See state erosion and sedimentation control regulations and
the Subdivision and Land Development Ordinance. Compliance with State erosion and sedimentation control
regulations shall be an automatic condition of any zoning permit for
work that involves earth disturbance. The Zoning Officer may require
that evidence of compliance with such regulations be submitted to
the Borough.
See also the Floodplain Ordinance regulations.
A. Wetland studies. It shall be the responsibility of each applicant
to determine whether land areas proposed for alteration meet the federal
or state definition of a wetland prior to submittal of development
plans to the Borough. If the Zoning Officer has reason to believe
that wetlands may be present on a site proposed for development or
subdivision, the Zoning Officer may require that the applicant provide
a suitable wetland delineation study prepared by a qualified professional.
Where disturbance is proposed in an area that may be wetlands, the
Zoning Officer may place a condition on a zoning permit to require
that the applicant submit evidence that a wetland delineation has
been officially confirmed under U.S. Army of Engineers-approved procedures.
(1) Note - An indicator of possible wetlands involves the presence of
hydric soils in soil mapping of the U.S. Natural Resources Conservation
Service.
B. Creek setbacks. No new or expanded building, vehicle parking area
or business storage area shall be located within the area 30 feet
from the centerline of any perennial creek.
No use shall generate odors or dust that are offensive to persons
of average sensitivities beyond the boundaries of the subject lot.
This section shall only regulate exterior lighting that spills
across lot lines or onto public streets.
A. Streetlighting exempted. This section shall not apply to: a) streetlighting
that is owned, financed or maintained by the Borough or the state,
or b) an individual light of less than 10 feet in total height in
a front yard or attached to the front of a building.
B. Height of lights. No luminary that is within 150 feet of a lot line
of an existing dwelling shall be placed at a height exceeding 35 feet
above the average surrounding ground level. This limitation shall
not apply to lights needed for air safety nor lights intended solely
to illuminate an architectural feature of a building, or lighting
of outdoor public recreation facilities.
C. Diffused. All light sources, including signs, shall be properly diffused
as needed with a translucent or similar cover and/or shielded to prevent
exposed lighting elements from being directly visible from streets,
public sidewalks, dwellings or adjacent lots.
D. Shielding. All light sources, including signs, shall be shielded
around the light source and carefully directed and placed to prevent
the lighting from creating a nuisance to reasonable persons in adjacent
dwellings, and to prevent the lighting from shining into the eyes
of passing motorists.
E. Flickering. Flashing, flickering or strobe lighting are prohibited,
except for non-advertising seasonal lights between October 25 and
January 10.
F. Gasoline sales canopies. Any canopy over gasoline pumps shall have
light fixtures recessed into the canopy or screened by the canopy
or enclosures or otherwise controlled so that lighting elements are
not directly visible from another lot or street.
G. Lighting of horizontal surfaces. For the lighting of predominantly
horizontal surfaces such as parking areas and vehicle sales areas),
lighting fixtures shall be aimed downward and shall include cut-off
measures as needed to properly direct the light to the intended locations,
with no uplighting.
H. Off-premises signs (billboards). Any new exterior lighting of an
off-premises sign shall be attached to the top of the off-premises
sign, be shielded as needed to avoid direct views of the luminaire
from streets or buildings, and project downward.
I. Spillover. Lighting of a commercial or industrial property shall
not cause the illumination level on a principal residential lot in
a residential district to exceed 0.5 footcandle.