[Ord. No. 247-2018, 9/17/2018]
A.
The provisions of this Chapter represent certain regulations and
standards that are common to all zoning districts. Unless stated,
the following common regulations shall govern in all districts and
apply to all uses, whether uses by right, conditional uses, or uses
by special exception. In the event that the provisions of this Chapter
conflict with other provisions of this Chapter, the most restrictive
provision shall apply.
[Ord. No. 247-2018, 9/17/2018]
A.
Reduction of Lot Area. No lot shall be reduced through subdivision
so that the area of the lot or the dimensions of the required yards
shall be smaller than the requirements of the applicable zoning district.
B.
Modification of Front Yard Requirements. The front yard of a proposed
building in any district may be decreased in depth to the average
alignment or setback of existing buildings within 100 feet on each
side of the proposed building, or to the average alignment or setback
where a building exists within 100 feet on only one side of the proposed
building, provided such calculation is limited to the same block.
Such reduction may occur when the alignment of the existing building
is less than the front yard requirement for the applicable district.
In no case shall said front yard encroach within the legal right-of-way
of a street.
C.
Projections into Required Yards. No building or structures or portion
thereof shall be constructed within or shall project into any required
yard in any district, except as follows:
2.
Open steps, bay windows and balconies may project no more than four
(4) feet into a required yard. Fire escapes may project no more than
eight (8) feet into a required yard.
3.
A terrace, patio or enclosed porch that does not extend above the
level of the first floor of the building may be erected to extend
into a required front or rear yard a distance of not more than ten
(10) feet, provided that it shall not extend more than three-quarters
(3/4) into the required setback.
4.
A projection from a building, using such building for support but
not being enclosed or part of the living area of such structure, may
extend into the required yard not more than ten (10) feet, provided
that it shall not extend more than three- quarters into the required
setback. Such projections may include overhanging eaves, gutters,
cornices, chimneys, decks, or patios.
5.
A pump, light standard, air tower, water outlet, or similar installation
of an auto service station or fuel dispensing facility, where permitted,
may be placed within a required front yard, but in no case closer
to a street line than twenty five (25) feet.
6.
Arbors, open trellises, and unroofed steps or terraces, and hanging flagpoles shall be permitted with no restrictions, except as provided in § 27-903.
7.
No other permanent structure shall project into the front yard.
8.
The front yard areas of all residential uses shall be maintained
primarily as nonimpervious surfaces, covered by vegetation and/or
mulching in order to minimize soil erosion, except that paved sidewalks
may be provided across the width of the property and from the street
to the residence, and a paved driveway and parking area up to twenty
(20) feet wide and an adjacent turnaround may be provided within the
front yard area.
9.
For commercial districts and uses, no projection shall obstruct pedestrian
or vehicular circulation, visibility or access to buildings by emergency
vehicles.
10.
For commercial districts and uses, awnings or movable canopies and
awnings or movable canopies signs shall not project more than four
(4) feet over a public walkway and the lower edge of such projecting
structure shall not be less than eight (8) feet above the level of
such walkway.
11.
For commercial districts and uses, no portion of a projection shall
be located no closer than four (4) feet from a curb line.
D.
Corner Lots. A front yard, as provided for in the lot area, bulk,
and coverage requirements for the district in which the lot is located,
shall be required along each street on which a corner lot abuts. Accessory
buildings shall be located behind the setback lines of both streets.
E.
Minimum Lot Width. Each lot in any district shall have a width at
the street line of not less than sixty (60) percent of the required
lot width at the building setback line.
F.
Height Restrictions. No building or structure shall exceed the height
limitations of this Chapter, except for church spires, steeples or
belfries, cupolas or domes, monuments, observation towers, clock towers,
ventilation fans, air-conditioning equipment, roof structures for
elevator or stairwells, transmission towers, water towers, chimneys,
smoke stacks, flagpoles, masts, windmills, and other similar structures
not devoted to human occupancy.
[Ord. No. 247-2018, 9/17/2018]
No obstructions to visibility at intersections shall be permitted. A clear sight triangle shall be maintained in accordance with the design standards set forth in the Borough Subdivision and Land Development Ordinance [Chapter 22]. No fence, wall, or other structure shall be erected, allowed, or maintained and no hedge, tree, shrub, or other planting shall be planted or allowed to exist that dangerously obstructs sight distance at street intersections, vision for through traffic at private streets, driveways, street intersections or along streets.
[Ord. No. 247-2018, 9/17/2018]
Whenever Federal or State-owned property is included in one
or more zoning districts, it shall be subject to the provisions of
this Chapter to the extent permitted by the Constitution and laws
of the United States of America and the Commonwealth of Pennsylvania.
[Ord. No. 247-2018, 9/17/2018]
A.
Air Quality; Emission of Dust, Dirt, Fumes, Vapors, and Gases.
1.
The emission of dust, dirt, fly ash, fumes, vapors, or gases which
can cause damage to human health, to animal, or vegetation or to other
forms of property, or which can cause any soiling or staining of persons
or property at any point beyond the lot lines of the use creating
the emission is prohibited.
2.
There shall be no emission of smoke, ash, dust, fumes, vapors, gases
or other matter toxic or noxious to air which violates the Pennsylvania
Air Pollution Control Laws, including the standards set forth in the
Standards for Contaminants (25 P.S. § 123) and the Ambient
Air Quality Standards (25 P.S. § 131.3), and Pennsylvania
Department of Environmental Protection, "Rules and Regulations."
3.
Visible air contaminants shall comply with the Pennsylvania Department
of Environmental Protection, "Rules and Regulations."
4.
No user shall operate or maintain or be permitted to operate or maintain
any equipment, or device which will discharge contaminants to the
air of quality or quantity which will violate the limits prescribed
herein and by the Pennsylvania Air Pollution Control Laws, unless
the user shall install and maintain in conjunction therewith such
control as will prevent the emission into the open air of any air
contaminant in a quantity that will violate any provision of this
Chapter.
5.
No commercial or industrial user shall cause, allow, permit, or maintain any bonfire, junk fire, refuse fire, salvage operations fire, or any other open fire within the Borough, and shall be in accordance with any State regulations. Residential activities of a similar nature shall be in accordance with the Honey Brook Borough Open Burning Ordinance [Chapter 7, Part 1].
6.
The ambient air quality standards for the Commonwealth of Pennsylvania
shall be the guide to the release of airborne toxic materials across
lot lines.
B.
Fire and Explosion Hazards.
1.
All activities and all storage of flammable and explosive material
at any point shall be provided with adequate safety devices against
the hazard of fire and explosion, and adequate firefighting and fire
suppression equipment, and devices as detailed and specified by the
laws of the Commonwealth of Pennsylvania.
2.
All buildings and structures and activities within such buildings
and structures shall conform to applicable Borough codes and ordinances.
Any explosive material shall conform to the requirements of Pennsylvania
Department of Environmental Protection, "Rules and Regulations," for
storing, handling and use of explosives.
C.
Glare and Heat.
1.
No direct or sky-reflected glare from high temperature processes, such as combustion, welding or otherwise, shall be permitted beyond the lot line on which the activity is situated. These regulations shall not apply to signs or floodlighting of parking areas or surveillance, security, or safety lighting otherwise in compliance with § 27-913 of this Chapter.
2.
No floodlighting or high-intensity lighting, except for surveillance,
security, safety lighting shall be permitted in any residential district
after 10 p.m. prevailing time.
3.
There shall be no emission or transmission of heat or heated air
discernible beyond the lot line on which the activity is situated.
D.
Waste Disposal. There shall be no discharge at any point into any
public or private sewage system, or watercourse, or into the ground,
of any liquid and solid waste materials in such a way or of such a
nature, as will contaminate or otherwise cause the emission of hazardous
materials in violation of the laws of Borough and Pennsylvania Department
of Environmental Protection, Rules and Regulations, or other applicable
State and Federal laws, rules, and regulations.
E.
Noise.
1.
Noise levels shall be maintained at a level which is not objectionable
due to intermittence, frequency or intensity and shall not exceed
the standards established by this Section. No person shall operate
or cause to be operated on private or public property any source of
continuous sound (any sound which is static, fluctuating or intermittent
with a recurrence greater than one time in any fifteen (15) second
interval) in such a manner as to create a sound level which exceeds
the limits set forth here when measured at or within the lot line
of the receiving land use.
2.
Sound levels measured at the lot line housing the activity producing
the sound by a sound level meter shall not exceed fifty-five (55)
decibels abutting residential uses, sixty-five (65) decibels abutting
commercial, and seventy (70) decibels abutting industrial uses at
any time. However, sound levels at property lines adjacent to residential
uses or for residential uses shall not exceed fifty (50) decibels
between the hours of 10 p.m. prevailing time and 7 a.m. prevailing
time.
3.
The maximum permissible sound levels by the receiving land use category
shall not apply to the following noise sources:
a.
Emergency alarm signals for the purpose of alerting persons to the
existence of an emergency.
b.
Work to provide, repair, or replace electricity, water or other public
utilities involving public health or safety.
c.
Normal and legally permitted residential activities customarily associated
with residential use.
d.
Domestic power tools.
e.
Temporary activities involving construction and demolition activities.
f.
Agriculture.
g.
Motor vehicle operations on public streets. Such noise shall be regulated
by Pennsylvania Transportation regulations governing established sound
levels.
h.
Public celebrations or activities authorized by the Borough.
i.
The unamplified human voice.
F.
Odor. No uses, except agricultural operations, shall emit odorous
gases, or other odorous matter in such quantities to be offensive
at any point on or beyond its lot lines. Any process which may involve
the creation or emission of any odors shall be provided with a secondary
safeguard system in order that control will be maintained if the primary
safeguard system should fail.
G.
Vibration. No vibration shall be produced which is transmitted through
the ground and is discernible by a normal individual by such direct
means as, but not limited to, sensation by touch or visual observation
of movement without the aid of instruments beyond the lot lines.
H.
Electrical, Radio, and Electromagnetic Disturbance.
1.
There shall be no radio or electrical disturbance, except from domestic
household appliances, adversely affecting the operation of any equipment
at any point other than equipment belonging to the creator of such
disturbance.
2.
No use, activity, or process shall be conducted which produces electromagnetic
interference with normal radio or television reception from off the
lot on which the activity is conducted.
I.
Radioactivity.
1.
There shall be no activities which emit dangerous levels of radioactivity
at any point.
2.
No operation involving radiation hazards shall be conducted which
violates federal regulations and standards. In addition, any proposed
use which incorporates the use of radioactive material, equipment
or supplies, shall be in strict conformity with Pennsylvania Department
of Environmental Protection, "Rules and Regulations," or other applicable
State and Federal laws, rules, and regulations.
J.
Electrical, Diesel, Gas or Other Power. All uses requiring power
shall be operated so that the service lines, substation, or other
structures and equipment shall conform to the most acceptable safety
requirements recognized by the Pennsylvania Bureau of Labor and Industry,
and shall be constructed to be an integral part of the buildings with
which it is associated. If visible from adjacent residential lots,
it shall be screened in accordance with § 27-908.C.1.
K.
Water Use. All water requirements shall be reviewed and approved
by the water authority which controls the service area for the Borough.
L.
Ground and Water Contamination. No materials or wastes shall be deposited
upon a lot in such form or manner that they may be transferred off
the lot by natural causes or forces, nor shall any substance which
can contaminate a stream or watercourse or otherwise render such stream
or watercourse undesirable as a source of water supply or recreation,
or which will destroy aquatic life, be allowed to enter any stream
or watercourse.
M.
General Public Health and Safety. No use shall create any other objectionable
condition in an adjoining area which will endanger public health and
safety, or be detrimental to the proper use of the surrounding area.
[Ord. No. 247-2018, 9/17/2018]
B.
All organic refuse or garbage shall be stored in tight, vermin-proof
containers. In multi-family developments of greater than ten (10)
units, commercial and industrial developments, garbage storage shall
be centralized to expedite collection and enclosed on three sides
by screening or plantings.
C.
No materials or wastes shall be deposited upon a lot in such form
or manner that they may be transported off the lot by natural causes
or forces, nor shall any substance which can contaminate a stream
or watercourse, or otherwise render such stream or watercourse undesirable
as a source of water supply or recreation, or which will destroy aquatic
life, be allowed to enter any stream or watercourse.
D.
Unless otherwise permitted by this Chapter, no more than one vehicle
without a license or without proof of inspection shall be stored outside
per lot.
E.
Outdoor display and storage areas shall occupy an area of no more
than one-half (1/2) the allowed building coverage in the district
in which it is located, unless otherwise provided by this Section.
F.
No outdoor storage or display of merchandise, articles, materials, goods or equipment shall be permitted beyond the front lines of the building, within the required yard areas, street right-of-way, parking areas, sidewalks, or other areas intended for pedestrian or vehicular use, except in the case of a sidewalk sale, garage sale, flea market, or public auction, or as permitted for commercial uses per subsection H, below, or for commercial and industrial uses per subsection I, below.
G.
Residential Outdoor Storage.
1.
On all residential lots, irrespective of the zoning district, recreational
vehicles or trailers designed for use as vacation travel trailers
shall be parked or stored in a carport or enclosed building, or within
a rear yard or side yard, and shall be located no closer to a property
line than the required setback lines for accessory uses for the applicable
district; provided, however, that such vehicle may be parked anywhere
on the lot for a period not to exceed twenty-four (24) hours during
loading and unloading. No such vehicle shall be used for dwelling
purposes when parked or stored on any residential lot.
2.
The use of unlicensed trailers and intermodal shipping containers
for long-term storage shall be prohibited on any residential lot.
3.
Storage within the front yard of any residential lot is limited to
the use of temporary structures, buildings, or uses, per the requirements
of Section 27-1003.Q.
H.
Outdoor Display for Commercial Uses. Outdoor display of merchandise
available for retail sale as part of a permitted commercial use may
be permitted as follows:
1.
Outdoor display of salable merchandise shall occur only during regular business hours of the use in question and all materials and products that are displayed outdoors shall be moved indoors or to a screened outdoor storage area, in accordance with § 27-908, behind the building line at the close of business and during nonbusiness hours.
2.
Display of saleable merchandise in front of a commercial use on public
sidewalks shall be permitted where there is an area of not less than
four (4) feet in width of a linear pathway of clear sidewalk free
of all outdoor display of merchandise and available for safe pedestrian
travel. This area shall remain free and clear of all outdoor display
of salable merchandise. The remainder of the public sidewalk outside
of this area may be available for outdoor display of salable merchandise.
3.
Outdoor display of saleable merchandise shall not be placed within required parking areas or spaces, shall not be located as to interfere with pedestrian or vehicular traffic, and shall not be displayed in a manner as to interfere with or provide a potential hazard or distraction to automotive traffic. The outdoor display of merchandise shall not interfere with the sight lines of traffic, as per § 27-903, and shall not impair the visibility of any signage.
4.
Merchandise shall not be displayed outdoors in a manner that will
result in the merchandise falling into the street or required area
of clear sidewalk, or blowing, spilling, or otherwise becoming hazardous
or a public nuisance.
5.
Any merchandise that is placed on the public sidewalk or right-of-way
in violation of this Section or that otherwise constitutes a public
hazard may be removed by the Borough with or without notice to the
owner.
6.
No merchandise shall be displayed outdoors that is pornographic,
of an adult use in nature, or has explicit depictions of violence.
7.
Outdoor storage display of saleable goods in the rear yard of commercial
uses shall be unrestricted but shall conform to applicable provisions
in this Chapter.
8.
Products in connection with adult commercial uses shall not be displayed
outdoors.
I.
Outdoor Storage for Commercial and Industrial Uses.
1.
Outdoor storage facilities for fuel, raw materials and all such products
shall be enclosed with an approved safety fence of adequate sufficient
construction and compatible with the use, buildings, and landscaping
on the lot. Such materials or product shall be stored to a maximum
height of fifteen (15) feet, and such areas shall be included in the
calculation of total impervious surface area of a site. In addition
to a fence, bulk storage tanks shall be enclosed by a berm to contain
potential spillage.
2.
No highly flammable or explosive liquids, solids, or gases shall
be stored in bulk above ground, except the following which shall meet
the National Fire Code:
a.
Tanks or drums of fuel connected directly with and located and operated
on the same lot as the energy devices or heating appliances they serve.
b.
Tanks or drums for storage of not more than 300 gallons of fuel oil
(other than that used for home heating) or gasoline or diesel fuel,
provided such tanks are located no closer than twenty-five (25) feet
to any building or lot line or fifty (50) feet from any street line.
3.
For any permitted commercial or industrial use, storage of materials,
equipment or vehicles, but not including parking and similar activities,
shall generally be carried on within a building and shall meet the
provisions of this Section and other applicable regulations of this
Chapter, except that additional outdoor storage and display area for
such uses may be authorized by the Borough where all of the following
conditions are met:
a.
The commercial or industrial use involved traditionally employs long-term
outdoor storage including uses such as lumber yard, junkyard, nursery/greenhouse,
and automobile retail sales.
b.
Such storage is needed for the successful operation of the use.
c.
The proposed site is suitable for outdoor storage.
d.
The applicant can demonstrate that indoor storage is not practical.
e.
The storage shall be located outside of required yard areas, off-street
parking areas, and off-street loading areas.
f.
The storage shall comply with all applicable setback requirements
and shall cover only that percentage of total lot area which is deemed
practical and feasible in the opinion of the Zoning Officer.
g.
The storage areas shall be located and designed so as not to interfere
with the operation and function of stormwater management facilities,
including all basins, drainage swales, and water quality measures.
h.
No intermodal shipping containers shall be stacked on a lot or parcel.
j.
Any establishment which furnishes shopping carts as an adjunct to
shopping shall provide definite areas within the building and parking
area for storage of said carts. Each designated storage area shall
be enclosed by a barrier at least as high as the height of the handles
on a shopping cart, and shall be clearly marked for storage of shopping
carts. All shopping carts shall be stored indoors, or otherwise secured
during non-operating hours.
[Ord. No. 247-2018, 9/17/2018]
A.
Fences, walls, and hedges that are in conformance with this Chapter
and other applicable ordinances are allowed. Fences and walls shall
be constructed within the property lines of the lot being enclosed
by such fence or wall.
B.
A permit is required for the erection of any fence or wall proposed
to be twenty-four (24) inches in height or higher. A fee shall be
paid for the inspection and issuance of a permit for the erection
of any such fence or wall. Such fee shall be established by resolution
by the Council of the Borough of Honey Brook, which fee may also be
changed from time to time by resolution.
C.
Fences and walls may be erected, altered, and maintained within the
yards, excluding required buffer yards, provided that any such fence
in the front yard shall not exceed three and one-half (3.5) feet in
height; and any fence or wall in the side or rear yard shall not exceed
six (6) feet in height, except as permitted in this Chapter. Retaining
walls, constructed for the express purpose of holding back or supporting
earth, shall be exempted from said height provisions.
D.
A fence shall have the finish side facing adjacent properties.
[Ord. No. 247-2018, 9/17/2018]
A.
The following standards are hereby established to create a transition
between potentially incompatible land uses and to reduce conflicts
between these uses:
1.
Applicability. Buffer areas shall be located between uses defined
by this Section and shall be required in addition to the landscaping
requirements of this Section. Buffer areas shall be classified as
Class A, B, C or D Buffer, and shall be required between the following
uses (inclusive of on-site parking and loading/unloading areas):
a.
Class A Buffer. Any development consisting of 10 or more multi-family
dwelling units, single-family attached dwelling units (townhouses),
or mobile home parks adjoining any residentially zoned district, or
residential use, shall provide a Class A buffer.
b.
Class B Buffer. Any commercial use or office use or any off-street
parking facility that is the principal use of a lot, adjoining any
residentially zoned district or residential use shall provide a Class
B buffer.
c.
Class C Buffer. Any industrial use, unless otherwise specified in
this Chapter, outdoor storage areas, utility uses, or agricultural
uses, adjoining any residentially zoned district or residential use
shall provide a Class C buffer.
2.
Other uses determined to be potential conflicts shall provide the
Buffer Class specified by the Borough Council, upon recommendation
by the Planning Commission.
3.
Buffer Class Standards. After determining the required buffer class,
the applicant shall select an appropriate planting option listed below.
Plantings are not required to be aligned on property or right-of-way
boundaries, rather, the applicant is encouraged to site plantings
as necessary to achieve the optimal screening level. Plant materials
shall be selected from the Approved Plant List included as an appendix
to the Chapter.
a.
Class A. One canopy tree every thirty (30) feet, plus one evergreen
every forty (40) feet of boundary; or one canopy tree every sixty
(60) feet, plus one flowering tree every forty (40) feet, plus one
evergreen every forty (40) feet of boundary.
b.
Class B. One evergreen every twenty (20) feet, and one flowering
tree every forty (40) feet of boundary; or one canopy tree every forty
(40) feet, and one evergreen tree every thirty (30) feet plus one
flowering tree every sixty (60) feet of boundary.
c.
Class C. One evergreen every twenty (20) feet, plus one (1) berm
four (4) feet high; or six (6) foot high cedar or spruce fencing with
one (1) flowering or evergreen tree every twenty (20) feet of boundary.
d.
Class D. In addition to required fencing of at least six (6) feet
in height, the following plantings shall be provided between the fence
and street or property line: one canopy or flowering tree at an average
of one tree every thirty (30) feet, plus one evergreen tree at an
average of one tree every twenty (20) feet; or one evergreen tree
at an average of one (1) tree every twenty (20) feet, plus one shrub
every five (5) feet. The Class D buffer yard width shall be the setback
specified for the required fence for the individual use in Part 10,
"Supplemental Regulations."
4.
Plant Materials.
a.
Each plant option listed in paragraph 3, above, may use any of the
plant materials listed in the approved plant list included as an appendix
to this Chapter. For reasons of permanency and resistance, a mixing
of two or more varying plant materials shall be required in meeting
the requirements of this Section. Borough Council, upon recommendation
by the Planning Commission, may permit other plant types if they are
hardy to the area, are not subject to blight or disease, and are of
the same general character and growth habit as those listed. All planting
materials shall meet the standards of the American Association of
Nurserymen.
b.
Where it is determined that, due to topography or other factors,
the buffer classes prescribed in paragraph B, above, do not alone
provide an adequate buffer between adjoining incompatible uses, the
planting shall be placed upon a berm at a height of three (3) to five
(5) feet to increase its effectiveness.
c.
Existing plantings, woodlands, hedgerows, topography, or man-made
structures can reduce or eliminate the buffering requirements if they
partially or completely achieve the same level of screening as the
planting requirements outlined in this Section. This determination
shall be made at the discretion of the Borough Council, upon recommendation
by the Planning Commission.
d.
Existing trees within the required buffer yard greater than three
(3) inches in caliper or greater than eight (8) feet in height shall
be preserved to the extent feasible. Such trees may be counted towards
required plant materials, as determined by the Borough Council, upon
recommendation by the Planning Commission.
e.
Required plantings for buffering chosen shall not interfere with
pre- existing overhead wiring or other pre-existing overhead permanent
structures.
B.
General Buffering Requirements.
1.
Buffer yards shall be maintained and kept clean of all debris, rubbish,
weeds and tall grass.
2.
Planting in the buffer area shall be installed and thereafter maintained
by the property owner. Required buffer plantings shall not be removed
without the prior approval of the Borough. If such plantings are removed,
the Borough may require that they be replaced, in kind, at the expense
of the property owner.
3.
Plant materials required within the buffer area shall be assured
by a performance guarantee posted with the Borough in an amount equal
to the estimated cost of the plant materials. Such guarantee shall
be released only after the passage of the second growing season following
planting.
4.
The locations, dimensions, and spacing of required plantings shall
be adequate for their proper growth and maintenance, considering sizes
of such plantings at maturity and their present and future environmental
requirements, such as soil, pH, moisture, and sunlight. The buffer
planting shall be so placed that, at maturity, vegetation extends
not closer than one (1) and one-half (1/2) feet from any street right-of-way.
5.
A clear sight triangle shall be maintained at all street intersections
and at all points where private accessways intersect public streets.
6.
No structures may be placed within the buffer area and no manufacturing
or processing activity or storage of materials shall be permitted,
except for the following:
a.
Landscaped treatments, such as berms, fences or walls which aid in
screening and do not conflict with the character of adjoining properties,
including drainage, light, and air flow, or block clear sight distance
required at intersections.
b.
Structures relating to and used for landscaping, such as tree wells,
tree guards, tree grates and retaining walls to preserve stands or
specimens of existing trees or used for other functional purposes.
c.
Roads which provide direct ingress/egress for the tract or lot, including
appurtenant structures within road rights-of-way, such as curbs, sidewalks,
signs, lighting or benches.
d.
Underground utilities.
7.
Mechanical equipment, storage structures, garbage and waste disposal
facilities, and similar facilities shall be fully screened from view
from adjacent streets or residential districts or uses, through the
use of fences or buffering planting materials.
8.
The applicant is encouraged to install buffer plantings in naturalistic
groupings rather than in linear strips, if a satisfactory buffer can
be achieved.
9.
Where buffering is required, a landscape plan for the new use or
development shall be submitted to the Borough which displays all proposed
plantings required to buffer the use or development and how the requirements
of this Section have been achieved on that property for that particular
use or development.
10.
Where earthen berms are required to provide effective screening,
the specified elevation of the berm shall be that achieved after the
earth has settled.
11.
To the extent possible, landscaping around detention basins shall
be naturalized (e.g., clusters of evergreens interspersed with groupings
of deciduous trees and shrubs) and designed to blend with the surrounding
environment. When buffering storm water detention basins, trees shall
not be planted on the basin berm or dam, however, shrubs may be planted
in this area.
12.
Buffering standards shall not apply to front yards of lots, except
for Class D Buffers.
C.
General Landscaping Requirements.
1.
Any part of a lot which is not used for buildings, other structures,
loading or parking spaces and aisles, sidewalks and designated storage
areas shall be planted with an all season ground cover approved by
Borough Council. It shall be maintained to provide an attractive appearance,
and all non-surviving plants shall be replaced.
2.
Plant materials shall be chosen from the approved plant list included
as an appendix to this Chapter, to prevent soil erosion and subsequent
sedimentation.
D.
Landscaping Requirements for Off-Street Parking. The following standards
shall be required for all off-street parking facilities having greater
than five (5) parking spaces.
1.
Raised planting islands shall be located at each end of a parking
space row and between every twelve (12) consecutive parking spaces
in a row. Planting islands shall be a minimum of three (3) feet in
width, extend the length of a parking space, and shall be planted
with one shade tree per island, with such trees selected from the
list in the approved plant list included as an appendix to this Chapter.
Existing trees can be credited toward this requirement if in good
condition and located as required.
2.
Perimeter plantings shall be provided around all parking areas and
shall have a minimum width of three (3) feet. Such areas shall meet
the requirements of Class B buffer of this Section.
3.
Perimeter planting strips and raised planting islands shall be protected
by curbs.
4.
Surface treatment of raised planting islands and perimeter plantings
shall be grass, ground cover, or low maintenance shrubs, or other
Borough approved plant materials.
[Ord. No. 247-2018, 9/17/2018]
A.
Purpose.
1.
To establish standards for the layout, location, and amount of off-street
parking in terms of land use in the Borough.
2.
To provide adequate parking facilities for all permitted uses in
the Borough.
3.
To promote the allocation of parking spaces to increase public safety
and convenience, and help lessen congestion, aid in more orderly traffic
flow, and promote economic opportunity.
B.
Applicability.
1.
Off-street parking areas in accordance with this Section shall be
provided whenever:
a.
A building is constructed or new use is established.
b.
The use of an existing structure is changed to another use requiring
more parking facilities, as specified by subsection D, below.
c.
An existing structure or use is altered, enlarged, or substantially
improved so as to increase the amount of parking spaces required,
as specified by subsection D, below.
2.
Structures and uses in existence on the date of adoption of this
Chapter shall not be subject to the provisions of this Section, except
as provided in subsection 1.c, above. No parking facilities existing
at the effective date of this Chapter serving existing buildings or
uses in the Borough shall subsequently be reduced below the requirements
of this Section.
3.
All land uses proposed in the Borough subsequent to the adoption
of this Chapter shall be in conformance with this Section. Off-street
parking facilities provided to comply with the provisions of this
Chapter shall not subsequently be reduced below the requirements of
this Section.
4.
All required parking facilities shall be provided and maintained
for as long as the use which they are designed to serve remains in
existence.
C.
General Requirements.
2.
Use of Parking Area. No parking area shall be used for any use that
interferes with its availability for the parking need it is required
to serve.
3.
Landscaping. Landscaping requirements for off-street parking facilities
shall conform to § 27-908.D.
4.
Off-Street Parking in Required Yards. Parking areas may occupy no
more than fifty (50) percent of any required front or side yard.
D.
Required Off-Street Parking Spaces.
1.
Uses not specifically listed in this Section shall comply with the
parking standards for the most similar use.
2.
Where a building or use contains or includes more than one type of
use, the number of parking spaces required shall be the sum of the
parking requirements for each separate use, except as stipulated in
the options in subsection E., below.
3.
The following off-street parking provisions shall constitute the minimum parking spaces required for the uses indicated below, hereafter erected, converted or otherwise established in any district. Where computation result in fractions, a fraction of one-half or more shall be rounded up, and a fraction of less than one-half rounded down. In addition, one space for each company vehicle stored on the premises shall be provided. In this Section, "s.f." shall be interpreted as "square feet" and "GLA" shall be interpreted as "gross leasable area," which is defined in Part 2.
a.
The following parking standards shall apply for residential uses:
|
Residential Uses
|
Minimum Off-Street Parking Requirement
(number of spaces)
| |
|---|---|---|
|
Single Family detached
|
2 per dwelling unit
| |
|
Duplex or Twin
|
2 per dwelling unit
| |
|
Multi-family
|
2 per dwelling units plus 1 for every 2 dwelling units for visitor
parking
| |
|
Townhouse
|
2 per dwelling unit, plus 1 per every 5 dwelling units to accommodate
visitor parking
| |
|
Residential Conversion
|
2 per dwelling units plus 1 for every 2 dwelling units for visitor
parking
| |
|
Mobile Home Park
|
2 per dwelling unit, plus 1 per every 5 manufactured home for
visitor parking
| |
|
Supplemental Dwelling Unit
|
1 per Supplemental Dwelling Unit
| |
|
Upper Floor Dwelling Unit
|
1 per bedroom
| |
|
Home Occupation
| ||
|
1)
|
Major, with the exception of family day care home which shall be in accordance with § 27-1011
|
No additional parking requirements beyond those for the primary
residential use.
|
|
2)
|
Minor
|
No additional parking requirements beyond those for the primary
residential use.
|
|
Boarding/Rooming House
|
1 per rental room.
| |
|
Nursing home
|
1 per every 2 patient beds, plus 1 space per employee on the
largest shift.
| |
|
Group Housing
|
1 per 3 beds, plus 1 per employee on the largest shift.
| |
|
Retirement Housing
|
1.5 per dwelling unit, plus 1 per every 5 dwelling units to
accommodate visitor parking
| |
b.
The following parking standards shall apply for commercial uses:
|
Commercial Uses
|
Minimum Off-Street Parking Requirement
(number of spaces)
| |
|---|---|---|
|
Automobile sales and service
|
1.0 per 500 s.f. GLA. (Outdoor display areas for auto sales
shall not be included in the required parking spaces.)
| |
|
Bank or similar financial Institution
|
1 per 250 s.f. for customer service, plus 1 per 300 square feet
devoted to administration, plus stacking requirements for drive-through
service, if applicable, as per Part 10, Supplemental Regulations.
| |
|
Bed and Breakfast
|
1 per rental unit, plus one per employee, plus 2 for the resident
property owners.
| |
|
Club/Lodge
|
1 per 4 members, plus 1 per employee
| |
|
Day Care Center, Commercial
|
1 per employee, plus 1.0 unloading space per 10 children
| |
|
Funeral Home
|
1 per 4 seats or 20 per 1,000 s.f. GLA, whichever is greater,
plus 1 per employee.
| |
|
Grocery Store/Supermarket
|
1 per 100 s.f. GLA.
| |
|
Hotel/Motel
|
1 per rental unit, plus .5 per employee on the largest shift.
| |
|
Kennel/Animal Shelter
|
1 per employee, plus 1 per 10 of animal holding capacity.
| |
|
Laundromat
|
1 per 100 s.f. GLA
| |
|
Office - Business, Administrative
|
1 per 250 s.f. GLA
| |
|
Office - Professional (including doctors offices and medical
clinic)
|
4.5 per 1,000 s.f. GLA or 4 per practitioner, whichever is greater,
plus one per employee.
| |
|
Veterinary Office/Hospital
|
4.0 per vet on duty, plus 1.0 per employee.
| |
|
Personal Service Shop (hair salon, barber shop, tailor, dry
cleaner sick-u., etc)
|
1 per 250 s.f. GLA
| |
|
Research and Development Facility
|
1 per 500 s.f. GLA.
| |
|
Restaurants, Outdoor Cafes, and Taverns:
| ||
|
1)
|
with table service, but no drive- through
|
1 for every 3 seats provided for
|
|
2)
|
with no fixed seats or table service
|
1 per 75 s.f. of GLA.
|
|
3)
|
with "drive-through" service
|
A vehicle stacking lane is required as per Part 10, Supplemental
Regulations, in addition to the requirements of 1) or 2) above.
|
|
Retail Store
|
1 per 250 s.f. GLA
| |
|
Service station/gas station
|
1 per pump, plus 1 stacking space per pump, plus 2 per service
bay.
| |
|
Car Wash
|
3 stacking spaces per bay, plus 2 drying spaces per bay.
| |
|
Convenience Store
|
1 per 200 s.f. GLA
| |
|
Shopping Center
|
4.5 spaces per 1,000 s.f. GLA.
| |
c.
The following parking standards shall apply for public/institutional
uses:
|
Public/Institutional Uses
|
Minimum Off-Street Parking Requirement
(Number of Spaces)
| |
|---|---|---|
|
Church/Religious Use
|
1 space per every 3 seats, plus 1 space per every 4 persons
permitted maximum capacity for areas dedicated to meeting, rental
facilities.
| |
|
Community Center
|
8 spaces per 1,000 s.f. GLA or 1 space for 4 persons permitted
maximum capacity, whichever is greater
| |
|
Educational Use:
| ||
|
1)
|
High school
|
1 space per classroom, plus 1 space per 15 students in grades
11 and 12, plus 1 space per 10 fixed seats in the auditorium.
|
|
2)
|
Elementary and middle school
|
1 space per classroom, plus 2 spaces per 1,000 s.f. devoted
to administrative use.
|
|
3)
|
Trade or professional school
|
1 space per student, plus 1 space per instructor or employee.
|
|
4)
|
Studio for performing or visual arts, or other school
|
1 space per instructor or employee, plus 1 space per 10 students
at maximum capacity.
|
|
Library/Museum
|
3 spaces per 1,000 s.f. GLA.
| |
|
Life care facility
|
1.5 per dwelling unit, plus 1 per every 2 patient beds, plus
1 per employee on the largest shift.
| |
|
Municipal Building/Government Office
|
1 per employee, plus 1 for 4 persons permitted maximum capacity.
| |
|
Post Office
|
2 per 250 s.f. for customer service, plus 1 per employee on
the largest shift.
| |
|
Public Transit Station
|
To be determined by Zoning Hearing Board based on facility.
| |
|
Public Service/Utility Facility
|
2 per facility, plus 1 space per assigned employee.
| |
E.
Parking Alternatives. Parking requirements shall be located on the
same lot as the use for which the parking is required, except in cases
where that is not feasible given the Borough's relatively small land
size. In such cases, an alternative parking plan may be approved by
Borough Council pursuant to a Conditional Use process. Off-street
parking shall be provided to meet the demand for the proposed land
use. The applicant shall calculate this demand based on accepted standards,
such as published in the Institute of Transportation Engineer's Parking
Generation Reports. Mixed-use projects shall provide parking according
to a shared parking analysis that projects parking needs based on
the peak hour of parking demand. For example, a building with first-floor
retail and office space and upper-floor residential will be able to
adjust total parking demand to address the fact that peak residential
parking demand will occur in the evening, while peak office parking
demand will occur during the day. This analysis shall be based on
accepted methodologies, such as the Urban Land Institute Shared Parking
Study. The parking demand projections and methodologies shall be subject
to approval by the Borough.
F.
Handicapped Parking.
1.
In any parking area that exceeds five (5) spaces, there shall be
a minimum of one (1) handicapped parking space for every twenty-five
(25) spaces or fraction thereof which shall be designed and designated
for physically handicapped persons.
2.
Each handicapped space shall be identified with a clearly visible
mark displaying the international symbol of access.
3.
Each handicapped space shall be a minimum of thirteen (13) feet in
width by twenty (20) feet in length, and located on a level, paved
surface as close to a handicapped accessible entrance to the building
served as possible.
4.
Handicapped parking shall be in accordance with the provisions of
the Americans with Disabilities Act of 1990 (ADA).
G.
Design and Maintenance Standards for Off-Street Parking Facilities.
1.
The owners or operators of a property with required parking facilities
shall be responsible for the maintenance of the off-street parking
areas serving that property. Maintenance shall include, but not be
limited to, keeping it clean of loose particles, plowing of snow and
ice, maintenance of landscape elements and lighting, sealing of pavement,
repainting of lines and other markings on the pavement, re- paving
as necessary, and any other work required to maintain the parking
area in an attractive, safe and functional condition. Adjacent sidewalk
areas shall also be maintained in the same manner.
2.
Parking spaces shall be a rectangular block with the minimum dimensions
of nine (9) feet wide by twenty (20) feet long, exclusive of passageways,
driveways or other means of circulation access and regardless of pull-in
angle, and shall not be occupied by, nor intruded upon by lighting
or its foundations, landscape elements, pedestrian walkways, driveways,
passageways, or any other feature which results in a reduced area
available for occupation by a vehicle.
3.
Not more than two (2) feet of the parking space may overhang the
outer perimeter boundaries of the parking lot, so long as such overhang
does not intrude into an adjacent right-of-way or pedestrian walkway,
and for those parking spaces only, the area directly below the overhang
need not be paved, although the balance of said space must be a dust-free,
all-weather surface.
5.
An off-street parking area with a minimum required capacity of five
(5) or more parking spaces shall be designed in accordance with the
following provisions:
a.
Parking spaces shall be reasonably level, sloping not more than five
(5) percent in any direction, but sloping at least one (1) percent
to provide for drainage.
b.
Minimum width of interior circulation lane cartway within parking areas shall be in accordance with the Borough Subdivision and Land Development Ordinance [Chapter 22].
d.
A maximum of two (2) accessways to the lot shall be allowed per street
frontage.
e.
Driveways providing access to the parking area from the street shall
be of adequate length to accommodate off-street stacking of vehicles
waiting to enter the parking area. The stacking area shall accommodate
at least one vehicle, plus one vehicle for every fifty (50) spaces
provided in the parking area, for up to ten (10) stacking spaces.
f.
Parking areas shall be designed to permit each motor vehicle to proceed
to and from the parking space without requiring the moving of any
other motor vehicle.
g.
In no case shall parking areas be designed to require or encourage
vehicles to back into a public street in order to leave the lot.
h.
Parking areas shall be designed with safe and reasonable pedestrian
access through the parking area.
i.
No parking area, except for permitted driveways and accessways, should
directly abut a street. If possible, each such area should be separated
from the street by a curb, planting strip as per § 27-908.E,
wall or other suitable barrier against cars.
j.
The parking area should be designed, if possible, so that parking
aisles are perpendicular to the building to enhance pedestrian safety.
k.
Individual parking spaces shall be clearly marked by durable white or yellow stripping at least four (4) inches in width and extending the length of the space or by curbs or other means to indicate individual spaces. Signs located within a parking area shall be used to ensure efficient and safe operation, and shall be in accordance with § 27-914.
l.
All parking areas and accesses shall be constructed and maintained to provide safe and orderly access at all times from a street, alley, or other approved accessway. No parking area or access shall be constructed so that it constitutes a nuisance, hazard, or unreasonable impediment to traffic. Provisions for clear sight triangles in § 27-903 and the Borough Subdivision and Land Development Ordinance [Chapter 22] shall apply to all access points.
m.
Parking areas greater than fifty (50) spaces should use parking modules
or smaller lots with the larger parking areas for safety and design
concerns.
[Ord. No. 247-2018, 9/17/2018]
A.
The intent of these provisions is to provide adequate loading areas
for permitted structures and uses and reduce traffic congestion. Off-street
loading for uses, buildings, or structures that require the distribution
or receipt of materials or goods by trucks or similar vehicles shall
provide a sufficient number of off-street loading and unloading spaces
for the intended use as follows.
B.
Applicability. Off-street loading areas shall be provided whenever:
C.
Required Spaces. The off-street loading and unloading requirements
in the following shall apply to all uses and structures in the Borough:
1.
Where a structure or use includes more than one type of use, the
number of spaces required shall be the sum of the requirements for
each separate use.
2.
Where a use is not specifically listed in the two categories below,
the requirements for the most similar use shall apply.
3.
The number of berths may be less than that specified herein if evidence
is submitted firmly documenting that the special nature of the proposed
use requires less loading and unloading spaces than required by this
Section.
4.
Every retail store, hospital, warehouse or wholesale use, industry
or manufacturing use shall have at least one off-street loading space
of suitable size. Where there is an aggregate gross floor area of
20,000 square feet or more for such use, one additional off-street
loading space shall be provided for each additional 20,000 square
feet of gross floor area or part thereof.
5.
Every community center or auditorium, funeral home, office, restaurant
or institutional use shall have at least one off-street loading space.
Where there is an aggregate gross floor area of 30,000 square feet
or more for such use, one additional off-street loading space shall
be provided for each additional 30,000 square feet of gross floor
area of part thereof.
D.
Layout.
1.
Location.
a.
All loading berths shall be located on the same lot as the use served,
and no portion of the vehicle shall project into any traffic lane;
parking space; driveway sidewalk; or within the front, side or rear
yard setbacks, except as provided in subparagraph 6, below. Loading
and unloading operations, including arrival and departure, shall not
interfere with traffic and pedestrian circulation on public streets
or within required off-street parking areas.
b.
Loading and unloading areas shall not be located between the building
setback line and the street line, and loading facilities shall be
screened in accordance with this Chapter.
c.
All off-street loading berths shall be provided with safe and convenient
access to a street or alley or from an aisle or drive connecting with
a street or alley. The ingress and egress of loading operations shall
not require backing into a street or lot.
2.
Size.
a.
For structures and uses that are served by trucks, tractor trailers,
or larger vehicles, the minimum size for each loading space shall
be twelve (12) feet in width and fifty (50) feet in length, exclusive
of aisle and maneuvering space, with a minimum vertical clearance
of fourteen (14) feet.
b.
For structures and uses that are served by smaller vehicles such
as vans and in which no deliveries will be made by large trucks or
tractor trailers, the minimum size for each berth shall be ten (10)
feet in width and twenty (20) feet in length, with a minimum vertical
clearance of twelve (12) feet.
3.
Access.
a.
All required off-street loading spaces shall be designed with appropriate
means of vehicular access to an interior accessway in a manner which
will least interfere with traffic movements and shall be subject to
Borough approval. Areas provided for loading and unloading and for
servicing of establishments by garbage collections, fuels, and other
service vehicles shall be arranged that they may function without
blocking or interfering with the use of the accessways, automobile
parking areas, or pedestrian access.
4.
Surfacing and Maintenance.
a.
All open areas provided for loading and unloading shall be graded
and improved with a compacted base, surfaced with asphalt, concrete
or other suitable material, and drained to the satisfaction of the
Borough Engineer to prevent dust, water flow, and erosion off the
property.
b.
All off-street loading spaces shall be constructed and maintained
for as long as the structure or use for which they are designed to
serve remains in existence.
5.
Screening. All loading and circulation areas which abut a residential
district or use or a public right-of-way shall be buffered in accordance
with this Chapter.
6.
Off-Street Loading Alternatives. Where loading and unloading areas
cannot feasibly occur in the Town Center District, the following alternatives
may be sought with the approval of Borough Council:
a.
Use of public alleys and right-of ways. Borough Council may approve
the use of public alleys and streets for loading and unloading provided
the following conditions are met:
i.
The applicant demonstrates that loading and unloading may be
conducted without blocking or interfering with vehicular and pedestrian
traffic.
ii.
Loading and unloading is limited to a total of three (3) times
per week.
iii.
Loading and unloading is limited to off peak hours but no earlier
than 7 a.m.
7.
Common loading and unloading facilities. Required off-street loading
spaces may be provided cooperatively for two (2) or more uses provided
the following conditions are met:
[Ord. No. 247-2018, 9/17/2018]
A.
To minimize traffic congestion and hazards, control street access
and encourage orderly development of street highway frontage, the
following regulations shall apply:
1.
Lots Abutting Two or More Streets. Unless clearly impractical or
inappropriate due to physical conditions or traffic access management
considerations, lots which abut two or more public streets shall have
direct access only to the street of lesser functional classification.
2.
Vehicular Ingress and Egress to Major Roadways.
a.
Where lots are created having frontage on an arterial or collector street, as classified by the Borough Subdivision and Land Development Ordinance [Chapter 22], any proposed residential development street pattern shall provide frontage to local streets within the subdivision, unless clearly impractical due to lot configuration or topography.
b.
Where any multi-family dwelling or development, mobile home park,
shopping center, or any similar use has vehicular access to and from
an arterial or collector street, all vehicular entrances and exits
shall be provided with deceleration and acceleration lanes, as recommended
or required by the Borough Engineer and the Pennsylvania Department
of Transportation. In no event shall vehicles be permitted to back
directly into the public street from the off-street parking area.
3.
Location of Ingress and Egress. Ingress and egress for off-street
parking shall be designed and arranged so that:
a.
The edge of any driveway access onto a street shall be at least forty
(40) feet from the nearest side of the paving radius at any street
intersection, except for a cul-de-sac turnaround.
b.
Provisions shall be made for safe and efficient ingress and egress to and from public streets without undue congestion or interference with normal traffic flow within the Borough. Where applicable, the developer shall be responsible for preparing a traffic impact study in accordance with the Subdivision and Land Development Ordinance [Chapter 22], which documents any necessary traffic control device and/or highway modifications required by the Borough and/or the Pennsylvania Department of Transportation (PennDOT).
[Ord. No. 247-2018, 9/17/2018]
A.
Interior accessways, driveways, aisles and parking areas shall comply with the following requirements in the MUR-Mixed Use Residential District for planned mixed use residential uses, and for all uses within the MUC- Mixed Use Commercial District. Streets to be publicly dedicated or maintained shall comply with the design standards of the Borough Subdivision and Land Development Ordinance [Chapter 22].
1.
Design of Access Aisles and Drives.
a.
Interior drives shall be designed to prevent blockage of vehicles
entering or leaving the site. Drives may be one-way or two-way. Areas
designed for loading and unloading, refuse collection, fuel delivery,
and other service vehicles shall be arranged as to prevent blocking
or interfering with accessways or the use of automobile parking facilities
or pedestrian ways, and shall have adequate turnaround surface so
egress to the street is in a forward direction.
b.
Accessways, parking areas, and loading areas shall have clearly defined
parking bays and traffic circulation lanes, designated by markings,
curbs, barriers and/or landscaped islands, so that operators of vehicles
intending to patronize such parking areas shall not impede traffic
as a result of any confusion as to location of entrances and exits
and manner of reaching them.
i.
To assist in traffic channelization, raised islands shall be
placed at the ends of parking bays so that the end of the bay adjacent
to a driving aisle or ring road is clearly delineated. Such islands
shall be landscaped and shall be designed so as not to impair visibility
needed for traffic flow and turning movements.
ii.
Traffic channelizations shall be planned in such a way that
a main driving aisle, from which vehicles can flow off the street
and into the site and parking bays, is remote from the primary building(s)
so as to avoid traffic conflicts in front of the primary building(s).
iii.
Parking areas shall be designed so that a vehicle within a parking
area shall not have to enter a public street to move from one location
to any other location within the parking area or lot. Turnaround surface
shall be provided so egress to the street is in a forward direction.
c.
All interior drives and accessways shall be paved with an approved
paved, all-weather surface, and shall be graded, properly drained
and maintained in a good condition. Interior drives shall have a maximum
grade of eight (8) percent, measured along the center line, for a
distance of not less than twenty-five (25) feet from the street right-of-way
line. Beyond that point, interior roads and drives shall have a maximum
grade of ten (10) percent.
d.
Minimum width of interior circulation lane cartway within parking areas shall be in accordance with the Borough Subdivision and Land Development Ordinance [Chapter 22].
e.
Minimum entrance and exit drive widths shall be in accordance with
§ 27-909.G.
2.
Shared Driveways. Common or shared access driveways to parking and
loading areas are encouraged, provided landowners shall submit a site
plan and recorded agreement indicating the extent of joint use and
maintenance responsibility.
3.
Emergency Vehicle Access. A proposed driveway or access road shall
be designed to allow emergency vehicle access to within 100 feet of
a principal structure. Where a principal structure is located more
than 100 feet from the cartway or where an emergency vehicle would
otherwise be prevented from reaching this minimum distance from the
structure, the following requirements shall be met by the driveway
to ensure access:
4.
Pedestrian Circulation. The following standards shall apply to all
uses, as applicable:
a.
Pedestrian facilities like sidewalks, trails, pathways or others
shall be maintained or installed as necessary and desirable to achieve
the following:
i.
Logically continue, link or expand existing pedestrian facilities
on, across and abutting the site.
ii.
Provide pedestrian access to existing or anticipated public
transportation pick up points, public parks, community facilities
and commercial areas.
iii.
Provide convenient and logical walkway connections between the
entrances of a principal building and its required parking spaces,
preferably in conjunction with landscaped planting islands. A walkway
shall be a minimum of six (6) feet wide where it abuts the width of
parking spaces where the vehicle may overhang the walkway. Alternatively,
wheelstops shall be installed to prevent excessive vehicle overhang.
b.
Maximum separation of pedestrian and vehicular routes shall be encouraged
for safety and well-being of pedestrians. Separation can be in the
form of any one or combination of the following: horizontal distance;
vertical distance (level changes, such as overpass, underpasses and
embankments); street trees, landscaping, sidewalks and other barriers,
such as bollards and fences.
[Ord. No. 247-2018, 9/17/2018]
A.
Purpose. The intent of the provisions in this Section is to minimize
the off-site impact of lighting while providing for lighting that
is sufficient for safe use of a property, and to:
1.
Provide adequate lighting in outdoor public places where public health,
safety and welfare are potential concerns.
2.
Protect drivers and pedestrian from the glare of non-vehicular light
sources that shine into their eyes and thereby impair safe traverse.
3.
Protect neighbors and the night sky from nuisance glare and stray
light from poorly aimed, placed, applied, maintained or shielded light
sources.
4.
Provide outdoor lighting in a manner consistent with the Borough
goal of retaining small town character.
B.
Applicability.
1.
Outdoor lighting shall be required for safety and personal security
in areas of public assembly and traverse including, but not limited
to. the following:
a.
Parking areas of multi-family, commercial, and industrial uses.
b.
Loading facilities for commercial and industrial uses.
c.
At the ingress and egress of parking areas for multi-family, commercial,
and industrial parking areas.
d.
At street intersections.
e.
The Borough Council may require lighting to be incorporated for other
uses or locations where personal security and safety reasons warrant,
and as they deem necessary to further public health, safety, and welfare.
2.
The glare-control requirements herein contained apply to lighting
in all above mentioned uses as well as, but not limited to, sign,
landscaping, and residential lighting.
C.
Criteria.
1.
Illumination Levels. Lighting, where required by this Chapter, shall
have intensities and uniformity ratios in accordance with but not
limited to the following examples:
|
Use/Task
|
Maintained Footcandles
|
Uniformity
Avg: Minimum
| |
|---|---|---|---|
|
(a)
|
Streets, local residential
|
0.4 Avg.
|
6:1
|
|
(b)
|
Streets, local commercial
|
0.9 Avg.
|
6:1
|
|
(c)
|
Parking, residential, multi-family
|
0.2 Min.
|
4:1
|
|
Low vehicular/pedestrian activity
| |||
|
Medium vehicular/pedestrian activity
| |||
|
(d)
|
Parking, industrial/commercial/institutional/municipal
|
0.6 Min.
|
4:1
|
|
High activity, e.g., regional shopping centers/fast food facilities
major athletic/civic/cultural/recreational events
|
0.9 Min.
|
4:1
| |
|
Medium activity, e.g., community shopping centers, office parks,
hospitals, commuter lots, cultural/civic/ recreational events
|
0.6 Min.
|
4:1
| |
|
Low activity, e.g., neighborhood shopping, industrial employee
parking, schools, church parking.
|
0.2 Min.
|
4:1
| |
|
(e)
|
Sidewalks, walkways and bikeways
|
0.5 Avg.
|
5:1
|
|
(f)
|
Building entrances, commercial, industrial, institutional
|
5.0 Avg.
|
n/a
|
|
Notes:
| |
|
*
|
Illumination levels are maintained horizontal footcandles on
the task, e.g., pavement or area surface.
|
|
*
|
Uniformity ratios dictate that average illuminance values shall
not exceed minimum values by more than the product of the minimum
value and the specified ratio (e.g., for commercial parking high activity,
the average footcandles shall not be in excess of 3.6 [0.9 x 4]).
|
2.
Lighting Fixture Design. The following factors shall be considered
when choosing the appropriate lighting fixture design:
a.
Fixtures shall be of a type and design appropriate to the lighting
application.
b.
Fixtures shall be equipped with or be capable of being modified to
incorporate light directing, shielding devices, or both, such as shields,
visors or hoods when necessary to redirect offending light distribution
or reduce direct or reflected glare.
3.
Control of Glare.
a.
All outdoor lighting, whether or not required by this Chapter, on
private, residential, commercial, industrial, municipal, recreational
or institutional property shall be aimed, located, designed, fitted
and maintained so as not to present a hazard to drivers or pedestrians
by impairing their ability to safely traverse (i.e., disabling glare)
and so as not to create a nuisance by projecting or reflecting objectionable
light onto a neighboring use or property, (i.e., nuisance glare).
b.
Floodlights and spotlights shall be so installed and aimed so that
they do not project their output into the windows of neighboring residences,
adjacent uses, directly skyward or onto a roadway.
c.
Unless otherwise permitted by the Borough (e.g., for safety, security,
or all-night operations), lighting shall be controlled by automatic
switching devices such as time clocks or combination motion detectors
and photocells, to permit extinguishing offending sources between
11 p.m. and dawn to mitigate nuisance glare and skylighting consequences.
d.
Lighting proposed for use after 11 p.m., or after the normal hours
of operation for commercial, industrial, institutional, or municipal
applications, shall be reduced by seventy-five (75) percent from 11
p.m. until dawn, unless needed for a specific purpose.
e.
Vegetation screens shall not be employed to serve as the primary
means for controlling glare. Glare control shall be achieved primarily
through the use of such means as cutoff fixtures, shields and baffles,
and appropriate application of fixture mounting height, wattage, aiming
angle and fixture placement.
f.
Externally illuminated signs and billboards shall be lighted by fixtures
mounted at the top of the sign and aimed downward. Such fixtures shall
be automatically extinguished between the hours of 11 p.m. and dawn,
except as specifically approved by the Borough to illuminate necessary
directional information.
g.
Directional fixtures used for architectural lighting (e.g., facade,
fountain, feature and landscape lighting), shall be aimed so as not
to project their output beyond the objects intended to be illuminated
and shall be extinguished between the hours of 11 p.m. and dawn.
h.
Auto service station or fuel dispensing facility canopy lighting
shall be accomplished using flat-lens full-cutoff downlighting fixtures,
shielded in such a manner that the edge of the fixture shield shall
be level with or below the light source envelope.
i.
The use of white strobe lighting for tall structures such as smoke-
stacks, chimneys, and communications towers is prohibited, except
as otherwise required under Federal Aviation Administration regulations.
4.
Residential Street Lighting Fixture Placement. Where required, street
lighting fixtures in residential developments shall be placed at the
following locations:
D.
Plan Submission.
1.
In the MUC-Mixed Use Commercial District and the TC- Town Center
District, lighting plans shall be submitted to the Borough for review
and approval with applications for conditional use or special exceptions,
preliminary or final subdivision or land development plans, or variance
applications. In addition, the Zoning Officer may require the submission
of a lighting plan with any building permit application for other
than single-family residential use. The required lighting plans shall
include the following information:
a.
A site plan containing a layout of the proposed fixture locations
by location and type. The site plan shall also include, as applicable,
structures, parking spaces, building entrances, traffic areas (both
vehicular and pedestrian), vegetation that might interfere with lighting,
and adjacent uses that might be adversely impacted by the lighting.
b.
Isofootcandle plots for individual fixture installations and 10 x
10 foot illuminance-grid plots for multi-fixture installations, which
demonstrate compliance with the intensity and uniformity requirements
set forth in this Chapter.
c.
Description of the proposed equipment, including fixture catalog
cuts, photometrics, glare reduction devices, lamps, control devices,
mounting heights, pole foundation details, and mounting methods proposed.
2.
When requested by the Borough, the applicant shall submit a visual
impact plan that demonstrates appropriate steps have been taken to
mitigate on- site and off-site glare.
3.
Post-approval alterations to lighting plans or intended substitutions
for approved lighting equipment shall be submitted to the Borough
for review and approval.
4.
When necessary, the Borough may retain the services of a qualified
lighting engineer to review proposed lighting plans.
[Ord. No. 247-2018, 9/17/2018]
A.
Applicability. Any sign hereafter enactment of this Chapter or amendments
thereto shall be erected, altered, relocated, extended, or maintained
in conformance with the provisions of this Chapter and any other applicable
ordinances or regulations of the Borough.
B.
Intent. The intent of this Section is to provide for the regulation
of signs in the Borough as a proper exercise of the municipal police
power and to protect the public health, safety, and welfare in accordance
with the following objectives:
1.
To control the size, location, illumination, alteration, and maintenance
of signs to reduce hazards to pedestrian and vehicular traffic.
2.
To provide opportunities for a variety of sign types, and encourage
signs which meet local resident and business needs in a manner compatible
with the area, are appropriate to the type of activity to which they
pertain, enhance the economic value and visual character of the properties,
and contribute to Borough character.
3.
To prohibit the construction of and require the removal of signs
which constitute a hazard or create blight.
4.
To establish a process for the review and approval of sign permit
applications.
C.
General Sign Regulations for All Districts. The following regulations
shall apply to all permitted signs in all zoning districts:
1.
No sign shall be erected, altered, rebuilt, enlarged, extended, relocated,
or maintained in the Borough without first obtaining a permit in accordance
with subsection F, below, except those listed specifically as exempt
in subsection D, below.
2.
Sign Location.
a.
No sign shall be erected or maintained so as to prevent free ingress
or egress from any door, window or fire escape. No sign shall be attached
to a standpipe or fire escape.
b.
No sign shall be located in a position that will cause danger to vehicular or pedestrian traffic or interfere with traffic through causing glare, confusion or competing for attention with traffic control devices, or blocking of sight distances for streets, intersections, sidewalks or driveways. Signs shall meet the clear sight provisions of § 27-903.
c.
No sign, other than traffic signs, street signs, and signs of a duly
constituted governmental body, shall be erected within the legal right-of-way
of any public street, except as specifically authorized by other ordinances
and regulations of the Borough.
d.
No signs, other than official street signs, shall be erected nearer
to any street line than the distance equaling the height of the sign,
unless a wall sign attached parallel, flatly to a building.
e.
No sign which is greater than twelve (12) square feet shall face
an adjacent residential district and said sign shall not be illuminated
later than 11:00 p.m.
3.
Sign Area. For the purposes of this Chapter, the area of a sign shall
be calculated as follows:
a.
The gross area of the sign shall include the entire area within a
single continuous perimeter enclosing the outer limits of such sign,
and in no case shall include passing through the sign. The sign area
shall not include any structural elements lying outside the limits
of such sign and not forming an integral part of the display.
b.
In the case of an open sign made up of individual letters, attached
to or painted on a building, wall, window, canopy, or awning, the
sign area shall be that of the smallest rectangle or other geometric
shape which encompasses all of the letters and symbols.
c.
In computing the area of a double-faced sign, only one face shall
be considered, provided that both faces are identical in area. In
"V" type structures, if the interior angle of the sign faces exceeds
forty-five (45) degrees, both faces shall be considered in computing
the sign area.
4.
Sign Area Bonus. A sign area bonus of ten (10) percent shall be given
when the proposed sign is to be constructed entirely from natural
materials including, but not limited to, stone or wood.
5.
Sign Illumination. Any permitted sign in any district may be illuminated, provided that there shall be no illumination of a flashing, intermittent or moving type, and further provided that direct and indirect lighting shall be shielded and aimed so that the source of light shall not be visible from any point off the lot on which the sign being illuminated is located, in the normal lines of vision of the public when using sidewalks or public-rights-of-way, and so that only the sign is illuminated thereby. Floodlighting used to illuminate signs shall be aimed as required to ensure light does not spill off sign onto adjacent buildings, structures, lots, or properties. All proposed lighting shall comply with § 27-913.
6.
Sign Height. The height of a sign shall be measured from the existing
ground elevation at the base of the sign to the highest point of the
sign structure. Where there is a sidewalk, the height shall be measured
from the elevation of the sidewalk.
7.
Vehicular Signs. A sign on a vehicle denoting a business-related
activity shall be considered a portable sign. Vehicles containing
attached or painted signs and parked in a residential district shall
be concealed (garaged) from public view or in a parking space screened
from view from the public right-of-way except where the vehicle owner
or repairman is actually engaged in authorized repairs or construction
at that location.
8.
Construction, Maintenance, Abandonment, Removal.
a.
No sign shall be erected containing information on which it states
or implies that a lot may be used for a purpose other than that permitted
in the zoning district in which the lot is located.
b.
Signs shall be constructed of durable materials, kept in good condition,
repair and safe from collapse, and be firmly attached to the supports
of the framework.
c.
Whenever a sign becomes structurally unsafe (including, but not limited
to, loose parts, broken materials, ruined by an accident), is in danger
of falling, becomes so deteriorated that it no longer serves a useful
purpose of communication, or is determined by the Borough to be a
nuisance to endanger the safety of the building, premises, or public,
written notice shall be given to the owner of the sign or the owner
of the premises or building on which the sign is located that such
sign be made safe or removed within ten (10) days of receipt of the
notification. The Borough may remove or cause to be removed said sign
at the expense of the owner or lessee in the event the owner or the
person or firm maintaining said sign has not complied with the terms
of said notice. However, in the event of immediate danger, the Borough
may remove said sign immediately upon the issuance of said notice
to the owner, person, or firm maintaining said sign.
d.
Upon written notice by the Borough, the owner, person, or firm maintaining
a sign must remove such sign when it is unlawfully erected in violation
of any of the provisions of this Chapter.
e.
No person shall maintain or permit to be maintained on any premises
owned or occupied by that person a sign which has been abandoned.
Abandoned signs, as defined by this Chapter, shall be removed by the
landowner or person controlling the property within ten (10) days
of the abandonment.
9.
No sign shall be erected, painted, or drawn on a tree or rock or
other natural feature.
10.
No sign shall contain information which states or implies that a
property may be used for any purpose not permitted under the provisions
of this Chapter.
11.
Signs shall only be attached to utility poles in conformance with
State and utility regulations and the requirements of this Chapter.
12.
No sign shall use the words "stop," "look," "danger," or any other
word or character which attempts or appears to attempt to direct the
movement of traffic or which interferes with or resembles any official
traffic sign, signal, or device within fifty (50) feet of a public
right-of-way or within 200 feet of a traffic control device, whichever
is greater.
13.
Except for traffic control signals, red or green lights are prohibited
within fifty (50) feet of a public right-of-way or within 200 feet
of a traffic control device, whichever is greater.
14.
Any banner sign or sign of any other type across a public street
shall only be allowed as provided for in subsection E.3.j, below.
15.
A sign suspended between poles consisting of either pennants or spinners
shall be prohibited except as in subsection D.7.iii, below.
D.
Exempt Signs. No permit shall be required before erecting the following
exempt signs which shall be allowed in any district. Exempt signs
shall, however, conform to all other applicable regulations of this
Chapter:
1.
Official highway route number signs, street name signs, traffic signs,
or other official federal, state, county, or Borough signs, legal
notices, flags of insignia.
2.
Directional, informational or public service signs, such as those
advertising availability of restrooms, telephone, entrances, exits,
parking areas or similar public information. Signs erected under this
provision shall not exceed three (3) square feet in area.
3.
Signs advertising meeting times and places of nonprofit service or
charitable clubs or organizations, may be erected and maintained,
provided that such signs do not significantly advertise any commercial
establishment, activity, organization, product, goods or services
except those of public utilities. Signs erected under this provision
shall not exceed three (3) square feet in area.
4.
No trespassing signs or signs indicating the private nature of a
road, driveway or premises, signs prohibiting or otherwise controlling
hunting or fishing upon particular premises, and signs indicating
ownership of a property, provided sign area does not exceed two (2)
square feet.
5.
Signs displaying name and address of the occupant of the premises
(nameplate or identification signs), provided that the area of any
such sign shall not exceed one (1) square foot and not more than one
such sign shall be erected for each property held in single and separate
ownership, unless such property fronts on more than one (1) street,
in which case one (1) sign may be erected on each street frontage.
6.
Windows sign indicating stores hours and other related information
provided that such signs do not exceed one (1) square foot in area.
7.
Temporary Signs. Temporary signs, except banner signs per subsection
E.3.j. below, shall be as provided herein:
a.
The following types of temporary signs shall not require a permit
if erected in compliance with the following regulations.
i.
Temporary signs of contractors and artisans, erected and maintained
on the premises during the period of their work, one such sign per
trade, each having an area of not more than six (6) square feet.
ii.
Temporary yard or garage sale signs, provided they are located
on the premises on which the sales is to be held, they do not exceed
four (4) square feet in area, are erected no more than two (2) days
before the first day of the sale, and are removed by the day after
the sale. No more than three temporary off-premises signs shall be
permitted and permission shall be obtained from the landowner or utility
to post such signs.
iii.
A sign, pennant, or spinner announcing the opening of a new
business or industry provided they are removed within seven (7) days
of the first day of business.
iv.
Temporary window signs announcing a campaign or event of civic,
political, philanthropic, educational, or religious organization,
less than four (4) square feet, placed in a store or office window.
v.
Community special event signs, such as a rummage sale, fair,
seasonal or holiday activity, located on the property on which the
event is to occur provided that they do not exceed ten (10) square
feet in area.
vi.
Real estate signs shall not exceed six (6) square feet in area,
and there shall be no more than one sign placed on the property unless
the property contains a corner lot in which case one sign shall be
permitted for each street frontage. Such signs shall be removed within
five (5) days after a final settlement or rental agreement has been
reached.
vii.
Construction, subdivision, or land development signs shall not
exceed twelve (12) square feet in area, and there shall be no more
than one sign placed on the property unless the property contains
a corner lot in which case one sign shall be permitted for each street
frontage. Such signs shall be removed within seven (7) days after
a final settlement of all the lots have been reached.
b.
Unless specified otherwise in this Chapter, temporary signs shall
be removed within three (3) days after completion of the event or
circumstance for which it is used.
c.
Any site or building on which the temporary sign was erected shall
be restored to its original or better condition upon removal of the
temporary sign.
8.
Vending machine signs bearing the brand name of the product being
sold or price of such product.
9.
Memorial signs or historical markers, provided that such sign or
tablet does not exceed four (4) square feet.
10.
Signs which are a permanent architectural feature of a building or
structure, such as a cornerstone, or identifying letters carved into
or embossed on a building, provided that the letters are not made
of a reflective material nor contrast in color with the building,
and that they are limited to the area on the building specifically
designed for such sign location.
11.
Signs advertising agricultural crops or sale of agricultural products.
Such signs shall not exceed 6 square feet and shall be removed after
the growing season.
E.
Prohibited Signs. The following signs are prohibited within any zoning
district established this Chapter.
1.
Billboards and off-site advertising signs.
F.
Sign Classification, Size, and District Applicability. All signs,
except those exempted signs and temporary signs in this Section, shall
be in accordance with the following:
1.
Signs Permitted in the NR-Neighborhood Residential District. In addition
to exempt signs in this Section, the following signs may be erected
in accordance with the following provisions for uses permitted in
the NR District:
a.
Religious, Public, Institutional, or Educational Use, Recreational
Uses, or Cemetery. One projecting or flat wall, ground, hanging, or
freestanding sign on each street frontage of a property not to exceed
twelve (12) square feet in area for the identification of a such uses
provided that any illumination be non-flashing, diffused or indirect.
b.
Residential Development. One wall or ground sign for the identification
of the residential subdivision or development, provided that the area
of any such sign shall not exceed eight (8) square feet in area. In
the event a property is a corner lot or fronts on more than one street,
not more than one such sign shall be placed on each street frontage
of such property.
c.
Limited Impact Home Occupation. One wall or freestanding sign for
a limited impact home occupation indicating only name of the business
or service, phone number, email address, and the occupation, provided
that the area of any such sign shall not exceed two (2) square feet
in area.
d.
Boarding House. One wall or freestanding sign for a board house indicating
only the name of the house, phone number and/or email address of the
landlord or caretaker, provided that the area of any such sign shall
not exceed four (4) square feet in area.
e.
The following additional standards shall apply to specific signs
types in Residential Districts:
i.
Freestanding Signs. Where freestanding signs are permitted,
the maximum height shall be six (6) feet. The lowest edge of the freestanding
sign shall be no less than four (4) feet above the finished grade.
ii.
Projecting Wall Signs. Where projecting signs are permitted,
the maximum height shall be twelve (12) feet and such sign shall not
project more than two (2) feet from the face of the building. The
bottom of such signs shall not be lower than seven (7) feet above
finished grade.
iii.
Ground Signs. Where ground signs are permitted, the maximum
height of such sign shall be four (4) feet.
iv.
Flat Wall Signs. Where wall signs are permitted, no portion
of the wall sign shall extend above the lowest point of the roof,
nor extend beyond the ends of the wall to which it is attached. Windows
signs shall not be permitted except in the case of approved major
home occupations and shall be limited to the area specified above.
v.
Hanging Signs. Where hanging signs are permitted, such signs
shall hang no lower than two (2) feet below the cornice line of the
part of the structures from which they are hanging, e.g., porch roof,
lintel over a doorway, and shall be no lower than seven (7) feet above
the grade directly over which such sign is located.
2.
Signs Permitted in the NR District for Adaptive Reuse of Historic Structures. In addition to exempt signs in this Section and signs permitted by subsection E.1 above, the following signs may be erected as part of a permitted adaptive reuse of an eligible historic structure in the NR District (see Section 27-405) in accordance with the following provisions:
a.
Temporary banners are permitted as set forth in subsection 5.c. below.
b.
Multi-family dwellings. One wall, ground, or freestanding sign for
the identification of multi-family dwelling developments of ten (10)
units or more located on the site of said use and the location of
a sales or rental office, provided that the area of any such sign
shall not exceed ten (10) square feet in area. In the event a property
has more than one street frontage, not more than one such sign shall
be placed on each street frontage of such property.
c.
Limited Impact Home Occupation - One wall or freestanding sign for
a major home occupation indicating only name of the business or service,
phone number, email address, and the occupation, provided that the
area of any such sign shall not exceed four (4) square feet in area.
d.
Bed and Breakfast Establishment. One wall, hanging, or freestanding
sign for such use, provided that the area of any such sign shall not
exceed four (4) square feet in area.
e.
Funeral Home. One wall, hanging, freestanding, or projecting sign
for such use on each street frontage of a property, provided that
the area of any such sign shall not exceed six (6) square feet in
area.
f.
Child or adult day-care center. One wall, hanging, freestanding,
or projecting sign, provided that the area of any such sign shall
not exceed six (6) square feet in area.
g.
All other adaptive reuses permitted by Section 27-405.A. One wall,
hanging, freestanding, or projecting sign for such use on each street
frontage of a property, provided that the area of any such sign shall
not exceed six (6) square feet in area.
h.
The following additional standards shall apply to specific signs:
i.
Freestanding Signs. Where freestanding signs are permitted,
the maximum height shall be six (6) feet. The lowest edge of the freestanding
sign shall be no less than four (4) feet above the finished grade.
ii.
Projecting Wall Signs. Where projecting signs are permitted,
the maximum height shall be twelve (12) feet and such sign shall not
project more than two (2) feet from the face of the building. The
bottom of such signs shall not be lower than seven (7) feet above
finished grade.
iii.
Ground Signs. Where ground signs are permitted, the maximum
height of such sign shall be four (4) feet.
iv.
Flat Wall Signs. Where wall signs are permitted, no portion
of the wall sign shall extend above the lowest point of the roof,
nor extend beyond the ends of the wall to which it is attached. Windows
signs shall not be permitted except in the case of approved major
home occupations and shall be limited to the area specified above.
v.
Hanging Signs. Where hanging signs are permitted, such signs
shall hang no lower than two (2) feet below the cornice line of the
part of the structures from which they are hanging, e.g., porch roof,
lintel over a doorway, and shall be no lower than seven (7) feet above
the grade directly over which such sign is located.
3.
Signs Permitted in the MUR-Mixed Use Residential District. In addition
to exempt signs in this Section, the following signs may be erected
in accordance with the following provisions for uses permitted in
the MUR District:
a.
Any sign permitted in NR District for applicable permitted uses.
b.
Temporary banners, as set forth in subsection 5.c below.
c.
Religious, Public, or Institutional Use. One wall, ground, hanging,
or freestanding sign on each street frontage of a property not to
exceed sixteen (16) square feet in area for the identification of
a such uses provided that any illumination be non-flashing, diffused
or indirect.
d.
Residential Development including Multi-family Residential, Planned
Mixed-use Residential, or Life Plan Community. One wall, ground, or
freestanding sign for the identification of the Life Plan Community
uses or of the planned mixed-use residential development including
multi-family dwelling developments of ten (10) units or more located
on the site of said use and the location of a sales or rental office,
provided that the area of any such sign shall not exceed ten (10)
square feet in area. In the event a property has more than one street
frontage, not more than one such sign shall be placed on each street
frontage of such property.
e.
Limited Impact Home Occupation. One wall or freestanding sign for
a limited impact home occupation indicating only name of the business
or service, phone number, email address, and the occupation, provided
that the area of any such sign shall not exceed two (2) square feet
in area.
f.
Commercial establishments involving the sale of goods or services.
Commercial establishments permitted by Section 27-502.A.3 shall be
subject to the sign provisions of subsection 4.b through j.
g.
Bed and Breakfast or Boarding/Rooming House. One wall, hanging, or
freestanding sign for such use, provided that the area of any such
sign shall not exceed four (4) square feet in area.
h.
Club or lodge. One wall, hanging, freestanding, or projecting sign
for such use on each street frontage of a property, provided that
the area of any such sign shall not exceed six (6) square feet in
area.
i.
Assisted living facility, nursing facility, or skilled nursing facility.
One wall, ground, hanging, or freestanding sign on each street frontage
of a property not to exceed sixteen (16) square feet in area for the
identification of a such uses provided that any illumination be non-flashing,
diffused or indirect.
j.
Conference center. One wall, ground, hanging, or freestanding sign
on each street frontage of a property not to exceed sixteen (16) square
feet in area for the identification of a such uses provided that any
illumination be non-flashing, diffused or indirect.
k.
Funeral Home. One wall, hanging, freestanding, or projecting sign
for such use on each street frontage of a property, provided that
the area of any such sign shall not exceed six (6) square feet in
area.
l.
The following additional standards shall apply to specific signs
in the MUR District:
i.
Freestanding Signs. Where freestanding signs are permitted,
the maximum height shall be six (6) feet. The lowest edge of the freestanding
sign shall be no less than four (4) feet above the finished grade.
ii.
Projecting Wall Signs. Where projecting signs are permitted,
the maximum height shall be twelve (12) feet and such sign shall not
project more than two (2) feet from the face of the building. The
bottom of such signs shall not be lower than seven (7) feet above
finished grade.
iii.
Ground Signs. Where ground signs are permitted, the maximum
height of such sign shall be four (4) feet.
iv.
Flat Wall Signs. Where wall signs are permitted, no portion
of the wall sign shall extend above the lowest point of the roof,
nor extend beyond the ends of the wall to which it is attached. Windows
signs shall not be permitted except in the case of approved major
home occupations and shall be limited to the area specified above.
v.
Hanging Signs. Where hanging signs are permitted, such signs
shall hang no lower than two (2) feet below the cornice line of the
part of the structures from which they are hanging, e.g., porch roof,
lintel over a doorway, and shall be no lower than seven (7) feet above
the grade directly over which such sign is located.
vi.
Wall, hanging, or projecting signs are preferred where there
is a small front yard setback. Freestanding and hanging signs are
more appropriate for buildings originally designed as residential
dwellings or where there are larger front yard setbacks.
4.
Signs Permitted in the TC-Town Center District. In addition to exempt
signs in this Section, the following signs may be erected in accordance
with the following provisions for uses permitted in the TC District:
a.
Any sign permitted in NR and MUR Districts for applicable permitted
uses.
b.
General Standards. The following provisions shall apply in the TC
District:
i.
A property may either contain a projecting wall sign or a freestanding
sign, but shall not contain both types of signs.
ii.
Unless located on a corner lot, there shall be no more than
two signs, except for exempt signs, for each use. If a building fronts
on more than one street, one additional sign in conformity with this
Section may be permitted on the second street frontage.
iii.
Wall, hanging, or projecting signs are preferred where there
is a small front yard setback. Freestanding and hanging signs are
more appropriate for buildings originally designed as residential
dwellings or where there are larger front yard setbacks.
c.
Freestanding Signs. The sign shall not exceed sixteen (16) square
feet in area. The maximum height of freestanding signs shall be seven
(7) feet above finished grade, and shall be set back not less than
five (5) feet from the curb line. There shall be no more than one
freestanding sign per building. Where multiple uses are located within
a single structure, the one permitted freestanding sign may indicate
the presence of all uses in the structure and the size of the permitted
freestanding sign may be increased by two (2) square feet for each
additional use, up to a maximum total sign area of twenty (20) square
feet, and the height of such signs may be increased to a maximum of
nine (9) feet above finished grade.
d.
Ground signs. Where ground signs are permitted, the maximum area
shall be sixteen (16) square feet, maximum height shall be four (4)
feet and such sign shall be set back at least five (5) feet from the
curb line. There shall be no more than one ground sign per building.
Where multiple uses are located within a single structure, the one
permitted ground sign may indicate the presence of all uses in the
structure and the size of the sign may be increased by two (2) square
feet for each additional use, up to a maximum total sign area of twenty
(20) square feet, and the height of such signs may be increased to
a maximum of six (6) feet above finished grade.
e.
Projecting Wall Signs. Projecting signs shall not exceed sixteen
(16) square feet in area. No portion of a projecting sign shall be
less than seven (7) feet nor more than fifteen (15) feet above the
proposed finished grade, and no such sign shall project more than
three (3) feet from the face of the building or be closer than five
(5) feet from the edge of a curb line. Projecting signs shall not
extend above the top of the wall upon which it is mounted.
f.
Flat Wall Signs and Window Signs. The following provisions shall
apply to such signs:
i.
No portion of a wall sign shall be less than seven (7) feet
or more than fifteen (15) feet above the proposed finished grade and
extend greater than six (6) inches from the building wall. If the
wall sign does not project more than one (1) inch from a wall of a
building the sign can be lower than 7 feet.
ii.
A combination of wall and permanent window signs shall be permitted
provided that the combined area of the wall and window signs does
not exceed fifteen (15) percent of the total wall area, provided that
the total area for wall and window signs shall not exceed twenty (20)
square feet, including window and door areas to which such sign is
attached. Permanent window signs shall be considered wall signs when
computing the maximum permitted building coverage of wall signs.
iii.
No portion of a wall sign shall extend above the lowest point
of the roof, nor extend beyond the ends of the wall to which it is
attached.
iv.
A maximum of thirty (30) percent of the total window area may
be used for permanent and temporary window signs.
v.
No portion of a wall sign shall extend beyond the ends of the
building.
g.
Hanging Signs. No portion of a hanging sign shall be shall be less
than seven (7) feet above the proposed grade over which such sign
is located. No such sign shall exceed fourteen (14) square feet in
area.
h.
Awning Signs. There shall be no more than one awning sign per use,
and the lowest edge of the awning shall be no lower than seven (7)
feet above grade. Where a wall sign already exists, the size of such
awning signs shall not exceed eight (8) square feet in area; however,
where no wall sign exists the awning sign shall not exceed sixteen
(16) square feet in area. Letters shall not exceed ten (10) inches
in height and shall be flat against the surface of the awning and
not extend beyond the edges of the awning.
i.
Portable Signs. Portable signs shall comply with all pertinent regulations
applicable to permanent type signs permitted in the district. Portable
signs in the form of sidewalk signs shall not exceed eight (8) square
feet in area. No more than one portable sign shall be allowed per
premises.
j.
Temporary Banners. Temporary banners, proposed to be suspended across
public roads, announcing special events or the temporary sale of products,
goods, and/or services require a sign permit and shall be permitted,
provided that:
i.
The Borough shall be notified prior to the erection of such
signs.
ii.
No such sign shall be posted earlier than two (2) weeks before
the occurrence of the event to which it relates.
iii.
Signs shall be removed within three (3) days after the date
of the special event or the last day of sales.
iv.
The sign shall not exceed three (3) feet high by thirty (30)
feet wide and lowest edge of the sign shall be at least fifteen (15)
feet above the road surface.
v.
Where the proposed banner spans a State road, the applicant
shall also comply with PennDOT's procedural requirements for the placement
of signs or banners across State highways. Compliance shall be supplied
to the Borough prior to the erection of the banner sign.
vi.
In no event shall a temporary banner remain longer than thirty
(30) days.
5.
Signs Permitted in the MUC-Mixed Use Commercial District. In addition
to exempt signs in this Section, the following signs may be erected
in accordance with the following provisions for uses-permitted in
the MUC District:
a.
Any sign permitted in the NR, MUR, or TC Districts for applicable
permitted uses.
b.
Temporary Banners as permitted in the TC District, as set forth in
subsection 4.j, above.
c.
Except as otherwise noted in this Section, each use shall not have
more than two (2) signs, exclusive of exempt signs, on the premises.
If a building fronts on more than one street, one additional sign
may be permitted on the second street frontage.
d.
Freestanding Signs. The following provisions shall apply to such
signs:
i.
Freestanding signs shall not exceed twenty (20) square feet
in area and fourteen (14) feet in height for one use. If there is
more than one use in a building the size of such sign may be increased
two (2) feet per use up to twenty-four (24) square feet and such sign
may indicate the name of all uses in the building.
ii.
Freestanding signs identifying a shopping center, planned mixed
use commercial development, motel, or office park shall not exceed
thirty (30) square feet in area and sixteen (16) feet in height. Individual
freestanding signs for individual uses within a shopping center, planned
mixed use commercial development, motel, or office park shall not
be permitted.
iii.
Freestanding signs shall be limited to one (1) per building.
When more than one use is carried on in a single building, the one
(1) permitted freestanding sign may indicate the name of all uses
in the building and individual freestanding signs for each use shall
not be permitted.
iv.
For pedestrian safety, the lowest edge of the freestanding sign
shall be either less than four (4) feet or greater than seven (7)
feet above the ground.
v.
Where freestanding signs, projecting signs, and ground signs
are permitted, only one (1) of these sign types shall be erected on
a premises.
e.
Ground Signs. The following provisions shall apply to such signs:
i.
Ground signs shall not exceed twenty (20) square feet in area
and four (4) feet in height. If there is more than one use in a building,
the size of such sign may be increased two (2) feet per use up to
twenty-four (24) square feet, and such sign may indicate the name
of all uses in the building.
ii.
Ground signs identifying a shopping center, planned commercial
development, planned mixed use development, motel, industrial park,
or office park shall not exceed thirty (30) square feet in area and
six (6) feet in height. Individual ground signs for individual uses
within a shopping center, planned mixed use commercial development,
motel, or office park shall not be permitted.
iii.
Ground signs shall be limited to one (1) per building. When
more than one use is carried on in a single building, the one (1)
permitted ground sign may indicate the name of all uses in the structure
and individual ground signs for each use shall not be permitted.
iv.
Ground signs shall be supported and permanently placed by embedding,
anchoring, or connecting the sign in such a manner as to incorporate
it into the landscape or architectural design scheme.
v.
Where freestanding signs, projecting signs, and ground signs
are permitted, only one of these sign types shall be erected on a
premises.
f.
Projecting Wall Signs. Projecting signs shall not exceed sixteen
(16) square feet. No portion of a projecting sign shall be less than
seven (7) feet nor more than twenty (20) feet above the proposed finished
grade, and no such sign shall project more than four (4) feet from
the face of the building or be closer than four (4) feet from the
edge of a curb. Projecting signs shall not extend above the top of
the wall upon which it is mounted. No projecting sign shall be attached
to a building where a canopy or awning sign exists. Where freestanding
signs, projecting signs, and ground signs are permitted, only one
of these sign types shall be erected on a premises.
g.
Flat Wall Signs and Window Signs. The total area of the wall sign,
including permanent window signs, shall not exceed ten (10) percent
of the wall area, including window and door area, to which such sign
is attached. In no case shall the total area of wall and window signs
exceed thirty (30) square feet. No portion of a wall sign shall extend
above the lowest point of the roof, nor extend beyond the ends of
the wall to which it is attached. Permanent window signs shall be
considered wall signs when computing the maximum permitted building
coverage of wall signs. A maximum of thirty (30) percent of the total
window area may be covered by a combination of permanent and temporary
window signs.
h.
Awning Signs. There shall be no more than one awning sign per use,
and the lowest edge of the awning shall be no lower than seven (7)
feet above grade. Where another sign already exists for that use,
the size of such awning signs shall not exceed twenty (20) percent
of the total background area of the awning; however, where no other
sign exists for that use, the awning sign shall not exceed thirty
(30) percent of the total background area of the awning. Letters shall
not exceed ten (10) inches in height and shall be flat against the
surface of the awning and not extend beyond the edges of the awning.
i.
Portable Signs. Portable signs shall be in accordance with subsection
F.3.i, above.
G.
Sign Permits. A sign permit shall be obtained from the Borough before
the erection of any sign, unless specifically exempted in this Chapter,
in accordance with the following:
1.
Exemptions from the necessity of securing a sign permit shall not
be construed to relieve the owner of the exempted sign from responsibility
for its construction and installation in a safe manner and in accordance
with the provisions of this Chapter.
3.
Application Information. Prior to the granting of a sign permit,
a sign permit application with the following information shall be
submitted to the Borough in duplicate:
a.
Dimensions of the lot (including any right-of-way lines) and/or building
upon which the sign is proposed to be erected, and the proposed sign
location with respect to the property lines and building.
b.
A description of the size, shape, color, material, supports, anchoring,
weight and height of the sign, as well as intensity of illumination.
c.
Sketch elevation, drawn to scale, of the sign, indicating the proposed
size, dimensions, shape, material, supports, anchoring, and height
of the sign.
d.
Any other lawful information which may be required of the applicant
by the Zoning Officer.
e.
The application shall be accompanied by the written consent of the
owner of lessee of the premises upon which the sign is to be erected
for Borough officials to enter said premises to inspect the sign.
f.
All sign permit applications shall be accompanied by the required
fee as set forth in the fee schedule for signs established by Borough
Council.
4.
Processing and Approval of Permit. Processing and approval of sign
permits shall be according to the following:
a.
The Zoning Officer shall process applications for sign permits within
thirty (30) days from the date of the filing of the complete application
with the required fee.
b.
In determining the appropriateness of the proposed sign, the Zoning
Officer shall consider the following:
i.
The sign meets all restrictions, standards, and sign area requirements
of this Chapter.
ii.
The sign has a reasonable location, scale, and proportion in
relation to buildings, doors, windows, and pedestrian and vehicular
access.
iii.
The Zoning Officer shall inspect and approve the installation
of the sign and shall make periodic inspections to determine conformity
of signs to these regulations.
H.
Nonconforming Signs.
1.
Nonconforming signs shall be subject to the requirements of Part 11, "Nonconforming Use Regulations," of this Chapter.
2.
Required Borough permitting fees for installation of a new sign shall
be waived for any nonconforming sign which is replaced with a sign
conforming to the regulations of this Chapter.
[Ord. No. 247-2018, 9/17/2018]
A.
Utilities. Utilities shall be in accordance with the following:
1.
The applicable lot area and bulk regulations of this Chapter shall
apply to any proposed building or extension used or to be used by
a public utility corporation, unless upon petition of the corporation,
the Pennsylvania Public Utility Commission (PUC) shall decide that
the situation of the building in question is necessary for the welfare
of the general public.
B.
Sewage Service. All uses shall be served by public sewage system consistent with the policies and recommendations of the 1970 County Master Sewage Facilities Plan, and the requirements of the Borough Subdivision and Land Development Ordinance [Chapter 22]. Proposed sewage systems shall be reviewed and approved by the Pennsylvania Department of Environmental Protection, the Northwestern Chester County Municipal Authority, and the Chester County Department of Health, as applicable.
C.
Water Supply. Proposed uses shall be consistent with the requirements of the Borough Subdivision and Land Development Ordinance [Chapter 22]. Additionally, proposed new uses and developments shall connect with a public or municipal water service. Community water systems are acceptable for the MUC District.
D.
Stormwater Management and Erosion Control. All uses shall meet the regulations of the Subdivision and Land Development Ordinance [Chapter 22] and applicable provisions of this and other Borough ordinances, as well as Federal, State and County provisions or requirements, to control stormwater runoff and mitigate sedimentation and erosion problems.
