A.
All uses shall comply with the requirements of this article, and
the landowner and/or developer shall demonstrate that a proposed use
shall comply with the standards herein prior to the Borough issuing
approval and any operation commencing on the lot.
B.
Compliance shall be determined by the Zoning Officer with respect
to permitted uses, by the Zoning Hearing Board with respect to special
exceptions, and by the Borough Council with respect to conditional
uses. In order to determine whether a proposed use will conform to
the requirements of this chapter, the Borough may obtain a qualified
consultant's report, whose cost for services shall be borne by
the applicant.
C.
All uses that require new facilities or expansion of existing facilities,
such as sewers, storm drains, fire hydrants, potable water, public
streets, streetlighting, and similar services shall obtain such approval
as required by the agency providing such service prior to project
approval. If there is no availability of essential services, that
shall be grounds for denying permits for additional development until
such services are available. The Borough is not obligated to extend
or supply essential services if capacity is not available. If capacity
is available, the extension of services shall be by and at the cost
of the landowner and/or developer, unless the jurisdiction agrees
otherwise.
D.
All service extensions shall be designed and installed in full conformance
with the jurisdiction's standards for such service and shall
be subject to review, permitting, and inspection as required by other
policies or ordinances of the jurisdiction.
Fire protection and firefighting equipment, procedures, and
safety protocols acceptable to the National Fire Protection Association
shall be readily available and followed where there is any activity
involving the handling or storage of flammable or explosive materials.
Unless otherwise permitted by the Borough for medical purposes,
no activity shall emit radioactivity at any point or cause electrical
disturbance adversely affecting the operation of radio or other equipment
in the vicinity.
A.
Fire sirens, place of worship bells, and related apparatus used solely
for public purposes shall be exempt from the noise requirements herein.
B.
Within the C-1 district when adjoining a residential use, noise in
excess of 75 decibels between 7:00 a.m. and 11:00 p.m. and 55 decibels
between 11:00 p.m. and 7:00 a.m., as measured on a decibel or sound-level
meter of standard quality and design operated on the A-weighted scale,
shall not be permitted. Industry standards and equipment shall be
utilized for measuring such noise at any and all lot lines of the
subject lot on which the noise source is located. Proof of such current
compliance shall be presented to the Borough upon the request of the
Zoning Officer.
Vibrations detectable without instruments on any adjacent lot
in any zoning district shall be prohibited, except that temporary
vibration as a result of construction activity shall be permitted.
No construction vibrations shall be permitted between 7:00 p.m. and
7:00 a.m.
No malodorous gas or matter shall be permitted which is discernible
on any adjacent lot or any zoning district.
The maximum amount of smoke emission permitted shall be determined
by the use of the Standard Ringelmann Chart issued by the United States
Bureau of Mines or most-recent industry standard. No smoke of a shade
darker than No. 2 shall be permitted.
No pollution of air by fly ash, dust, vapors, or other substance
shall be permitted which is harmful to public health, animals, vegetation,
or other property or which can cause soiling of property.
B.
In any zoning district, any operation or activity producing outdoor
lighting and/or intense glare shall be so conducted that direct and
indirect illumination from the source of light shall not cause illumination
in excess of zero footcandles when measured at any residential zoning
district boundary line or any residentially developed lot in the C-1
zoning district. Flickering or intense sources of light shall be so
controlled as not to cause a nuisance across any lot lines.
C.
No use shall produce a strong, dazzling light or a reflection of
a strong, dazzling light beyond its lot lines. In general, lighting
fixtures that shield the reflector or lens or any high-brightness
surface from viewing angles about 60 feet from horizontal shall be
utilized. Architectural lighting shall be recessed under roof overhangs
or generated from concealed sources utilizing low-intensity light
fixtures. The interior illumination of a canopy which permits any
light to pass through is hereby banned. The illumination or lighting
of freestanding and building canopies, awnings, and exterior auxiliary
parts is prohibited, with the exception of flat-lens, full-cutoff,
downcast lighting, which may be mounted on the underside surface of
a structure, provided that it illuminates only the ground area beneath
the structure.
D.
All outside lighting, including sign lighting, shall be focused away
from adjacent streets and lots and shall be directed in such a way
as not to create a nuisance to any adjacent use and roadway. All luminaries
and fixtures hereafter constructed, installed, changed, or remodeled
shall be equipped with a glare-shielding device, full-cutoff, downward-cast,
in the case of freestanding area lighting. Intensity of outdoor lighting
shall be limited within usable areas of a lot (i.e., parking, walkways,
etc.) to an average intensity at the ground of 2 1/2 footcandles
with a maximum intensity at any given point on the ground of six footcandles,
unless otherwise approved by the Borough Council. A 400-watt maximum
shall apply to any light source.
E.
In any zoning district, all pole-mounted illumination or lighting
over six feet in height or any wall-mounted illumination or lighting
supported by brackets or pole arms over six feet in height, hereafter
constructed, installed, changed, or remodeled, shall be "full cut-off
lighting" with flush or recessed lens caps only. All light fixtures
shall be mounted parallel to the ground. "Full cut-off lighting" shall
be defined as the type of lighting fixture designed to provide light
distribution so that the candela at 90° above nadir is zero and
less than 10% of rated lumens at 80° above nadir as defined by
current industry standards.
F.
Illumination and light intensity shall not exceed zero footcandles,
measured either vertically or horizontally to the ground surface,
at any height, at any adjoining lot line in a residential zoning district.
Where light is reflected in a street area, then the intensity measurement
shall be made on the right-of-way line across the street from where
the light source emanates.
G.
Sign lighting shall be low-intensity and generated from a concealed
source and shall not spill over into adjoining lots or roadways or
in any way interfere with the vision of oncoming motorists. Spotlights
used to illuminate signs, or each side of a two-faced sign, shall
be restricted to not more than one 150-watt light per signs for up
to 40 square feet and no more than two 150-watt lights per sign for
over 40 square feet. The sign base or landscaping around the sign
shall be designated to shield the light from oncoming motorists to
conceal the light source and light fixtures.
H.
The height of a luminaire shall be limited as follows:
(1)
In any residential zoning district, the maximum height permitted
shall be 20 feet.
(2)
In any other zoning district, the maximum height shall be 30
feet.
(3)
The Borough Council may further limit the height of any luminaire
when it is determined that proposed lighting may have a detrimental
impact upon nearby lots.
I.
Basketball courts, playing fields, and tennis courts which have a unique requirement for nighttime visibility may be exempted from Subsections A through H if, in the judgment of the Borough Council, their limited hours of operation and the location of the luminaries will adequately protect neighboring residential uses.
No erosion by wind or water shall be permitted which will carry
or deposit objectionable substances onto neighboring lots. Provisions
required by the Allegheny County Conservation district shall be applicable
to all development or redevelopment.
