A.
Only those uses identified herein as permitted uses are allowed by right. Conditional uses and special exception uses identified for each district must be considered and approved under the provisions of Article VII of this chapter.
C.
All proposed conditional uses and special exception uses shall comply with the applicable requirements contained in § 360-21 of this Article.
E.
Where impervious coverage requirements provide for an increase in
the percentage of coverage if on-lot stormwater management is used,
a stormwater management plan, in compliance with all of the Borough's
stormwater management ordinance(s), shall be submitted to the Zoning
Officer and approved by a professional engineer retained by the Borough.
F.
In all districts where houses of worship are allowed by special exception
or conditional use, maximum height of principle structure shall be
35 feet, with an additional 45 feet maximum height for the steeple.
A.
C.
D.
Bulk, area and density standards.
(4)
Impervious coverage and height requirements.
(a)
Maximum impervious coverage: 30% of total gross lot area (40%
if on-lot stormwater management is utilized).
(5)
Design and architectural guidelines. All structures must have appropriate
scale and building massing, be coordinated with existing street and
utility networks, be context-sensitive and otherwise fit the fabric
of the existing neighborhood. Borough Council, with the advice of
the Zoning Officer and of HARB, shall have the final authority to
judge whether these guidelines have been followed.
A.
C.
D.
Bulk, area and density standards.
(1)
Minimum lot area.
(a)
Residential uses.
[1]
Single-family detached dwellings and community living arrangements:
5,197 square feet. (Note: 5,197 square feet is the most common lot
size in that section of the Borough located east of Route 15.)
[2]
Single-family semidetached dwellings: 5,197 square feet.
[3]
Two-family dwellings: 2,598 square feet per dwelling unit.
[4]
Townhouses: 2,598 square feet per dwelling unit.
[5]
Multifamily dwellings: 1,800 square feet per dwelling unit.
(3)
Setbacks.
(a)
Residential and nonresidential uses.
[1]
Front yard: The predominant setback of the buildings located
on the same side of the street between the two nearest intersections.
[2]
Each side yard: Principal structures (except townhouses as approved),
four feet; accessory structures (excluding swimming pools), four feet;
swimming pool, eight feet.
[3]
Rear yard: principal structures, 20 feet; accessory structures
(including swimming pools), 10 feet.
(4)
Impervious coverage and height requirements.
(a)
Maximum impervious coverage (single- and two-family dwellings):
40% (55% if on-lot stormwater management is used) of gross lot area.
(b)
Maximum impervious coverage (multifamily dwellings): 60% of
gross lot area.
(c)
Maximum impervious coverage (nonresidential uses): 60% of gross
lot area.
(d)
Minimum usable open space on lot: 30% of gross lot area.
(5)
Design and architectural guidelines. All structures must have appropriate
scale and building massing, be coordinated with existing street and
utility networks, be context-sensitive and otherwise fit the fabric
of the existing neighborhood. Borough Council, with the advice of
the Zoning Officer and of HARB, shall have the final authority to
judge whether these guidelines have been followed.
A.
Permitted uses, pursuant to the provisions of §§ 360-20, 360-22, 360-23 and 360-24.1 of this chapter.
[Amended 5-18-2021 by Ord. No. 1062]
(1)
Single-family detached dwellings.
(2)
Single-family semidetached dwellings.
(3)
Two-family dwellings.
(4)
Class I commercial uses (listed in § 360-22 of this article) not requiring alterations to existing buildings.
(5)
Community living arrangements.
(6)
No-impact, home-based businesses.
(7)
Accessory structures.
(8)
Forestry.
C.
Conditional uses, pursuant to the provisions of §§ 360-21, 360-22, 360-45C and 360-24.1 of this chapter.
[Amended 5-18-2021 by Ord. No. 1062]
D.
Bulk, area and density standard.
(3)
Setbacks.
(a)
Residential and nonresidential uses.
[1]
Front yard: The predominant setback of the buildings located
on the same side of the street between the two nearest intersections.
[2]
Each side yard: principal structures, four feet; accessory structures
(excluding swimming pools), four feet; swimming pool, eight feet.
[3]
Rear yard: principal structures, 20 feet; accessory structures,
10 feet.
(4)
Impervious coverage and height requirements.
(a)
Maximum impervious coverage (single-family and two-family dwellings):
40% (55% if on-lot stormwater management is used) of gross lot area.
(b)
Maximum impervious coverage (multifamily dwellings): 60% of
gross lot area.
(c)
Maximum impervious coverage (nonresidential uses): 60% of gross
lot area.
(d)
Minimum usable open space on lot: 30% of gross lot area.
(5)
Design and architectural guidelines. All structures must be of a
coherent and compatible style, have appropriate scale and building
massing, be coordinated with existing street and utility networks,
be context-sensitive and otherwise fit the fabric of the existing
neighborhood. Borough Council, with the advice of the Zoning Officer
and of HARB, shall have the final authority to judge whether these
guidelines have been followed.
A.
B.
C.
D.
Bulk, area and density standards.
(1)
Minimum lot area.
(a)
Residential uses.
[1]
Single-family detached dwellings: 5,197 square feet. (Note:
5,197 square feet is the average lot size in that section of the Borough
located east of Route 15.)
[2]
Single-family semidetached dwellings: 5,197 square feet.
[3]
Two-family dwellings: 2,598 square feet per dwelling unit.
[4]
Multifamily dwellings: 2,000 square feet per dwelling unit.
(3)
Setbacks.
(a)
Residential and nonresidential uses.
[1]
Front yard: The predominant setback of the buildings located
on the same side of the street between the two nearest intersections.
[2]
Each side yard: principal structures, four feet; accessory structures
(excluding swimming pools), four feet; swimming pools, eight feet.
[3]
Rear yard: principal structures: 20 feet; accessory structures:
10 feet; swimming pools, 10 feet.
(4)
Impervious coverage and height requirements.
(a)
Maximum impervious coverage (single-family and two-family dwellings):
40% (55% if on-lot stormwater management is used) of gross lot area.
(b)
Maximum impervious coverage (multifamily dwellings): 60% of
gross lot area.
(c)
Maximum impervious coverage (nonresidential uses): 60% of gross
lot area.
(d)
Minimum usable open space (residential uses): 40% of gross lot
area.
(e)
Minimum usable open space (nonresidential uses): 20% of gross
lot area.
(5)
Design and architectural guidelines. All structures must be of a
coherent and compatible style, have appropriate scale and building
massing, be coordinated with existing street and utility networks,
be context-sensitive and otherwise fit the fabric of the existing
neighborhood. Borough Council, with the advice of the Zoning Officer
and of HARB, shall have the final authority to judge whether these
guidelines have been followed.
A.
Permitted uses, pursuant to the provisions of §§ 360-20, 360-23 and 360-24.1 of this chapter.
[Amended 5-18-2021 by Ord. No. 1062]
(1)
University buildings for classroom, laboratory, administrative, maintenance,
cultural or related uses.
(2)
University-owned or -operated student housing.
(3)
Fraternity, sorority houses and academic interest houses.
(4)
University-owned and -operated housing.
(5)
Recreation or athletic fields or buildings.
(6)
Golf courses and club houses.
(7)
Agriculture.
(8)
Forestry.
(9)
Accessory structures.
C.
A.
B.
Special exception uses, pursuant to the provisions of §§ 360-21, 360-45B and 360-24.1 of this chapter.
[Amended 5-18-2021 by Ord. No. 1062]
(1)
Accessory uses not located on the same lot as the principal permitted
use, with the exception of off-site parking.
(2)
Adult uses.
(3)
Mixed-use structures.
(4)
Methadone treatment facilities.
(5)
Multifamily dwellings.
(6)
Group care facilities.
(7)
Drug and alcohol residential treatment facilities.
C.
E.
Additional use requirements.
(1)
Off-street parking and loading.
(a)
All off-street parking and loading facilities shall comply with the provisions of § 360-26 of this chapter.
(b)
No more than 50% of any required setback depth may be used for
off-street parking or loading.
(c)
No off-street parking shall be permitted within 10 feet of a
right-of-way of any arterial or collector street.
(2)
Multifamily dwellings shall only be permitted on collector or local
streets. No multifamily dwellings shall be permitted on arterial roads.
F.
Access and traffic controls.
(1)
Depressed curb cuts shall be required as a condition of approval.
(2)
All means of ingress and egress shall be located at least 50 feet
from any street intersection.
(3)
The purchase and erection of any traffic control or safety structures
or devices required to handle the increased traffic caused by a development
shall be at the developer's expense.
(4)
The Borough Council may attach additional conditions based upon the
traffic impact study that may be required to be submitted with the
land development plan.
(5)
Access roads and shared driveways shall be encouraged.
(6)
Increased traffic caused by development shall not impact residential
streets.
G.
Use and maintenance of setback areas. All required setback areas
not necessary for screening or parking and loading areas shall be
kept clear of obstructions and shall be planted in grass, landscaping
and/or trees.
A.
Permitted uses, pursuant to the provisions of §§ 360-20, 360-22, 360-23 and 360-24.1 of this chapter.
[Amended 5-18-2021 by Ord. No. 1062]
(1)
Class I commercial uses.
(2)
Class II commercial uses.
(3)
Single-family detached dwellings.
(4)
Single-family semidetached dwellings.
(5)
Two-family dwellings.
(6)
Bed-and-breakfast establishments or inns.
(7)
Mixed (residential/Class I and Class II commercial) uses.
(8)
Accessory structures.
(9)
Forestry.
C.
D.
Bulk, area and density standards.
(5)
Design and architectural guidelines. All structures must be of a
coherent and compatible style, have appropriate scale and building
massing, be coordinated with existing street and utility networks,
be context-sensitive and otherwise fit the fabric of the existing
neighborhood. Borough Council, with the advice of the Zoning Officer
and of HARB, shall have the final authority to judge whether these
guidelines have been followed.
A.
Permitted uses, pursuant to the provisions of §§ 360-20, 360-22, 360-23 and 360-24.1 of this chapter.
[Amended 5-18-2021 by Ord. No. 1062]
(1)
Wholesale commercial uses conducted within an enclosed building.
(2)
Warehouses.
(3)
Industrial uses conducted in an enclosed building.
(4)
Class I and II commercial uses.
(5)
Public and semipublic uses.
(6)
Accessory structures: The storage of any materials for the above permitted uses must be enclosed within a building or screened in accordance with § 360-30.
(7)
All residential uses.
(8)
Forestry.
B.
(1)
Accessory uses not located on the same lot as the principal permitted
use, with the exception of off-site parking.
(2)
Adult uses.
(3)
Houses of Worship.
(4)
Bed-and-breakfast establishment or inn.
(5)
Recreation uses.
(6)
Class III commercial uses.
(7)
Research, development and testing laboratories.
C.
D.
Bulk, area and density standards.
(1)
Minimum lot area.
(a)
Residential uses.
[1]
Single-family detached dwellings and community living arrangements:
5,197 square feet. (Note: 5,197 square feet is the most common lot
size in that section of the Borough located east of Route 15.)
[2]
Single-family semidetached dwellings: 5,197 square feet per
dwelling unit.
[3]
Two-family dwelling: 2,598 square feet per dwelling unit.
[4]
Townhouses: 2,598 square feet per dwelling unit.
[5]
Multifamily dwellings: 1,800 square feet per dwelling unit.
(b)
Nonresidential uses: 10,000 square feet.
(3)
Setbacks.
(b)
Nonresidential (principal and accessory).
(4)
Impervious coverage and height requirements.
(a)
Maximum impervious coverage (single-family and two-family dwellings):
40% (55% if on-lot stormwater management is used) of gross lot area.
(b)
Maximum impervious coverage (multifamily dwellings): 60% of
gross lot area.
(c)
Maximum impervious coverage (nonresidential uses): 70% of gross
lot area.
(d)
Minimum usable open space on lot: 20% of gross lot area.
(e)
Maximum building height: 45 feet.
This district may include lands within the floodways and sections
of the floodplain, as identified in the most recent Floodplain Mapping
produced by the U.S. Department of Housing and Urban Development as
part of the Borough Flood Insurance Study, as well as lands that are
primarily recreation areas in the Borough.
A.
This district shall be an overlay to the Zoning Map of the Borough.
All underlying district regulations shall apply, where applicable.
A.
Historic District. All buildings, structures, signs and uses shall comply with the provisions of the Lewisburg Borough Historic District Ordinance, Chapter 186 of the Lewisburg Borough Code of Ordinances.
A.
Adult uses, as defined in this chapter, provided they comply with
all other requirements of this chapter and meet the provisions listed
below:
(1)
No adult use shall be located within 200 feet of any residential
use or district, as measured in a straight line from the lot lines
of both the subject parcel and any residential use or district.
(2)
No adult use shall be located within 500 feet of any public park
or playground, community center, school or church, as measured in
a straight line from the lot lines of the subject parcel and any public
park or playground, school or church.
(3)
No adult use shall be located within 500 feet of any other adult
use, as measured in a straight line from the lot lines of both the
subject parcel and any other adult use.
(4)
No adult use shall be conducted in any manner that permits the observation
of any material depicting, describing or related to specified sexual
activities or specified anatomical areas from any public way or from
any property not permitted as an adult use. This provision shall apply
to any display, decoration, sign, show window, door or other opening.
(5)
No adult use shall be conducted in any manner that violates any of
the provisions of this chapter or any other federal, state, county
or municipal regulation.
(6)
The entire perimeter of any lot containing an adult use shall be landscaped with natural plant material in accordance with § 360-30, except for parking lot entrance and exit.
(7)
(8)
Sign regulations applicable to all adult uses shall be as follows:
(9)
If employees or patrons of an adult use promote, solicit, allow or
engage in acts of prostitution on the premises, as charged by appropriate
law enforcement authorities, then the zoning permit shall be suspended.
Should said employees or patrons be convicted or plead guilty to said
charges of prostitution as described above, then the zoning permit
shall be revoked.
B.
Bed-and-breakfast establishments and inns.
(1)
Such uses shall serve as both a home for their owners and a lodging
establishment.
(2)
The bed-and-breakfast or inn is intended only as a secondary use
of the dwelling and shall not alter the residential appearance or
nature of the neighborhood.
(3)
[2]Signage is limited to two square feet and may be illuminated
only by shielded lighting.
[2]
Editor's Note: Former Subsection B(3), regarding required
parking spaces, was repealed 8-15-2023 by Ord. No. 1076. This ordinance also
renumbered former Subsection B(4) and (5) as Subsection B(3) and (4),
respectively.
(4)
The establishment may be used to host family events such as weddings
and reunions as well as small business meetings.
D.
Rooming or lodging house.
[Amended 1-20-2015 by Ord. No. 1033]
(1)
Such use must conform to the light, ventilation and occupancy limitations
defined in Chapter Four of the 2009 International Property Maintenance
Code or most current Code, as applicable.
(2)
Such use shall provide bedroom area for each bedroom that is a minimum
of 70 square feet per person.
(3)
Such use shall comply with all applicable off-street parking requirements as listed in § 360-26 of this chapter.
(4)
Such use shall meet all required building and fire protection codes.
(6)
Such use shall meet all other required federal, state, county and/or
municipal regulations.
E.
Commercial uses.
F.
Group care facilities.
(1)
Such uses shall be licensed or meet all requirements of licensing
or certification by the appropriate departments and/or agencies of
the Commonwealth of Pennsylvania. Said license and/or proof of all
approved required documentation shall be submitted prior to commencement
of use.
(2)
No such uses shall be located within 500 feet of any school, playground,
residential dwelling, childcare facility or house of worship unless
permitted by a majority vote of Borough Council. At least 14 days
prior to this vote, one or more public hearings regarding the proposed
facility location shall be held at a location within the Borough following
public notice and written notice to all owners of real property located
within 500 feet of the proposed location at least 30 days prior to
said public hearings.
(3)
For purposes of determining required off-street parking, such facilities
shall be classified as "medical clinics."
(4)
One sign, a maximum of two square feet, is permitted.
(5)
Such uses shall be manned during all hours of operation by personnel
with credentials as required by the Pennsylvania Department of Health.
(7)
The Zoning Officer shall have the authority to continue the conditional
use as long as proofs of required annual licensing and certification
are provided to the Borough when such documentation is received by
the provider.
G.
Home occupation(s) not meeting the definition of no-impact, home-based
business shall be subject to the following criteria and any additional
conditions attached to the required special exception as approved
by the Zoning Hearing Board.
(1)
No more than one home occupation may be located in any dwelling unit.
(2)
Such home occupations shall be conducted by the resident(s) of that
dwelling unit, who shall not employ more than one full-time or two
part-time employees.
(3)
No evidence of a home occupation shall be reflected in the exterior
appearance of the dwelling structure that shall be maintained in its
residential character, other than a sign not exceeding two square
feet in area.
(4)
No home occupation shall involve display windows, require truck deliveries,
other than that by delivery courier services normally associated with
residential use, or produce offensive noise, smoke, glare, vibration,
dust, odors or excessive heat.
(5)
Permitted home occupations shall include:
(a)
Sculpturing; pottery and woodworking; arts and crafts workshops;
television, radio or electronic repair shops; furniture making and
repair; antique shops or similar activities.
(b)
Training and/or tutoring of no more than six persons in small
classes.
(c)
Child care or family day-care home.
(d)
Custom dressmaking, millinery or tailoring.
(e)
Photographic studios, graphic design studios or artist workshops.
(f)
Professional offices.
(g)
Beauty salons, hairdressers, barbershops or similar activities.
(6)
Home occupations in all districts shall have access to a public street.
(7)
The number of spaces required for a home occupation (in addition
to those for the residence) shall be determined by the Zoning Hearing
Board when ruling on the request for a special exception permit and
after considering the amount of traffic the home occupation is projected
to generate.
(8)
Home occupations shall not adversely impact the residential character
of the neighborhood.
(9)
Home occupations shall not occupy more than 25% of the gross floor
area of the dwelling unit.
(10)
Upon approval of a home occupation, the Zoning Officer shall
issue a permit that may be revoked upon a site inspection by the Zoning
Officer that determines noncompliance with this chapter and/or any
permit conditions.
(11)
The Zoning Officer shall provide an annual report to the Borough
Council listing all permitted home occupations.
H.
Methadone treatment centers.
(1)
Such facilities shall be licensed by the Pennsylvania Department
of Health.
(2)
Such facilities shall not be established or operated within 500 feet
of any existing school, playground, public park, residential housing
area, childcare facility, community center or house of worship unless
permitted by a majority vote of Borough Council. At least 14 days
prior to this vote, one or more public hearings regarding the proposed
facility location shall be held at a location within the Borough following
public notice and written notice to all owners of real property located
within 500 feet of the proposed location at least 30 days prior to
said public hearings.
(3)
One sign, a maximum of two square feet, is permitted.
I.
Public or private schools.
(1)
Private schools shall include but not be limited to day schools,
nursery schools, schools for the blind or mentally or physically handicapped,
and shall meet state and federal guidelines applicable to the institution
or school.
(2)
Maximum hours of operation per day are limited to 12.
(3)
Shall have direct access to a public street.
J.
Public and semipublic uses; Houses of Worship.
(2)
A land development plan shall be submitted with the application.
(3)
All sites, lots, facilities, buildings, structures and appurtenances shall have access by way of an internal street system and shall have adequate emergency vehicle and equipment access. All such uses shall comply with the off-street parking requirements contained in § 360-26 of this chapter.
(4)
Sewage disposal and water supply facilities in accordance with state
regulations shall be provided by the applicant for all structures
to be occupied or used by human beings.
(5)
Stormwater management facilities constructed in accordance with an
applicable stormwater management plan or ordinance shall be installed.
(6)
The need for the proposed use or facility shall be documented.
K.
Waste storage, treatment, processing and disposal facilities.
(1)
No facilities considered for a special exception under this section
shall be processed unless fully permitted by the Pennsylvania Department
of Environmental Protection, the United States Environmental Protection
Agency and such other federal or state agencies as required under
applicable enabling statutes.
(2)
All facilities considered for special exception under this section shall submit the required impact study as specified in § 360-21L of this chapter.
(3)
All facilities considered for special exception under this section
shall submit the following information for the site:
(a)
A description of the specific types of waste the applicant proposes
to accept for storage, treatment, processing or disposal at the site.
(b)
A description of the specific technology and procedures the
applicant proposes to treat, process and dispose of at the facility.
(c)
Preliminary specifications and architectural drawings of the
proposed facility.
(d)
An approved site or land development plan.
(e)
A statement of qualifications to operate a waste disposal facility.
(f)
A complete compliance history for any and all facilities owned
and/or operated by the applicant, any parent, subsidiary or cooperative
owner/operator of waste treatment, processing or disposal facilities,
as per PA-DEP Form HW-C, Compliance History and Instructions.
(g)
Any and all information supplied to the PA Department of Environmental
Protection or the U.S. Environmental Protection Agency regarding the
proposed site and/or facility.
(h)
The names and addresses of any person, corporation or partnership
having any financial interest in the construction, permitting, operation
or closure of such facility.
(i)
Any and all royalty and/or contingent payment agreements related
to citing, permitting or operation of such facility.
(j)
All documents required by federal and/or state law regarding
registered lobbyist(s) acting on behalf of the applicant or any related
party.
(k)
All insurance policies, closure accounts and/or documents relating
to self-insurance for the subject application.
(l)
A proposed citing agreement specifying the terms, conditions
and provisions under which the facility shall be constructed, maintained
and operated, including but not limited to the following terms, conditions
and provisions:
[1]
Facility construction and maintenance procedures.
[2]
Operating procedures and practices, the design of the facility
and its associated activities.
[3]
Monitoring procedures, practices and standards necessary to
ensure and continue to demonstrate that the facility will be operated
safely.
[4]
The services to be offered by the applicant to the community.
[5]
The compensation, services and special benefits to be provided
to the community by the applicant and the timing and conditions of
their provisions.
[6]
Provisions for renegotiation of any term, condition, or provision
of the citing agreement or of the entire agreement.
[7]
Provisions for resolving any disagreements in the construction
and interpretation of the citing agreement that may arise between
the parties.
[8]
Provisions for compensation to be paid to abutting landowners,
residents, occupants or impacted communities, landowners, residents
or occupants.
[9]
Provision for direct monetary payments to the Borough and special
services to be provided for demonstrable adverse impact.
[10]
Provision to assure health, safety, comfort, convenience
and social and economic security of the residents and businesses in
the Borough.
[11]
Provision to assure the continuing economic viability
of the project.
[12]
Provision to assure the protection of environmental
and natural resources.
[13]
Provision to provide landowners, residents, occupants,
businesses and industries for adverse economic impacts demonstrably
attributable to the facility.
[14]
Provision to compensate the Borough, the county
and/or other agencies for the review costs incurred due to the applicant's
proposal.
[15]
Provision to provide site access to any and all
Borough, county, state, federal employees and/or their consultants
regarding review of the proposal or the site.
(4)
The adequacy of all applicant submissions shall be determined by
the professional engineer and/or consultant as designated by the Borough
Council.
(5)
All applicants for special exception under this section shall include
the following certification: "I, the undersigned, under the pains
and penalties of perjury, certify that I have personally examined
and am familiar with the information submitted in the attached documents
supporting the application, prepared by or under the direction of
the developer, and that the information contained in the application
and the supporting documents is true, accurate and complete." The
above application is to be signed by the Chief Executive Officer of
the application entity.
L.
Impact study requirements. Any use required to submit a land development
plan or designated as a special exception or conditional use may be
required to submit a community and environmental impact analysis.
The requirement for the analysis will be made by the Borough Council
or the Zoning Hearing Board and shall be completed by professionals
acceptable to the Borough, but paid for by the applicant. The analysis
may be required to include any or all of the following information
related to the proposed development or use:
(1)
Acoustics study. The acoustics study shall identify the existing
background level of noise and the anticipated noise impact from the
proposed use. The report shall contain measures of existing ambient
measurements, estimates or the noise measurements to be anticipated
from the type of operations and equipment that are proposed for the
use, and if there are any significant increases in those noise levels.
The report shall also contain specific proposals intended to reduce
noise levels emanating off the site. The study shall be based upon
actual sound level measurements and estimates of potential noise impact
at the property lines of the site proposed for the proposed use.
(2)
Air quality study. An air quality study shall be prepared and submitted
with the application that shall include an analysis of the existing
and predicted air quality levels, including smoke, odors, fumes, dust
and pollutants at the site. The study shall contain the sources of
the information, the data and background tests that were conducted,
and conclusions and recommendations as to what would be required to
maintain the air quality at a level equal to or better than the existing
background level prior to the proposed use.
(3)
Community character impact analysis, including visual and aesthetic
impacts of the proposed facility on adjacent properties and the community
as a whole.
(4)
Economic impact analysis. This analysis will focus on the impacts
of the proposed facility on the local and regional economy, including
the following:
(a)
Changes to the tax base directly due to the proposed facility,
including property and earned income taxes.
(b)
Number of new full- and part-time employment positions created
and/or retained by the facility.
(c)
Number of temporary construction jobs created by the facility.
(d)
Other effects of the facility on the local and regional economy.
(5)
Emergency management and public safety impacts. This analysis will
focus on new and/or special public safety and emergency needs created
by the facility. Consideration should be given to fire protection,
police service and emergency medical and/or management needs directly
associated with the proposed facility.
(6)
Geologic analysis and information. The geological analysis will include
an analysis of the geology of the area underlying the proposed facility.
(7)
Hydrologic and hydrogeologic analysis and information. This analysis
will focus on the following:
(a)
An identification of water resources in the area affected by
the proposed facility and an analysis of the projected impacts of
the proposed facility, on groundwater, surface water, wetlands and
floodplains.
(b)
Evaluation of the existing surface and subsurface hydrogeology,
based upon historical data and on-site investigation and studies where
such historical data, in the judgment of the Planning Commission,
is inadequate. The study shall identify groundwater discharge and
recharge areas that may be affected by the proposed use, map the groundwater
table and analyze and delineate the effects of the proposed use on
the hydrology, including surface and groundwater quantity and quality.
(c)
Sources and destinations of surface water runoff, pre- and post-development
runoff volumes and rates, analysis of chemical additives, erosion
and sedimentation control plans, stormwater management facilities
for the two-, five-, ten-, twenty-five-, fifty-, and one-hundred-year
frequency storms to prevent any increase in runoff volumes or rates.
(d)
Existing and proposed impervious ground cover and the extent
and type of existing and proposed vegetative ground cover.
(e)
Existing wetlands and the changes or steps proposed that would
modify or protect the existing wetlands and their continued viability.
(f)
Existing and proposed elevations and contours, areas of slope
in excess of 15%, and proposals to prevent erosion and damage to such
steep slope areas.
(8)
Land use impact analysis. This study will focus on the present, past
and adjacent land uses in the area affected by the proposed facility,
and the impacts on and to these land uses by the facility.
(9)
Soils analysis and information. This study will identify the soils
classifications in the area affected by the facility, along with an
analysis of the limitations posed by these soils in relation to proposed
activities.
(10)
Transportation and traffic impacts. This study will focus on
the following:
(a)
A description of the transportation and traffic impact area,
including its major roads and potential traffic generation rates to
be determined by current acceptable traffic generation references.
The impact area shall incorporate all roads to be used by vehicles
that will either originate or have a destination at the proposed facility.
Existing twenty-four-hour and peak-hour traffic volume data will be
provided for all streets that provide access to the proposed facility
and for all of the collector and arterial streets that will serve
the facility, as well as any major intersections within the impact
area.
(b)
Estimates of the total number of vehicle trips to be generated
by the proposed use for a typical twenty-four-hour period, typical
a.m. and p.m. peak periods, and maximum twenty-four-hour and peak-hour
periods, and the assignment of future twenty-four-hour and peak-hour
volumes to the road network and other streets that will serve the
proposed facility based upon the projection of increased traffic volumes
with the impact area.
(c)
Projected twenty-four-hour and peak-hour turning movements for
all access points to the proposed facility at any major intersection
used by traffic originating or destined for the proposed facility.
(d)
A capacity and level of service analysis on the major intersections
and roadways to be impacted by the additional volumes generated by
the proposed use.
(e)
Accident analysis of all intersections and roadways within the
impact area, categorized by accident type at each location.
(f)
Structural analysis of intersections and roadways to be used
by traffic originating at or destined for the proposed facility, including
designation of areas of inferior design and inadequate maintenance,
and the analysis of the ability of the existing roads to carry traffic
of the volumes and weights that will be using the roadway for access
to or from the proposed facility.
(g)
A description of any street or road improvements that would
be required to avoid problems or traffic congestion, traffic safety
or deterioration to existing streets and roads because of increased
traffic volume or weight of traffic, and the cost estimates of any
proposed improvements that may be required.
(h)
Description of any action proposed or offered by the applicant
to correct or alleviate the impact of the proposed facility on the
transportation network.
(i)
The source of the standards used, a description of the procedures
and analysis undertaken and the recommendations and conclusions of
the professionals who prepared the report.
(11)
Utility capacity analysis. An analysis of the capacity of existing
public utility systems, including sanitary sewer, water supply, electricity,
storm drainage, telecommunications, natural gas and other utilities
required. The analysis shall determine capacities of any improvements
and documentation from the respective utilities that service is available.
(12)
Other critical resources analysis. The study shall identify
other critical impact areas on-site or off-site that may be impacted
by the proposed facility, including:
(a)
The impact on natural vegetation, wildlife, archaeological,
cultural and historic resources.
(b)
The protective measures and procedures to protect the critical
areas from damage, and the actions to be taken to minimize environmental
damage to the critical areas on the site and surrounding areas during
and after completion of the operation.
A.
All commercial uses shall be classified according to § 360-22 (Use Classification Table). Should an applicant propose a use that is not listed in the Classification Table, the Zoning Hearing Board shall determine the appropriate use classification.
B.
Use Classification Table. Where a question exists as to whether a
proposed use falls within a general use category or a specific use,
the Zoning Officer shall request an advisory recommendation from the
Zoning Hearing Board.
|
Use Classification Table
| |||
|---|---|---|---|
|
General Use Category: Commercial
|
Specific Use
|
Classification
|
Notes
|
|
Adult use or facility
|
Class III
|
§ 360-21A
| |
|
Ambulance service
|
Class III
| ||
|
Animal sales/service
|
Animal sales
|
Class II
| |
|
Animal boarding
|
Class III
| ||
|
Animal grooming
|
Class II
| ||
|
Animal training
|
Class II
| ||
|
Animal supplies
|
Class II
| ||
|
Veterinary office or hospital
|
Class III
| ||
|
Antique and craft shops
|
Sale of collectible and craft goods
|
Class I
|
Not to exceed 2,500 square feet in gross floor area
|
|
Antique and craft shops
|
Sale of collectible and craft goods
|
Class II
|
In excess of 2,500 square feet in gross floor area
|
|
Artist studio
|
Class I
| ||
|
Automobile sales
|
Sale of new/used motor vehicles
|
Class III
| |
|
Broadcast transmission facility (unmanned)
|
Broadcast transmission towers
|
Class III
|
§ 360-21C
|
|
Building and construction materials or service
|
Class III
| ||
|
Catering service
|
Class I
| ||
|
Commercial filming
|
Class I
| ||
|
Commercial recreation and entertainment
|
Bowling alley
|
Class III
| |
|
Concert facilities (outdoor)
|
Class III
| ||
|
Electronic game center
|
Class II
| ||
|
Golf course (public or private)
|
Class III
| ||
|
Skating rinks
|
Class III
| ||
|
Tennis and racquet ball courts
|
Class III
| ||
|
Theaters (indoor)
|
Class II
| ||
|
All other commercial recreation and/or entertainment
|
Class III
| ||
|
Communication facility (manned)
|
Radio and television stations, internet facilities
|
Class II
|
§ 360-21C
|
|
Commercial stores (not classified elsewhere)
|
Variable
|
As per review and action by the Zoning Hearing Board
| |
|
Eating/drinking establishments
|
Restaurant, general
|
Class II
| |
|
Restaurant, fast food
|
Class III
| ||
|
Tavern/supper club
|
Class II
| ||
|
Membership clubs
|
Class I
| ||
|
Financial institutions
|
Class II
| ||
|
Food and beverage sales
|
Class II
| ||
|
Funeral/internment service
|
Class I
| ||
|
Hair styling salon/barber shop
|
Class I
| ||
|
Home and business service
|
Class I
| ||
|
Group care facility
|
Class I
| ||
|
Hardware store
|
Class II
| ||
|
Horticulture
|
Class I
| ||
|
Laboratories
|
Class II
| ||
|
Maintenance and/or repair service
|
Class I
|
Not to include repair and/or maintenance of internal combustion
engines
| |
|
Maintenance and/or repair of internal combustion engines
|
Class III
| ||
|
Mall and/or shopping center
|
Class III
| ||
|
Mini-storage
|
Self and mini-storage
|
Class III
| |
|
Model home (commercial)
|
Class III
| ||
|
Nursing home
|
Class III
| ||
|
Offices
|
Medical/dental
|
Class I
| |
|
Professional offices
|
Class I
| ||
|
Office center
|
Class III
| ||
|
Pawnshop
|
Class III
| ||
|
Personal improvement service
|
Health club, spa
|
Class II
| |
|
All other
|
Class I
| ||
|
Professional service
|
Class II
| ||
|
Public garage
|
Class II
| ||
|
Retail sales/rentals
|
Furniture, appliance, and other large consumer goods
|
Class II
| |
|
Convenience store
|
Class II
| ||
|
Retail sales
|
Class II
| ||
|
Therapeutic massage establishment
|
Class II
| ||
|
Travel service
|
Class I
| ||
|
Vehicle/equipment sales and service
|
Car rental
|
Class III
| |
|
Car wash
|
Class III
| ||
|
Service station
|
Class III
| ||
|
Repair
|
Class III
| ||
|
Sales/rentals
|
Class III
| ||
|
Storage
|
Class III
| ||
|
Visitor accommodations
|
Motels
|
Class III
| |
|
Hotels and inns
|
Class II
| ||
|
Bed and breakfast
|
Class I
| ||
|
Waste storage, treatment, processing and/or disposal facilities
|
Mixed-use district only
|
Class III
|
§ 360-21K
|
