In addition to the general standards for all conditional uses as contained in § 240-81, specific standards for conditional uses are set forth in this article. These standards must be met prior to the approval by the Borough Council of conditional uses in applicable zones.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
This use can be considered as an accessory use to
an existing or proposed principal use, provided that all applicable
provisions for its establishment are satisfied.
B.
The proposed facility shall be constructed, operated
and maintained in accordance with the rules and regulations of the
Federal Aviation Administration and the Pennsylvania Bureau of Aviation
governing the use of airports.
C.
Certification that the site has been inspected and
licensed by the Bureau of Aviation of the Pennsylvania Department
of Transportation must be submitted to the Borough prior to use of
the site.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
Lot area: five acres minimum.
B.
Lot width: 300 feet minimum.
C.
Setbacks. Any area used for this purpose must be at
least 75 feet from any property line and 100 feet from any street
line.
D.
The area to be used must be completely enclosed with
a six-foot-high fence so constructed as not to have any openings greater
than six inches in any dimension.
E.
It must comply with all applicable state regulations
and the Borough Junkyard Ordinance, if one exists.
F.
No garbage or other organic waste shall be stored
on the premises.
G.
The premises shall be maintained so as not to constitute
a public nuisance or health hazard to the community or nearby residents
or to create a place for the breeding of rodents or vermin.
H.
The manner of storage, arrangement of junk and the
drainage facilities shall be designed so as to prevent the accumulation
of stagnant water and to facilitate access for inspection purposes
and fire fighting.
I.
Fluids such as antifreeze, oil, and fuels from junked
vehicles shall not be stored on site, and equipment shall not be drained
or allowed to spill onto the ground. Such fluids shall be disposed
of in an appropriate manner, e.g., oil-reclamation centers, etc.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
Setbacks. All campsites shall be located at least
50 feet from any property line and 100 feet from any street line.
B.
The proposed campground must comply with the appropriate
health, sanitary and safety regulations of the Borough and the Commonwealth
of Pennsylvania.
C.
No more than 10 campsites shall be permitted per acre.
A parking space for one automobile shall be provided at each site
which will not interfere with the convenient and safe movement of
traffic, or equivalent parking shall be provided in a common area
or lot.
D.
Buffers and screens shall be provided as necessary
to adequately protect neighboring properties. This includes but is
not limited to fences, walls, plantings, and open spaces.
E.
Consideration shall be given to traffic problems.
If the nature of the campground is such that it will generate a high
volume of vehicular traffic, then access should be via an arterial
or collector street as designated by the Borough's Comprehensive Plan.
F.
All campgrounds shall furnish centralized sanitary
and garbage collection facilities that shall be set back a minimum
of 100 feet from any property line.
G.
An internal road system shall be provided. The pavement
width for the access drive entranceway shall be at least 24 feet.
The pavement width for internal drives shall be a minimum of 16 feet.
All internal drives must be improved to a mud-free, dust-free condition.
H.
Accessory retail or service commercial uses.
(1)
Any accessory retail or service commercial uses shall
be set back at least 100 feet from any property line. Such accessory
commercial uses shall be solely designed and constructed to serve
the campground's registered guests and their visitors.
I.
Public water and public or community sewer facilities
approved by the Pennsylvania Department of Environmental Protection
must be utilized.
J.
The use must comply with all applicable state and
local laws and regulations.
In the GR Zone, telephone or telegraph exchange,
radio or television broadcasting towers, micro-relay stations and
similar facilities are permitted subject to the requirements of the
zone in which located, except as herein modified and provided:
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
The lot must be improved with a building containing
an office, display room and appurtenant facilities.
B.
All service and/or repair activities shall be conducted
within a wholly enclosed building.
C.
No outdoor storage of parts, equipment, lubricants,
fuel, or other materials used or discarded as part of the service
repair operation shall be permitted.
D.
All exterior vehicle storage areas shall be screened
from adjoining residential uses and/or residential zones.
E.
The demolition or junking of implements and equipment
is prohibited.
F.
No vehicles, implements, or equipment shall be stored
if not awaiting repair or resale.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
Access shall be via an arterial or collector street
as designated by the Township's Comprehensive Plan.
B.
A buffer yard 25 feet wide must be located on the
site in all instances where the site adjoins a residential use or
zone. The buffer yard shall be naturally landscaped, have no impervious
cover, and shall not be used for building, parking, loading, or storage.
C.
Any outdoor storage areas shall be enclosed by a wall
or fence and screened from view of adjoining properties. No materials
may be stored so as to create a public health hazard or a public nuisance.
D.
No toxic or hazardous materials may be stored on any
property, except in compliance with applicable state regulations.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
This use can be considered as an accessory use to
an existing or proposed principal use, provided that all applicable
provisions for its establishment are satisfied.
B.
The proposed heliport shall be constructed, operated
and maintained in accordance with the rules and regulations of the
Federal Aviation Administration and the Pennsylvania Bureau of Aviation
governing the use of heliports.
C.
Certification that the site has been inspected and
licensed by the Bureau of Aviation of the Pennsylvania Department
of Transportation must be submitted to the Borough prior to use of
the site.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
All industrial activities shall be conducted within
a completely enclosed building.
B.
All buildings shall be set back at least 50 feet from
any property line and 50 feet from the street right-of-way.
C.
All storage shall be either within a building or in
an area to the side or rear of the principal building enclosed by
a six-foot-high fence and screened from adjoining properties.
D.
Access shall be via an arterial or collector street
as identified in the Borough's Comprehensive Plan.
E.
Points of ingress and egress shall be designed to
minimize congestion and hazards and to allow free movement of traffic
on adjacent roads.
F.
Exterior lighting shall be directed away from all
adjoining properties.
G.
Satisfactory evidence must be presented to show that
disposal of toxic materials will be provided in a manner that will
not create a public health hazard or nuisance.
H.
Public water and public, community, or on-site sewer
facilities approved by the Pennsylvania Department of Environmental
Protection must be utilized.
I.
Satisfactory provision shall be made to minimize harmful
or unpleasant effects, such as noise, odors, fumes, glare, vibration,
smoke, vapors and gases, emissions and industrial wastes.
J.
A buffer yard at least 25 feet wide shall be provided
adjacent to each property and street line. The buffer yard shall be
naturally landscaped and shall not be used for buildings, parking,
or loading.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
Permitted uses. Uses such as those listed in the definition of “industrial activities” in § 240-6 shall be permitted.
B.
Lot area. Minimum lot area must be provided equal
to the total required if individual lots were to be subdivided and
sold to tenants.
C.
Lot width: 300 feet minimum. Individual parcels within
the park shall have a lot width of at least 175 feet.
D.
Access. Access shall be via an arterial or collector
street as designated in the Borough's Comprehensive Plan. Truck traffic
going to and from the industrial park shall be permitted only on nonresidential
streets.
E.
Buffers. Except for street frontage, a buffer yard
of not less than 75 feet shall be maintained on each side of the industrial
park adjacent to adjoining properties. The buffer yard shall be naturally
landscaped, have no impervious cover, and shall not be used for buildings,
parking, or loading.
F.
Public water and public or community sewer facilities
approved by the Pennsylvania Department of Environmental Protection
must be provided to all tenants.
G.
All buildings must be set back at least 50 feet from
any property line and 75 feet from a street line.
H.
All internal streets providing access to parcels within
the park shall be constructed to Borough specifications.
I.
Industrial "lots" within the park (whether or not
such lots are subdivided and separately deeded) shall provide minimum
setbacks as required for other uses in the GR Zone.
J.
Satisfactory provision shall be made to minimize harmful
or unpleasant effects (noise, odors, fumes, glare, vibration, smoke,
vapors and gases, electrical emissions and industrial waste.)
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
Parking for the individual storage units shall be
provided by parking/driving lanes adjacent to the buildings. These
lanes shall be at least 20 feet wide where access to storage units
is only on one side of the aisle and at least 30 feet wide where access
to storage units is on both sides of the aisle.
B.
If a manager/business office is established on the
site, at least four parking spaces must be provided adjacent to the
office.
C.
The servicing or repair of stored equipment shall
not be conducted on the premises. Also, no business activities, other
than rental of storage units, shall be conducted on the premises.
D.
The storage of flammable liquids, highly combustible
or explosive materials or hazardous chemicals is prohibited.
E.
If a parking area is to be provided for the outdoor
storage of recreational vehicles, such parking shall be in addition
to any required parking.
F.
All outdoor lights shall be shielded to direct light
onto the uses established and away from adjacent property.
G.
Buffers and screens shall be provided as necessary
to adequately protect neighboring properties. This includes but is
not limited to fences, walls, plantings, and open spaces.
H.
All access drives, parking, and loading areas must
be paved or covered with crushed stone so as to render such areas
dust-free and passable in all weather conditions.
I.
Access shall be via an arterial or collector street
as designated by the Borough's Comprehensive Plan.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
Lot area: one acre minimum.
B.
Lot width: 175 feet minimum.
C.
The lot shall be improved with a building containing
any office, display room and appurtenant facilities.
D.
Access shall be via an arterial or collector street
as designated in the Borough's Comprehensive Plan.
E.
No mobile homes shall be located within the minimum
building setback areas.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
Adjacent areas must be predominantly undeveloped,
and the range area must be at least 200 feet from any property or
street right-of-way line. A use involving firearms must also be located
at least 1,000 feet from any existing residential use.
B.
Except for trap and skeet ranges, an earthen background
berm must be provided within 20 feet of the target post farthest from
the firing line to prevent wild or ricochetting bullets or wild or
stray arrows. Such berm shall have a slope of not less than one vertical
to two horizontal and must extend at least eight feet above the ground
level at the highest target. The crest of the berm at the eight-foot
minimum height limit shall be at least four feet in width, as measured
between the wall of the berm facing the range and the opposite wall.
An alternative barrier, whether natural or man-made, which duplicates
the effect of the berm may be substituted if approved by the Borough
Council.
C.
Earthen side berms must be provided immediately adjacent to the range and shall extend from the firing line to the background berm. The side berms shall meet the same design qualifications as set forth for background berms in Subsection B above.
D.
For ranges involving firearms, only targets mounted
on target posts shall be permitted; no targets of any kind shall be
set directly on the ground (excludes trap and skeet ranges).
E.
Warning signs must be posted at least 10 feet from
the outside of the berms.
F.
The firing range shall be free of gravel and other
hard surface materials and shall be adequately drained.
G.
Adult supervision must be provided for children under
16 years of age.
H.
No target shall extend above six feet in height or be located so that the trajectory from the firing line to the target would cause a projectile to exceed the height of the berm required in Subsection B above.
I.
An alternative barrier, whether natural or man-made,
which duplicates the effect of the berms required may be substituted
if approved by the Borough Council.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
No saw or other machinery shall be less than 50 feet
from any property or street line.
B.
All power saws and machinery must be secured against
tampering and locked when not in use.
C.
All machinery used in the sawmill operation shall
be located at least 500 feet from a residential use or Single-Family
Residential Zone.
D.
Buffers and screens shall be provided as necessary
to adequately protect neighboring properties. This includes but is
not limited to fences, walls, plantings, and open spaces.
E.
Satisfactory provision shall be made to minimize harmful
or unpleasant effects, such as noise, odors, fumes, glare, vibration,
smoke, vapors and gases, and industrial wastes.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
All buildings must be set back at least 25 feet from
any property line and 50 feet from a street line.
B.
Access must be via an arterial or collector street
as designated in the Borough's Comprehensive Plan.
C.
A buffer yard at least 50 feet wide must be provided
on the site in all instances where the site adjoins a Single-Family
Residential Zone. The buffer yard shall be naturally landscaped, have
no impervious cover, and shall not be used for building, parking,
loading, or storage purposes.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
Any processing of solid waste, including but not limited
to incineration, shredding, compaction, material separation, recycling,
refuse-derived fuel and pyrolysis, shall be conducted within a wholly
enclosed building.
B.
No refuse shall be deposited or stored and no building
or structure shall be located within 200 feet of any property line
or 500 feet from any residential use.
C.
A buffer yard, at least 50 feet wide, shall be located
along all property lines. No structures, storage, parking, or any
other related activity or operation shall be permitted within this
area. The buffer shall be naturally landscaped and have no impervious
cover.
D.
Any area used for the unloading, transfer, storage,
processing, incineration, or deposition of refuse must be completely
screened from ground-level view at the property line. (The use of
an earthen berm is encouraged where practicable.) In addition, such
areas must also be completely enclosed by an eight-foot-high fence,
with no openings greater than two inches in any direction.
E.
All uses shall provide sufficiently long stacking
lanes into the facility so that vehicles waiting to be weighed will
not back up onto public roads.
F.
Access to the site shall be limited to those posted
times when an attendant is on duty. In order to protect against indiscriminate
and unauthorized dumping, all areas of the site shall be protected
by locked barricades, fences and gates, or other positive means designed
to deny access to the area at unauthorized times or locations.
G.
Hazardous waste, as described by the Department of
Environmental Protection, shall not be disposed of at the site of
the proposed use.
H.
The unloading, processing, transfer and deposition
of solid waste shall be continuously supervised by a qualified facility
operator.
I.
Any waste that cannot be used in any disposal process,
or material that is to be recycled, shall be stored in leakproof and
vectorproof containers. Such containers shall be designed to prevent
their contents from being carried by wind or water.
J.
All storage of solid waste shall be indoors in a manner
that is leakproof and vectorproof. During normal operation, no more
solid waste shall be stored on the property than is needed to keep
the facility in constant operation, but, in no event for more than
72 hours.
K.
A contingency plan for the disposal of solid waste
during a facility shutdown shall be submitted to the Borough.
L.
Public water must be utilized, and the applicant shall
submit an analysis of raw water needs indicating the quantity of water
required. The applicant must also submit documentation that the public
authority will supply the water needed.
M.
The applicant shall provide an analysis of the physical
conditions of the primary road system serving the proposed use. The
analysis shall include information on current traffic flows on this
road system and projections of traffic generated by the proposed use.
Improvements to the road shall be provided by the applicant to ensure
safe turning movements to and from the site and safe through movement
on the existing road.
N.
No use and occupancy permit shall be issued for a
solid waste disposal facility until the operator shall have submitted
to the Zoning Officer proof that the facility complies with the regulations
of the Department of Environmental Protection and has been permitted,
in writing, by said agency.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
Access shall be via an arterial or collector street
as designated by the Borough's Comprehensive Plan.
In the GR Zone and subject to the requirements
of that zone, except as herein modified and provided:
A.
Access shall be via an arterial or collector street
as designated in the Borough's Comprehensive Plan.
B.
Satisfactory provision shall be made to minimize harmful
or unpleasant effects, such as noise, odors, fumes, glare, vibration,
or smoke.
C.
A buffer yard at least 100 feet wide must be located
on the terminal site in all situations. This yard shall be naturally
landscaped, have no impervious cover, and shall not be used for parking,
building, loading, or storage purposes.
