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.
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.
[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. 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.
C. Defining criteria.
(1)
Except as provided in Subsections
D and
E below, the SR Overlay District shall extend a minimum width of 50 feet on each side of the watercourse, measured from the top of each stream bank.
(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.