A.
For the purpose of this chapter, Columbia Borough
is hereby divided into the following zoning districts, with the following
abbreviations:
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P
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Park and Open Space District
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C
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Conservation District
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RR
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Rural Residential District
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LDR
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Low Density Residential District
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MDR
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Medium Density Residential District
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HDR
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High Density Residential District
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HDRM
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High Density Residential - Multifamily District
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INSR
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Institutional - Residential District
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DC
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Downtown Commercial District
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MDRB
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Medium Density Residential - Light Business
District
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LB
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Light Business District
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CR
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Commercial Recreation District
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NC
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Neighborhood Commercial District
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HC
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Highway Commercial District
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RC
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Riverfront Commercial District
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LI
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Light Industrial District
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GI
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General Industrial District
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C.
Floodplain. The floodplain area, as defined by Article V, shall serve as an overlay area to all of the underlying districts.
D.
Purposes of each district. The purposes of each zoning
district are summarized below:
(1)
P Park and Open Space District: To recognize major
public parks and open spaces.
(2)
C Conservation District: To provide for development
at very low intensity in areas that are not naturally suited for development
because of steep slopes, flood-proneness, limited road access or similar
characteristics.
(3)
RR Rural Residential District: To primarily provide
for development of single-family detached houses at low densities
of approximately two homes per acre. To carefully control conversions
of existing homes into additional numbers of units to promote neighborhood
stability. To protect neighborhoods against incompatible nonresidential
development.
(4)
LDR Low Density Residential District: To primarily
provide for development of single-family detached houses at approximately
four homes per acre. To carefully control conversions of existing
homes into additional numbers of units to promote neighborhood stability.
To protect neighborhoods against incompatible nonresidential development.
(5)
MDR Medium Density Residential District: To primarily
provide for development of single-family detached, twin and townhouse
dwellings in a traditional setting at medium densities. To offer opportunities
for higher densities if an exceptionally high-quality design is proposed
that would be highly compatible with nearby homes. To carefully control
conversions of existing homes into additional numbers of units to
promote neighborhood stability. To protect neighborhoods against incompatible
nonresidential development. To extend the best features of older development
into newer development.
(6)
HDR High Density Residential District: To primarily
provide for single-family detached, twin and townhouse dwellings in
a traditional setting at moderately high densities. To offer opportunities
for higher densities if an exceptionally high-quality design is proposed
that would be highly compatible with nearby homes. To carefully control
conversions of existing homes into additional numbers of units to
promote neighborhood stability. To protect neighborhoods against incompatible
nonresidential development. To extend the best features of older development
into newer development.
(7)
HDRM High Density Residential - Multifamily District:
To provide for a range of housing types at moderately high densities,
including contemporary apartment development.
(8)
MDRB Medium Density Residential - Light Business District:
To provide for residential development similar to the Medium Density
Residential District. In addition, to provide for offices and certain
other light business uses that would be highly compatible with nearby
dwellings and the historic character of the area.
(9)
INSR Institutional - Residential District: To primarily
provide for health care facilities and other institutional uses. In
addition, to provide for residential development similar to the Medium
Density Residential District.
(10)
DC Downtown Commercial District: To promote
a strong downtown with a balanced mix of retail, service, office,
public, institutional and residential uses. To encourage a pedestrian
orientation, while avoiding intense auto-related uses that would damage
the urban fabric and streetscape.
(11)
LB Light Business District: To provide for a
range of light commercial, institutional and industrial uses, in a
manner that is compatible with adjacent homes. To also provide for
continuation of the airport, if desired by the property owner.
(12)
CR Commercial Recreation District: To provide
for a range of light business and institutional uses, in a manner
that is compatible with the natural features of the land. To take
advantage of scenic views from the Borough Farm.
(13)
NC Neighborhood Commercial District: To provide
for light commercial uses that would be compatible with adjacent relatively
dense residential neighborhoods. This district is intended to be a
transitional district between residential and commercial areas.
(14)
HC Highway Commercial District: To provide for
a wide range of commercial uses along the Route 462 corridor.
(15)
RC Riverfront Commercial District: To encourage
a mix of entertainment, restaurant and other commercial uses that
will take advantage of proximity to the river and the downtown, and
that will be compatible with a proposed recreation trail.
(16)
LI Light Industrial District: To provide for
a mix of light industrial uses, offices and certain related commercial
uses. To avoid the heaviest types of industrial uses.
(17)
GI General Industrial District: To provide for
a range of industrial uses, to meet the Borough's obligation under
state law to offer opportunities for all legitimate land uses.
A.
The regulations set by this chapter shall apply uniformly
to each class or kind of structure or land, except as provided for
in this chapter.
B.
No structure shall hereafter be erected, used, constructed,
reconstructed, structurally altered or occupied and no land shall
hereafter be used, developed or occupied unless it is in conformity
with the regulations herein specified for the use and district in
which it is located.
C.
No yard or lot existing at the time of passage of
this chapter shall be reduced in dimension or area below the minimum
requirements set forth herein. Yards or lots created after the effective
date of this chapter shall meet at least the minimum requirements
established by this chapter.
D.
Boundary change. Any territory which may hereafter
become part of the Borough through annexation or a boundary adjustment
shall be classified as the zoning district of Columbia Borough that
is mostly closely adjacent to such land (as determined by the Zoning
Hearing Board) until or unless such territory is otherwise classified
by Borough Council.
A.
A map entitled "Columbia Borough Zoning Map" accompanies
this chapter and is declared a part of this chapter. The Official
Zoning Map, which should bear the adoption date of this chapter and
the words "Official Zoning Map," shall be retained in the Borough
Building.
B.
Map changes. Changes to the boundaries and districts
of the Official Zoning Map shall only be made in conformity with the
amendment procedures specified in the Pennsylvania Municipalities
Planning Code. All changes should be noted by date with a brief description
of the nature of the change, either on the map or within an appendix
to this chapter.
C.
Replacement map. If the Official Zoning Map becomes
damaged, destroyed, lost or difficult to interpret because of changes
and additions, or needs to have drafting errors or omissions corrected,
Borough Council may, by resolution, adopt a new copy of the Official
Zoning Map which shall supersede the prior Official Zoning Map. Unless
the prior Official Zoning Map has been lost or has been totally destroyed,
the prior map or any remaining parts shall be preserved together with
all available records pertaining to its previous adoption or amendment.
The following rules shall apply where uncertainty
exists as to boundaries of any district as shown on the Zoning Map:
A.
District boundary lines are intended to follow or
be parallel to the center line of street rights-of-way, streams and
railroads, and lot lines as they existed on a recorded deed or plan
of record in the County Recorder of Deeds' office at the time of the
adoption of this chapter, unless such district boundary lines are
fixed by dimensions as shown on the Official Zoning Map.
B.
Where a district boundary is not fixed by dimensions
and where it approximately follows lot lines, such boundary shall
be construed to follow such lot lines unless specifically shown otherwise.
C.
The location of a district boundary on unsubdivided
land or where a district boundary divides a lot shall be determined
by the use of the scale appearing on the maps unless the same is indicated
by dimensions.
D.
Where a municipal boundary divides a lot, the minimum
lot area shall be regulated by the municipality in which the principal
use(s) are located, unless otherwise provided by applicable case law.
A.
Intent: to continue the objective of compatible land
uses across municipal boundaries.
B.
This chapter requires additional setbacks and the
provision of buffer yards when certain uses would abut an existing
dwelling or a residential zoning district.
C.
These same additional setback and buffer yard provisions
shall be provided by uses proposed within Columbia Borough regardless
of whether such abutting existing dwelling or principally residential
zoning district is located in an abutting municipality and/or in Columbia.
A.
For the purposes of this section, the following abbreviations
shall have the following meanings:
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P =
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Permitted by right (zoning decision by Zoning
Officer)
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SE =
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Special exception use (zoning decision by Zoning
Hearing Board)
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C =
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Conditional use (zoning decision by Borough
Council)
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N =
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Not Permitted
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(S. 220-30) =
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See additional requirements in § 220-30
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(S. 220-31) =
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See additional requirements in § 220-31
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B.
Unless otherwise provided by law or specifically stated in this chapter (including § 220-5B), any land or structure shall only be used or occupied for a use specifically listed in this chapter as permitted in the zoning district where the land or structure is located. Such uses shall only be permitted if the use complies with all other requirements of this chapter.
(1)
This table is divided into two sections: Primarily
Residential Districts; and Primarily Nonresidential Districts.
(2)
See § 220-5B, which generally provides a process for approval of a use that is not listed, based upon similarity to permitted uses and other criteria. Except as provided in such § 220-5B, any other principal use that is not specifically listed as P or SE in the applicable district in this table is prohibited in that district.
C.
Permitted accessory uses in all districts. An accessory use of a dwelling is only permitted if such use is customarily incidental to the residential use and is specifically permitted by this chapter. The following are permitted by right as accessory uses to a lawful principal use in all districts, within the requirements of § 220-31 and all other requirements of this chapter:
(1)
Adult or child day care as an accessory use, including
care of a maximum of three persons.
(2)
Standard antennas, including antennas used by contractors to communicate with their own vehicles. [Note: See standard in § 220-31.]
(4)
Garage, household.
(7)
Parking or loading, off-street, only to serve a use
that is permitted in that district.
(8)
Recreational facilities, limited to use by residents
of a development or students and employees of an adjacent educational
institution, and their occasional invited guests.
(12)
Such other accessory use or structure that the
applicant proves to the satisfaction of the Zoning Officer is clearly
customary and incidental to a permitted by right, special exception
or conditional principal use.
D.
Permitted accessory uses to business and institutional
uses. The following are permitted by right accessory uses only to
a permitted by right, special exception or conditional commercial,
industrial or institutional use, provided that all requirements of
this chapter are met:
(1)
Storage of fuels for on-site use or to fuel company
vehicles.
[1]
Editor's Note: The Table of Permitted Uses by District is included at the end of this chapter.
A.
The following area, yard and building requirements[1] shall apply for the specified zoning district, unless a more restrictive requirement for a specific use is required by §§ 220-30 or 220-31 or another section of this chapter. All measurements shall be in feet unless otherwise stated. See definitions of terms (such as lot width) in § 220-19.
[1]
Editor's Note: The Table of Dimensional Requirements is included at the end of this chapter.
B.
Height. The following height provisions shall apply
unless specifically stated otherwise for a specific use:
(1)
Within the C, RR, LDR, MDR, HDR, MDRB, NC and P districts:
(2)
The maximum height for a retirement community in the INS District shall be regulated by § 220-30.
(3)
Within all other districts, the maximum height for
all buildings shall be six stories or 90 feet, whichever is more restrictive,
provided that the maximum height shall be 35 feet within 50 feet of
an existing dwelling within a residential district.
C.
Sewage and water service.
(1)
Every principal building constructed after the adoption
date of this chapter that will not be served by both public water
service and public sewage service prior to occupancy shall require
a minimum lot area of one acre, unless a larger lot area is required
by another section of this chapter.
(2)
Every principal building constructed after the adoption
date of this chapter that will be served by public water service or
public sewage service, but not both, prior to occupancy shall require
a minimum lot area of 35,000 square feet, unless a larger lot area
is required by another section of this chapter.
D.
Steep slopes in the C, CR and RR Districts. If a new
lot is proposed to be created within the C, CR or RR District after
the adoption date of this chapter, and slopes over 15% on such lot
will be used for building purposes, then the following additional
requirements shall apply:
(1)
Site plan.
(a)
The applicant shall provide a site plan and
grading plan drawn to scale that shows: the proposed lot lines; the
existing and proposed contours; and existing and proposed building
locations, or the outer perimeter of areas that will be authorized
for use for a principal building, and adjacent construction areas
30 feet to the rear, 10 feet to each side and 20 feet to the front
of such building location.
(b)
Through statements and designations on the site plan, an applicant may limit the area upon which new principal buildings are permitted. In such case, an applicant may provide that no new principal building shall be located on slopes of over 15% or slopes of 25% or greater, and thereby avoid the regulations of this Subsection D.
(2)
If a proposed new lot would involve a new principal
building or adjacent construction areas on an area with an average
slope of over 15% but less than 25%, then the minimum lot area shall
be 43,560 square feet (one acre).
(3)
If a proposed new lot would involve a new principal
building or adjacent construction areas on an area with an average
slope of 25% or greater, then the minimum lot area shall be three
acres, and the maximum percent of the lot covered by impervious surfaces
shall be 10%.
(4)
This Subsection D shall not apply to slopes that were man-made. Natural slopes of over 15% shall not be regraded in such a manner as to circumvent the requirements of this chapter. Sloped areas less than 40 feet in total width across an entire tract of land shall not be regulated under this Subsection D.
(5)
As part of development under this Subsection D, the applicant shall prove to the satisfaction of the Zoning Officer that the removal of healthy trees with a trunk width of over six inches (measured at a height 3.5 feet above the ground level) and other attractive natural vegetation will be minimized. The site plan shall show wooded areas to be removed or preserved, and methods to be used to make sure they are protected during the construction process.
E.
River and creek setbacks in the C District.
(1)
Within the C District, no new or expanded building
and no new or expanded off-street parking area or commercial or industrial
storage area shall be located within the following distances:
F.
Maximum front setback and front yard parking.
(1)
In the DC, MDR and HDR districts, where a new principal building is proposed on a block, and 90% or more of the lots on such block frontage include existing principal buildings of a certain prevailing front yard setback distance, then the new principal building shall be constructed with its front yard or front porch setback within 10 feet of the prevailing existing front yard setback of such block. See also § 220-59B(3).
(2)
In the DC, MDR and HDR Districts, special exception
approval shall be required for any new off-street parking space(s)
proposed between the street curb along the front lot line and a new
principal building if such parking space(s) are at least partially
within 50 feet of the curb. The Zoning Hearing Board shall only approve
such parking if the applicant proves there are no feasible alternatives
and that the parking will be designed to minimize the visual impact
along the streetscape and to minimize conflicts with pedestrian traffic.
A.
Purposes. This section is intended to serve the following
purposes, in addition to the overall community development objectives
of this chapter and the purposes of the applicable district:
(1)
To provide an option to the normally required zoning
provisions in residential districts to permit reasonable adjustments
in certain standards, to encourage design innovations and creativity.
(2)
To make sure that infill development is compatible
with adjacent existing buildings.
(3)
To provide an option that would allow the efficient
use of lots with unusual lot lines.
(4)
To provide for a scale and character of new development
that is compatible with the existing neighborhood.
(5)
To provide a higher density than would otherwise be
permitted, as a bonus for development that meets the higher standards
of this section.
B.
Applicability. This § 220-27 provides an optional set of standards for residential development in certain districts as provided in the table of uses in § 220-25.[1] All requirements of this chapter shall apply to a flexible residential development, except for provisions that are specifically modified by this § 220-27. In addition, all other requirements of Borough ordinances shall apply.
[1]
Editor's Note: The Table of Permitted Uses by District is included at the end of this chapter.
C.
Procedures.
(1)
A flexible residential development shall need conditional use approval from Borough Council, after review by the Borough Planning Commission. The procedural requirements for a conditional use shall apply, as stated in the Pennsylvania Municipalities Planning Code. At the option of the applicant, such conditional use approval may occur at the same time as or prior to approvals under Chapter 190, Subdivision and Land Development.
(2)
A sketch plan submittal is very strongly encouraged.
The review of a sketch plan can allow key site planning issues to
be resolved before an applicant expends significant costs for detailed
engineering.
(3)
The conditional use application shall include the
following information at a minimum, in addition to the information
on the Borough application form. Plans shall be drawn to a suitable
scale, with existing features distinguished from proposed features.
(a)
The address of the property, and a site location
map.
(b)
A site plan showing the locations and dimensions
of existing and proposed structures, walls, lot lines, parking, driveways,
streets, alleys and sidewalks. Any structures to be demolished shall
be highlighted. Existing uses of the property shall be described.
(c)
Dimensions of all proposed buildings from lot
lines.
(d)
Existing and proposed street trees and other
landscaping, with the general species, sizes and locations stated.
(e)
The name and address of the landowner, applicant
and plan preparer.
(f)
Architectural elevations of proposed principal
buildings and any walls, as viewed from a public street. Such architectural
designs shall be prepared by a registered architect. If the plans
state that similar architectural designs will be used for each building,
then only a typical elevation shall be required. The types of materials
to be used on the exterior of buildings and fences and walls shall
be stated. The substance of proposed deed restrictions shall be submitted
that will regulate such exterior materials in the future.
(g)
An initial list of any modifications/waivers to the requirements of Chapter 190, Subdivision and Land Development, that are being requested or will be requested.
(h)
The site plan shall also show the approximate
locations of existing or approved buildings and streets, driveways
and alleys within 100 feet of the boundaries of the tract. Photographs
of the site and adjacent lots shall also be submitted.
(i)
Storm drainage, utility, grading and erosion
control plans are not required as part of a flexible residential development
submission if they will be addressed under another Borough ordinance.
(j)
A written statement describing how the application
meets the conditional use standards of this section.
(k)
The substance of legally binding provisions
(such as a recorded easement agreement) that will perpetually provide
for the proper maintenance and shared use of any common infrastructure,
such as a shared driveway. All such restrictions regarding such matters
shall be in a form that is subject to acceptance by the Borough Solicitor.
D.
Tract size. To be eligible as a flexible residential
development, a tract shall include a minimum of 2,400 square feet
and be able to accommodate a minimum of two dwelling units.
E.
Housing types.
(1)
A flexible residential development shall only include
the following types of uses, and their customary accessory uses:
(2)
Each dwelling unit shall be on its own fee-simple
lot or be in condominium ownership.
(3)
Mobile/manufactured homes shall not be permitted as
part of a flexible residential development. However, sectional/modular
construction may be permitted if the other provisions of this section
are met.
F.
Dimensional requirements.
(1)
No minimum lot area shall be required. Instead, a
maximum average of one dwelling unit shall be permitted for each 1,200
square feet of lot area in the HDR or HDRM District, and for each
1,500 square feet of lot area in the MDR District. The entire initial
lot area of the tract shall be used to determine average density,
except that areas within the rights-of-way of existing or proposed
public streets or alleys shall be deleted.
(2)
Each dwelling unit shall have a minimum building width
of 15 feet.
(3)
Each dwelling unit shall include a minimum outdoor
private area of 200 square feet per dwelling unit. Such private area
shall be for the exclusive use of the residents of that dwelling unit.
Such private area may be a wood deck, a balcony, within a walled or
fenced area, or otherwise be distinguished as being private as opposed
to common area.
(4)
No setback is required for buildings or other structures
from the right-of-way of a public street. However, structures shall
provide for safe sight distances at intersections of streets and alleys.
A garage door entrance onto a street shall be set back a minimum of
15 feet from the sidewalk along a public street.
(a)
A new garage door shall not face onto and enter
onto a public street unless the applicant proves that there is no
other alternative that allows the reasonable development of the site.
Where a garage door(s) is determined to be necessary onto a public
street, the number and width shall be minimized. For example, one
car garage door per dwelling might enter onto a street, while a second
parking space per dwelling might be accessed from an alley (such as
within a shared carport).
(b)
If two or more off-street parking spaces per
dwelling or garage doors for two or more vehicles are located within
20 feet of a public street, then the lot width per dwelling along
such street shall be a minimum of 24 feet.
(5)
A five-foot minimum setback shall be maintained from
side and rear lot lines exterior to the tract. However, one new dwelling
unit may be permitted to be constructed attached to an existing building
along the lot line of the tract if a building was previously attached
to such existing building. See conditional use standards below.
(6)
A five-foot minimum setback shall apply between detached
buildings within the development, to allow for proper maintenance.
(7)
Dwellings and new lots within a flexible residential
development shall not be required to have direct access to a public
street, provided that suitable perpetually guaranteed access is available
to connect to a public street. See conditional use standards below.
(8)
A sidewalk meeting Borough standards shall be required
along each public street. An average of one deciduous shade tree shall
be planted along each 40 feet of adjacent public street right-of-way,
unless existing trees will serve that purpose. The species and locations
of such trees shall meet Borough requirements.
(9)
A minimum of 20% of the total land area of the development,
not including areas within public street or alley rights-of-way, shall
be permanently maintained as landscaped areas, with trees, shrubs
and other attractive vegetative ground cover. Hard-surface pedestrian
areas may count towards this 20% minimum if they will include significant
canopy trees.
(10)
A maximum of 50% of the total land area of the
development, not including areas within public street or alley rights-of-way,
shall be covered by buildings.
G.
Conditional use standards. The applicant shall prove
to the satisfaction of Borough Council that the flexible residential
development would meet the following standards:
(1)
The development shall not cause or result in a demolition
of a building with historically significant architecture that is in
condition that would reasonably allow rehabilitation.
(a)
This Subsection G(1) shall only apply to buildings categorized as "Level 1 Exceptional" or "Level 2 Significant" under the historic preservation section of the 1995 Columbia Borough Comprehensive Plan.
(b)
This subsection shall not apply within the historic
district if demolition is approved under the provisions of the historic
district.
(2)
The development shall be compatible with the scale,
character and design of adjacent buildings and the neighborhood. In
most cases, this is intended to involve primarily red brick construction
along a street, interesting rooflines and front porches.
(3)
The development shall involve fire-resistant construction.
(4)
The development shall minimize the visual prominence
of driveways, garages and vehicle parking. In most cases, garages,
carports or parking courts are intended to be accessed using rear
or side alleys or an interior shared driveway.
(6)
The development shall include suitable measures of
attractive design to maximize privacy and security between dwelling
units. In most cases, this is intended to involve brick walls, fences
constructed of weather-resistant wood or decorative metal pickets
or materials with a similar appearance, and landscaping. Such measures
shall also be designed to provide reasonable privacy for residents
of dwellings on lots contiguous to the development.
(7)
Any alleys, common driveways or new streets shall
be sufficient in width for the one-way or two-way traffic they are
intended to accommodate, and for access by emergency vehicles from
existing public streets. In no case shall a new alley or shared driveway
have a paved width of less than 10 feet. The applicant shall submit
the layout plans and plans showing water lines and hydrant locations
to the appropriate local fire protection personnel to request a review,
at the same time submittal is made to the Borough.
(8)
Any common driveway or new or adjacent alley that
serves the development shall be sufficient in construction to minimize
future expenses for repair to the Borough and/or the homeowners.
The following additional requirements shall
apply within the NC District:
A.
No use shall be open to the public for business between
the hours of 10:00 p.m. and 6:00 a.m.
B.
Lighting. See § 220-38. All lighting shall be downcast. No light fixture shall exceed 20 feet in total height above the ground.
C.
A minimum of 10% of the total lot area shall be landscaped
in trees, shrubs and vegetative ground cover.
D.
No restaurant shall include drive-through facilities.
[1]
Editor's Note: Former § 220-28.1, Airport District
Overlay, added 7-9-2012 by Ord. No. 828, was repealed 12-16-2019 by Ord. No.
919.
[Added 11-10-2014 by Ord. No. 852]
The zoning ordinances of the Borough of Columbia be and hereby
are amended by adding the following provisions to create a new zoning
overlay district to be known as the "SR Shawnee Run Riparian Corridor
Overlay District" ("SR Overlay District"):
A.
Purpose. This overlay district is intended to protect the tree canopy and water quality of Shawnee Run and its tributary. It is recognized that these waterways and their riparian corridors contain important natural resources unique within Columbia Borough and should be conserved despite their presence in an urban area. The standards within this district are designed to minimize adverse impacts to these resources, thereby protecting the rights of the residents of Columbia Borough to clean air, pure water and the natural, scenic, historic and aesthetic values of the environment, as set forth in Article I, Section 27 of the Pennsylvania Constitution.
B.
Applicability. This section provides additional standards for areas
shown on the Official Zoning Map as lying within the SR Overlay District.[1] All provisions of the underlying base zoning district
still govern, except in the case of conflicting standards, in which
case the more stringent shall apply.
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
C.
Defining criteria.
(2)
The district shall be extended to also encompass the entire
one-hundred-year floodplain as defined in § 220-35E.
(3)
If any wetland area is directly adjacent to the SR Overlay District,
the entire wetland area shall be included within the SR Overlay District
and shall be subject to all standards for wetlands within this section.
D.
Performance standards.
(1)
Existing vegetated areas within the SR Overlay District shall
be preserved to the maximum extent possible.
(2)
At least 75% of trees on a lot having a dbh (diameter at breast height) of four inches or greater within the SR Overlay District shall be retained, unless a lesser percentage is proposed, which shall be subject to the mitigation requirements of Subsection E.
(3)
The planting of additional native trees, shrubs and other plant
material, the removal of dead or damaged trees, and the removal of
invasive species as determined necessary in order to create a suitable
riparian canopy and understory shall be permitted.
(4)
Septic drainfields and sewage disposal systems shall not be
permitted within the SR Overlap District and shall maintain a minimum
distance of 100 feet from the top of the stream bank.
(5)
Solid waste disposal facilities shall not be permitted within
300 feet of the top of the stream bank.
(6)
Above or underground petroleum storage facilities shall not
be permitted within 150 feet of the top of the stream bank.
(7)
The application of biosolids shall not be permitted within 100
feet of the top of the stream bank.
(8)
Any storage and handling areas of any hazardous materials must
have impermeable surfaces designed to contain materials stored/handled.
After use, materials shall be directed to a predetermined collection
point, which shall not be located within the SR Overlay District.
E.
Mitigation standards.
(1)
If the percentage of trees having a dbh of four inches or greater being retained within the SR Overlay District is less than 75% as part of a proposed land disturbance, mitigation shall be required. Mitigation of qualified trees that are intended to be removed, in accordance with Subsection D(2), can be accomplished by replacing and/or replanting them on the lot. Replacement trees shall be provided in accordance with the table below. The landowner shall be required to maintain all replacement trees for two years after the trees are planted and to replace any tree that dies within the two-year guarantee period.
|
Size of Removed Tree (dbh)
(diameter at breast height in inches)
|
Number of Required Replacement Trees With a dbh of at
Least 2 Inches
| |
|---|---|---|
|
4.0 to 11.9
|
1
| |
|
12.0 to 17.9
|
2
| |
|
18.0 or greater
|
3
|
(2)
The species replacing native trees should be similar to those
being removed. Tree species classified as invasive by the Pennsylvania
Department of Natural Resources shall be replaced by native species.
