer established by this Subsection C, the floodplain administrator shall:
[1] 
State and federal law. Prior to the issuance of any permit, review the application for the permit to determine if all other necessary government permits required by state and federal laws have been obtained, such as those required by the Pennsylvania Sewage Facilities Act (Act 1966-537, as amended);[2] the Pennsylvania Dam Safety and Encroachments Act (Act 1978-325, as amended);[3] the Pennsylvania Clean Streams Act (Act 1937-394, as amended);[4] and the U.S. Clean Water Act, Section 404, 33 U.S.C. § 1344. No permit shall be issued until this determination has been made.
[2]
Editor's Note: See 35 P.S. § 750.1 et seq.
[3]
Editor's Note: See 32 P.S. § 693.1 et seq.
[4]
Editor's Note: See 35 P.S. § 691.1 et seq.
[2] 
Construction codes. The floodplain administrator shall consider the requirements of the 34 Pa. Code and the 2009 IBC and the 2009 IRC or latest revisions thereof.
(3) 
Application procedures and requirements. Applications shall be made in accord with § 215-104 of this chapter and, in addition to the information required by § 215-104C, applications shall included the following:
(a) 
Listing of other permits required.
(b) 
Brief description of proposed work and estimated cost, including a breakout of flood-related cost and the market value of the building before the flood damage occurred where appropriate.
(c) 
If any proposed construction or development is located entirely or partially within any identified floodplain area, applicants for permits shall provide all the necessary information in sufficient detail and clarity to demonstrate that:
[1] 
All such proposals are consistent with the need to minimize flood damage and conform with the requirements of this and all other applicable codes and ordinances.
[2] 
All utilities and facilities, such as sewer, gas, electrical, and water systems, are located and constructed to minimize or eliminate flood damage.
[3] 
Adequate drainage is provided so as to reduce exposure to flood hazards.
[4] 
Structures will be anchored to prevent flotation, collapse, or lateral movement.
[5] 
Building materials are flood-resistant.
[6] 
Appropriate practices that minimize flood damage have been used.
[7] 
Electrical, heating, ventilation, plumbing, air-conditioning equipment and other service facilities have been designed and/or located to prevent water entry or accumulation.
(d) 
In addition to those items required pursuant to § 215-105C(3)(c), the following data and documentation is required:
[1] 
If available, information concerning flood depths, pressures, velocities, impact and uplift forces and other factors associated with a base flood.
[2] 
Documentation, certified by a registered professional engineer, to show that the cumulative effect of any proposed development within a special flood hazard area, when combined with all other existing and anticipated development, will not increase the base flood elevation more than one foot at any point.
[3] 
A document, certified by a registered professional engineer or architect, which states that the proposed construction or development has been adequately designed to withstand the pressures, velocities, impact and uplift forces associated with the base flood.
[4] 
Detailed information needed to determine compliance with § 215-38C(13)(i), Storage, and § 215-38C(6)(d)[8], Development which may endanger human life, including:
[a] 
The amount, location and purpose of any materials or substances referred to in § 215-38C(13)(i) and § 215-38C(6)(d)[8] which are intended to be used, produced, stored or otherwise maintained on site.
[b] 
A description of the safeguards incorporated into the design of the proposed structure to prevent leaks or spills of the dangerous materials or substances listed in § 215-38C(13)(i) during a base flood.
[5] 
The appropriate component of the Department of Environmental Protection's "Planning Module for Land Development."
[6] 
Where any excavation or grading is proposed, a plan meeting the requirements of the Department of Environmental Protection, to implement and maintain erosion and sedimentation control and stormwater management.
(e) 
In addition to those items required pursuant to § 215-105C(3)(c), plans shall include the following:
[1] 
The proposed lowest floor elevation of any proposed building based upon North American Vertical Datum of 1988;
[2] 
Topographic contour lines, if available;
[3] 
The elevation of the base flood;
[4] 
Supplemental information as may be necessary under 34 Pa. Code, the 2009 IBC or the 2009 IRC.
(4) 
Basic development standard. In floodplain areas, only the following types of activities/development will be permitted:
(a) 
Activities/development that are compatible with maintaining the existing hydrologic regime and do not alter the cross-sectional dimension of the floodplain and its storage capacity.
(b) 
Activities/development permitted under Title 25, Chapter 105, of the Pennsylvania Code, or conveyances required by Title 25, Chapter 102.
(c) 
Activities/development specifically authorized by this § 215-38C.
(5) 
Identification of floodplain areas.
(a) 
Identification.
[1] 
The identified floodplain area shall be any areas of the Borough classified as a special flood hazard area (SFHA) in the Flood Insurance Study (FIS) and the accompanying Flood Insurance Rate Maps (FIRMs) dated May 2, 2013, and issued by the Federal Emergency Management Agency (FEMA) or the most recent revision thereof, including all digital data developed as part of the Flood Insurance Study.
[2] 
The above referenced FIS and FIRMs, and any subsequent revisions and amendments, are hereby adopted by the Borough and declared to be part of this subsection.
(b) 
A Areas.
[1] 
Shall be those areas identified as an A Zone on the FIRM included in the FIS prepared by FEMA and for which no base flood elevations have been provided. For these areas, elevation and floodway information from other federal, state, or other acceptable source shall be used when available. Where other acceptable information is not available, the base flood elevation shall be determined by using the elevation of a point on the boundary of the identified floodplain area which is nearest the construction site.
[2] 
In lieu of the above, the Borough may require the applicant to determine the elevation with hydrologic and hydraulic engineering techniques. Hydrologic and hydraulic analyses shall be undertaken only by professional engineers or others of demonstrated qualifications, who shall certify that the technical methods used correctly reflect currently accepted technical concepts. Studies, analyses, computations, etc., shall be submitted in sufficient detail to allow a thorough technical review by the municipality.
(c) 
Changes in identification of area. The floodplain area may be revised or modified by the Borough where studies or information provided by a qualified agency or person documents the need for such revision. However, prior to any such change to the special flood hazard area, approval must be obtained from the Federal Emergency Management Agency (FEMA). Additionally, as soon as practicable, but not later than six months after the date such information becomes available, a community shall notify FEMA of changes to the special flood hazard area by submitting technical or scientific data.
(d) 
Boundary disputes. Should a dispute concerning any identified floodplain boundary arise, the determination shall be made by the floodplain administrator and any party aggrieved by this decision or determination may appeal to the Zoning Hearing Board. The burden of proof shall be on the appellant.
(6) 
Prohibited development. In floodplain areas, the following shall be prohibited:
(a) 
Buildings. All walled and roofed buildings.
(b) 
Any new construction or development that will in any manner retard, divert or alter the natural flow of floodwaters on the site, except activities permitted by the Pennsylvania Department of Environmental Protection under Title 25, Chapter 105, of the Pennsylvania Code, or conveyances required by Title 25, Chapter 102.
(c) 
No new construction or development shall be permitted within the area measured 50 feet landward from the top-of-bank of any watercourse, except as permitted per § 215-38B(7).
(d) 
Developments of special concern.
[1] 
The commencement of any of the following activities, or the construction enlargement, or expansion of any structure used, or intended to be used, for any of the following activities, shall be prohibited:
[a] 
Hospitals.
[b] 
Nursing homes.
[c] 
Jails or prisons.
[2] 
Manufactured home park or subdivision. The commencement of, or any construction of, a new manufactured home park or manufactured home subdivision, or substantial improvement to an existing manufactured home park or manufactured home subdivision.
[3] 
Mobile home park. The commencement of, or any construction of, a new mobile home park or substantial improvement to an existing mobile home park.
[4] 
Recreational vehicles. The parking of recreational vehicles.
[5] 
Fill. The placement of fill material that is not associated with a permitted activity.
[6] 
Sewage disposal. On-lot or community subsurface sewage disposal systems.
[7] 
Mineral extraction. Structures associated with mining or oil and gas production, i.e., water storage, fluid containment, or well pads.
[8] 
Dangerous materials or substances. Any type of development or activity shall be prohibited which will be used for the production or storage of any of the following dangerous materials or substances; or which will be used for any activity requiring the maintenance of a supply of more than 550 gallons, or other comparable volume, of any of the following dangerous materials or substances on the premises; or which will involve the production, storage, or use of any amount of radioactive substances. The following list of materials and substances are considered dangerous to human life:
[a] 
Acetone.
[b] 
Ammonia.
[c] 
Benzene.
[d] 
Calcium carbide.
[e] 
Carbon disulfide.
[f] 
Celluloid.
[g] 
Chlorine.
[h] 
Hydrochloric acid.
[i] 
Hydrocyanic acid.
[j] 
Magnesium.
[k] 
Nitric acid and oxides of nitrogen.
[l] 
Petroleum products (gasoline, fuel oil, etc.).
[m] 
Phosphorus.
[n] 
Potassium.
[o] 
Sodium.
[p] 
Sulfur and sulfur products.
[q] 
Pesticides (including insecticides, fungicides, and rodenticides).
[r] 
Radioactive substances, insofar as such substances are not otherwise regulated.
[s] 
Any other substance as determined by the Borough.
(7) 
Permitted activities/development. The following activities/development are permitted in identified floodplain areas provided such activity/development does not involve any activity/development prohibited by § 215-38C(4):
(a) 
Agricultural activities.
(b) 
Plant nurseries.
(c) 
Forestry and seed production.
(d) 
Parking lots constructed to existing grade.
(e) 
Fish hatcheries.
(f) 
Temporary fairs or carnivals.
(g) 
Accessory uses for residential purposes.
(h) 
Private sportsmen's club activities (for example, archery, hunting, horse shoes, etc.).
(i) 
Athletic facilities.
(j) 
Orchards.
(k) 
Wildlife sanctuaries.
(l) 
Boat launch sites constructed to existing grade.
(m) 
Unpaved trails.
(n) 
Stream crossings permitted by DEP.
(o) 
Stormwater conveyance and stormwater management facilities for water quality as outlined in the Borough Stormwater Management Ordinance (Act 167).[5]
[5]
Editor's Note: See Ch. 179, Stormwater Management.
(8) 
Unspecified activities/development. Any activity/development not expressly permitted in § 215-38C(7) shall only be permitted by variance and shall be undertaken only in full compliance with § 215-38C(12) and § 215-38C(13). However, no activity/development shall be permitted which involves any activity/development expressly prohibited by § 215-38C(6).
(9) 
Watercourses; stream banks.
(a) 
Alteration or relocation of watercourse.
[1] 
Alteration or relocation of watercourse.
[a] 
No encroachment, alteration, improvement or development of any kind shall be made to any watercourse until all adjacent municipalities which may be affected by such action, the Federal Emergency Management Agency, and the Pennsylvania Department of Community and Economic Development have been notified, in writing, by the applicant by certified mail and until all required permits or approvals have been first obtained from the Department of Environmental Protection, Northeast Regional Office, and other applicable agencies. The applicant shall provide the Borough with proof of the required notifications and copies of any responses.
[b] 
No encroachment, alteration, or improvement of any kind shall be made to any watercourse unless it can be shown that the activity will not reduce or impede the flood-carrying capacity of the watercourse in any way.
[2] 
Restoration of unstable stream banks. No stream bank restoration or stabilization projects shall be undertaken until the applicant provides a detailed report addressing the fluvial geomorphology of stable reaches above and below the unstable reach. Any restoration or stabilization project shall include all necessary measures to ensure the maintenance of stability in the adjacent stable reaches of the stream channel.
(b) 
Letter of map revision. Technical or scientific data shall be submitted by the applicant to FEMA for a letter of map revision (LOMR) as soon as practicable but within six months of the completion of any new construction, development or other activity resulting in changes in the base flood elevation. The situations when a LOMR or a conditional letter of map revision (CLOMR) are required are:
[1] 
Any development that causes a rise in the base flood elevations within the floodway; or
[2] 
Alteration or relocation of a stream (including but not limited to installing culverts and bridges).
(10) 
Existing structures in floodplain area. The provisions of this § 215-38C do not require any changes or improvements to be made to lawfully existing structures. However, when an improvement is made to any existing structure in the identified floodplain area, the following provisions shall apply:
(a) 
Substantial improvement. Any substantial improvement to an existing structure shall be prohibited in any floodplain area.
(b) 
Expansion or enlargement. No permitted expansion or enlargement of an existing structure shall be allowed within 50 feet landward from the top-of-bank of any watercourse within any A Area unless necessary permits are obtained from the Department of Environmental Protection regional office.
(c) 
Danger to human life. No modification, alteration, reconstruction, or improvement of any kind to an existing structure shall be permitted which involves any activity which may endanger human life as listed in § 215-38C(6)(d)[8].
(d) 
Less than substantial improvement. Any modification, alteration, reconstruction, or improvement of any kind to an existing structure, to an extent or amount of less than 50% of its market value, shall be elevated to the greatest extent possible.
(e) 
Repetitive loss. Any modification, alteration, reconstruction, or improvement of any kind that meets the definition of repetitive loss shall only be permitted by variance and shall be undertaken only in full compliance with § 215-38C(10) and § 215-38C(11).
(f) 
Construction codes. The above activity shall also address the requirements of the 34 Pa. Code, as amended and the 2009 IBC and the 2009 IRC.
(11) 
Newly created lots or parcels.
(a) 
Existing lots or parcels of record. In the case where an existing lot or parcel of record is located wholly within an identified floodplain area, or where the useable area of a lot or parcel partially within any identified floodplain area is found to be inadequate for the proposed development, any prohibited development listed in § 215-38C(6) may only be permitted by variance in accord with § 215-38C(12).
(b) 
Newly created lots or parcels.
[1] 
After the effective date of this Subsection C, every lot or parcel created for development purposes shall contain an area adequate for the proposed use outside of a floodplain area, except as provided in Subsection C(11)(b)[2], below. The subdivision plan and deed for any such lot or parcel shall include a restriction that the lot or parcel shall not be used for any development which does not comply with the Borough floodplain regulations in effect when such development is proposed.
[2] 
After the effective date of this Subsection C, the subdivision plan and deed for any lot or parcel created for non-development purposes (e.g., forestry or agriculture) which contains any identified floodplain area shall include a restriction that the lot or parcel shall not be used for any development which does not comply with the Borough floodplain regulations in effect when such development is proposed.
[3] 
No variance shall be granted for any development in any floodplain area contained within any lot or parcel created after the effective date of this Subsection C. No variance shall be granted for any development in any floodplain area contained on any development plans submitted after the effective date of this Subsection C.
[4] 
All subdivision proposals at least 50 lots or at least five acres, whichever is the lesser, floodplain areas where base flood elevation data are not available, shall be supported by hydrologic and hydraulic engineering analyses that determine base flood elevations and flood way information. The analyses shall be prepared by a licensed professional engineer in a format required by FEMA for a conditional letter of map revision or letter of map revision. Submittal requirements and processing fees shall be the responsibility of the applicant.
(12) 
Variances. If compliance with any of the requirements of this Subsection C would result in an exceptional hardship to a prospective builder, developer, or landowner, the Zoning Hearing Board may, upon request, grant relief from the strict application of the requirements. Requests for variances shall be considered by the Zoning Hearing Board in accordance with the procedures contained in § 215-110 and the following:
(a) 
Alternatives analysis. No variance shall be granted until the applicant has performed an alternatives analysis to find practicable alternatives to development in the floodplain area.
(b) 
A Areas. No variance shall be granted for any construction, development, use, substantial improvement or activity within 50 feet landward from the top-of-bank of any watercourse within any A Area unless necessary permits are obtained from the Department of Environmental Protection regional office.
(c) 
Design and construction standards. Any development permitted by variance shall comply with the requirements of § 215-38C(13) and all other applicable requirements of the National Flood Insurance Program.
(d) 
Developments of special concern. No variance shall be granted for any development of special concern identified in § 215-38C(6)(d)
(e) 
Newly created lots or parcels. No variance shall be granted for any development in any identified floodplain area contained within any lot or parcel created after the effective date of this Subsection C.
(f) 
Written notice. Whenever a variance is granted, the Zoning Hearing Board shall notify the applicant, in writing, that:
[1] 
The granting of the variance may result in increased premium rates for flood insurance.
[2] 
Such variances may increase the risks to life and property.
(g) 
Review factors. In reviewing any request for a variance, the Zoning Hearing Board shall consider that the granting of the variance will not:
[1] 
Result in an unacceptable or prohibited increase in flood heights, additional threats to public safety, or extraordinary public expense.
[2] 
Create nuisances, cause fraud on, or victimize the public, or conflict with any other applicable state or local ordinances and regulations.
(h) 
Record. A complete record of all variance requests and related actions shall be maintained by the Zoning Hearing Board. In addition, a report of all variances granted during the year under this § 215-38C(12) shall be included in the annual report to FEMA.
(13) 
Design and construction standards. The following minimum standards, in addition to all applicable National Flood Insurance Program requirements, shall apply to any construction and development approved within any floodplain area:
(a) 
Residential and nonresidential structures.
[1] 
In A Zones, any new construction or substantial improvement shall have the lowest floor (including basement) elevated up to, or above, the regulatory flood elevation determined in accordance with § 215-38C(5)(a) of this chapter.
[2] 
The design and construction standards and specifications contained in the 2009 International Building Code (IBC) and in the 2009 International Residential Code (IRC) or the most recent revisions thereof and ASCE 24 and 34 Pa. Code (Chapters 401 through 405, as amended) shall be utilized.
(b) 
Space below the lowest floor.
[1] 
Fully enclosed space below the lowest floor (excluding basements) which will be used solely for the parking of a vehicle, building access, or incidental storage in an area other than a basement shall be designed and constructed to allow for the automatic entry and exit of floodwaters for the purpose of equalizing hydrostatic forces on exterior walls. The term "fully enclosed space" also includes crawl spaces.
[2] 
Designs for meeting this requirement must either be certified by a registered professional engineer or architect, or meet or exceed the following minimum criteria:
[a] 
A minimum of two openings having a net total area of not less than one square inch for every square foot of enclosed space.
[b] 
The bottom of all openings shall be no higher than one foot above grade.
[c] 
Openings may be equipped with screens, louvers, etc., or other coverings or devices provided that they permit the automatic entry and exit of floodwaters.
(c) 
Manufactured homes.
[1] 
All manufactured homes, and any improvements thereto, shall be:
[a] 
Placed on a permanent foundation.
[b] 
Elevated so that the lowest floor of the manufactured home is at least 1 1/2 feet above the base flood elevation.
[c] 
Anchored to resist flotation, collapse, or lateral movement.
[2] 
Installation of manufactured homes shall be done in accordance with the manufactures' installation instructions as provided by the manufacturer. Where the applicant cannot provide the above information, the requirements of Appendix E of the 2009 International Residential Building Code or the U.S. Department of Housing and Urban Development's Permanent Foundations for Manufactured Housing, 1984 Edition, draft or latest revision thereto shall apply and 34 Pa. Code Chapter 401 to 405.
[3] 
Consideration shall be given to the installation requirements of the 2009 IBC, and the 2009 IRC or the most recent revisions thereto and 34 Pa. Code, as amended, where appropriate and/or applicable to units where the manufacturers' standards for anchoring cannot be provided or were not established for the unit's proposed installation.
(d) 
Accessory structures. Structures accessory to a principal building need not be elevated to remain dry, but shall comply, at a minimum, with the following requirements:
[1] 
The structure shall not be designed or used for human habitation, but shall be limited to the parking of vehicles or to the storage of tools, material, and equipment related to the principal use or activity.
[2] 
Floor area shall not exceed 100 square feet.
[3] 
The structure shall have a low damage potential.
[4] 
The structure shall be located on the site so as to cause the least obstruction to the flow of floodwaters.
[5] 
Power lines, wiring, and outlets will be elevated to the regulatory flood elevation.
[6] 
Permanently affixed utility equipment and appliances such as furnaces, heaters, washers, dryers, etc., are prohibited.
[7] 
Sanitary facilities are prohibited.
[8] 
The structure shall be adequately anchored to prevent flotation or movement and shall be designed to automatically provide for the entry and exit of floodwater for the purpose of equalizing hydrostatic forces on the walls. Designs for meeting this requirement must either be certified by a registered professional engineer or architect, or meet or exceed the following minimum criteria:
[a] 
A minimum of two openings having a net total area of not less than one square inch for every square foot of enclosed space.
[b] 
The bottom of all openings shall be no higher than one foot above grade.
[c] 
Openings may be equipped with screens, louvers, etc., or other coverings or devices provided that they permit the automatic entry and exit of floodwaters.
(e) 
Fill. If fill is used, it shall:
[1] 
Extend laterally at least 15 feet beyond the building line from all points;
[2] 
Consist of soil or small rock materials only; sanitary landfills shall not be permitted;
[3] 
Be compacted to provide the necessary permeability and resistance to erosion, scouring, or settling;
[4] 
Be no steeper than one vertical foot to two horizontal feet unless substantiated data justifying steeper slopes are submitted and approved by the Borough; and
[5] 
Be used to the extent to which it does not adversely affect adjacent properties.
(f) 
Drainage facilities. Storm drainage facilities shall be designed to convey the flow of stormwater runoff in a safe and efficient manner in accordance with all applicable Borough stormwater control requirements. The system shall insure proper drainage along streets and provide positive drainage away from buildings. The system shall also be designed to prevent the discharge of excess runoff onto adjacent properties.
(g) 
Water and sanitary sewer facilities and systems.
[1] 
All new or replacement water supply and sanitary sewer facilities and systems shall be located, designed and constructed to minimize or eliminate flood damages and the infiltration of floodwaters.
[2] 
Sanitary sewer facilities and systems shall be designed to prevent the discharge of untreated sewage into floodwaters.
[3] 
No part of any on-site sewage system shall be located within any identified floodplain area.
(h) 
Other utilities. All other utilities such as gas lines, electrical and telephone systems shall be located, elevated (where possible) and constructed to minimize the chance of impairment during a flood.
(i) 
Storage. All materials that are buoyant, flammable, explosive or, in times of flooding, could be injurious to human, animal, or plant life and not listed in § 215-38C(6)(d)[8] shall be stored at or above the regulatory flood elevation.
(j) 
Placement of buildings and structures. All buildings and structures shall be designed, located, and constructed so as to offer the minimum obstruction to the flow of water and shall be designed to have a minimum effect upon the flow and height of floodwater.
(k) 
Anchoring.
[1] 
All buildings and structures shall be firmly anchored in accordance with accepted engineering practices to prevent flotation, collapse, or lateral movement.
[2] 
All air ducts, large pipes, storage tanks, and other similar objects or components located below the regulatory flood elevation shall be securely anchored or affixed to prevent flotation.
(l) 
Floors, walls and ceilings.
[1] 
Wood flooring used at or below the regulatory flood elevation shall be installed to accommodate a lateral expansion of the flooring, perpendicular to the flooring grain without causing structural damage to the building.
[2] 
Plywood used at or below the regulatory flood elevation shall be of a marine or water-resistant variety.
[3] 
Walls and ceilings at or below the regulatory flood elevation shall be designed and constructed of materials that are water-resistant and will withstand inundation.
[4] 
Windows, doors, and other components at or below the regulatory flood elevation shall be made of metal or other water-resistant material.
(m) 
Paints and adhesives.
[1] 
Paints and other finishes used at or below the regulatory flood elevation shall be of marine or water-resistant quality.
[2] 
Adhesives used at or below the regulatory flood elevation shall be of a marine or water-resistant variety.
[3] 
All wooden components (doors, trim, cabinets, etc.) used at or below the regulatory flood elevation shall be finished with a marine or water-resistant paint or other finishing material.
(n) 
Electrical components.
[1] 
Electrical distribution panels shall be at least three feet above the base flood elevation.
[2] 
Separate electrical circuits shall serve lower levels and shall be dropped from above.
(o) 
Equipment. Water heaters, furnaces, air-conditioning and ventilating units, and other electrical, mechanical or utility equipment or apparatus shall not be located below the regulatory flood elevation.
(p) 
Fuel supply systems. All gas and oil supply systems shall be designed to prevent the infiltration of floodwaters into the system and discharges from the system into floodwaters. Additional provisions shall be made for the drainage of these systems in the event that floodwater infiltration occurs.
(14) 
Definitions. Words and phrases in this Subsection C shall have the meanings set forth in this subsection. Words and phrases not defined in this Subsection C but defined in § 215-12 shall be given the meanings set fort in § 215-12. All other words and phrases shall be given their common, ordinary meaning, unless the context clearly requires otherwise.
BASE FLOOD
A flood which has a 1% chance of being equaled or exceeded in any given year (also called the "100-year flood"). See Identification of Floodplain section.
BASE FLOOD ELEVATION (BFE)
The elevation shown on the Flood Insurance Rate Map (FIRM) for Zones AE, AH, A1-30 that indicates the water surface elevation resulting from a flood that has a 1% or greater chance of being equaled or exceeded in any given year.
BASEMENT
Any area of the building having its floor below ground level on all sides.
DEVELOPMENT
Any man-made change to improved or unimproved real estate, including, but not limited, to the construction, reconstruction, renovation, repair, expansion, or alteration of the buildings or other structures; the placement of manufactured homes; streets, and other paving; utilities; filling, grading and excavation; mining; dredging; drilling operations; storage of equipment or materials; and the subdivision of land.
FLOOD
A temporary inundation of normally dry land areas.
FLOOD INSURANCE RATE MAP
The official map on which the Federal Emergency Management Agency has delineated both the areas of special hazards and the risk premium zones applicable to the community.
FLOOD INSURANCE STUDY
The official report provided by the Federal Emergency Management Agency that includes flood profiles, the Flood Insurance Rate Map, the Flood Boundary and Floodway Map, and the water surface elevation of the base flood.
FLOODPLAIN AREA
Any area of the Borough, classified as special flood hazard areas (SFHAs) in the Flood Insurance Study (FIS) and the accompanying Flood Insurance Rate Maps (FIRMs) dated May 2, 2013, and issued by the Federal Emergency Management Agency (FEMA) or the most recent revision thereof, including all digital data developed as part of the Flood Insurance Study.
FLOODWAY
The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot.
LOWEST FLOOR
The lowest floor of the lowest fully enclosed area (including basement). An unfinished, flood-resistant partially enclosed area, used solely for parking of vehicles, building access, and incidental storage, in an area other than a basement area is not considered the lowest floor of a building, provided that such space is not designed and built so that the structure is in violation of the applicable nonelevation design requirements of this Subsection C.
MANUFACTURED HOME
A structure, transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when attached to the required utilities. The term includes park trailers, travel trailers and other similar vehicles which are placed on the site for more than 180 consecutive days.
MANUFACTURED HOME PARK
A parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.
NEW CONSTRUCTION
Structures for which the start of construction commenced on or after January 7, 2013, and includes any subsequent improvements to such structures. Any construction started after May 28, 1982, the effective date of community's first floodplain management ordinance adopted by the community, and before January 7, 2013, is subject to the ordinance in effect at the time the permit was issued, provided the start of construction was within 180 days of permit issuance.
RECREATION VEHICLE
A vehicle which is:
(a) 
Built on a single chassis;
(b) 
Not more than 400 square feet, measured at the largest horizontal projections;
(c) 
Designed to be self-propelled or permanently towable by a light-duty truck;
(d) 
Not designed for use as permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use.
REGULATORY FLOOD ELEVATION
The base flood elevation plus a freeboard safety factor of 1 1/2 feet.
REPETITIVE LOSS
Flood-related damages sustained by a structure on two separate occasions for which the cost of repairs at the time of each such flood event, on average, equals or exceeds 25% of the market value of the structure before the damages occurred.
SPECIAL FLOOD HAZARD AREA (SFHA)
An area in the floodplain subject to a 1% or greater chance of flooding in any given year. It is shown on the FIRM as Zone A, AO, A1-A30, AE, A99, or AH.
START OF CONSTRUCTION
Includes substantial improvement and other proposed new development and means the date the permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within 180 days from the date of the permit and shall be completed within 12 months after the date of issuance of the permit unless a time extension is granted, in writing, by the floodplain administrator. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading, and filling; nor does it include the installation of streets and walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building.
STRUCTURE
Anything constructed or erected on the ground or attached to the ground including, but not limited to, buildings, sheds, manufactured homes, fences, walls, storage tanks, and other similar items. This term includes any man-made object having an ascertainable stationary location on or in land or water whether or not affixed to land.
SUBSTANTIAL DAMAGE
Damage from any cause sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50% or more of the market value of the structure before the damage occurred.
SUBSTANTIAL IMPROVEMENT
Any reconstruction, rehabilitation, addition, or other improvement of a structure, of which the cost equals or exceeds 50% of the market value of the structure before the start of construction of the improvement. This term includes structures which have incurred substantial damage or repetitive loss, regardless of the actual repair work performed. The term does not, however, include any project for improvement of a structure to correct existing violation of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are minimum necessary to assure safe living conditions. Historic structures undergoing repair or rehabilitation that would constitute a substantial improvement, as defined in this subsection, must comply with all ordinance requirements that do not preclude the structure's continued designation as a historic structure. Documentation that specific ordinance requirements will cause removal of the structure from the National Register of Historic Places or the State Inventory of Historic places must be obtained from the Secretary of the Interior or the State Historic Preservation Officer. Any exemption from ordinance requirements will be the minimum necessary to preserve the historic character and design of the structure.
VIOLATION
The failure of a structure or other development to be fully compliant with the community's floodplain management regulations.
A. 
Intent. The intent of this § 215-39 is to regulate earth disturbance, minimize stormwater runoff and protect soil resources and water quality. All grading or filling shall comply with this § 215-39.
B. 
Permit. Any activity which will result in the earth disturbance of more than 2,500 square feet of land area shall require a zoning permit. This § 215-39 shall not apply to:
(1) 
Projects where zoning or subdivision and land development approval has been otherwise granted.
(2) 
Agricultural uses with an approved soil erosion and sedimentation control plan meeting the requirements of the County Conservation District and PA DEP.
(3) 
The installation of a lawn or garden.
C. 
Plan. The applicant shall include with the application for a zoning permit a plan setting forth the details of the earth disturbance and including any additional information deemed necessary by the Borough to determine compliance.
D. 
Soil erosion and sedimentation and stormwater control. Any earth disturbance shall comply with all applicable Borough, state and federal regulations.
E. 
Drainage. Any excavations for the removal of topsoil or other earth products must be adequately drained to prevent the formation of pools of water and shall not create drainage problems for adjacent properties or public streets.
F. 
Excavation. Unless specifically permitted, open excavations shall not be maintained, except those excavations made for the erection of a building or structure for which a permit has been issued.
G. 
Storage piles. Excavation materials shall not be stored in piles on a property for more than one year before being redistributed and graded on the property or removed from the property.
H. 
Dust. Dust problems shall be minimized during the excavation, storage, removal, and hauling of excavated materials.
I. 
Bedrock disturbance; aquifer protection. In cases where any earth disturbance will result in the excavation of bedrock, the Borough may require the applicant to submit a report from a qualified engineer or geologist detailing the geologic structure of the area proposed to be disturbed and identifying the probable impacts on groundwater supply and quality and how such impacts will be mitigated.
J. 
Revegetation/reforestation. The plan shall include provisions for the revegetation, stabilization, and/or reforestation of any disturbed areas.
K. 
Soil suitability. Disturbed areas shall be prepared for revegetation using soil in an amount and of a type necessary to support the vegetation.
A. 
It is the intent of this section to preserve the character of the Borough by requiring the conservation of trees and other vegetation, especially during the land development process, and by requiring property line buffers. This effort will also minimize the detrimental effects of soil erosion and sedimentation and stormwater runoff. This section is not intended to prescribe specific cutting practices; or to prevent or hinder any landowner from realizing financial return from the sale of trees; or to prevent or hinder commercial tree harvesters from operating in the Borough.
B. 
Natural vegetation. In order to minimize soil erosion and stormwater runoff, natural vegetation shall be maintained to the greatest extent possible.
(1) 
Clearing of vegetation shall be limited to those areas of the site approved for proposed and required improvements.
(2) 
Any part of a site where existing vegetation has been disturbed and which is not used for buildings, structures, loading or parking spaces and aisles, sidewalks, designated storage areas, or other improvements shall be provided with an all-season ground cover and shall be landscaped.
(3) 
In the case of conditional uses and special exceptions, additional landscaping, screening and/or buffers may be required by the Borough, where the same are determined by the Borough as necessary to protect adjoining uses.
C. 
Buffer areas. In addition to the requirements of § 215-40B, the following requirements shall apply to all parcels in all districts:
(1) 
A buffer of not less than 75 feet in width shall be maintained along all property lines and any road right-of-way. Existing vegetation in this buffer area shall not be disturbed, except that trees may be harvested to the extent that the basal area of trees in the seventy-five-foot buffer area shall not be reduced below 50% of the basal area present before cutting or below 65 square feet per acre, whichever is higher. Basal area is the area in square feet per acre occupied by tree stems at 4.5 feet above the ground, normally measured by a calibrated prism or angle gauge. This buffer shall be maintained until such time as a development plan is approved for the parcel in accord with this chapter.
(2) 
Clearing of vegetation and landscaping for a development project shall be in accord with an overall plan to be submitted with the zoning and land development plan application. Such clearing shall not be initiated until the application is approved by the Borough. For the purposes of installation, landscaping shall be considered an improvement in accord with Chapter 187, Subdivision and Land Development. The clearing and landscaping plan shall show the type and extent of existing vegetation, the area proposed for clearing, and proposed landscaping.
A. 
Traffic impact studies are required for certain activities, to enable the Borough to assess the effect on the transportation system in and around the Borough and to:
(1) 
Ensure that proposed uses do not adversely affect the transportation network.
(2) 
Identify any traffic problems associated with site access.
(3) 
Determine traffic problems on private, Borough, county or state roads in the project traffic study area.
(4) 
Assist in the protection of the safety of the motoring public, air quality, and energy conservation.
B. 
TIS requirement.
(1) 
Thresholds. A TIS shall be required for all subdivisions and land developments that, at buildout, are projected to generate 50 or more trip-ends per project peak hour or 500 trip-ends or more per day based on the latest edition of Trip Generation published by the Institute of Transportation Engineers. A TIS shall also be required for additions to a use, changes of use and replacements of nonconforming uses that increase the total traffic (i.e., existing plus new traffic) above the peak hour or daily thresholds.
(2) 
Other projects. The Council may also, based on the recommendation of the Planning Commission and information supplied in a site plan or permit application, make a finding that there are potential traffic issues due to the nature of the specific business or site. The finding shall specifically set forth the basis of the Council's concerns and the specific issues involved. A TIS may be required in such instances to address those specific traffic issues even though the total traffic is less than the specified thresholds. The scope of such a TIS shall, however, be confined to such issues.
C. 
Professional requirements. The TIS shall be prepared by a registered professional traffic engineer or transportation planner with verifiable experience in preparing such studies.
D. 
Study methodology and area.
(1) 
Methodology. The TIS shall be in accord with the Institute of Transportation Engineers' recommended methodology and Pennsylvania Department of Transportation guidelines.
(2) 
Study area. The study area for the traffic study shall be based on engineering criteria and an understanding of existing traffic conditions at the site. It shall represent that area likely to be affected by the development, where highway users are likely to experience a change in the existing level of service. The study limits shall be initially agreed upon by the developer, his engineer and the Borough's Engineer. The study area shall be specifically subject to the approval of the Council with the advice of the Borough Engineer and/or a qualified traffic engineer.
E. 
Study contents. The TIS shall contain the following elements:
(1) 
The study area boundary and identification of the roadways included within the study area.
(2) 
A general site description, including:
(a) 
Size, location, existing and proposed land uses and dwelling types, construction staging, and completion date for the proposed project.
(b) 
Existing land uses, approved and recorded subdivision and land developments, and subdivisions and land developments proposed but not yet approved and recorded in the study area that are agreed upon by the developer, his traffic engineer, and the Borough's Engineer as having bearing on the development's likely impact.
(c) 
Within the study area, a description of existing roadways and intersections (geometrics and traffic signal control) as well as improvements contemplated by government agencies or private parties.
(3) 
An analysis of existing conditions, including:
(a) 
Daily and peak hour(s) traffic volumes. Schematic diagrams depicting daily and peak hour(s) traffic volumes shall be presented for roadways within the study area. Turning movement and main-line volumes shall be presented for the three peak-hour conditions (a.m., p.m. and site generated). However, only main-line volumes are required to reflect daily traffic volumes. The source and/or method of computation for all traffic volumes shall be included.
(b) 
Volume/capacity analyses at critical points. Utilizing techniques described in the Highway Capacity Manual Transportation Research Board Special Report 209 (1985 or latest edition) or derivative monographs, an assessment of the relative balance between roadway volumes and capacity are to be described. The analysis shall be performed for existing conditions (roadway geometry and traffic signal control) for the appropriate peak hours.
(c) 
Level of service at critical points. Based on the results obtained in the previous subsection, levels of service (A through F) shall be computed and presented, along with a description of typical operating conditions at each level of service.
(d) 
Accident locations. A tabulation of accident locations during the most recent three-year period.
(4) 
An analysis of future conditions without the proposed development. The future year(s) for which projections are made will be specified by the Borough and will be dependent on the timing of the proposed development. The following information shall be included:
(a) 
Daily and peak-hour(s) traffic volumes. This section shall clearly indicate the method and assumptions used to forecast future traffic volumes. Regardless of the methods and other assumptions used, no TIS shall assume less than two-percent-per-year growth in traffic levels without the proposed development unless there are particular limitations applicable to a given highway that prevent such growth from being realized (e.g., a dead-end road with no room for further development). Schematic diagrams depicting projected future daily and peak-hour(s) traffic volumes shall be presented for the roadways within the study area. Projected turning movement and main-line volumes shall be presented for the three peak-hour conditions (a.m., p.m. and site generated). The source and/or method of computation for all projected traffic volumes shall be included.
(b) 
Volume/capacity analyses at critical locations. The ability of the existing roadway system to accommodate future traffic (without site development) shall be described in this section. If roadway improvements or modifications are committed for implementation, the volume/capacity analysis shall be presented for these conditions.
(c) 
Levels of service at critical points. Based on the results obtained in the previous subsection, levels of service (A through F) shall be determined.
(5) 
Trip generation. The amount of traffic generated by the site shall be presented in this section for daily and the three peak-hour conditions (a.m., p.m. and site generated). The trip-generation rates used in this phase of the analysis shall be justified and documented to the satisfaction of the Council. Trip Generation (latest edition) published by the Institute of Transportation Engineers shall be used unless the Council approves other studies.
(6) 
Trip distribution. The direction of approach for site-generated traffic shall be presented in this section for the appropriate time periods. As with all technical analysis steps, the basic method and assumptions used in this work shall be clearly stated in order that the Borough can replicate these results.
(7) 
Traffic assignment. This section shall describe the utilization of study-area roadways by site-generated traffic. The proposed traffic volumes shall then be combined with the projected future traffic volumes without the project to describe main-line and turning movement volumes for future conditions with the site developed as the applicant proposed.
(8) 
Analysis of future conditions with development. This section shall describe the adequacy of the roadway system to accommodate future traffic with development of the site. Any unique characteristics of the site or within the study (i.e., holiday shopping) affecting traffic shall be considered. If staging of the proposed development is anticipated, analysis for each stage of completion shall be made. The following information shall be included:
(a) 
Daily and peak-hour(s) traffic volumes. Main-line and turning-movement volumes shall be presented for the highway network in the study area as well as driveways for the appropriate time periods.
(b) 
Volume/capacity analysis at critical points. A volume/capacity analysis comparable to those required above for existing conditions and projected future conditions without the project shall be performed for the appropriate peak hours for future conditions with the site developed as proposed.
(c) 
Levels of service at critical points. As a result of the volume/capacity analysis, the level of service on the study-area roadway system shall be computed and described in this section.
(9) 
Recommended improvements. If the analysis indicates that unsatisfactory levels of service (levels of service D, E or F) as described in Highway Capacity Manual (Transportation Research Board Special Report 209, 1985 or latest edition) will occur on study-area roadways, a description of proposed improvements to remedy deficiencies shall be included in this section. Such proposals shall not include committed projects by the Borough and state that have been described and analyzed as required above. The following information shall be included:
(a) 
Proposed recommended improvements. Describe the location, nature and extent of proposed improvements to assure sufficient roadway capacity. Accompanying this list of improvements shall be preliminary cost estimates.
(b) 
Signs. Specific recommendations shall be included for the placement of traffic control signs (e.g., stop signs, speed limit signs, no parking signs, etc.) conforming to state and Borough regulations.
(c) 
Volume/capacity analysis at critical points. Another iteration of the volume/capacity analysis shall be described which demonstrates the anticipated results of making these improvements.
(d) 
Levels of service at critical points. As a result of the revised volume/capacity analysis presented in the previous subsection, levels of service for the highway system with improvements shall be presented.
(10) 
Conclusion. The last section of the report shall include a clear, concise description of the study findings.
(11) 
Implementation. All traffic improvements or improved levels of service shall be incorporated into the subdivision plan and/or land development plan and implemented and installed at the applicant's expense as permitted by law.